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HomeMy WebLinkAboutMAX FLATS - PDP - PDP120034 - REPORTS - CORRESPONDENCE-NEIGHBORHOOD MEETINGMarc o�h tk -ce�u e 41plZo(;0�5 Address Phone Email �% 1) L" l.•L L L I L 5 V+ 1(4C GJ� � I)a7rx1 Marc r-(o?, n c e �v ���� t9t)J i u e,44v-� Name Address - Phone Email a c� w� �'1 ►� U r a �� . �" cW c) Ins- E4I sue` lfl'; S. Howes 970-,q93,-7371 ehsp�b 4aA4 N 5. �E: ti y2r s z der/- v z �►• L• L-rG < W" • A: We have discussed dropping the north end as you go along Mulberry, but not anything on the south side of the building. There is a different element on the south side of the building, more flowing. A: In regards to Mulberry it sits way back and when you look at the building from the west it steps back twice, and talking about stepping the building back. On the south end of the building best to stay at its current level over the parking. A: This is something we're looking at. Going from 2 stories with pitched roof to S adjacent, I don't necessarily see that as incompatible. There are examples from around town where that has been done successfully. We're trying to see what we can do to accommodate it, but no decision has been made. C: I think it would help with the shading also. A: In terms of shading of neighboring property -- December 21st is the worst condition. Within an hour the shadow changes so much from being on the building to being pretty much gone. A: It also shows the shading produced by the adjacent properties as well. Q: Has there been any commitment made to the fence system along the alleyway and the south side of the parking lot? I think if it's just asphalt to cedar fence -- if you really commit to do something there like a masonry fence it could change how it relates to the neighborhood and give it a sense of place. Architecturally on the south end, since it's away from the building it will give you another opportunity for layering and stepping. A: (City) The fence is committed but we haven't seen it yet Q: Is there a height stipulation? A: (City) 6' A: Envisioned as a wood privacy fence. There may be other alternatives. Masonry fencing with foundations and cost can become significant. There may be a balance rather than a wood fence. A: May be something like masonry columns or caps. We can all get together and brainstorm this. C: I have two dogs that will be going nuts as people are walking to the parking spaces, a masonry fence would help as its more substantial than a wood privacy fence A: What do the dogs do now? A: It's an empty lot currently, they bark at some of the construction at the railroad tracks. I know where you have the parking people will be walking. I'm not as concerned about the dogs barking, but the kids getting upset at the dogs barking and throwing something at them. Q: Where is the garbage located? You're putting 3 dumpsters 10' out my back window and kitchen door? I also have an overhanging oak tree -what will happen to that? I also have overhanging lilac bushes? A: I wouldn't see an impact with those two necessarily. They will hand deliver the dumpsters out to the truck so they don't need the overhead clearance Q: How often will they dump? A: Typically do it in a way that is less impactful, for both site residents and neighborhood. Set up on a more frequent basis so you utilize more frequently and not utilizing as much space. Some sites they are dumped several times a week. Q: They won't be able to drive in with the trucks? A: They can drive in, but can't pick it up from the enclosure -- bring the dumpsters out of the enclosure by hand. Looking beyond this block into the CC district, Downtown district, the Mason Corridor: The D District is directly to the north and the potential for redevelopment to the north is pretty strong and will likely develop and have the potential to go 7-9 stories. In the immediately area there are numerous structures larger than this and integrated through this area of town. All are valid concerns and something we are still looking at and looking for the balance. Q: What types of mitigation do you have regarding noise, security, partying? Who is in charge besides the police? A: We have internally within Brinkman Partners our own property management division; we do that in- house. We have strict policies when it comes to these properties with how we handle towing, etc. We have found the more stringent you are handling these policies, the fewer issues there will be. Units will be on corridor access and have limited access into the building. It is an open parking area; site lighting, etc. are dictated by code. Problems are typically addressed through management policies. Q: If there is a big party in the parking lot who do we call? A: The property management company (us). A: The alley is going to be closed off and fenced and may help the area. C: If I look at that project, it's something I envision as a medical office in the urban markets of Denver. It really doesn't look like it has any relationship to any of the newer buildings and fabric created for Mason Street in Downtown. This completely differentiates from it. I think you have a responsibility to look at this through your material selection. Q: What is the overall height? Is it constant? A: 56' to the top of the parapets and it is fairly constant. There are condensing units on the top of the building, will not be seen at the street level. Q: What are the sizes of the units? A: There is a mix of 1, 2, and 3 bedroom units. On average, about 600 square feet for 1 bedrooms, 2 bedrooms are around 900 square feet and 3 bedrooms around 1,150 square feet. The mix is predominately 1 and 2 bedrooms. There are four 3 bedroom units. Q: I'm not sure where the station is and how traffic flows along with the station and the sidewalk areas? The physical station built there now is in the middle of the sidewalk? A: The closest point is between the station roof canopy gets within 2' of the building. Q: Will pedestrians go behind the station, or up around the front of the station? A: They can do both. The majority of the traffic will flow through the front of the station. Q: Your insets in your building on the first floor for bicycle parking, what is the depth? A: It is approximately 4 to 5 feet. Q: How are the bikes parking? A: The bikes park with the wheel projecting beyond the face of the building. There is an 8' walk along the building, but necks down to 6' near the green walls. The bikes would be tucked in behind that 6' zone. C: I guess I just don't see a space where the bicycle isn't hanging out in the sidewalk area. A: Scaling off the drawing, it seems the recess area is closer to 6' Q: Is that something you would like to see go away? (bicycles) 0 1. One for bike parking (requirement of 1 per bedroom, thus a requirement of 100 or 104 bike stalls total with the retail space). We're providing excess but request a modification to allow spaces in the right of way to count towards the aggregate number. 2. There is a request to exceed the standard ratio of normal parking stalls to compact parking stalls; there is no parking requirement in the TOD Overlay Zone. There are a higher proportion of compact spaces than currently allowed in the plan. 3. On the west property line there is a 5' landscape buffer requirement, we have a buffer a little over 4'. 4. The last relates to a landscaping requirement of minimum square footage landscaped in a parking area / landscape island requirement. We have 16 continuous stalls versus the requirement of 15. Thought was to keep as much parking on site as possible. Looking at the site constraints; the site falls in the City floodplain. The site evolution and why the residential is above, the floodplain doesn't allow residential in the floodplain. The transit stop and parking going away along Mason Street factored into the need to maximize parking on site. There is right-of-way- on Mulberry being dedicated to the City (approx. 7.5') for future expansion of Mulberry. The width of the site is approximately 100' and it is difficult to accommodate drive isles. Q: My property is adjacent to the back end of your parking area. The King's Auto lot is approximately a foot higher - is anything going to be done about drainage? A: All of the drainage will be directed to the northeast; there will be no runoff to the adjacent properties. Q: Will that difference in grade still be there? Will the water be moving away from my property? A: Yes (water moving away). A: The general flow right now is coming towards the northeast. The roof all drains near the backside of the building and runs to a main inlet and then is hard piped. A: There is very limited parking area exposed to runoff from above due to the roof overhang. A: (City) By City standards they are not allowed to drain on to another site. Q: I was wondering if the grade would be equalized. When they paved over the area they raised the grade to drain towards Mason. A: Will follow-up with you after meeting. Q: I have a 6' privacy fence and a garage along the alley. I noticed in your proposals you are putting in a fence - how does that relate to the existing fence? A: We would try and get together with the neighbors to see what makes the most sense. A back-to-back fence would not be ideal. Work with you guys for the best solution, whether it is replacing it or sections. Q: What are the materials on the exterior? A: The base of the building is masonry, with a ground floor face. Some of the same base materials are brought up to the top of the building on the book -ends. Other portions of the building are stucco. Q: Block or brick on the base? A: Both 0 NEIGHBORHOOD INFORMATION MEETING PROJECT: Max Flats at 203 W. Mulberry Street DATE: April 10, 2013 APPLICANT: Dave Derbes, Brinkman Partners PROJECT PLANNER: Seth Lorson NEIGHBORHOOD RESOURCES: Sarah Burnett City Process Overview: Type 1 projects do not require a neighborhood meeting and a public administrative hearing is heard before a hearing officer. Type 2 projects require neighborhood meetings and are subject to a public hearing before the Planning & Zoning Board. This project is considered mixed -use, typically a Type 1 hearing, however, there is also a new provision in the Land Use Code requiring multifamily projects with more than 50 units or 75 bedrooms to be classified as a Type 2. The new Land Use Code language now requires a Type 2 review for this project. Neighborhood meetings for Type 2 projects are usually performed before project submittal. The neighborhood meeting for this project is being held tonight, but it is also scheduled for the next Planning & Zoning Board Hearing next week. All are encouraged to go to the Planning & Zoning Board or email comments to Seth to have comments included as part of the official record. Q: When are these comments sent to the P&Z Board? A: Comments can be received up to the meeting. If you want a thorough reading of your comments, try to get them in immediately before the meeting. This project began in September with a Preliminary Design Review. The project is located in the Community Commercial Zone District, near the Downtown District, along the MAX Bus Rapid Transit Line at a prominent intersection. Applicant Presentation: This neighborhood meeting is out of sequence but we are still looking for your input and willing to work together to address concerns. This project has been in the works since September of last year, and we have been involved with the site since 2011. We do a lot of multifamily and student -housing projects and feel the location between campus and downtown, along MAX will make it a successful project. The project is on a prominent corner, a block away from College Avenue. It is an area seeing redevelopment and improvements. Being located along Mason, it is very near campus and downtown; bridging the connection between campus and downtown. The site allows us to be on the urban corridor, along the transit system.