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Home My WebLink AboutMAX FLATS - PDP - PDP120034 - REPORTS - PLANNING OBJECTIVESMap Showing Zone District Overlay: t All - n; I. � y ur YiY _=y L Map Showing TOD Overlay: . k r c w a f•Y' tt�L rCn 5?Y 1WYG9ii�r 4=0—m.±E+ '- .✓'..Y.I'.' —� �- � r f h y ti ren MI Ow,trm *4uN+ " :. Imo NM 1.... �, - W,r r11• rau M - .. 0 �s Targeted Infill and Redevelopment Areas FortCatins Targeted Redevelopment Areas Targeted Activity Center NO RAW Other Activity Center t Eat Wntry Corridor 2 Ukl! rCmrdor Growth Management Area a CWPA won City Limits t MDOColuas i 5 Dmwm — Enhanced Travel Corridor 61csu i Transit Oriented Development Overlay •� .err.+r r.�...r...r •q+ �tiY.MM1�w w�grr. rw..� •rw� +r.r.r Y,- ..-n.:1 :.. City Structure Plan wl 4F �p 1n�la ^E E.get.�vw pew\ Y.Tir1Y CI.YIp[ - ��r_r...i.�lw.wv�Ywv.s. m.uv�Y^nvo�w.v mow.+o _v��w.r� r�.w.wn�_w► !'L:r,,Fort Cclt I'~ tl�yYt �N. YV MwnrC EYE IE. LY\ Riot M�]Y yr The following image is shown on page 23 of Plan Fort Collins in a section describing the redevelopment of the Mason Corridor. Again, the image depicts a building that is very similar to the project we are proposing. The future Mason Corridor Bus Rapid Transit (BRT) system will connect the new South Transit Center, south of Harmony Road, to Downtown. Along the Mason/Midtown corridor, the Transit Oriented Development (TOD) Overlay zone district is intended to incentivize higher density, pedestrian friendly mixed use development along the BRT corridor, with particular emphasis at station areas. The following images are included on page 95 of City Plan and also in Chapter 1 of Refill Fort Collins. The images illustrate before and after views of the future redevelopment of the northeast and southeast corners of Mason and Mulberry with new structures very similar to the project we are proposing. Photosimulation of a possible redevelopment along the Mason Street Enhanced Travel Corridor and other connecting walkways that accommodate pedestrians as the first priority while also accommodating vehicular movement. o Division 3.10 —Development Standards for the TOD Overlay Zone ■ Purpose: The purpose of this Section is to modify the underlying zone districts south of Prospect Road to encourage land uses, densities and design that enhance and support transit stations along the Mason Corridor. ■ Refill Fort Collins o Refill Fort Collins specifically identifies this site on the list of Fort Collins Areas with Redevelopment and Infill Potential and notes the site as having TOD Building Heights Incentive. o The city has also identified and is promoting the sites directly to the north(Schrader's) and northeast(Sports Authority) as being part of an 11.24 acre redevelopment site that can accommodate 7 — 9 stories and up to 115 feet in height. Max Flats: Fulfilling the Comprehensive Plan ■ City Plan / Plan Fort Collins o The City Structure Plan Map identifies this site in the Downtown Development District/Community Commercial District and on an Enhanced Travel Corridor. o Plan Fort Collins identifies this site as being located within the Targeted Infill and Redevelopment Areas. o Principles EH-4 and LIV-5 encourage promoting and prioritizing the redevelopment and infill in targeted redevelopment areas. ■ "Concentrate higher density housing and mixed -use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity." o Principle LIV-5.2 emphasizes public investment along the Community Spine as the highest priority for public improvements to streetscape and infrastructure, and encourages the concentration of higher density housing and mixed -use developments. o Principle LIV-31 encourages vertical mixed -use projects at key intersections and transit stops. o Principle LIV-35 identifies Community Commercial Districts as communitywide destinations and hubs for a high -frequency transit system. ■ 35.3 Scale — "Encourage higher intensity infill and redevelopment in the Community Commercial Districts to promote the creation of active destinations for surrounding neighborhoods and the community and to create concentrations of housing and employment sufficient to support high -frequency transit. Encourage vertical mixed -use; however limit maximum building height to five to six stories." o Principle LIV 43.3 —Support Transit -Supportive Development Patterns ■ "Support the incorporation of higher intensity, transit -supportive development along Enhanced Travel Corridors through infill and redevelopment." ■ Land Use Code o Division 4.18 - CC Zone District ■ Purpose: The Community Commercial District provides a combination of retail, offices, service, 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. o Division 3.5.3 — Mixed -Use, Institutional and Commercial Buildings ■ Purpose: These standards are intended to promote the design of an urban environment that is built to human scale to encourage attractive street fronts ARCHITECTURE URBAN DESIGN �® INTERIOR DESIGN (vi) Please see the attached Variance Request letter for information relating to variances that are being requested on this project. (vii) There are no natural features or wildlife conflicts. Impacts and conflicts with adjacent properties are mitigating by providing a fence along the south and west boundaries. The building has been configured and sited to provide the maximum separation to the apartments to the west. (viii) A Neighborhood Meeting has not occurred for this project. (ix) The current project name is MAX Flats. It went by "203 W. Mulberry" at the time of Preliminary Design Review. uaaxou Page2of2 BOULDER PHONE: 303 449.8900 1805 29TH STREET, SURE 2054 FAX: 303.449.3886 DENVER BOULDER COLORADO SPRINGS LAS VEGAS LAKE TAHOE BOULDER, COLORADO 80301 WWW.OZARCH.COM ARCHITECTURE URBAN DESIGN �® INTERIOR DESIGN Statement of Planning Objectives MAX Flats 203 W. Mulberry POP Submittal (i) The proposed project supports Plan Fort Collins' principles and policies in the following ways: - Economic Health: The project will immediately provide construction jobs, supporting the economic health of the community. - Environmental Health: The project will conserve resources and reduce greenhouse gases by providing energy - efficient housing. Green construction practices will utilize sustainable products, limit construction waste, and recycle waste to the extent possible. Air quality will be improved and greenhouse gases reduced by providing housing for students on bus routes close to campus, allowing them to ride bikes or busses, or walk to campus, Old Town, shopping and other destinations. The density of the project allows for responsible land use. - Community and Neighborhood Livability: This project will contribute to a compact pattern development and will provide a transit -oriented activity center. This site has been specifically identified as a target for infill and redevelopment. - High -Performing Community: The project will provide opportunities for improving diversity within the city by offering a community of housing to students in an open, non-discriminatory way. - Transportation: This project will support the ETC (Enhanced Travel Corridor) concept by providing housing directly on the Mason Street ETC. (ii) Usable open space consists primarily of the community plaza at the corner of Mason and Mulberry. Use of seating provided for customers, transit users, and residents will be encouraged by its proximity to the proposed Retail/Flex space and Max BRT stop. There are no wetlands or significant natural habitats within the boundaries of the site. There are two existing Honeylocust trees on the site that will have to be removed and mitigated. The team has met with the City Forester to assess the existing trees and landscaping. All of the existing street trees will remain undisturbed. New landscaping will consist of low-water shrubs, ornamental grasses and groundcover as required by code. (iii) The proposed project site is currently owned by Jerry King and is in the process of transferring ownership to 203W. Mulberry, LLC. The site is set to close on December18, 2012. Once ownership has transferred to 203 W. Mulberry, LLC, they will assume maintenance of the site. (iv) A retail space of about i,5oo s.f. is proposed at first floor along Mulberry. This is envisioned to be a coffee shop or similar business, which would have 1-3 employees at any given time and could employ between 3 and 5 FTEs (full- time equivalents). (v) The L-shaped building is oriented to provide a strong urban edge along Mason and Mulberry Streets and to provide the maximum buffer to the existing apartments to the west. The ground level facade will intertwine residential entries, bicycle parking, outdoor plazas and commercial uses to create a dynamic urban street. Pedestrian scale elements and features will be incorporated to enhance the street -level experience. The building facades are scaled to be compatible with the surrounding context. This also allows the parking to be tucked under the building and mostly hidden from the street. Pedestrians will circulate primarily along the perimeter street edges. Bicycle parking is conveniently located adjacent to the building along both streets helping create street activity. Secure bicycle parking is provided within the individual residential units. An outdoor plaza at the prominent northeast corner takes advantage of proximity to the future Max BRT station and the retail/flex spacing and provides numerous seating options (table and chairs, seatwall, and seating boulders) for residents, customers, transit users and neighbors. 12.12.:0u Pa9ei.f2 9:\development\projects\203 w. mulberry\j. 1 — J_1 —1 ---:__ Jam—.. I BOULDER PHONE: 303449.8900 1805 29TH STREET, SURE 2054 FAX: 303.449.3896 DENVER BOULDER COLORADO SPRINGS LAS VEGAS LAKE TAHOE BOULDER, COLORADO 80301 WWW.OZARCH.COM y