The URL can be used to link to this page

Home My WebLink AboutMAX FLATS - PDP - PDP120034 - REPORTS - CORRESPONDENCE-HEARINGII • 4) The neighbors were not satisfied with the overall material selections for the exterior finishes and felt that our project needed to incorporate more masonry in order to better reflect the existing character of Mason Street. Response: While masonry is commonly used throughout the neighborhood, there is no single overridingly predominant material. Furthermore when masonry is used, it is frequently used as a base or accent element rather than on an entire building. The judicious use of masonry as proposed is appropriate and consistent with the neighborhood. 5) The neighbors challenged our projects ability to meet the TOD standard for parking structures requiring ground level facades to be comprised of at least 50% retail and other uses. Response: Our calculations show that the project has 83.7% retail and other uses along Mulberry and 66.1% along Mason. Other non -parking uses include the plaza, residents' entries, bike racks, the BRT station, and stairs. See the Street Frontage Exhibit. 6) The neighbors were concerned with the parking lot serving as the primary ground floor use. • Response: The overall site plan and ground floor uses evolved from a balancing of infill site constraints and competing needs presented in the land use code. We feel the result is a ground floor that provides an activated mixed -use pedestrian environment and incorporates screened surface parking, bike parking, community space, retail amenity, landscaping and the transit station. • 7) The neighbors feel that ground floor facade does not provide adequate relief to pedestrians as it is intended in the code. Response: The ground floor has a number of active uses and will provide a considerable amount of visual interest and relief by changes in plane, changes in material and color, awnings, canopies, roof overhangs, and balconies. As such, the building meets all applicable section of the code. 35 0 • Neighbor Concerns: 1) The neighbors mentioned concern relating to the compatibility of our project to the existing 2 story multi -family property directly to the west based on the following items: a. Our project being 5 stories with no step back at the upper floor. b. The stark nature of the west elevation c. Our project being 5 stories lacks human scale Response: a. The 5-story building is allowed by code and meets the stated goals of increased density and height along the Mason Street corridor. The building is positioned so as to meet the "build -to" requirements with as much relief to properties to the west and south as feasible. b. The west elevation admittedly is not as visually interesting as the street frontages. This is largely due to there being no ground floor fa4ade, which is necessary to allow parking. Balconies are cost -prohibitive throughout the project, so we have elected to provide them only along the street frontage where they will have the most visual impact. Outside those two differences, the west elevation has the same materials, colors, and changes in plane as the street side facades. c. Human scale is introduced by a substantial amount of articulation, especially at the • street level where interaction with the building will occur. • 2) The neighbors challenged the identification of this project as mixed use based, on the limited percentage of commercial use as compared to residential use. Response: Section 5.1.2 of the Fort Collins Land Use Code defines Mixed Use as follows: Mixed use shall mean the development of a lot, tract or parcel of land, building or structure with two (2) or more different uses including, but not limited to, residential, office, retail, public uses, personal service or entertainment uses, designed, planned and constructed as a unit. 3) The neighbors identified concerns with how the pedestrian walkway passes through the transit station. Response: Numerous meetings were held with the planning staff and with the various entities involved with the construction and design of the Max Transit project. We were directed to integrate the sidewalk with the transit station as it is indicated on the drawings. 34 • • • • • 6'L HIGEFENCF MASON STREET - NO PARKING LANE sd'HIG,1 fF.NCE CONLRETENIIEEIBTOP rYP 1 NO PARKING ALONG ENTIRE FRONTAGE TEIYI PIIIIIOIG __. � � srANa EXISTING APARTMENT BUILDINGS d;l i �IppIII t I j I it I 111 I Ji I ,RNNFaRIRA i i ' r BwE vnRRPa l,o) �I y,.l_ 1. T Ij>7 I I j I j WATER ENTRY B%qE I PUMP RM 1 �r [ RETAIL 1 NSF 1 I f� L IIJI ��1_i I- j I I —L STM RODE ABOVE Un BE a 1rreemmew L] LI ❑ IBI JA4CL SfoH---- \.._.._.-. VAN LOBBY IIILLIIIu MAIL _ _ _ - -- ww"B \.- .. - BTAW , - �- STAIR ROELLIS __ J BENCH .� * J I mmrr AE TREWB&ENTRY CANWYABOVE / / BNE ARIN161,fi1 e Z 91 BENCH OALCOHY ABOVE BEMCN BIIIEPMRB1G Ifil J •� e1I-I �- ENTRY CANOPY ABOVE 'NO PARRNO' SNl@ CENTERLINE R.O.W. OPDP SITE PLAN YlT=1..0• RE BRIE - i BBLE PARKINDISI R81C � PARRND _ tREun AeovE PROPERTY DINE MAX BUS RAPID TRANSIT ( BRT ( MULBERRYSTATION MULTI —PURPOSE AREA: BRT PULLOUT & EMERGENCY SERVICES MASON STREET E%ISONG PROPER Y LINE PROPOSED IT OW LINE SANDSTONE SEAT BLDCRS lY!B]RN PAiTFAN TABLES& FJBINS BY TENANT 9116%1 L1 PATTERN 33 C • C1 6'-0 IBfiltFENCE PROPERTY LNaraaN 6'dH FENCE 0 DISTANCES BETWEEN BUILDINGS EXIS"NG APARTMENT OMNNGS _30 22' BPARREG,t6 T LINE a PVILMNG -� 90VE I - axE-wAr Ali wASER Ermm A[W j _____ ______--. ____ ------------------- _____ _____ ________ ____ _____ _______ ------------------------- _____� tou I mw" _ -- o-- _ 85 _ 841$ t,CB Sf i k CONCflETE wT1EELlTOPlYP :Q` wuLs ---- -- STA ROOF ABOVE TREM { EN I Rv I.ANOPYM QPDP SITE PLAN l =I'-0 !c c 7 -/ -�— EE®H YBERNCESACM ------------------------------------------- I BLRLORtO FACE ON ._.FROFERWME EHTRYCANOPYA — .�vARNwB-etrats - CENTERLINE R.O. W. PARNBro (st PROPERIYLINE - MASON STREET li I��s b � _LAZ t000In ti141R1 1 '� _ BTM ROOF ABOYE ! :Lj __ IRELIVS i BMCONY PBOVE I � I BRIE PARNYW Il) EII6TNG PROPFAIY LINE PBOPOSEO R.O W. LINE MHOSTOW S TBLOOHB !lYSCORNG PATTERN TABLEs! CHAIRS By TEHTNT IE MT L 171-WMMO PATTERN 32 • • 0 • • • ADDITIONAL RIGHT-OF-WAY DEDICATION EXISTING APARTMENT BI)kDINGS (T 'NqH EENGE —.. —. _---.—_—..—..—..—..—..—..—..—.._.._-- 'T]\ ❑ __ -- ------ u Np I'- sr NN»I EFNCE PROPERTY L111E ONLY'SIGN RE-1 SIGN GIIG j TRANS, IJNN( a RIME LOCnt n i � ROVE PARKING (I pl LINE DE SUILOING -J ONEi AY ABOVE WATER ENTRY DIRE PUMP RM 1415E ___________________________________ .. _________.______ _ .. _J i ______ _ ______ _____ � �I B DR \ REtAR 1.IJ95E ! OONCpEIE IYII NE STOP. YYP STAIR l f nr■e ii�l o�C STARTROOF HOVEBENLIN '\ mEliribERIRY CAl10W ABOVE / /-`-BEIPaARMINA,1pI c LORRY C} __ _ RENCH �/ � _ _� l BUIpNO FACE ON EUFABENCYSE.IESACCE83 PROPERTY LRlE - ENTRYLANOPTI` O - - --------------------------------------------- NO PMNING' SIGNS - CBRERIUME WON. ---------- ------- ----- ------- - PDP SITE PLAN , =f,r - - - l '�' MASON STREET I I{ ❑ y. 8T — II y PLAZA LLLmARf .. _ ABOVE STAN ROOF ABOVE A I[ =- TREIlIB R BALCONY ABOVE a j ROVE PARMfm 18 \ MAX BUS RAPID TRANSIT (BRT ) MULBERRYSTATION 7.5-ft wide (750 sq.ft.) W W co LLYy LL w m I^I J I EXISTING PROPERTY UNE PROPOSED ROW UNE BAN13 TOW SEAT BLOCKS S65CORING PATTERN TABLE88 TEHANT� SFw1LYALL 4BT8COIM6 PARERN 31 • • The site is located right on the MAX BRT/Mason Street Corridor. There will be a stop on the • east side of the building. There is a public benefit by providing racks within the right-of-way that will be used adjacent to the transit stop. 3. Parking Lot Setback Modification Request • Narrow Site (100') — challenged with drive aisle width, parking stall depth and accommodating the structural columns for the building and parking structure. • The intent of the required 5' vehicular use area setback is to provide sufficient space for visual screening and to enhance the appearance of the vehicle use area, The 4.7 feet of landscape area, in combination with a 6' privacy fence, will provide a softened edge of landscape interior to the parking area while mitigating the visual impact to the property to the west. • The parking plan as modified permits a development plan that accommodates off-street parking. While not required, the off-street spaces provided help reduce on -street parking demand, thus providing a benefit to the surrounding neighborhood. 4. Compact Parking Stall Modification Request • Narrow Site (100') — challenged with drive aisle width, parking stall depth and accommodating the structural colums for the building and parking structure. • Additional 7.5' of right -of way on Mulberry resulted in the building and associated parking structure be compressed in a north -south direction • The property is in the TOD Overlay zone district, which does not require parking for the residential units. The MAX Flats project is providing 64 off-street parking spaces. 27 are • standard (9' x 19') spaces and 37 are compact (8' x 15') spaces. Due to unique challenges with the 100' wide site, there is scarcely sufficient room for the required drive aisle widths, parking stall depths and the parking structure. • Site optimizes off-street parking, by providing 64 spaces, which is 1 space per dwelling unit, while minimizing the impacts to the neighborhood by taking the cars off the public street. Nominal and Inconsequential because of the following: • The project embodies many of the principles and policies of City Plan for infill, redevelopment, transit -oriented, mixed -use development • The project is consistent with the vision set forth in the Community Commercial District by providing high density residential over ground floor retail. • The building placement and site layout orient the primary commercial building entrances to the street intersection, provides an outdoor gathering space, and contains an integrated transit stop. • Building is orientated to the build -to right of way line on Mason Street. • The parking structure meets the design intent of the TOD Overlay District and the project reduces the visual impact of the parking lot by locating the lot behind the building, with a perimeter landscape buffer. • The project, being constrained by the narrow site, is requesting three Modifications to compensate for the narrowness and still provide one parking space per unit. Because of the construction of the Mason Street BRT transit stop, the parking spaces that were available on Mason Street will go away, which means that those who are currently parking in these spaces will have to find parking on the . neighboring streets. • By granting the parking -related Modifications, this project is able to achieve its goal of providing off- street parking for its residents to use. Infill Development/Site Constraints • Additional ROW Provided An additional 7.5-ft (750 sq.ft.) of right-of-way (ROW) is being dedicated along Mulberry Street. This results in a half -ROW width of 57.5-ft, which affords an ultimate full ROW of 115-ft. Mulberry Street is classified as a 4-lane arterial on the City's Master Street Plan, which specifies the 115-ft ROW width. Floodplain Applicability & Site Design Impacts The entire site falls within the 100-year floodplain for the Old Town Basin, as regulated by the City of Fort Collins. Mulberry Street is a high risk floodway, subject to No Rise criteria. The site itself is high risk flood fringe with a 100-year base flood elevation (BFE) roughly 1.5-ft above the existing sidewalk. All residential dwelling units and HVAC equipment need to be elevated another 1.5-ft above the BFE (i.e., approximately 3-ft higher than the existing sidewalk). This causes the dwelling units to start on the second floor, and condenser units to be placed on the roof. The main floor commercial space and stair tower entrances need to be floodproofed 1.5-ft above the BFE. Floodproofing is not allowed for the residential units. Summary of Modification Requests The Max Flats project is requesting Four Modifications of Standards. • Parking lot Interior Landscaping/Intervening Landscape Island • Bike Parking Spaces • Parking Lot Setback • Compact Parking Stalls • 1. 6% Interior Parking Lot Landscaping Intervening Landscape Island Modification Request • Narrow Site (100') — challenged with drive aisle width, parking stall depth and accommodating the structural columns for the building and parking structure. • Additional 7.5' of right -of way on Mulberry resulted in the building and associated parking structure be compressed in a north -south direction • The intent of the required 6% interior parking lot landscape for vehicular use areas is to provide sufficient canopy shade trees and landscaping that provides visual quality, visual screening, and to enhance the appearance of the vehicle use area. The 224 square feet of landscape area, in combination with a 6' privacy fence, will provide a softened edge of landscape interior to the parking area while mitigating the visual impact to the property to the west. • The intent of the Code section of having a landscape island every 15 parking spaces is to provide trees that maximize areas of shade. The landscape plan shows oak trees spaced every 40' in the landscape strip along the west property line. We feel that these trees will provide sufficient shade for the parking area. • Site optimizes off-street parking, by providing 64 spaces, which is 1 space per dwelling unit, while minimizing the impacts to the neighborhood by taking the cars off the public street. 2. Bike Parking Spaces Modification Request • The project ultimately provides excess bike parking spaces if the spaces located in the r.o.w. are counted towards the total required spaces. • The development will provide a site that enhances the safety and convenience of walking and bicycling as alternative means of transportation 29 ou 1 • 1 ! GREEN WALL ARCHITECTURE URBAN DESIGN ® INTERIOR DESIGN 0 WOOD SLATS STUCCO COLOR #1 STUCCO COLOR #2 CEMENT SIDING #2 CEMENT SIDING #1 DNRY METAL PANEL BRICK GROUND FACE MASONRY PHONE: 303.861.5704 MAX FLATS FORT COLLINS, CO FAX: 303.861.9230 ! BRINKMAN PARTNERS @ STAHL DEVELOPMENT 1 111074.00 • PLANNING AND ZONING HEARING • 04.18.2013 WWW.OZARCH.COM • CEMENT 81UNG ONORTH ELEVATION E EAST ELEVATION ARCHITECTURE URBAN DESIGN INN INTERIOR DESIGN EAST FRONTAGE - 249' - 0" USE ..........._................_.."-_------_._.____...............-.....-. DIMENSION % RETAIUPLAZA 30' 0" 12.0% BIKE PARKING 51'-6" 20.7% STAIRS 20'-0' S.0% ENTRIES 41'-0' 17.7% MAX BRT STATION ............................................................................... 14-W 7.6% TOTAL 169' - 6" 66.1 % WEST FRONTAGE - 86' - 0" USE DIMENSION .................................... ......................................._.. % RETAIL 99 - Ir 55.8% PLAZA 29-0• 272% TOTAL 72'-9' 02.T% 27 0 6 SITE SUN SHADE ANALYSIS PLAN - FEBRUARY 7 10AM 1'. q4 5 AXON -SUN SHADE FEBRUARY 7 -10AM �7 ARCHITECTURE •/J�— URBAN DESIGN Jn INTERIOR DESIGN 4 SITE SUN SHADE ANALYSIS PLAN - DECEMBER 2210AM ,•. q4 ---YlAW' OAXON - SUN SHADE DECEMBER 22 - 10AM 2 SITE SUN SHADE ANALYSIS PLAN - NOVEMBER 7 10AM .q4 OAXON - SUN SHADE NOVEMBER 7 - 10AM 26 • TOP PARAPEf_ TOP PARAPET _ _ _ _TOPPJA ET_� 155'-10" 155'•10' 15S-1P I TRUSS BRG� TRUSS 8RG e _ _ _ TRUSS BRG� 152' -1" 152--1" 152' 1' i I LEVELS 'Ej EL. — - 1LEVEL S� {rf i Y LEVEL4 - LEVEL4 LEVEL 137 - 8" 137 - 8" - 132' V" itLAP SIDING WALL BEYOND STUCCO WALL BEYOND STUCCO WALL BEYOND i BALCONY _ _EVE-LS -LEVEL3 122'4" I E-4- 1224" _ IEVEL2 LET LEVER ET — - - 112' 0' � PARKINGI (I + PARKING t LEVELiw-01' s -- OP.0' - tar 01" OWALL SECTION 6 - PDP O WALL SECTION 5 - PDP O_WALL SECTION 4-- PDP O SOUTH ELEVATION _ OWEST ELEVATION 1' . W4P 1M oF4 oa1.oLUMNIU CONCLOMLIELL 3A CONCRETE 61 KUMMIIM GTOREFRONt SYSTEM STOR COLD 3s CONCRETE cowMx ez vINYLWSNDow OVYONe-MAiRRRRY e3 FULL GLASS DOOR 41 BRICKVENEER 9 e OVERNFPD GARAGE DOOR 43 GROUNOFACE MASONRY DIVMI0111. ePEIIALIIFA DIWMIN.-METALe 101 PROJECT IDENTIFICATION SIGN 102 TENANTIDENGFICATION SIGN 5.1 PARAPET COPING ST METAIGUAROR)UL IMMONI..MELHAMCAL 5e METAL FASCIA 151 ROOFTOPMECNANICA EQUIPMENT 50 METAL LANDSCAPE GNW (GREEN bCRFEHi 152 W VENT ON.4M -VM TSON MET&C 6 A MOD SLATS ON METK iRAME 153 GASMETER ONIMCN Is - ELEClR`C L 66 MOD BEAM 161 ELECTRIC METER a PIIOTECTKMI g71 PANELSOIIE CEMENT PANEL SIDING F.1 MR CEMENT MR /2 MR CEMENT LAP SIUNG VE 7.3 WIT�IREALS ME R TAL WALL PANEL T1EM 25 LJ OF PLAN 154E - LEVEL 5 B 143E --0` ROOF PLANK 154' - Cr BALCONY LEVELS e 113E - 5 METAL PANEL BEYOND _ ROOF PLAN 154E-0" _LEVEES 143E - 0' r LEVEE _ LEVEL q 132E - B- S• LEVELI"-e 132• - B• COLOR E: - y 132E 8" �-- BALCONY- BALCONY BALCONY _._- LEVEL 3-� LEVEL! _ 127 4' � - LEVEL 3 122' - 4' 127.4E 1 BALCONY n — ENTRY —_ CANOPY BALCONY LEVEL2 _ LEVEL2& 112E - 0' 112' - 0' r METAL TREWS RESIDENTS' ENTRY - - `O RESIDENTS BEYOND - N METAL ON METAL ENTRY l , ' FRAME / ` GREEN SCREEN � - BIKE BACK %�"� � •- LEVEL 1 -1W._Q..� _.. ... L100EEVEL 1B -p - '- F 1w4� �i WALL SECTION 3 - PDP Bna•-ra _ 4 WALL SECTION 2 -PDP ane- ra 3 WALL SECTION 1 - PDP 3Ns • ra 2 NORTH ELEVATION r- lva GROUNG-FACE MASONRY WALL STEELBEAM fXE STEEL POSTS 04'OMCENTER i ( GREEN SCREEN w IARCHITECTURE URBAN DESIGN INTERIOR DESIGN EAST ELEVATION -Iva ELEVAINNY MATERML MGNOTES tl34 O81 OON31EJEML 31 CONCRETE ALUMNUMSTGB SYSTEM COLUMN 35 CONCRETE COLUMN 82 VNYAINUMSTOREFRONi W MASONRY 41 BRICKVENEEH 83 FUU GLASS DOOR B3 FULLGEADGARAG BB OVERHEAD GPAAGE OOOa 43 GROUND -FACE MASONRY ORAfIDtI IO- SPECULTIED 101 PROJECTIDENTIFICATIONSIGN OINOAOMS.METALS 102 TERWIDENTIFKAT10N61GM 51 PARAPETCGPMG 51 METALGUARORAIL OIL4110N 18-MECHAIIGL 55 METALFASCA 151 ROOFTOPMECNAN EQUIPMENT 59 METAL LANDSCAPE GRID( -GREEN SCREEK) i52 WMLVENT EM 6-WOOD MO NASAL 163 GAS METER 64 WOOD SLAT60N METAL FRAME OA55NM1IO'ELEElItlC1LL fi b moo BEAM W ELECTRIC METER DEMON S E PROIBipN ER CEMENT SJ I FRIERC Ni PANEL PANEL T ] NG EMENi LAP &DING SRSER TtCC 73 STUCCO WITH REVEALS 14METAL WALL PANEL 24 -�� '�� -; �� -�� '- ` � �� g � � u i -_—_ �,�i'a.u.� -- - -- '��`�- — -. ��::: �� _ r �_ i =_ ---.._ --� --I__ -� • • Glacier English Ivy will be used on the north facing trellis system. Hedera helix 'Galcier' /Glacier English Ivy Scientific Name. Hedera helix'Galoer Common Name: Glacier English Ivy Plant Type: Evergreen Leaf Type: Broadleaf Hardiness Zone: 5, 6, 7. 6, 9, 10 Deterrtane Your Zone Height 30.50 teat Spread: 30 - 40 feet Bloom time. Summer Flowercolor. White Light Exposure: Part Sun, Filtered Shade, Shade Drainage: Well drained Moist, Rate of Growth: Moderate Water Requirement Medium Maintenance Level: Low Susceptible to insects Yes and diseases: Landscape r Variegated Plants Categones Coral Honeysuckle will be used on the east facing trellis systems. Lonicera sempervirens /Coral Honeysuckle :- w rider-U :Ine for red Towers in spring and some flowering into the summer Sciemdic Name: Lomcers sampervirens Common Name: Coral Honeysuckle Plant Type: Evergreen Leaf Type: Broadleaf Hardiness Zone: 4, 5. 6, 7, 6, 9 Determine Yaur Zone Height: 15-20 feet Spread: 5 - 10 feat Bloom time: Spring Flower color. Red Fruit present: Summer Fruit color. Red. Bieck Light Exposure: Sun, Part Sun Drainage: Well drained. Moist. Rate of Growth: Fast Water Requirement: Medium Maimenance Level: Low Susceptible to insects No and diseases: Landscape Plants for Xenscapes Categories: Plants That Attract ButterNes Plants That Attract Hummingbirds Comments: On of the showiest of the vming honeysuckles with scarlet red flowers in spring. Attract hummingbirds and butterflies wth its nectar and birds of many species with its red fruit in late summer and fall Use on fences. trellises, arbors, and other structures, Both of these plant species are a broadleaf evergreen vine that will provide cover during the winter months. Acknowledgements: Photos and plant specifications provided by ONLINEPLANTGUIDE.com 22 Green Wall Trellis System • Green wall trellis system is a modular framework grid typically wall -mounted to exterior structures creating aesthetic living green facades. Grids are commonly used for partitions, canopies, arbors, and around columns for interior and outdoor spaces. These high quality eco-units are constructed to accommodate a growing space for various plants and vines. The building block of this modular system is a rigid, light weight, three-dimensional panel made from a powder coated galvanized and welded steel wire that supports plants with both a face grid and a panel depth. This system is designed to hold a green facade off the wall surface so that plant materials do not attach to the building, provides a "captive" growing environment for the plant with multiple supports for the tendrils, and helps to maintain the integrity of a building membrane. Panels can be stacked and joined to cover large areas, or formed to create shapes and curves, are can be made from recycled content steel and are recyclable. Because the panels are rigid, they can span between structures and can also be used for freestanding green walls There are significant benefits to both the public and private sectors resulting from the successful use of green walls. Green walls have a great potential for positive environmental change in dense urban areas, particularly given the large surface areas on buildings that are available for retrofitting to these technologies. For example, the emissions that can concentrate in multi -level parking areas in downtown cores can be reduced by the presence of large leafy areas. A green wall with a mass of plant leaf material can absorb carbon oxides and heavy metal particles while shading and screening these large structures. • Acknowledgements: We thank the following for the information provided. Randy Sharp, Sharp & Diamond Landscape Architecture Inc.,James Sable, greenscreen®, Flavia Bertram and Eva Mohan, Green Roofs for Healthy Cities. Steven Peck, Green Roofs for Healthy Cities 21 Proiect Compatibility & Design This new development will set an enhanced standard of quality for future projects in a neighborhood that has no clearly defined architectural character. The building is 5 stories as allowed in the C-C district. While larger and taller than the immediate neighboring buildings, the building is articulated and subdivided into massing that is proportional in massing to its neighbors. The articulation includes balcony recesses, projections at the ground floor, as well as overall massing resulting in forms with a height to width proportion of less that 1:3. The building features a clear base, middle, and top. The base is formed by the predominate use of masonry on the ground floor. This base element is further articulated by a "wainscot" and use of brick to highlight the focal elements of the retail and residents' entry. Differing colors and materials colors help to further articulate the building. The proposed colors and materials of brick, ground -face block, stucco, panel siding, and metal panel are all found on buildings in the highly eclectic surrounding neighborhood. Proiect Streetscape . The focal point of the site is the plaza at the intersection of Mason and Mulberry. This plaza will provide seating for patrons of the retail (envisioned as a coffee shop) and residents of the building. It is also conveniently located for use by MAX BRT riders. Uses along the Mulberry Avenue frontage are almost exclusively retail and the plaza. Uses along the Mason Street frontage include the plaza, residents' entries, MAX BRT stop, bike racks, and stairs. These uses at both facades exceed 50% of the total length and will increase activity on the street, enhance the pedestrian experience. Both facades provide pedestrian visual interest by being subdivided and proportioned by windows, entrances, columns, pilasters, recesses, awnings, and trellises. These elements comprise more than 50% of the facade length and serve to break the facade into modules of less than 30'. E 20 �Fort Collins Areastqi IIIII1. with Redevelopment and Infill Potential ovawoomrtiR nAwwisw[ ,u R[R[V[r..nnrn[ra� 6 wnu � I W ? Z W FF W CO Z( C~ O0Z LL zWkiO o W iZ ZP ¢ U Z LLJ H O +WZC7 0 2AZsWO W Cr O �% W v U Q Vp'ffi W n 1-.., 0O �Z�. U vl U ) uJ W lJ in 6s, � w _ '. O Z 2 n] k j Z ' Q W M LU W Z �'-' 1Zp1 0 � p0 t0 ',.. W LL W O V W O f.:.i Z� o LL 2 Q lY S E Z Z z N z Z (n z O r �% M M��ed-Use 53 lneoln Av Frontage l South of Downtown 10080 5.3 .. 233,848,;i 2 2 �..- _.... Cemmumtf Commercial X '- : Lncoin Av Adlacernt to PoWre - Ruer River Mwe"se Block 121NWof,kBers Si Downrnvr. 2C'76 2.06 90,59300 5 4 x DORnfown-COWTonn •.- X and Che mut St Subdistrct Maed-Uce 62 301ELmcdn Av Down>ewn -_: 3N 1T3.243i( i 1 X Comrwm Comm X �" -Kira Mwed-Use 130 W Give St Downro n . _ 0.6T 29.3T6.00 1 X - Old Tmn &idWd X Moved-0u 67 Commaci d Lot! HE of Downown ! % 2 029 12.46400 2 1 X jell X MWberry St and Remngbn St conew[Ilon 81aer muw-osc N faTICY JCCCi md/FCIr uowmUwn - LVd ""CU.W G 1 A wwRORn-a..IM A Motnan Av and Ffo[es Sc A~ Stidd id Moved -Use 88 Blodcll6! 1 - SMasen Sout {i'e 09 384300 5 CannanayCwna®I _ X " St ColiegeMas aed x 89 BlocklSof Mu" St Collet dN and Mason St College, Mas on Mmaddlse 90- Block 1061 RN of Laurel St Soud+ and Mason St College;Mas CA Mixed -use 91 K-Man Site i NW of College Ay Scutll and Drake St College!Mas on Maed-Use 92 Fo.mer N,o Gala Bsrd.ne Souht For++, P.ay 3,o.. A"::�_ e'!and CollegelMas Cr W Mixed -Use 96 3!•u'n Cc'I eae'.. -V it Safi CoNegemas ��'I�ga Av an • • 19 Fort Collins Areas with Redevelopment and Will Potential 4 of 7 Mixed -Use Redeve[ODment Site MULBERRY BUS RAPID TRANSIT STATION AREA NWC OF MULBERRY ST AND COLLEGE AVE FORT COLLINS, COLORADO OVERCOMING BARRIERS TD REDEVELOPMENT & INFILL # OF PARCELS 14 # OF OWNERS 8 BUILDINGS 125.957 sf LAND 11.24 acres DESCRIPTION Prime redevelopment location for high density uses at a major gateway into historic downtown. LOCATION This site is on the northwest and northeast corners of the College/Mulberry intersection. Current uses consist of a bank, sporting goods store, supermarket, offices, 2-3 residences, a gas station, a parking lot, and several vacant buildings. ZONING D - Downtown, Canyon Avenue Subdistrict MAX HEIGHT 7-9 stories, 115 feet INCENTIVES Downtown Development Authority (Tax Increment Financing) ..................................................................................................................................................................................... Josh Birks . City of Economic Advisor970-221-6324 Fnr} Collins iibirksCfcQov.com fcgov.com/refill The information in this brochure was obtained from public sources. The purpose of the brochure is to encourage reinvestment into targeted redevelopment areas. The properties contained within this site are not owned by the City of Fort Collins. The City's sole intent is promote redevelopment by providing information, assistance and financial and infrastructure incentives in areas that have the greatest potential for new commercial and residential development. 18 • � I Refill Fort Collins CITY REDEVELOPMENT POLICIES Redevelopment is change, and change raises unique issues. Redevelopment involves extraordinary costs and difficulties which the private market alone cannot always reasonably be expected to absorb. Seventy- five percent (75%) of the citizens responding to a survey conducted during the recent update of City Plan in 2004 agreed the City should provide incentives that encourage redevelopment of under-utilized areas within the existing city limits. Ultimately, any City participation must be tailored to specific public purposes and unique circumstances on a case -by -case basis. The City Plan support for redevelopment is best summarized in the following Principle: Principle GM-8: The City will promote compatible infill and redevelopment in targeted areas where general agreement exists that these activities are beneficial within the Community Growth Management Area boundary. The key to this principle is the promotion of well -planned redevelopment in targeted areas ideas. The intent is to avoid whole scale disruption of viable neighborhood and non-residential districts, and to focus public efforts on strategic locations where change can have greater impact. Policies GM-8.1, GM-8.2, CCD-1.3, ED-1.7, and TC-4.5 in City Plan describe the kinds of areas in which • redevelopment should occur: • Community Commercial Districts, specifically Campus West, North College, Foothills Mall area, and • Downtown. • Areas where it is generally agreed that redevelopment would be beneficial, i.e. areas targeted for redevelopment according to adopted subarea plans. • Areas where there is potential for efficient transportation access between jobs, housing, and services, for example, along enhanced travel corridors (e.g., College Avenue and Mason Street). • Areas of outdated development originally built at the fringe of the City that has become more central as the city has grown around them. 17 • 0 Iill. Connections The Mason Corridor and MAX will provide both community and regional connections. MAX will link Downtown Fort Collins, Colorado State University (Main Campus, Veterinary Teaching Hospital and Natural Resources Research Center), South College Retail, Foothills Mall, Park & Rides, as well as connect to east/west transit options and trail systems. MAX will also provide much needed regional connections to the North Front Range and the Denver Metre Area. The Mason Corridor connects to the existing Foxtrot transit service from Fort Collins to Loveland as well as coincides with the North 1-25 Environmental Study, which examines long term potential regional connections using Bus Rapid Transit along the busy 1-25 corridor, or Commuter Rail on the Burlington Northem Saute Fe railroad corridor. 16 • Mason Corridor The Mason Corridor is a five -mile, north -south byway within the City of Fort Collins which extends from Cherry Street on the north to south of Harmony Road. The corridor is centered along the Burlington Northern Santa Fe (BNSF) Railway property, located a few hundred feet west of College Avenue (US 287). The Mason Corridor and MAX Bus Rapid Transit provide the framework for future economic development and serve as the foundation to encourage community partnerships, private investment, active living, and attractive, urban lifestyles. The Mason Corridor is a fundamental connection between the City, Colorado State University, and local business and neighborhoods. Nearly 60 percent of all Fort Collins jobs are located within one -mile of the Corridor. In addition, public investment in the Mason Corridor will encourage private economic development along its length. New zoning changes will promote high density, mixed -use development around the stations. The transportation corridor also has the potential to generate transit -oriented development (TOD) opportunities through the redevelopment of underutilized land along the corridor. TOD concentrates jobs, housing, and daily conveniences around transit stations. The theory behind TOD is that by locating walkable, higher -density, mixed -use areas around transit connections, this reduces the need to drive for daily convenience errands and commuting, which reduces the number of automobile trips on area roadways. TOD can also create attractive vibrant urban spaces and activity centers. • Summary of Findings from Mason Corridor Economic Analysis: 1. The Mason Corridor will capture an estimated 18 percent of the forecasted higher density housing . demand between 2006 and 2031, subject to land availability. 2. The Mason Street project provides additional accessibility to the downtown area and enhances the appeal of the area for residential development. 3. The Downtown residential market is expected to grow modestly over the next 15 years building on the success of early higher density developments. 4. The Colorado State University segment of the Mason Corridor is expected to provide TOD opportunities on both university and private land holdings and act as a catalyst for future redevelopment along the corridor. 5. Development in the southern segment of the corridor is expected to concentrate on key redevelopment parcels at the Drake Road Station and South Transit Center. 6. The City's potential investment of $4 to $5 million as local match funds could leverage $58 million in Federal transit funding, as well as generate an estimated $6.1 million in property tax revenue and $14.4 million in sales tax revenue over the next 25 years. Additionally, the project construction is estimated to generate $108.3 million in one-time benefit. 7. The Mason Corridor is expected to provide a positive climate for TOD, which creates a clear nexus between the transit improvements and enhanced development opportunities and higher land values on surrounding sales. This nexus provides a basis to implement a corridor specific financing • mechanism, such as a GID, to fund a portion of the transit improvements. However, the City as a whole also benefits from the new improvements and, therefore, should share in a portion of the cost. 15 41 3 grT 14-ma" Jig 0 • Ai Targeted Infill and Redevelopment Areas Fencals ,r Targeted Redevelopment Areas Targeted Activity Center Other Activity Center Growth Management Area City Limits Enhanced Travel Corridor Transit Oriented Development Overlay �br�M�YY�bYAY wYOb�iYW�Ob+��.r.��u ��w�bYb Y�wYb Y v • Fqt" LN t M N ft M, 13 0 �m City Structure Plan A•V=tCA• �.,...�. ,r.......�a.a 4F o......o... MokcAeamo,u. Eclwru)w ,s....o.r a.. .. war.. �• E....,,_, Cw m..q s..r, A:: ANY F. I— fg, /1YI Apsx'mn 12 • 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. 11 • 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. L Photosimulation of a possible redevelopment along the Mason Street Enhanced Travel Corridor. FIB] • ■ Purpose: These standards are intended to promote the design of an urban environment that is built to human scale to encourage attractive street fronts 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. • Executive Summary 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. 0 o Division 3.5.3 — Mixed -Use, Institutional and Commercial Buildings 8 Nearby Properties 224 Canyon Ave. 415 S. Howes St. 212 W. Mulberry St. 415 S. Mason St. W OY 31 n earn wrc. i own,we cnm. ..9 ws»5� wOkn 6� NOa1�� w [tb.a . Lr' F.FM/�cJW ]C b n 1YPiFN w w x.aa• y' f EreoY Wiol: _ CIWA.kw. yS V Snns. ipe�nnt..nR c�.n>r a...Q S m w rw«,y st St n� Cu+n N:e n � 0 Fon C:i. i1 W mX. w, srn 1 C Y 'rMMu• CivNu'M. Q YM1..w Igpy�yn t Sy gLm+s CO e f me C W L� 5F W Lanl st 425 S. College Ave. 531 S. College Ave. 625 S. Mason St. 203 W. Myrtle St. 7 a F � c9 t Q ANY i t 1 W, a '-aLmiL - Y J J 3 i 0 Existing Site Conditions The existing site is located at the southwest corner of Mason and Mulberry. The building has sat vacant since the previous tenant, King's Auto, closed in 2010 and has fallen into disrepair. The site is directly behind the new MAX Transit Mulberry Station and as such, it will be a focal point along the Mason Street Corridor. 13 0 • Redevelopment and infill is encouraged in Activity Centers and Targeted Infill and Redevelopment Areas such as this location. It is encouraged to concentrate higher density housing and mixed -use development in locations that are served by high frequency transit and that can support higher levels of activity. This site is also located in the Growth Management Area which encourages a variety of housing types and densities, including mixed -use developments that are well -serviced by public transportation. MAX Flats supports City Plan 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. CJ 3 9 • level experience. The site will also boast an enhanced streetscape with new trees and landscaping, hardscape pavers and seating. 64 private parking spaces will be provided on site, mostly concealed from the street by the building, to serve the tenants and retail patrons along with ample bicycle parking. The building fa4ade and streetscape has been designed in a way that focuses on the pedestrian experience and minimizes the impacts of the tuck under parking structure. An outdoor plaza is located at the prominent northeast corner adjacent to the MAX Transit Station and ground floor retail space so it can provide an interactive gathering area for residents, customers, transit users and neighbors. Significant care has been taken to integrate the MAX Transit Station and the plaza so that it is enhances the overall experience. We feel that the MAX Mulberry Station will become a destination stop along the Mason Corridor which will ultimately help to fuel the redevelopment of adjacent sites. The site plan evolved from numerous conversations with the design team, city staff, and the DDA staff. The consensus that came from those meetings was that this project needed to serve as a connection, not only geographically between Old Town and CSU, but also a connection with the MAX Transit Station and the local community. In order to achieve this goal, the design team focused a significant amount of effort in creating a streetscape, fagade and plaza that will be inviting to the inhabitants of the building and the overall community. Desirability in Market / Benefit to Economy, Downtown, Public • MAX Flats target market is the Old Town employee that wants to be within walking distance to their employer, but would rather rent than buy or a CSU student that wants to be within walking distance to both campus and the amenities Old Town has to offer. With the local economic landscape continually increasing the business traffic downtown, there is a growing population of professionals and students seeking this type of housing. Employers like OtterBox, who have located their headquarters in Old Town and expect to continue to add employees, will need and prefer urban, quality housing that is nearby. Students that want to be both close to campus and the urban lifestyle Old Town has to offer will desire the modern appeal of this property. Community Commercial Districts encourage higher intensity infill and redevelopment 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. Vertical mixed - use is encouraged up to 6 stories. More broadly, higher residential density in the Old Town area will continue to drive demand for existing recreational amenities and retail services; this, in turn, will facilitate the further growth of the commercial components that make up the heart of the Old Town area. Residential occupancy in the downtown area will also promote the walkability of the City, as these residents are able to access the downtown amenities via foot or bicycle, rather than require the use of an automobile. With the new • addition of the MAX Bus Rapid Transit system, this will also open up the opportunity for residents in this location to easily travel the Mason Corridor without the use of an automobile. 2 MAX FLATS Brinkman Partners, LLC is proud to introduce MAX Flats. MAX Flats is an exciting mixed -use project located along the new and improved Mason Street Corridor and will feature the MAX Transit Mulberry Station at its Mason frontage. The site is within walking distance of CSU as well as Old Town Fort Collins and all that it offers including restaurants, theaters, museums, parks, bike trails and retail shopping. Existing Conditions The MAX Flats project is located at the southwest corner of Mason and Mulberry. The site is approximately 30,500 SF and is bounded to the north by Mulberry Street and to the east by Mason Street. Adjacent properties are comprised of multi -family rental, single family rental, commercial rental and a blighted property to the south that is currently condemned. The attached images provide further context to the overall density and make-up of the entire block. As you will see, the predominant use of this block is rental housing in a variety of products types. The site is located at the heart of the Transit Overlay District and is directly on the Mason Corridor. This area has been identified in both City Plan and Refill Fort Collins as a priority target area for infill and redevelopment. The project will ultimately share ROW with the newly constructed southbound Mulberry Station for the MAX BRT. Significant time and energy has been invested in designing a fully integrated TOD project that embraces the ideals of providing a high density, pedestrian oriented mixed - use project. Those same goals are shared in the vision as it is set forth in City Plan. A compilation of excerpts from City Plan is also attached for reference. The existing building on the site is currently vacant. It was constructed in 1969 as an automotive service facility and was occupied by University Motors from 1969 through the late 1980's, and then by King's Auto from the early 1990's through 2010. The project has been through the new DDA review process and was unanimously approved for funding associated with infrastructure improvements in the city right of way. Project Description The proposed project is located at 203 W. Mulberry which is nicely situated between Old Town Fort Collins and the CSU campus. This project will integrate with the new MAX Transit Mulberry Station, which is on the northeast corner of the site. The proposed project consists of a single 5-story, 63,530 square foot, L shaped building that is positioned in a way to maximize the utilization of the site, enhance the urban fabric of the Mason Corridor. The upper 4 floors will be comprised of for -rent multi -family units geared to both professionals and students. They will consist of 32 one bedroom, 28 two bedroom and 4 three bedroom units for a total of 64 units or 100 bedrooms. The ground floor is designed to accommodate a 1,500 SF retail use that will serve as an amenity for both the tenants and the surrounding community. It will boast an attractive plaza and seating area at the corner of Mason and Mulberry that will promote both tenant and pedestrian interaction and promises to be a focal point of • the neighborhood. Pedestrian scale elements and features will be incorporated to enhance the street- 1 C� is 0 MAX Flats 203 W. Mulberry Table of Contents ProjectNarrative............................................................................................................. Page 1-3 Existing Site Conditions.................................................................................................. Page 4 Adjacent Properties........................................................................................................ Page 5-6 NearbyProperties........................................................................................................... Page 7 ExecutiveSummary ........................................................................................................ Page 8-14 MasonCorridor............................................................................................................... Page 15-16 Refill Fort Collins............................................................................................................. Page 17-19 Project Compatibility & Streetscape............................................................................ Page 20-28 Infill Development/Site Constraints............................................................................. Page 29-33 Neighbor Concerns......................................................................................................... Page 34-35 Presented To: Planning & Zoning Board MAX FLATS 203 W. Mulberry Fort Collins, CO 80521 APPLICANT: Brinkman Partners, LLC on behalf of 203 W. Mulberry, LLC 3003 E. Harmony Road, Suite 300 Fort Collins, CO 80528