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Home My WebLink AboutPENNY FLATS - MAJOR AMENDMENT - 19-09 - REPORTS - RECOMMENDATION/REPORTAdministrative Public Hearing Sign -in Project: P5NN'1 )C7Lff7--S m.4JT41, Ai4,1c-A),oAs6-^j7- Meeting Location: aD /U . C, 6E- pq Date: p-v O u .r 7- y o2 G 0 9 PLEASE PRINT CLEARLY �.� r �� ■ L�111� . I �,:. ��G.. � ` - � ■iifrlll(a1► �1 .. AL Lie, S (n 5�, i ( (V �3 Z k, S (-J O Ds 442� �3S �� ✓►t ®CVr�lG�2�,Gvw. l�- o�u 1 ®e,>6 All sides of each building have high quality materials consistent with the front fagade. Primary building entrances are recessed into the building mass or feature a foyer and are covered with either an awning or portico. Awning length corresponds to building bays for a human scaled effect. All buildings have been designed with appropriate base and top treatments including stone and masonry cornices and stone and tile bases. G. Transportation Level of Service Requirements The Major Amendment adds 23 dwelling units and decreases commercial floor area by 3,846 square feet. These changes do not affect the levels of service along the surrounding public streets and intersections. 4. Findings of Fact / Conclusion: A. Mixed -use dwellings are permitted in the Downtown District, Civic Center Subdistrict, subject to an Administrative Hearing. B. The project results in an increase of 23 dwelling units which exceeds one -percent of the total thus triggering a Major Amendment. C. Buildings Three and Four increase in height from four stories to six stories which is permitted in Civic Center Subdistrict. D. The Major Amendment continues to comply with the General Development Standards as well as the applicable District Standards. RECOMMENDATION Staff recommends approval of Penny Flats Major Amendment, #19-09. 7 The Major Amendment allows Penny Flats to remain complementary with the neighborhood and historic context of the surrounding area. The project continues to transitions appropriately from the existing neighborhood and Civic Center, both in terms of height and massing. For example, there are no changes along Howes Street where the townhouses remain two stories in height with a pop-up loft that is set back from the fagade. The buildings are further broken down into fifteen foot bays resulting in a fine grain that blends well with the existing homes across the street. On the Maple and Mason facades, the building module is approximately 24 feet which is appropriate for the commercial fronts and the more urban context. The continued use of brick, stone, commercial display windows and detailing at the ground floor promote compatibility with the surrounding area. D. Section 3.5.3(G) — Height — Shadow Analysis This standard requires that buildings over 40 feet do not cause a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. A shadow analysis indicates that with the increase in two stories, Buildings Three and Four cast shadows that are slightly enlarged than the approved plan. For example, there is now a small corner of shadow on the southeast corner of the Trolley Barn under the conditions of December 21st. This impact is not considered substantially adverse. E. Section 3.5.3 — Relationship of Buildings to Streets, Walkways and Parking This standard requires pedestrian orientation to a walkway or street. Building Three continues to orient to the civic center spine. Building Four continues to orient to Mason Street. F. Section 3.5.3 — Mixed -Use Buildings — Character and Image, Facades, Entrances, Base and Top Treatments This standard prescribes architectural standards. The Major Amendment continues to provide facades that exceed the minimum wall articulations. Walls have clearly defined bays, multiple changes in plane, materials and texture, arcades, awnings and porticos. 2 H. Section 4.16(E)(c) — Plazas and Section 4.16(F) — Special Provisions — Civic Center Subdistrict This standard requires the project to provide for the civic center spine. The Major Amendment continues the civic center spine connecting Mason Street North to the north to the City office building to the south. Ultimately, the pedestrian spine meanders from about 20 feet wide at its narrowest, to 45 feet at its widest. Residential entries line the spine promoting activity. Special paving and scoring is proposed along with landscaping and pedestrian amenities such as benches, bike racks and seating walls to ensure that this space will be used and enjoyed. 3. Compliance with Applicable General Development Standards: A. Section 3.2.2(K) Parking Multi -family and mixed -use dwellings within the Transit -Oriented Development (TOD) Overlay Zone have no minimum parking requirements. The Major Amendment, however, will provide six additional parking spaces for a total of 323 to serve 170 dwelling units and 25,400 square feet of commercial floor area. B. Section 3.4.7 — Historic and Cultural Resources Buildings Three and Four are southeast of the historic Trolley Barn, a significant historic asset designated in 1992 as a Local Landmark and owned by the City of Fort Collins. These standards require that the proposed development protect and enhance the value of the adjacent historic resource. The Major Amendment preserves the integrity of the Trolley Barn primarily by use of brick and stone exterior materials. Though more modern, the architectural design is sensitive to the Trolley Barn by stepping back building massing and mitigating the mass with articulation fenestration. Buildings One, Two and Seven adjoin the Trolley Barn and do not change with the Major Amendment. The Landscape Plan continues to show additional trees at the northwest edge of the pedestrian spine to provide some buffering and to enhance the area around the Trolley Barn. C. Section 3.5.1— Architectural Character, Building Size, Mass and Scale This standard requires that the Major Amendment remain compatible with the surrounding area, particularly the residential area to the west. 5 Building Three is all residential and features two set backs above the base. Building Four is mixed -use with commercial space along Mason Street and residential units above and the top floor is set back at a 45- degree angle from the floor plane of the sixth story. D. Section 4.16(D)(5)(a) — Building Character and Facades — Blank Walls This standard requires that no blank walls that face a public street, public plaza or walkway shall exceed 50 feet in length. For both Buildings Three and Four, there are no blank walls that exceed 50 feet in length. E. Section 4.16(D)(5)(b) — Building Character and Facades — Outdoor Activity This standard requires that buildings promote outdoor activity with balconies, arcades, terraces, decks and courtyards to the extent reasonably feasible. The Major Amendment continues the pedestrian spine that bisects the entire block and continues to provide ample balconies for the dwelling units. F. Section 4.16(D)(5)(e) — Building Character and Facades — Exterior Fagade Materials This standard requires that all street -facing facades shall be constructed of high quality materials for the full height of the building. Both Buildings Three and Four maintain a combination of brick, stucco, split face concrete block and metal siding for the full height of each structure. G. Section 4.16(E)(a) — Parking Lots This standard requires that parking lots not dominate street frontages. Parking lots have been designed sensitively to avoid interrupting the pedestrian focus of the project. Parking lots are primarily underground. Some parking is provided behind the buildings off of the internal drive aisles. Two auto entrances have been located on Maple Street and are recessed to minimize appearance and maximize safety. 4 This project is a public -private partnership between the City of Fort Collins and Coburn Development, Inc. The process began in July, 2004 when City Council passed Resolution #2004-081which directed the City Manager to initiate a process for disposition and appropriate development of Block 33. The City issued Request For Proposal (RFP) #P955 in September, 2004 to seek a qualified development team to purchase the property and develop it according to the Civic Center Master Plan, adopted by the City Council in July 1996. The City interviewed 8 finalist teams and chose Coburn Development, Inc. 2. Compliance with Applicable Downtown District - Civic Center Subdistrict Standards: A. Section 4.16(D)(2) — Building Height This standard establishes the maximum allowable building heights in the Civic Center on a block -by -block basis. Buildings Three and Four will increase from four stories (56 feet) to six stories (84 feet). The maximum allowable height on Block 33 is six stories (85 feet). The Major Amendment, therefore, complies with this standard. B. Section 4.16(D) (4) (b) 1. — Building Mass Reduction for Taller Buildings - Base This standard requires that buildings over three stories shall have base that is differentiated from the remainder of the building. Both Buildings will feature pedestrian entrances and windows along the pedestrian spine (Building Three) and Mason Street (Building Four). The base portion of Building Three is two stories in height and is clearly defined by windows, second floor balconies and capped by a prominent horizontal band. The base of Building Four is one story with non- residential store -fronts on the ground floor and residential units above. For both buildings, the use of different exterior materials further distinguishes the base from the remainder of the building. C. Section 4.16(D)(4)(b)2. — Building Mass Reduction for Taller Buildings — Upper Floor Setbacks This standard requires that upper portions of taller buildings shall be further set back above the base in such a manner as to contribute to a significant aspect of the building design. 3 RECOMMENDATION: Approval EXECUTIVE SUMMARY: Mixed -use dwellings are permitted in the Downtown District, Civic Center Subdistrict subject to an Administrative Hearing. The Major Amendment is triggered by an increase of greater than one -percent in the number of dwelling units. The Major Amendment continues to comply with the applicable Administrative and General Development standards and the standards of the Downtown, Civic Center district. COMMENTS 1. Background: The surrounding zoning and land used are as follows: N: D—Downtown District - Civic Center Subdistrict with LMN—Low Density Mixed -Use Neighborhood (existing residential and a mixed -use project); NE: POL—Public Open Land — vacant land; E: D—Downtown District - Civic Center Subdistrict — vacant land and abandoned tire shop and drive -through restaurant; SE: D—Downtown District - Civic Center Subdistrict — existing Downtown Transit Terminal and existing office, retail and mixed -use; S: D—Downtown District - Civic Center Subdistrict — Existing office and industrial (City office building and the former Haiston Oil Company), with existing Larimer County government offices; SW: D—Downtown District — Civic Center Subdistrict — Existing park and municipal government offices; W: D—Downtown District — Civic Center Subdistrict — Existing single family residential and existing office with NCB —Neighborhood Conservation Buffer District; NW: NCB —Neighborhood Conservation Buffer District with NCM— Neighborhood Conservation Medium Density beyond. All the property within Block 33 is currently City -owned. The historically significant Trolley Barn at the northwest corner of the block will be retained in City ownership. The rest of the block may ultimately be sold to Penny Flats, LLC to build a mostly residential mixed -use project. There are a few existing buildings on the southwest quadrant of the block that will be demolished at the time of redevelopment. E Fart Collins EM NO -+7 MEETING DATE &t/6&$r V .2co9 STAFF 2E A Leo HEARING OFFICER PROJECT: Penny Flats Major Amendment, #19-09 APPLICANT: Dan Rotner Coburn Development Inc. 1811 Pearl Street Boulder, CO 80302 OWNER: City of Fort Collins c/o Ken Mannon, Operations Services Director 117 N. Mason St. Fort Collins, CO 80524 LEGALINTERESTS: Penny Flats, LLC 1811 Pearl Street Boulder, CO 80302 PROJECT DESCRIPTION: Penny Flats is an approved project consisting of eight buildings on Block 33 which is bounded by Maple Street, Howes Street, Cherry Street and Mason Street. One building has been constructed and is partially occupied. The current request is for a Major Amendment to future Buildings Three and Four. As proposed, the amendment consists of increasing the total number of dwelling units from 147 to 170 for a gain of 23 units. In addition, the total floor area of the project would increase from 200,838 square feet to 222,831 square feet for a gain of 21,993 square feet. The original approved floor area of commercial uses was 29,246 square feet will be decreased to 25,400 square feet for a loss of 3,846 square feet. Also, the original number of parking spaces would increase from 317 to 323 for a gain of six spaces. Finally, the height of Buildings Three and Four will increase from four stories (54 feet) to six stories for gain of two stories (84 feet). The site is 2.6 acres and zoned D, Downtown District, Civic Center Subdistrict. Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750