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HomeMy WebLinkAboutOLD TOWN FLATS - PDP - PDP130022 - DECISION - MINUTES/NOTESPlanning & Zoning Board November 14, 2014 Page 7 The motion passed 6:0. Member Carpenter returned to Chambers. Deputy City Attorney Paul Eckman recused himself. Nbu ningstar Assisted Living & Memory Ca/wDensity ct Developm t Plan, 130024 s is a request for approval of a Project Dent Pla (PDP) for the ingstar Assisted Living and Memory Care a 5 cre undeveloped el at the northwest corner of East Horsetoothd chwood Drive. The ct proposes 23 memory care living spaces ' ted living spaces, for tal of 78 living spaces. The site is iw Density Mixed -Use hborhood District (L.M.N.). There is a Reqodification of Standard fication -- an increase in the 20,000 square fum allowance for each ing footprint in the L.M.N. zone. Recommendation: ApprovXof Project Development Plan and Modification of Standard Hearing Testimony, Written Corr*ents and Other Applicant Presentation Matt Turner said Morningstar was founde ' Colorado i 003 with the following foundational principals: honor God in our business practices and rel 'onships alue all seniors as gifted and contributing individuals, and invest generously in our emplo e's bility to serve. He said the project goals are: 1. Provide a high -quality option foraging rest nts to stay in Fort Collins when their care needs increase 2. Enhance and compliment the neighbo ood 3. Create low -impact economic engine • 60+ new jobs; $1.6mm+ a ual payroll • Millions in new fees and xes to City • Facilitate gentrificatio of older homes • Low traffic, minimal se of city resources/infrastruct He said in direct response to ighborhood feedback, they spent six mo s redesigning a Fort Collins site specific project that co idered: 1. Drainage and floo ing issues 2. Traffic 3. Building pro . ity to homes 4. Building H ght 5. Noise a trash Don Ross an of Rossman and Associates (Architects) said this irregular shaped infill site p vides a place fo esidents who have lived in the community to remain. Rossman described the site to tion, the propo d project, and the challenges with regard to grade and addressing the concerns of then ' hbors He ovided an aerial view looking west of the project fully built out. He noted how the building ha een s pped down to a single story closest to affected neighbors to mitigate massing. He described elevations and connectivity to the community. He said a lot of effort had been made to make this proje work not only for the neighbors but for the community. Planning & Zoning Board November 14, 2014 Page 6 pedestrian experience along Mason and provide great connectivity between the North Transit Center and the Discovery Museum. He said the Downtown Development Authority was on board as evidenced by their letter dated November 14. Eduardo Llanes of Oz Architecture reviewed the architectural elements and stated their goal was to anchor the building in the downtown area and to create an environment with inviting iconic elements. He said there will be distinct differences between Mason (western side) and Maple (southern side). In closing, Brinkman said he believed the project is compatible with the surrounding properties, meets LUC standards, and has received full support from the DDA. Public input None Board Questions Member Kirkpatrick asked if they had considered expanding the alleyway to an intentional thoroughfare for automobiles for this project and others. She said at a work session discussion there was some concern on how the remainder of that site might be difficult to accommodate access because it is fairly constrained. Traffic Operations Ward Stanford said the alleyway is somewhat constrained by the quiet zone study that is taking place. The Cherry Street access will be impacted by that study. The Traffic Department would not want to enhance access as it could cause backups to the Cherry and College intersection. He said it could be a possibility on the Maple side and future development would be more of a 'player' on what happens with that alley than this project. Member Hart said his question came more from neighborhood comments than board purview. Hart asked what type of ownership will the residents have? Brinkman said it's a `for rent' project. Brinkman said ownership is always a possibility but nothing they're considering right now. Member Hart asked how issues on the north side of that building would be affected in the winter time. Shepard said staff is expecting that at some point there we be a building on the northwest quarter of Block 23 that would shield/mitigate/screen that wall. Member Kirkpatrick said in the notes from the neighborhood meeting were comments related to screening to block headlights. She asked how that'll be addressed. Derbes said it will be addressed by a retaining wall, earthwork, and landscaping. In total it will bring the elevation up by 6 feet. Board Discussion Member Kirkpatrick moved to approve Old Town Flats — Block 23, Project Development Plan #PDP130022 based on the findings of facts and conclusions in the staff report. Member Heinz seconded the motion. Member Kirkpatrick said she thinks it's a beautiful project and has done a remarkable job of tying into history. She thinks they were very clever about meeting the market where it is now and building a building that meets the hopes of City Plan by having the potential for mix of uses if the market allows. Kirkpatrick said she thinks they took something really challenging and made it into an asset. Chair Smith agreed. He said in the past there has been concern about the bookends that were the Discovery Museum and the North Transit Center and the pedestrian experience coming from old town north along Mason. What they've done with the linear park enhances that pedestrian experience by encouraging people to walk north. Planning & Zoning Board November 14, 2014 Page 5 Project: Old Town Flats — Block 23 Project Development Plan, # PDP130022 Project Description: This is a request for a 94-unit apartment building containing 123 bedrooms located on the southwest quarter of the block surrounded by North College Avenue on the east, Maple Street on the south, Mason Street on the west and Cherry Street on the north. Block 23 is platted as part of the original Town Plat and the parcel size is 0.87 acre. The site is zoned D, Downtown, Civic Center Sub -district. Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence Member Carpenter recused herself. Staff Presentation Chief Planner Ted Shepard said this is a request for a 94-unit apartment building containing 123 bedrooms located on the southwest quarter of the block surrounded by North College Avenue on the east, Maple Street on the south, Mason Street on the west and Cherry Street on the north. Block 23 is platted as part of the original Town Plat and the parcel size is 0.87 acre. Shepard said as proposed, the project would be an L-shaped building, five stories in height. The ground floor would include five dwelling units combined with at -grade and tuck -under parking spaces serving as a podium, above which there would be four residential stories. There would be 84 parking spaces along with bicycle parking. The building would contain a mix of studio, one, two and three bedroom units for a total of 123 bedrooms. The ratio of parking spaces to bedrooms is .68. The ground floor would include the parking spaces and 4,300 square feet of floor area for five mixed -use dwellings, leasing office and common area. The upper four floors would each contain about 18,415 square feet for a building total of 77,960 square feet. The site is zoned D, Downtown, Civic Center Sub -district. Shepard stated the PDP complies with both the standards of Section 4.16, Downtown zone district, Civic Center sub -district and the applicable General Development Standards. The P.D.P. was submitted prior to the adoption of Ordinance 121,013 which requires a ratio of parking spaces to bedrooms of at least .70. Even though exempt from this requirement, the P.D.P. provides 84 spaces for 123 bedrooms for a ratio of .68. A neighborhood meeting was held and the project was received favorably. Staff recommends approval. Applicant Presentation Kevin Brinkman and Dave Derbes of Brinkman Partners as well as and Eduardo Llanes of Oz Architecture made the applicant's presentation. Brinkman said Block 23, except for the proposed project, is owned by a bank. They will develop the southwest quadrant —or lots 17-20. He provided an overview of the surrounding area and stated he thinks the development would provide a catalyst for the development the land remaining in Block 23. Derbes stated the building will be a for -rent building for active professionals who want to avail themselves of downtown amenities. From their experience with other Mason Corridor projects, they've seen a significant demand for this type of project with staff from Woodward and Otter Box potential tenants. It'll be a high end product with high quality finishes and will have a strong presence at the corner of Mason and Maple. Derbes reviewed the site plan and the streetscape and indicated the project will have 84 private parking spaces and 132 bike parking spaces —34 will be in the units. He said the streetscape will enhance the Planning & Zoning Board November 14, 2014 Page 2 Chair Smith asked if staff or any member of the audience or board wished to pull any items from the Consent Agenda. A member of the audience requested Terra Vida II Apartments PDP to be moved to discussion. Member Hart made a motion to approve the consent agenda which consisted of the Minutes of the October 10, 2013 Hearing, 3 Mile Plan Update, Mail Creek Annexation and Zoning, Foothills Redevelopment ODP, and Provincetown File 3 One Year Extension of Vested Rights. Member Hatfield seconded the motion. The motion passed 7:0. Discussion Agenda: 3 Terra Vida II Apartments PDP, #PDP130028 7. Old Town Flats— Block 23 PDP, # PDP130022 8. Morningstar Assisted Living & Memory Care PDP, #PDP130024 9. Waterfield ODP, # ODP130002 Terra Vida II Apartments Project Development Plan, # PDP130028 This is a request for 276 apartments on 10.2 acres located between L Moon Drive, Cinquefoil Lane, Precision Drive and the planned extension a Fever Drive. There would be ten, three-story apartment buildings plu 6,000 square foot office/clubhouse, pool and picnic area along with nine ed-use dwelling gnits. The site is zoned H-C, Harmony Corridor. Recommendation: ArmrNal of the Modification of Standard and the Hearing Testimony, Written Comme and Other Evidenc Chief Planner Ted Shepard said the applic is the same d eloper as the existing Terra Vida Apartments located one block to the south. IT ' rojec as originally referred to as Presidio Apartments during the plan review process but cha d names at a later date for marketing purposes.) He said multi -family and mixed -use dwelling unit re mitted within the Basic Industrial Non -Retail Employment Activity Center of the Harmony rridor. The DP complies with the applicable standards of both the Harmony Corridor Plan and t -C zone. Further, a PDP complies with the applicable General Development Standards wit o exceptions. Two Modi i tions of Standards have been requested. The first, a Modificati of Standard to Section 3.5.2(D)(1 ' recommended to allow the entrances on Buildings 5 an to be located more than 200 feet from a tic sidewalk and to allow their entrances to not fac a public street as a design consideration to impr a internal circulation to the clubhouse. The ond, a Modification to Section 3.5.2(G) (1) (a) is recom ded to allow the rear elevation of three rages to have a length that exceeds 55 feet. Staff recommen proval. Paul C pbell of Campbell Architects said they met criteria in all respects for the project — the a not asirlg for any waivers. He's available for questions. Chair Andy Smith called the meeting to order at 5:00 p.m. Roll Call: Carpenter, Hart, Hatfield, Heinz, Kirkpatrick, Smith and Schneider Staff Present: Kadrich, Eckman, Vidergar, Wray, Shepard, Ex, Levingston, Gloss, Virata, Holland, Stanford, Olson, Gingerich, and Sanchez -Sprague Agenda Review CDNS Director Kadrich reviewed the agenda. Chair Smith provided background on the board's role and what the audience could expect as to the order of business. He described the following processes: • Citizen Participation is an opportunity for citizens to address the board on non -agenda related items. • Consent agenda items are considered items which have no known opposition. They are approved collectively at the beginning of the meeting unless a board member, staff or audience member requests an item is pulled and moved to the discussion agenda. • Discussion agenda items will include an applicant presentation, a staff presentation, and public comment. • At the time of public comment, he asked that you come to the podium, state your name and address for the record, and sign -in. He asked that the speaker clearly state their position. He encouraged speakers to share comments relevant to the topic under discussion. • Responses by applicant and staff will follow public comment. • The board will deliberate and reach a decision once a motion has been made and a vote taken. • He will begin each new item with a description of the development type being considered. The board will do their best not to use acronyms or jargon. Citizen participation: None Consent Agenda: 1. Minutes from the October 10, 2013 Hearing 2. 3 Mile Plan Update 4. Mail Creek Annexation & Zoning, #ANX130001 5. Foothills Redevelopment Overall Development Plan, # ODP130004 6. Provincetown Filing 3, 1 Year Extension of Vested Rights, #73-82X/Y