HomeMy WebLinkAboutMAX FLATS - PDP - PDP120034 - REPORTS - RECOMMENDATION/REPORTMax Flats, PDP #130034
Planning & Zoning Hearing 04-18-2013
Page 11
ATTACHMENTS:
1 — PDP Plan Set
2 — Modification Requests
3 — Applicant Narrative
4 — Public Comments
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Max Flats, PDP #130034
Planning & Zoning Hearing 04-18-2013
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good and does not diverge from the standard except in a nominal, inconsequential
way when considered from the perspective of the entire development plan. This is
because the proposal is still providing adequate bicycle parking when including
the public ROW.
C. The request for a modification of standard to reduce the parking lot setback (Sec.
3.2.2(J) is not detrimental to the public good and does not diverge from the
standard except in a nominal, inconsequential way when considered from the
perspective of the entire development plan, and that the project will result in a
substantial benefit to the city by reason of the fact that the proposed project would
substantially address an important community need specifically and expressly
defined and described in the city's Comprehensive Plan. This is because the lot is
of a peculiar shape, exceptionally narrow, and requires the reduction to allow for
drive aisles. The project is 10 inches short of the standard and is providing
screening in the form of a 6' fence and landscaping where feasible. Also, it allows
for additional parking to be provided on a targeted infill and redevelopment site
as identified in City Plan.
D. The request for a modification of standard to permit an increased percentage of
compact parking spaces (Sec. 3.2.2(L)(2) is not detrimental to the public good
and does not diverge from the standard except in a nominal, inconsequential way
when considered from the perspective of the entire development plan because the
modification will not burden the public. This is because the parking is internal to
the site, will be controlled by the owners and will not be open to the public.
E. The PDP contains permitted uses and complies with the applicable land
development standards of the Community Commercial District in accordance
with Article 4 of the Land Use Code.
F. The PDP complies with the applicable General Development Standards of Article
3 of the Land Use Code with the exception of the requested modification of
standards.
G. The PDP complies with the applicable procedural and administrative
requirements of Article 2 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of Max Flats (203 W. Mulberry) #PDP 120034
Max Flats, PDP #130034
Planning & Zoning Hearing 04-18-2013
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D. Parking Stall Dimensions [3.2.2(L)l
The applicant is requesting a modification of standard to the requirement that
compact parking stalls make up a maximum of 40% of the parking spaces
provided.
The project proposes 58% compact parking stalls.
The applicant asks that the Planning and Zoning Board find that the requested
modification be granted on the grounds that it is not detrimental to the public
good and that the modification does not diverge from the standard except in a
nominal, inconsequential way when considered from the perspective of the entire
development plan.
The applicant is attempting to provide one parking space per dwelling unit with
the existing site constraints. By reducing the size of an additional 12 parking
spaces to the permitted compact vehicle size, the project is able to achieve this
objective. This proposed reduction in parking stall size will not negatively affect
the public because they are private parking spaces to be managed by the
developer. Without this modification, the project would provide less parking and
thus potentially burden the surrounding areas with overflow parking. Please see
attached the applicant's request for a modification of standard.
6. Downtown Development Authority (DDA)
The Fort Collins Downtown Development Authority (DDA) has granted the Max Flats
project a grant to assist in public improvements in the ROW. The DDA has reviewed the
project in entirety and has decided that the project meets their standard for desirable
development in the Downtown area.
7. Findings of Fact/Conclusion
In evaluating Max Flats (203 W. Mulberry) #PDP120034, Staff makes the following
findings of fact:
A. The request for a modification of standard to permit a reduction in interior
parking lot landscaping (Sec. 3.2.l(E)(5)&(5)(e) is not detrimental to the public
good and does not diverge from the standard except in a nominal, inconsequential
way when considered from the perspective of the entire development plan
because the parking is already screened from public view by the building and the
fence.
B. The request for a modification of standard to reduce the required number of on -
site fixed bicycle parking spaces (Sec. 3.2.2(C)(4) is not detrimental to the public
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Max Flats, PDP #130034
Planning & Zoning Hearing 04-18-2013
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The applicant asks that the Planning and Zoning Board find that the requested
modification be granted on the grounds that it is not detrimental to the public
good and that the modification does not diverge from the standard except in a
nominal, inconsequential way when considered from the perspective of the entire
development plan.
If the spaces proposed in the ROW were counted toward the total required spaces,
then the project would be two fixed spaces short but are providing four additional
enclosed spaces, therefore the project would have an overall net of +2 spaces
beyond the requirement: 65 enclosed + 31 fixed + 10 ROW = 106 spaces (104
required). Please see attached the applicant's request for a modification of
standard.
C. Parking Lot Setback [3.2.2(.nl
The applicant is requesting a modification to the standard requiring a 5 foot
setback for vehicular use areas along lot lines.
The project proposes an average of 4.15 foot setback along the west property line.
The applicant asks that the Planning and Zoning Board find that the requested
modification be granted on the grounds that it is not detrimental to the public
good and that the modification does not diverge from the standard except in a
nominal, inconsequential way when considered from the perspective of the entire
development plan, and that the project will result in a substantial benefit to the
city by reason of the fact that the proposed project would substantially address an
important community need specifically and expressly defined and described in the
city's Comprehensive Plan.
The project site is particularly constrained by its narrow width of 100 feet and is
requesting 3 modifications to compensate for the narrowness and still provide one
parking space per unit. The project is providing a 6 foot high privacy fence along
the west property line and also providing 3 trees and many shrubs to soften the
transition between the parking lot and the property to the west. Additional trees
were not provided due to a sizeable utility easement. The project is consistent
with community needs described in City Plan such as Prioritize Targeted
Redevelopment Areas (EH 4.1), Reduce Barriers to Infill Development and
Redevelopment (EH 4.2) and Maximize Land for Residential Development (LIV
7.4). Without the granting of this modification the project would be practically
infeasible because there would not be enough space for the parking lot drive
aisles. Please see attached the applicant's request for a modification of standard.
Max Flats, PDP #130034
Planning & Zoning Hearing 04-18-2013
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integrated into the ground level frontage, effectively precluding any other use in
the area and enhancing pedestrian interest and activity.
5. Modification of Standards [Division 2.81
A. Parking Lot Interior Landscaping [3.2.1(E)(5)]
The applicant is requesting a modification to the standard requiring six percent
landscaping of interior spaces in parking lots and no greater than a 15 space
parking bay without a landscape island.
The project proposes 2.7% (224 s.f.) landscaping of interior parking spaces
instead of the required 6% (505 s.f.).
The applicant asks that the Planning and Zoning Board find that the requested
modification be granted on the grounds that it is not detrimental to the public
good and that the modification does not diverge from the standard except in a
nominal, inconsequential way when considered from the perspective of the entire
development plan.
The development site is particularly constrained being only 100' wide and
thus has hardly enough room for drive aisles. The project is proposing 64 parking
spaces (one per unit) in the TOD Overlay Zone, which there is not a minimum
parking requirement. Without this modification, the project would provide less
parking and thus potentially burden the surrounding areas with overflow parking.
Additionally, the parking lot is well screened by the building and the 6' privacy
fence along the south and west property lines. Please see attached the applicant's
request for a modification of standard.
B. Bicycle Facilities [3.2.2(C)(4)]
The applicant is requesting a modification to the standard requiring bike parking
spaces be provided on site in the amount of one space per bedroom (60%
enclosed; 40% fixed) and 4 spaces for the retail element (20% enclosed; 80 %
fixed).
The project proposes 65 enclosed spaces (61 required) and 31 fixed spaces (43
required) on site. The project proposes to partially compensate for the 12 spaces
by providing 10 spaces in the Mason Street ROW (requiring a revocable ROW
permit).
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Planning & Zoning Hearing 04-18-2013
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Shadowing 13.2.3 & 3.5.1(G)]
The five -story building shadow analysis has shown that the majority of the
shading of neighbors will be in the morning hours for the property to the west.
According to the shadow analysis, the proposed building does not cast a shadow
over the rooftops of the property to the west and therefore would not "preclude
the functional use of solar energy technology" (assuming the solar panels were
placed on the roof).
3.5.2 Mixed -Use, Institutional, and Commercial Buildings
Relationship of Buildings to Streets, Walkways, and Parking. [Section 3.5.2 (B)]
The main entrances of the building face onto the public sidewalk on Mason
Street, directly adjoining to the Max Station, and the retail space opens, onto a
public plaza at the corner of Mason and Mulberry. The building is sited well
within the required 15 foot build -to line leaving just enough space for bike racks
and green screen landscaping elements between the building and the sidewalk.
Variation in Massing. [Section 3.5.2 (C)]
The proposed building provides both vertical and horizontal variation throughout
the building. Additional building articulation is provided with the protruding
balconies on the east side.
Character and Image. [Section 3.5.2 (D)]
The proposed building creates a recognizable base with masonry material — a
mix between brick at entrances and ground -face CMU — windows that open to
the parking at the base level are covered with wood slats and green screen
landscaping. The base includes a 1,466 s.f. commercial element, a Max Station
(Mulberry Station), a public plaza, and many bike parking spaces. The top
element is treated with a color change in the stucco and a cornice.
4 Development Standards for the Transit -Oriented Development (TOD) Overlay Zone
[Division 3.101
A. Parking Structure Design [Section 3.10.4(D)
The only applicable section of the Development Standards for TOD Overlay Zone
for properties north of Prospect Road is the section regarding parking structure
design. Specifically it requires that "where parking structures face streets, retail
and other uses shall be required along at least fifty (50) percent of the ground
level frontage to minimize interruption in the pedestrian interest and activity."
The applicant is proposing to meet this standard by providing a commercial
element, residential entrances, and bicycle parking totaling 52% of the ground
level frontage. Additionally, the Max Station (Mulberry Station) will be
Max Flats, PDP #130034
Planning & Zoning Hearing 04-18-2013
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Four and above 2.5
1. Multi family dwellings and mixed -use dwellings within the Transit -
Oriented Development (TOD) Overlay Zone shall have no minimum
parking requirements.
The project proposes 64 parking spaces to serve 64 dwelling units with 100
bedrooms. The proposed development is in the TOD Overlay Zone and therefore
is not required to provide the minimum amount of parking spaces as noted in the
table above. If the project were outside of the TOD Overlay Zone, it would be
required to provide 105 parking spaces.
B. Building Standards [Division 3.51
3.5.1 Building and Project Compatibility
Architectural Character, Building Size, Mass and Scale, Building Materials,
Building Color, and Building Height Review [Section 3.5.1 (B), (C), (E), and
(F)]
The area in which this project is proposed has an eclectic mix of building styles
— in form, scale, character, and material — and uses. For example, the adjacent
corners of the Mulberry and Mason intersection have the following buildings:
gas station (Schrader, gas canopy and convenience store, NW corner), sporting
goods retail (Sports Authority, former grocery store, NE corner), church (First
Presbyterian, large scale with large parking lot, SE corner). There is not a
common character established in the area and is recognized in City Plan as a
targeted infill and redevelopment area. The proposed building is attempting to
set an enhanced standard of quality by creating a gathering plaza, providing
masonry materials on the base level, and articulating the massing with balconies
to further engage the residents with the public realm.
The building is sited directly on the east property line to frame the street and to
move its building mass away from the two-story multi -family buildings to the
west.
Max Flats, PDP #130034
Planning & Zoning Hearing 04-18-2013
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commercial element and the residential entrance. The station shelter will be
almost directly against the face of the building and pedestrian traffic will
travel in front of the station shelter.
(2)(d) Building Height. All buildings shall have a minimum height of twenty
(20) feet, measured to the dominant roof line of a flat -roofed building, or
the mean height between the eave and ridge on a sloped -roof building. In
the case of a complex roof with different co -dominant portions, the
measurement shall apply to the highest portion. All buildings shall be
limited to five (5) stories.
The building is proposed to be 5 stories in height. The site is in the City
Floodplain (not F.E.M.A.) so the project has provided parking for the majority
of the base level to lift the residential component out of the floodplain.
3. Compliance with Applicable General Development Standards — Article 3
A. Site Planning and Design Standards [Division 3.21
3.2.1(D)(2) Street Trees:
The proposed development is providing street trees at 30 to 40 foot intervals with
the exception of the area with the Max station and on Mulberry Street near the
corner to maintain the required sight distance.
3.2.2(K-)(1) Residential and Institutional Parking Requirements:
(a) Attached Dwellings: For each two-family and multi family dwelling there
shall be parking spaces provided as indicated by the following table:
Number of Bedrooms/Dwelling Unit
Parking Spaces Per Dwelling Unit*
One or less
1.5
Two
1.75
Three
2.0
Max Flats, PDP #130034
Planning & Zoning Hearing 04-18-2013
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than fifty (50) dwelling units, or more than seventy-five (75) bedrooms the project
is subject to review by the Planning and Zoning Board (Type 2).
D. Development Standards: [Section 4.18 (E)]
(1) Site Planning.
(a) Building Orientation. The configuration of shops in the Community
Commercial District shall orient primary ground floor commercial
building entrances to pedestrian -oriented streets, connecting walkways,
plazas, parks or similar outdoor spaces, not to interior blocks or parking
lots. Anchor tenant retail buildings may have their primary entrances from
off-street parking lots; however, on -street entrances are strongly
encouraged. The lot size and layout pattern for individual blocks within
the Community Commercial District shall support this requirement.
The commercial element of the proposed development has its primary
entrance facing onto the plaza that is on the corner of Mulberry Street and
Mason Street, both have detached public sidewalks. The primary entrance for
the residential element faces onto the Mason Street sidewalk.
(b) Central Feature or Gathering Place. At least one (1) prominent or central
location within each geographically distinct Community Commercial
District shall include a convenient outdoor open space or plaza with
amenities such as benches, monuments, kiosks or public art. This feature
and its amenities may be placed on blocks with communityfacilities.
A plaza is provided at the intersection of Mulberry Street and Mason Street.
The plaza is bounded by masonry seat walls and has sandstone seat blocks and
will provide tables and chairs.
(c) Integration of the Transit Stop. Community Commercial Districts shall be
considered primary stops on the regional transit network. Transit stops, to
the maximum extent feasible, shall be centrally located and adjacent to the
core commercial area. Commercial uses must be directly visible and
accessible from the transit stop. Transfers to feeder buses shall be
provided for in the design and location of these stops. (See also Section
3.6.5, Transit Facilities Standards)
The forthcoming bus rapid transit line, the Max, has the Mulberry Station stop
directly abutting this site. The building design has the station between the
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Max Flats, PDP #130034
Planning & Zoning Hearing 04-18-2013
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COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
North
Downtown (D)
Commercial
South
Community Commercial (CC)
Single- and multi -family residential and
commercial
East
Community Commercial (CC)
Multi -family residential and commercial
West
Community Commercial (CC)
Multi -family residential
The property is part of the Fort Collins Original Town Site platted in 1873.
2. Compliance with Applicable Community Commercial (CC) District Standards
[Division 4.18]
A. Purpose: The purpose of the Community Commercial District is as follows:
The Community Commercial District provides a combination of retail, offices,
services, cultural facilities, civic uses and higher density housing. Multi -story
buildings are encouraged to provide a mix of residential and nonresidential uses.
Offices and dwellings are encouraged to locate above ground floor retail and
services.
The proposed project is consistent with the stated purpose of the zone district as
the project proposes to provide a mix of uses with higher -density residential in a
multi -story building above ground -floor retail.
B. Permitted Land Uses: [Section 4.18 (B)] The proposed use of Mixed -use
dwellings is permitted in this zone district in coordination with Any residential
use consisting in whole or in part of multi family dwellings that contain more
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City of
Fit Collins
ITEM NO 3
MEETING DATE April 18, 2013
STAFF LORSON
PLANNING & ZONING BOARD
PROJECT: MAX Flats (203 W. Mulberry St.), #PDP120034
APPLICANT/OWNER: Brinkman Development, LLC/203 W. Mulberry, LLC
3003 E. Harmony Road, Suite 300
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This project proposes to demolish the existing King's Auto building and construct a 63,900
square foot, 5-story, mixed -use building consisting of 64 dwelling units and 1,439 square feet of
ground level retail. The site is on the MAX bus rapid transit (BRT) line, in the Transit -Oriented
Development (TOD) Overlay Zone and zoned Community Commercial (CC) in which multi-
family dwellings with more than 50 dwelling units are permitted subject to review by the
Planning and Zoning Board (Type 2). The project is requesting 4 modifications of standards,
they are as follows: A) a reduction in parking lot landscaping; B) ability to provide off -site bike
parking; C) a reduction for parking lot setback from 5' to 4'2"; and D) an increased percentage
of compact parking spaces.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed PDP has been reviewed by staff and is in compliance with all applicable Land Use
Code (LUC) standards with the exception of the proposed modifications of standards for which
staff is recommending approval based on the finding that they are nominal and inconsequential
(Sec. 2.8.2.). The applicant has worked to enhance visual interest along the pedestrian frontage
(Sec. 3.10.4) and provide adequate variation in massing and building materials (Sec. 3.5.3). The
proposed development is in line with the principles of infill and redevelopment as outlined for
this area in City Plan (LIV 5).S �tt �� PQQwo�aSrl P tis`� , �
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Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
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