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Home My WebLink AboutMELDRUM OFFICE BUILDING - PDP - PDP130027 - REPORTS - RECOMMENDATION/REPORTMeldrum Office Building PDP #130027 Administrative Hearing 12-05-2013 Page 10 . 7. Findings of Fact/Conclusion In evaluating Meldrum Office Building (111 S. Meldrum), #PDP130027, Staff makes the following findings of fact: A. The request for a modification of standard to permit the use of composite panel material in modules larger than 3 feet by 5 feet is not detrimental to the public good and will promote the general purpose of the standard equal to or better than if it complied with the section 4.16(D)(5)(e). This is because the material does not detract from the architectural interest of the building and continues to promote a sense of human scale and pedestrian -oriented character. B. The PDP contains permitted uses and complies with the applicable land development standards of the Community Commercial District in accordance with Article 4 of the Land Use Code with the exception of the requested modification of standard. C. The PDP complies with the applicable General Development Standards of Article 3 of the Land Use Code. D. The PDP complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. RECOMMENDATION: Staff recommends approval of Meldrum Office Building (111 S. Meldrum), #PDP130027 ATTACHMENTS: 1. Site and Landscape Plan 2. Architectural Elevations 3. Color Perspectives 4. Shadow Study 5. Material Modification Request 6. Lighting Plan and Alternative Compliance Request 7. Bike Parking Alternative Compliance Request 8. Project Narrative 9. Neighborhood Meeting Notes 8-14-13 10. Public Comments Meldrum Office Building PDP #130027 Administrative Hearing 12-05-2013 Page 9 Building Heights Map -{ Height Limits F-1 +1-150 feat, 10 - 12 stones r -�- +1- 115 feel, 7 - 9 stories • - - -4■>r mar ■n r. +1.85 feel, 5.6 stories �•_ y _ - 3 - d 5 - b +1- 45 feet. 3 - 4 stones _ o , - 45 85 = Note On blocks vuth multiple height Gents, lines convey generst building _ z ' MAPLE si massing concepts, not exact dimensions. z L_ - 1 I, - Civic Center 9 Canyon Avenue Sub•Districts $8OawrZone Districts •fin x LCl2's ' 1 5 - 6 (1 I - f xl� W. 85T. R i T Gtj �1 .. —'--•—�—• —•--•. - `MO&WAINAVE EMOUNTAIN AVE jj If 10-12 85 W 150 _ t OAK ST L L)-%K sr - - - - - w I o 105.�!_, 6-2�W1�gS-6 WMAGNOLIAST _ F - MAGNOLIA NOLIIAI ST�rp I --�p. 97 6C1 3-4 -1 r �4� } - • eMAiWWRRY$F In Canyon Avenue?Civic Center Subdistricts Height Limits Map Meldrum Office Building PDP #130027 Administrative Hearing 12-05-2013 Page 8 6. Downtown Strategic Plan The Framework Diagram in Downtown Strategic Plan identifies this block as a transition area. Transition areas are discussed in the following sections: • Principle 2: Utilize the energy from the core to leverage and attract new development in the infill/transition area. o 2.1.1 The west side Infill/Transition Area presents the best opportunity to support the core with redevelopment in the short term, and should be the primary focus of attention and effort to support redevelopment. o 2.2.1. Continue to allow taller buildings (more than 3 stories), to support the market recommendations for redevelopment in the Infill/Transition Area, and to reinforce downtown as the primary focal point of Fort Collins from a community appearance and design standpoint. o 2.2.2. Acknowledge that taller buildings affect various interests differently, with both positive and negative effects; and set standards for scale and careful design so that negative effects are considered and mitigated (e.g., changes to historic character, quality of life in nearby neighborhoods, sunshine patterns in adjacent spaces, views, and large existing trees). • Principle 3: Blend the Downtown retail/entertainment district with adjacent neighborhoods. o 3.1.1. Protect the character of existing residential neighborhoods from insensitive redevelopment by requiring careful attention to neighborhood scale, housing types, and historic integrity. o 3.2.1 The Infill/Transition Areas — West Side, East Side, and Downtown River Corridor - will have their own distinctive character and identity. o 3.2.2 Carefully locate and shape taller buildings (4-12 stories) in the westside Infill/Transition Area to respond to defining characteristics of the surrounding context. (The surrounding context includes both existing and emerging characteristics that are consistent with adopted plans.) This section informed the update to the Land Use Code and directly transferred the following map from the Downtown Strategic Plan into the Land Use Code: Meldrum Office Building PDP #130027 Administrative Hearing 12-05-2013 Page 7 a. Relationship of Buildings to Streets, Walkways, and Parking. The main entrance of the building faces directly onto the public sidewalk. b. Variation in Massing. The proposed building provides both vertical and horizontal variation throughout the building. Where there are changes in material, the building articulates, thereby breaking the building mass up into modules (see perspective renderings). c. Character and Image. The proposed building provides a variety of high - quality materials utilizing traditional building material such as brick and stone. The design provides interest and wall articulation along connecting walkways at intervals more frequent than the required 30 feet. 4. Development Standards for the Transit -Oriented Development (TOD) Overlay Zone [Division 3.101 The standards contained in the TOD Overlay Zone are not applicable as they pertain to properties south of Prospect Road and to projects including parking structures. 5. Modification of Standards [Division 2.8] A. Canyon Avenue and Civic Center: Exterior fagade materials [4.16(D)(5)(e)] The applicant is requesting a modification to the standard that requires the following material to be used for the full height of a building in the Canyon Avenue Subdistrict of the Downtown District in modules not to exceed 5 feet horizontally and 3 feet vertically: stone, brick, clay units, terra cotta, architectural pre -cast concrete, cast stone, prefabricated brick panels, architectural metals or any combination thereof. The applicant proposes to use a composite building material not included on the list of acceptable materials, and that is configured in excess of the maximum allowable module dimensions. The material is a high -quality durable cement composite with panel sizes of 4 feet by 8 feet. This material is principally applied to the upper three stories of the building where there is less need for architectural interest created by material and texture because it is so far from the pedestrian level. The material has a smooth finish and is proposed in a few tones of gray. Larger panels and the gray tones will help the upper stories appear less prominent and to visually recede. Staff concurs with the applicant that the use of composite panel material in modules larger than 3 feet by 5 feet is not detrimental to the public good and will promote the general purpose of the standard equal to or better than other approved building materials configured in compliance with Section 4.16(1))(5)(e). This is because the materials do not detract from the architectural interest of the building and promote a sense of human scale and pedestrian -oriented character. Meldrum Office Building PDP #130027 Administrative Hearing 12-05-2013 Page 6 beyond the street curb line. The light spill over is due to the encroachment of the canopy entry feature which is subject to approval of a ROW encroachment permit. Please see the applicant's alternative compliance request letter attached. Staff finds that the proposal for alternative compliance accomplishes the purposes of Section 3.2.4 equally well or better than would a lighting plan which complies with the standards of the section. Proposed lighting complies with previously mentioned review criteria, in that the site is not nearby a natural area, it enhances neighborhood continuity and connectivity, fosters non -vehicular access by providing softly lit sidewalks and plaza space for pedestrians, and demonstrates innovative design by lowering light intensity by reflecting it off trees and building walls. B. Building Standards [Division 3.5] 1) Building and Project Compatibility [Section 3.5.11 Architectural Character, Building Size, Mass and Scale, Building Materials, Building Color, and Building Height Review [Section 3.5 (B), (C), (E), (F), and (G)] — The proposed building is taller by three stories than the existing commercial building to the north. Facades are broken into distinct modules that help reduce the perceived size. The base consists of the first floor and the entry feature that is three stories tall. The middle section is three and four stories of masonry which creates a pronounced principal element that is similar in size to the existing building to the north. The top section is set back and consists of a color (gray) and material (large module composite panels) that helps to reduce the perceived building mass and bulk. Across the alley to the west are single-family houses. The proposed building is setback from the 20 foot wide alley by a 65 foot deep parking lot. The top story on the rear side is setback 29 feet from the face of the building helping to reduce the overall perceived size. Buildings exceeding 40 feet in height are subject to additional review to maintain desirable views from public spaces, to mitigate substantial adverse impacts of shadowing, and ensure privacy and compatibility with neighborhood scale. The applicant has provided a view study that shows the proposed development does not substantially alter the opportunity for desirable views of the mountains from public places (see attached). The applicant has also provided a shadow study showing that the proposed building does not adversely affect the surrounding properties by casting shadows that would preclude the functional use of solar energy technology. 2) Mixed -Use, Institutional, and Commercial Buildings [Section 3.5.3] Meldrum Office Building PDP #130027 Administrative Hearing 12-05-2013 Page 5 primarily along Meldrum Street and Canyon Avenue, of which an estimated 7-10% use alternative modes to get to work. They presently provide 302 private parking spaces within the immediate area, with the closest parking being 65 leased spaces in the Key Bank lot on the northwest corner of Meldrum and Oak. Further, Blue Ocean and the City of Fort Collins are discussing partnership opportunities for a new parking structure in the Meldrum Street area (such as the one that was presented in the neighborhood meeting) in order to absorb the growing parking needs within this area of Downtown. b. Site Lighting: [Section 3.2.4] The applicant is proposing an Alternative Compliance (3.2.4(E) request for the method of site lighting. Proposed lighting includes fixtures that are up -cast (fixtures DD, KK, & HH) and the light projected 20 feet beyond the property line exceeds 0.1 foot candles. Section 3.2.4(D)(3) requires light sources to be fully shielded and minimize up -light to avoid unnecessary diffusion on adjacent property. Alternative Compliance: (3.2.4(E) The proposed alternative compliance is considered based on the "extent to which the proposed design protects natural areas from light intrusion enhances neighborhood continuity and connectivity, fosters non -vehicular access, and demonstrates innovative design and use of fixtures or other elements." City Staff and the applicant agree that the basic format of a photometric plan does not provide the detail necessary to "tell the story" of site lighting because it measures foot-candles on a single plane, the ground. The alternative compliance proposal compares this site with the Otterbox Headquarters (209 S. Meldrum) because it uses the same fixtures. City Staff met the applicant on -site to inspect the lighting to address two different purposes: light levels that will promote public safety, and protect adjacent properties from adverse glare impacts. Site inspection showed that, taken as a whole, fixtures cast a soft light that is pleasant and bright enough to see another person anywhere on the site. The up -casting fixtures (DD) shine on the trees and create an ambient light that does not seem to adversely encroach onto adjacent properties. In order to mitigate possible negative impacts, the applicant is proposing to incorporate honeycomb louvers and glare shields into the light fixtures. The up -casting fixtures (KK) are decorative lighting which light the brick wall in a cross form which does not diffuse off the site due to eve overhangs. The spillover light beyond the maximum permitted distance of 20 feet does not exceed Meldrum Office Building PDP #130027 Administrative Hearing 12-05-2013 Page 4 i. Safety Considerations: [Section 3.2.2 (C)(1)] — Pedestrians, bicycles and vehicles are separated to the maximum extent possible in the proposed plan. Six parking spaces are proposed inside a private garage that is accessed from the abutting alley via an access easement through the parking lot at 417 Mountain Avenue. Easements necessary to provide legal access to the parking are shown on the plat. ii. Curb cuts and ramps [Section 3.2.2 (C)(2)] No curb cuts and ramps are proposed with this application. iii. Site Amenities and Bicycle Facilities: [Section 3.2.2 (C)(3) and (4)] Required bicycle parking for this development is as follows: 1 space per 4,000 square feet [42,000 s.f. / 4,000 = 10.5 spaces] provided at 20% enclosed and 80% fixed. 1. Alternative Compliance: The plan proposes 14 enclosed parking spaces within the building and 0 fixed spaces. The property to the north provides 6 fixed bicycle parking spaces and the applicant's perspective is that the intended use of the building will not generate bicycle parking demand exceeding the spaces provided. Please see the attached alternative compliance request. Staff finds that the proposal for alternative compliance accomplishes the purposes of Section 3.2.2 equally well or better than would a bicycle parking plan that complies with the standards. iv. Walkways: [Section 3.2.2(C)(5)] Walkways within this site directly and continuously connect pedestrian points of origin and destination. v. Parking: [Section 3.2.2(K)] Nonresidential uses are limited to a maximum number of parking spaces. Specifically, office use is limited to 1 space per 0.75 employee or 3 spaces per 1,000 square feet. The project is proposing to remove 12 abutting on -street parking spaces within the ROW in order to expand the landscape parkway for landscaping and public gathering space. Various City departments, including Parking Services, Sustainability, Traffic Operations, Development Review Engineering, Capital Projects, Stormwater, and Planning, have reviewed the request for removal of the 12 on -street parking spaces and determined that the number of removed spaces represents a minimal impact to parking supply when viewed in the context of the larger district. The City is pursuing a more comprehensive parking solution to address needs within the Downtown Canyon Avenue subdistrict. The development is proposing 6 on -site parking spaces in a private parking garage: 5 standard spaces and 1 handicap and van accessible space. Blue Ocean/Otterbox has roughly 550 employees spread out through the Downtown area, Meldrum Office Building PDP #130027 Administrative Hearing 12-05-2013 Page 3 portion of the building by utilizing a strong natural stone base and entry feature, a middle section of red brick and windows with traditional sills and lintels, and a top section that steps back in multiple tiers and is constructed with a high quality composite panel. (See Architectural Elevations and Perspectives.) Additionally, the applicant has provided shadow and viewshed studies showing that the building mass does not significantly diminish access to sunlight, views of the mountains or other historic resources (see attached). 4) Building Character and Facades: Buildings shall not have blank walls that face a public street exceeding 50 feet in length, be constructed with high quality materials, and promote outdoor activity with balconies and courtyards. The building provides high quality material at the pedestrian level including natural cut stone and steel canopy framing. The streetscape integrates with the property to the north providing boulders for seating, rain gardens and landscaping. D. Site Design Standards: [Section 4.16 (E)] 1) Site Design: Buildings that are four stories or taller must provide an easily accessible and highly visible public plaza that promotes active and passive activities. The site has 75 feet of street frontage and has proposed to utilize an expanded parkway within the right-of-way (by removing the on -street parking) combined with the property to the north (which the applicant also. owns) to create a public plaza space to promote passive gathering amongst the landscaping and stone seating. 3. Compliance with Applicable General Development Standards — Article 3 A. Site Planning and Design Standards [Division 3.2] 1) Landscaping and Tree Protection: [Section 3.2.1] — The Project Development Plan provides full tree stocking and street trees throughout the project site. Street trees are shown, where possible, in landscaped parkways. The applicant is preserving two mature trees in the landscape parkway and is working with the City Forrester on a tree mitigation plan to compensate for the removal of 3 trees on the site. 2) Landscape standards (E): All non -paved areas of the site plan are proposed as landscaped areas including turf, shrubs, flower beds and foundation plantings (see landscape plan). Detailed planting plans will be provided at Final Plan. 3) Access, Circulation and Parking [Section 3.2.2] a. Development Standards [Section 3.2.2 (C)]: Meldrum Office Building PDP #130027 Administrative Hearing 12-05-2013 Page 2 The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Downtown (D) Commercial office South Downtown (D) Parking lot East Downtown (D) Parking lot West Neighborhood Conservation, Medium Density (N-C-M) Single-family residential 2. Compliance with Applicable Downtown (D) District Standards [Division 4.161 A. Purpose: The purpose of the Downtown District 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 consistent with the stated purpose of the zone district as the project proposes a commercial office building with extensive improvements to the pedestrian environment. B. Permitted Land Uses: [Section 4.16 (B)] The proposed use of Commercial Oyice is permitted in this zone district and the Canyon Avenue Sub -district subject to administrative review by a Hearing Officer (Type 1). C. Building Standards: [Section 4.16 (D)] 1) Setback from Streets: A landscape setback with unspecified dimensions is required on all block faces west of Mason Street. The proposed building provides a landscape setback ranging between 2 and 4 feet. 2) Building Height: The height limit for this block of downtown is 5 — 6 stories or +/- 85 feet. The proposed building is 6 stories totaling 85 feet in height. 3) Building Mass Reduction for Taller Buildings (over three [3] stories): Taller buildings are required to provide a clearly defined base portion of one or two stories with upper floor setbacks. The purpose is to provide a pedestrian -scale along sidewalks and outdoor spaces, and preserve sunshine patterns and views. The applicant worked extensively with staff to clearly define a base arof t Collins ITEM NO MEETING DATE December 5. 2013 STAFF Seth Lorson ADMINISTRATIVE HEARING PROJECT: Meldrum Office Building (111 S. Meldrum), #PDP130027 APPLICANT/OWNER: 111 Meldrum LLC (Blue Ocean Enterprises) 416 West Oak Street Fort Collins, CO 80521 PROJECT DESCRIPTION: This project proposes to demolish the existing building at 111 S. Meldrum (former Ulrich Blueprint) and construct a 42,000 square foot, 6-story, commercial office building with 6 parking spaces inside a garage on the ground level. The project proposes to remove 12 on -street parking spaces and expand the landscape parkway with rain gardens and landscape features to serve as informal gathering space from this site to the corner of Meldrum St. and Mountain Ave. The site is in Downtown District (D), Canyon Avenue Sub -District and the Transit -Oriented Development (TOD) Overlay Zone. In the Downtown District commercial offices are subject to review and approval by an Administrative Hearing Officer. The project is requesting one modification of standard by proposing a non -permitted building material (composite panel) exceeding a five feet horizontal by three feet vertical module. The rest of the building consists of brick and natural stone with a steel frame entry feature and canopy. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed PDP has been reviewed by staff and is in compliance with all applicable Land Use Code (LUC) standards with the exception of the proposed modification of standard for which staff is recommending approval based on the finding that the proposal "will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard" (Sec. 2.8.2.). COMMENTS: 1. Background The initial development concept for this project included a 450 space, mixed -use parking structure wrapped in ground floor retail. The parking structure was subsequently dropped from consideration and is not part of the development application. The applicant presented the initial office building/mixed-use parking structure concept at the neighborhood meeting, with much of the public discussion centered on potential traffic and compatibility impacts attributed to the mixed -use parking structure. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750