HomeMy WebLinkAbout215 N. COLLEGE AVENUE - PDP - 4-07 - REPORTS - RECOMMENDATION/REPORT215 N. College Project Development Plan — Type I (# 4-07)
May 16, 2007 Administrative Hearing
Page 7
STAFF RECOMMENDATION:
Staff recommends approval of the 215 North College Avenue Project Development Plan —
Type I (# 4-07)
Attachments:
Zoning exhibit
Statement of Planning Objectives
Traffic Impact Study/
Full sized planset
215 N. College Project Development Plan — Type I (# 4-07)
May 16, 2007 Administrative Hearing
Page 6
the project. Clear glass is used in all commercial storefront windows and
residential fenestration.
4) Outdoor Storage Areas/Mechanical Equipment [Section 3.5.1 (1)]—All trash
and recycling areas are in the rear of the project on the alley and are
screened from view according to Section 3.2.5 of the Land Use Code.
Fixtures such as those required for utilities have been incorporated into the
design. All HVAC equipment will be reviewed for compliance in the Final
Plan Review process. Loading and delivery will be provided from the rear
alley.
5) Mixed -use, Institutional and Commercial Building Standards [Section
3.5.3]—This mixed -use building fronts on a wide pedestrian walkway along
the street. The building is extended to the build -to line to match adjacent
facades. Changes in mass break up the volume and are integrally related
to entries, building structure and the organization of space within and
without.
The proposed project contributes well to the uniqueness of the Downtown
Civic Center zone district and sets a high bar for future residential and
mixed -use projects in the area. The design's emphasis on high quality
materials and design, pedestrian spaces, outdoor experience and a more
urban streetscape are tailored to this site, both in terms of the immediate
context and the wider context within the zone district.
All facades exceed the minimum wall articulations. Walls have clearly
defined bays, multiple changes in plane, and changes in materials and
texture. All sides of the building have high quality materials consistent with
the front fagade. The primary building entrance is recessed into the building
mass and is covered with a glass transom window evocative of Opera
Galleria's transom windows. The building has appropriate base and top
treatment including a precast cornice and a tile base.
4. Findings of Fact I Conclusion:
a. Mixed -use dwellings are permitted in the Downtown District, Civic Center
Subdistrict, subject to an Administrative Hearing.
b. This PDP complies with the General Development Standards as well as the
applicable District Standards.
215 N. College Project Development Plan — Type I (# 4-07)
May 16, 2007 Administrative Hearing
Page 5
traffic. This detail will be addressed along with the sidewalk width
mentioned above in Final Plan review. [Section 3.2.2 (C)(4)]
d. There are tandem parking spaces proposed in the parking garage.
This parcel is within the Transit -Oriented Development (TOD)
Overlay Zone which has no minimum parking requirements for the
uses contained in this project. [Section 3.2.2 (D)]
e. No handicap accessible parking spaces are provided. According to
Downtown Parking Manager Randy Hensley, sufficient handicap
accessible parking exists on this block face so no additional spaces
were required of this project. [Section 3.2.2 (K)(5)(d)]
f. The on -street parking dimensions indicated on the plans meet the
minimum dimensions required and are consistent with adjacent
spaces along College. The garage parking spaces meet minimum
requirements for long-term parking stalls with vehicular overhang
over a six-foot (four -foot clear) access walkway. [Section 3.2.2
(L)(3)]
3) Site Lighting [Section 3.2.4]—Proposed site lighting meets lighting
standards. Light sources are concealed and feature full shielding and sharp
cutoff, thus minimizing glare. There is existing street and alley lighting and
only a few light fixtures will be added to the site, so no photometric plan was
required or submitted.
4) Trash and Recycling Enclosures [Section 3.2.5]—Trash enclosures have
been sized appropriately to accommodate trash and recyclables and feature
architecturally compatible screening doors.
C. Building Standards — [Division 3.5]
1) Architectural Character, Building Size, Mass and Scale [Section 3.5 (B) and
(C)]—The design of the project is complementary with the neighborhood
and historic context. The project sets an enhanced standard for future
redevelopment with its generous use of brick, stone, commercial display
windows and detailing that echo the neighboring mixed -use project.
2) Privacy Considerations [Section 3.5.1 (D)]—The project is urban in nature,
however zones of semi -private and public have been established effectively
both at the street front, with the outdoor seating enclosure and on the south
and east fagades, with semi -private balconies.
3) Building Materials [Section 3.5.1 (E)]—Both the materials and colors
proposed blend well with existing materials and colors and set an enhanced
standard for future redevelopment. Brick and steel are used extensively in
215 N. College Project Development Plan — Type I (# 4-07)
May 16, 2007 Administrative Hearing
Page 4
d. Nonresidential Buildings [Section 4.16 (D)(5)(d)]—The project meets
the standards of Section 3.5.3 as detailed in item C5 of the next
section of this staff report.
4) Site Design Standards
a. Site Design: Parking Lots [Section 4.16 (E)(1)(a)]—The proposed
parking for the residences is in the rear. The proposed commercial
parking is on -street on College Avenue.
b. Outdoor Cafes: [Section 4.16 (E)(1)(b)]—The outdoor seating area
has been designed to allow 7 feet of through sidewalk and
convenient access to the entrances. The restaurant will provide
adequate trash receptacles in the outdoor seating enclosure. The
enclosure is a metal railing which is consistent with the architectural
style and railings used elsewhere in the project. There is one pinch
point in the sidewalk between an existing tree and the enclosure
which will need to be addressed in Final Plan review.
3. Compliance with applicable General Development Standards
A. Site Planning and Design Standards [Division 3.2]
1) Landscaping and Tree Protection: [Section 3.2.1]—The site has existing
street trees on its frontage. Urban land sca pe/ha rdscape is proposed
including a trellis with vines on the north facade. The off-street parking is
tucked under the building so landscaping is not applicable.
2) Access, Circulation and Parking [Section 3.2.2]
a. Development Standards: [Section 3.2.2 (C)]—Safety Considerations:
Pedestrians, bicycles and vehicles are separated in this project.
Parking is on -street or in the rear off the alley, separate from the
pedestrian circulation system, which fronts the site along College
Ave.
b. The site is level. Sufficient handicap parking exists adjacent to the
site. Therefore no curbcuts or ramps are needed or proposed with
this project. (Section 3.2.2 (C)(2)]
c. There is one existing bike rack available on the sidewalk just south of
the proposed project. Staff has recommended that an additional rack
be provided on this site to accommodate the additional restaurant
215 N. College Project Development Plan — Type I (# 4-07)
May 16, 2007 Administrative Hearing
Page 3
215 N. College project will be a quality addition to the downtown area —it will
provide additional residential, office and retail space to this part of downtown
and will help to extend the downtown character north from the Old City
Center area.
The residential units provided in close proximity to Old Town will help to
bring a 24-hour presence to downtown and additional disposable income to
support the City's unique downtown business district. Materials proposed
resonate and blend with the existing structures in the area. [Section 4.16
(A)]
B. Permitted Land Use: Mixed -use dwellings are permitted in the D District,
Civic Center Subdistrict subject to a Type I — Administrative Hearing.
[Section 4.16 (B)]
C. Building Standards:
1) Setback from Streets [Section 4.16 (D)(1 ]—The subject parcel is east of
Mason Street. Setbacks are consistent with adjoining building fronts to
either side. Landscaping has been designed as an integral part of the
development of this urban project: street trees exist along the block face
and creative trellis planters are proposed on the north facade.
2) Building Heights [Section 4.16 (D)(2)]—Maximum height proposed is 54 feet
in 3 stories, well under the maximum allowed of 85 feet in 5 to 6 stories.
3) Building Character and Facades:
a. Blank Walls: [Section 4.16 (D)(5)(a)]—There are no blank walls
facing any public street, plaza or walkway in this proposal. Each
facade is generously articulated with human scale and pedestrian -
friendly features such as changes in plane and materials, large
storefront display windows, landscaping, awnings, clerestory
windows, etc.
b. Outdoor Activity: [Section 4.16 (D)(5)(b)]—There is an outdoor
seating area provided on the street level for restaurant -goers;
balconies are provided on the south and east fagades for residents'
and workers' use.
c. Windows: [Section 4.16 (D)(5)(c)]—The windows proposed are
quality storefront systems and are appropriately framed and detailed
with precast sills and brick detail lintels.
215 N. College Project Development Plan — Type I (# 4-07)
May 16, 2007 Administrative Hearing
Page 2
EXECUTIVE SUMMARY:
Mixed -use dwellings are permitted in the D—Downtown, Civic Center Sub -district, subject
to an Administrative Hearing. This Project Development Plan complies with the applicable
Administrative and General Development standards and the standards of the D—
Downtown, Civic Center Sub -district.
COMMENTS
1. Background
J
The surrounding zoning and land uses are as follows:
N: D—Downtown, Civic Center Subdistrict (existing commercial and mixed -use
buildings);
E: D—Downtown, Old City Center Subdistrict (existing commercial and mixed -
use buildings) with RDR—River Downtown Redevelopment District (vacant
land and existing commercial buildings) beyond;
S: D—Downtown, Civic Center Subdistrict (existing commercial buildings) with
D—Downtown, Old City Center Subdistrict (existing commercial and mixed -
use buildings) beyond;
W: D—Downtown, Civic Center Subdistrict (existing civic and commercial
buildings).
The subject property currently contains an auto repair business. The structure has no
historical significance. A neighborhood meeting was not required for this project and none
was held.
2. Compliance with Applicable D—Downtown, Civic Center Sub -district
Standards
A. Purpose: The purpose of the D—Downtown is as follows:
The Downtown District is intended to provide a concentration of retail, civic, office
and cultural uses in addition to complementary uses such as hotels, entertainment
and housing. It is divided into three (3) subdistricts as depicted on Figure 18. The
development standards for the Downtown District are intended to encourage a mix
of activity in the area while providing for quality development that maintains a sense
of history, human scale and pedestrian -oriented character.
The proposed project is a mix of housing, neighborhood support retail and
office uses which meets this purpose statement very well. The proposed
ITEM NO.
MEETING DATE.
STAFF Amno.1
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: 215 North College Avenue Project Development Plan — Type I (# 4-
07)
APPLICANT: Daniel Bernth
Doberstein, Lemburg Commercial, Inc.
338 C E. Pitkin Street
Fort Collins, CO 80524
OWNERS: Thomas Francis
Fox Ridge at Severance, LLC
1531 Riverside Avenue
Fort Collins, CO 80524
And
Daniel Bernth
215 North College Avenue, LLC
338 C E. Pitkin Street
Fort Collins, CO 80524
PROJECT DESCRIPTION:
215 N. College is proposed to be redeveloped into a three-story mixed -use project with
approximately 8000 square feet of retail/commercial use on the first two floors and four
multi -family dwelling units on the third floor. The property is zoned D—Downtown, Civic
Center Sub -district.
RECOMMENDATION:
Staff recommends approval of 215 North College Avenue Project Development Plan —
Type I (# 4-07)
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT