HomeMy WebLinkAboutOLD TOWN FLATS (BLK. 23) - PDR - PDR130002 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICATION3 (e). EXISTING NATURAL FEATURES
• See 2(i). above.
3 (f). ON & OFF SITE IMPROVEMENTS
• See attached illustrations
3 (g). DETENTION & DRAINAGE
• On site detention and water quality will comprise of bioswales, rain gardens and permeable pavers
where possible.
3 (h). EMERGENCY VEHICLE ACCESS & FIRE HYDRANT LOCATION
• An existing fire hydrant is located at the northeast corner of the site. An additional hydrant is
proposed at the southwest corner of the site.
• Please provide specific comments relating to the existing drive through use at the northeast corner of
block 23 and if we are able to retain this use.
• Has the city discussed any potential uses for the northwest corner "island" of land? Are there any
limitations relating to a retail kiosk or other walk-up retail uses?
• Please provide comments on proposed on -street parking on College Avenue, Maple Street and Mason
Street.
3 (a). ADJACENT PROPERTY USES
• The surrounding properties are within various zoning districts that include: Downtown District (D),
Neighborhood Conservation, Buffer District (NCB), Low -Density Mixed -use Neighborhood District
(LMN), Public Open Lands (POL) and Community Commercial — Poudre River District (CCR).
Currently there is a multi -family residential development located west of Mason Street. The
Downtown Transit Center is located on the south side of Maple Street as is the City of Fort Collins
government offices. A variety of mixed commercial and retail establishments are located on the east
side of College Avenue. North of the property is the Fort Collins Museum of Discovery.
3 (b). PROPOSED CIRCULATION SYSTEM
• As illustrated on the plans, the proposed development creates strong connections on Mason Street,
linking the transit center, North Mason to the Fort Collins Museum of Discovery, and the Poudre River
and trail system beyond. The development will also create a safe and inviting streetscape along Cherry
Street and again creating strong linkages from College Avenue to Mason St. This improvement is also
reflected on Maple Street. The development proposes to create strong corner conditions with bulb -
outs where possible that help create larger gathering plazas or associated spaces for pedestrians and
visitors. The alleyway is the final leg in the north south alleyway connections. The alley connects to
the alleyway pedestrian linkage system east of the transit center and though to the alleyway system as
highlighted in the Fort Collins Downtown Alleys Master Plan.
3 (c). LANDSCAPING
• The landscape proposed for the block would comprise of two conditions:
1. Streetscape — The streetscape condition would comprise of street trees planted at regular
intervals and plantings at the corners and other suitable locations. Planting beds would use
native species that demand lower water use. The plantings would also need to be low, so not
to restrict sight triangles but also create a safe environment for pedestrians with clear view
lines.
2. Interior to Block: Planting within the block will include foundation planting where possible,
small plazas and adjoin usable space. It will also be confined to parking islands and medians to
help create separation, shade from interior trees and vegetation within the parking area. The
vegetation potentially could also comprise of rain garden and bioswale plantings for water
quality.
3 (d). EXISTING & PROPOSED BUILDINGS
• Existing buildings within the property include a single story fast food restaurant, located at the corner
of College Avenue and Cherry Street. The Fort Collins Bike Co-op occupy a single story building, located
mid -block at 331 N. College Avenue and there is a single story commercial building along Maple Street
on the east side of the Alley. At full build -out, all buildings are to be replaced with new construction.
2 (k). UNUSUAL FACTORS OR CHARACTERISTICS
• The BNSF railroad tracks and associated 30' easement bisect the northwest corner of the site. The
location presents challenges for both vehicular and pedestrian traffic on the north and west sides of
the site.
1. Vehicular Access/Circulation — The attached plans show that vehicular access to Block 23 is
limited to the north, south and potentially east sides of the block. We have assumed that an
access drive onto mason will not be feasible based on the location of the RR tracks.
Additionally, the alley access to the north side of the block is most likely limited to a right
in/right out configuration. This limits the only full access to the south end of the alley on
Maple. We are proposing a mid -block, right in/right out access point onto College that would
help mitigate traffic congestion on Maple.
2. Pedestrian Access/Circulation —The railroad also crosses the city sidewalk to the west side of
block 23 along Mason. We would like to understand the city's vision of how this pedestrian
crossing should be configured and if improvements to the crossing are part of the Mason
Corridor work that is currently under way.
• BNSF has two small metal buildings or bungalows located on the site.
1. The west building appears to be close to the easement, but it is a newer building and did not
appear on the most recent survey. The location will be confirmed with updated survey
information in the near future.
2. The metal building to the north is not located within the 30' railroad easement. This building
does present some challenges with the configuration and use of Phase 2. We need to
understand if there are plans to relocate or abandon this building as part of the Mason
Corridor work that is currently under way. If not, we would like to discuss the relocation of the
building to within the existing 30' railroad easement. It would be helpful if a representative
from BNSF could attend the PDR meeting.
• The true northwest corner of block 23 at Mason and Cherry is isolated from the rest of the site by the
30' railroad easement.
2 (1). PREVIOUS APPLICATION
• This is the first PDR application we have submitted for this project.
2 (m). QUESTIONS THAT NEED TO BE ADDRESSED
• Given the constraints of the railroad, the site and circulation plans identify a potential access point on
College mid -block between Cherry and Maple. Please provide comments pertaining to the feasibility
of pursuing this as an additional access point.
• We need to understand the plans for the railroad bungalow and the potential for relocation or
abandonment.
• It is our intent to maintain the existing 20' public alley ROW. We will potentially widen this by way of
private easements attached to the public ROW. Are there any issues with this scenario?
• We need to understand the streetscape, facade and pedestrian activation requirements at the ground
levels of buildings R-1 and R-2 along Mason, Cherry and Maple.
• Please comment on bicycle parking requirements.
• We would like a representative from BNSF to attend the PDR meeting if possible.
• Please provide specific comments relating to the existing curb cuts along Cherry and College. Can
these be reused in their current locations?
this building and distance from Cherry Street is not impacted by the proposed development and the
heights are compatible with the size of the Museum building.
• The block is located north-east of Block 32 which accommodates the City's municipal building. This
block is the northern extent of the civic core that includes three north -south blocks that extend to Oak
Street where the County Courthouse building is located. The heights of the proposed development are
compatible with the Civic Core buildings.
• The heights proposed for the block are consistent with the heights of the apartments located on the
western side of Mason Street referred to as Penny Flats and then the associated newer buildings. The
use of residential apartments also is compatible with the use of this block and north of Cherry St called
Mason Street North, which is also a mixed use residential development.
• The uses for the block propose to be a mixed use conditions of residential, commercial and retail. The
uses are compatible with the surrounding area and downtown.
• The development offers an opportunity to create strong connections from the River and the Poudre
Trail System to Fort Collins downtown by extending the livable downtown condition north.
2 (f). WATER DETENTION
• The intention is to utilize the historic drainage outfall points for the block, which consist of inlets and
storm sewer in the perimeter streets. Existing impervious area is assumed to be grandfathered, and all
additional impervious area is expected to be restricted to the 2-yr historic rate during the 100-yr storm
event.
• Both quantity detention and water quality treatment are expected to be distributed among multiple
LID components, such as bio-retention rain gardens and permeable paver systems. A portion of the
quantity detention may also be provided via shallow ponding above surface parking lots.
• Stormwater management will be evaluated at an ODP/Master Plan level for the entire block, even
though each quadrant is expected to develop on a phase -by -phase basis with specific, detailed PDPs.
• Direct connection to the Howes Street Outfall box culverts will be investigated as a means to reduce
the required on -site quantity detention requirement, but it is not expected to break the cost -benefit
barrier at this point in time.
2 (g). SITE DRAINAGE
• Site drainage will meet all applicable criteria. See item 2(f) above for additional information.
2 (h). RUN-OFF
• Stormwater runoff will be captured and managed on -site prior to discharging into the adjacent public
storm sewer system. This site does not receive runoff from adjacent properties, nor will runoff from
Block 23 flow across any off -site private property. See item 2(f) above for additional information.
2 (i). IMPACT ON NATURAL FEATURES
• The site lacks any natural features due to previous land uses, therefore the proposal does not impact
naturalfeatures.
2 0). FIRE SPRINKLERS
• It is not known if the existing structures have automatic fire sprinkler systems in place.
• We anticipate the proposed parking level to be Type I construction (non-combustible, 2-hour
structure, 1 hour floor above) with a NFPA 13 sprinkler system. The 4 stories of Residential above will
be Type V-A construction (combustible, 1-hour) with a NFPA 13 sprinkler system.
• The development coordinates with and enhances the existing neighborhood by utilizing the existing
alleyway, reducing driveway access from College Avenue to a single driveway, and improves
movement to, through and around the site from all locations.
2 (d). SITE DESIGN & ARCHITECTURE
• Located in the Civic Center Downtown Sub -district, the architectural design shall be in context of its
surroundings and be compatible with the established architectural character of Downtown Fort
Collins. Compatibility shall be achieved through techniques such as the repetition of roof lines, the use
of similar proportions in building mass, similar window pattern, use of materials that have similarity on
color shade and texture.
• The L-shaped 5 story structure has been positioned to the south and west to provide a strong urban
edge along Maple Street and Mason Street. The ground level fa4ade will intertwine residential entries,
bicycle parking, outdoor plazas and commercial uses to create a dynamic urban street edge.
Pedestrian scale elements and features will be incorporated to enhance the street -level experience
and scale the facades to be compatible with the surrounding context.
• The 4 stories of residential units above the on -grade parking will include articulated facades (this has
not been illustrated yet) with large glazed areas at the living rooms, flanked by inset and partially
cantilevered balconies. A combination of regional materials will be incorporated to provide detail and
interest and richen the design aesthetic.
• The site design aims to provide a strong urban streetscape experience for residents, workers and
visitors. The aim is to create a four sided block that enhances the streetscape and creates a rich
environment that supports urban living and business growth where possible. Attention is given to
each corner with specific emphasis on the Maple/College Ave corner that terminates the view.from
Jefferson Street. This significant corner would create a plaza like condition for people to gather in and
potentially private businesses to extend into as a patio. Where feasible, corners will be created as
bulb -outs to offer more space for pedestrians. On street parking is proposed on College Avenue,
continued on Maple as per existing conditions, and then potentially some parallel parking offered on
Mason Street. On -Street parking on College Avenue would offer a continuation of the downtown
condition as evident immediately south on the block at the City Development Services building. On -
street parking would help activate the street and provide much needed parking for potential tenants
on the ground floor. The internal site would offer planted medians, potential bioswales or rain
gardens in the medians in the parking areas. A central mid -block access from Mason Street would
create a courtyard space and help connect the site east/west.
2 (e). COMPATIBILITY WITH SURROUNDING AREA
• Block 23 is located at the northern end of Mason Street and is bounded on three sides by railroad lines
and associated property. The most impacted area is the north-western corner where the railway line
bisects the corner of the site. The area immediately north is dominated by a convergence of railway
lines from the east which adjoins the north -south line from Mason Street. This results in railroad
dominated land uses on the eastern side of North College Avenue. Block 23 offers the only segment of
this portion of North College Avenue that is continuous without railway line interference. The
northern area opposite the property is dominated by railway easements forcing the Fort Collins
Museum of Discovery to be situated away from Cherry Street approximately 250 feet. The scale of
2 (b). CURRENT SITE & IMPROVEMENTS
• Block 23 Existing Structures
o The BNSF Railroad has a small (6'x6') metal building designated by the railroad mile post 74.52
known as a "control bungalow" that operates the adjacent railroad crossing at Cherry Street.
This is located at the northeast corner of Parcel I, which is part of future phase 1 and 2. A
second BNSF metal building is located near the RR tracks on the west side of Parcel 1.
0 303 North College Avenue includes an 8,360 SF commercial building built in 1951 for a service
garage occupancy per tax records. This is located on Parcel 11 & III, which is part of future
phase 3.
0 331 North College Avenue includes an 8,642 SF commercial building built in 1949 for a service
garage occupancy per tax records. This is located on Parcel II & 111, which is part of future
phase 3.
0 343 North College Avenue includes a 1,269 SF commercial building built in 1978 for a fast food
restaurant occupancy per tax records. This property also includes a second accessory building.
This is located on Parcel IV, which is part of future phase 4.
• The portion of the site on the west side of the alley is currently dirt, grass or other pervious material.
The portion of the site on the east side of the alley is currently covered by pavement, the structures
mentioned above and a minimal amount of pervious landscape material.
• The site is currently zoned as "D" or "Downtown District" and is part of the Civic Center sub -district.
• This site is not located in a floodplain.
2 (c). SITE CIRCULATION
• Site circulation utilizes existing entrance points for vehicular and pedestrian circulation. The mid -block
alley that runs north/south from Maple Street to Cherry Street will serve as the primary access for all
vehicles entering the site. Access from Maple Street will be the only full movement vehicular access
into the site due to a series of access constraints. The railway line that travels along Mason Street and
bisects the north-west corner presents circulation and access constraints to the entire western side of
the block. Access into the site from the northern side is proposed to be a right in and right out turning
movement. This is due to the railway line proximity, associated island and stacking lanes for east
bound traffic on Cherry Street turning north onto North College Avenue. On the eastern side of the
site it is proposed in CDOT's Hwy 287 Access Plan to eliminate all curb cut driveway access from
College Avenue. Due to the access hardship the block experiences, it is proposed one right in and right
out drive be permitted off of College Avenue in a shared location as the site develops.
• Pedestrian circulation will be catered for internally on internal sidewalks and in shared zones such as
the alleyway. The alleyway is a north -south access that will allow pedestrians to link to the south to
alleys to Laporte and then connect through to Mountain Avenue, conforming to the Alley
Enhancement Master Plan that highlights such linkages. The Maple Street right of way will be
improved to create an urban streetscape condition that supports activating the ground floors of the
potential retail level on the corner of College Avenue and Maple Street. This streetscape will allow for
safe passage of pedestrians east -west. The improvements to the Mason Street streetscape will allow
for a 90 degree pedestrian railroad crossing point by moving the sidewalk towards the property line.
The goal is to create a safe streetscape that allows for residents, and workers to access Mason Street
and connect to Laporte and Mountain Avenue, the future MAX stop, transit center, Fort Collins
Museum of Discovery, Lee Martinez Park and the Poudre River Trail system.
2 (a). PROPOSED PROJECT
• The proposed project is located at the northeast corner of Mason Street and Maple Street. It is our
intent to move forward with a multi -phased development of the entire block 23 site. The
development will incorporate a minimum of 4 phases which are further described below and
illustrated on the attached phasing plans. At this point, we envision submitting an ODP for the entire
block concurrently with a PDP for the first phase. Phases 2, 3 and 4 will be addressed in future
submittals. The ON will specifically address the development phasing and will provide master plans
for circulation, infrastructure, drainage and utilities.
o Phases 1 and 2 — The first two phases of the development are located to the west side of the
existing alley and include the R-1 and R-2 buildings. Phase 1 (Building R-1) and Phase 2
(Building R-2) are located on Parcel I which consists of Lots 13-20 with a total land area of
1.748 acres Both R-1 and R-2 will be 5 stories high and will incorporate an attractive
streetscape for pedestrians and tenants with street level live -work units, stair cores, residential
lobby and bike storage. Specific details for each building are provided below.
■ Phase 1—The initial phase would focus on the development of the southwest corner
of block 23 which includes building R-1. R-1 consists of 4 stories of residential units
over a ground level containing (2) live/work units and parking. It includes
approximately 66,788 SF of residential area and 3,124 SF of live/work space and
ground floor entries, with a typical floor plate of approximately 16,697 GSF. 79 on -site
vehicular parking spaces will be provided and bicycle parking will be provided using a
combination of interior and exterior storage options to meet the code requirements.
This building is currently designed with (52) 1-bedroom, (12) 2-bedroom, (4) 3-
bedroom and (4) Studio apartments. Unit counts and square footage will be refined as
design process progresses.
■ Phase 2 —The second phase of the development will focus on the northwest corner of
block 23 and building R-2. R-2 consists of 4 stories of residential units over a ground
level containing entries and parking. It includes approximately 63,752 SF of residential
area and 500 SF of ground floor elevator and stair core entries. The building has a
typical floor plate of approximately 15,938 GSF. 69 on -site vehicular parking spaces
will be provided and bicycle parking will be provided using a combination of interior
and exterior storage options to meet the code requirements. This building is currently
designed with (48) 1-bedroom, (12) 2-bedroom, (4) 3-bedroom and (1) Studio
apartments Unit counts and square footage will be refined as design progresses.
o Phases 3 & 4 —The third and fourth phases of the development located on the east side of the
existing alley and are intended to be mixed -use in nature. These phases will most likely follow
phases one and two, but the ultimate sequence may vary based on the acquisition structure
and/or market forces. The mixed -use buildings for phases three and four that are shown on
the attached phasing plan are intended to provide an approximation of use, mass and site
configuration. The building sizes and locations will likely evolve as the design progresses. The
buildings will most likely accommodate commercial office and retail uses on the lower floors
and potentially residential uses on the upper floors.
BRINKMAN
P A R T N E R S
City of Fort Collins Preliminary Design Review (PDR)
Proposed Project Narrative
Block 23, Fort Collins, CO
February 27, 2013
BLOCK 23 SITE DESCRIPTION
• Legal Description —The Block 23 project site is located in the northeast quarter of Section 11,
Township 7 North, Range 69 West of the 61h Principal Meridian, City of Fort Collins, County of Larimer,
State of Colorado. Block 23 consists of (20) lots, which were platted with the original City of Fort
Collins plat dated January 1, 1873.
• Property Boundaries — The project site is located within a complete City block and is bounded on all
sides by public right-of-way and streets, which included Cherry Street on the north, College Avenue on
the east, Maple Street on the south and Mason Street on the west. Cherry Street, Mason Street and
Maple Street all have 100' right-of-ways. College Avenue has a varying right-of-way width. This site is
also bisected by a 20' public alleyway that travels north -south from Cherry Street to Maple Street.
• Parcel Locations — The site is currently separated into four (4) separate parcels including:
• Parcel I consisting of Lots 13-20 with a total land area of 1.748 acres
• Parcel II consisting of Lots 1-6 with a total land area of 0.655 acres
• Parcel III consisting of Lots 7-8 and portions of Lots 9-11 with a total land area of 0.437 acres
• Parcel IV consisting of Lots 10-12 with a total land area of 0.654 acres
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City Of Development Review Guide — STEP 2 of 8
Fort Collins PRELIMINARY DESIGN REVIEW:
�-- APPLICATION
General Information
Preliminary design review is an opportunity for an applicant to discuss the requirements, standards, procedure, and
potential modifications of standards or variances that may be necessary for a project and to generally consider the
development proposal design which has been evaluated as a part of the conceptual review process. While the conceptual
review process is a general consideration of the development proposal, a Preliminary Design Review considers the
development proposal in greater detail. Problems of both a major and minor nature can be identified and solved during
the preliminary design review before a formal application is made.
Preliminary design review applications must be submitted to City Staff no later than 5 pm, two weeks prior to the
Wednesday meeting date. Application materials can be e-mailed to currentplanninq(o)fcoov.com or sent to/dropped off at
281 North College Avenue.
Representatives of Community Development and Neighborhood Services (Zoning, Environmental Planning, Current
Planning. and Development Review Engineering), Light and Power, Stormwater, Water/Waste Water, Advance Planning
(Long Range Planning and Transportation Planning), Historic Preservation and Poudre Fire Authority regularly attend
preliminary design review meetings. Additionally, other public or quasi -public agencies which may be impacted by the
development project are invited and encouraged to attend the preliminary design review. These agencies may include the
gas utility, water and/or wastewater utility districts, ditch companies, railroads, cable television service providers and
other similar agencies.
Upon receipt of a preliminary development proposal for review, and after review of such proposal with the applicant, the
staff shall furnish the applicant with written comments and recommendations regarding such proposal in order to inform
and assist the applicant prior to preparing components of the development application. The staff shall provide the applicant
with a "critical issues" list, which will identify those critical issues that have surfaced in the preliminary design review as
issues that must be resolved during the review process of the formal development application To the extent that there is a
misunderstanding or a misrepresentation of facts, the opinion of the staff may change during the course of development
review. i_>�
Section to be filled out by Staff l
Date of Meeting — Project Planner
Ci
Submittal Date Fee Paid ($500)
*BOLDED ITEMS ARE REQUIRED* *The more info provided, the more detailed your comments from staff will be.*
Project Name Block 23
Project Address (parcel # if no address) Block 23 - #9711124023
Contact Name(s) and Role(s) (Please identify whether Consultant or Owner, etc)
Kevin Brinkman - Purchaser Dave Derbes - Consultant Tina Hippeli - Consultant
Business Name (if applicable) Brinkman Development
Applicant Mailing Address 3003 E. Harmony Rd., Suite 300, Fort Collins, CO 80528
Phone Number 970-672-1011
E-mail Address
Basic Description of Proposal (a detailed narrative is also required)
Development of Block 23 - See attached narrative
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Zoning _
Use Mixed -Use
Existing Use None
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Total Building Square Footage 69,912 S.F. Number of Stories 5 Lot Dimensions 0.87 acres
Age of any Existing Structures No structures located on phase 1 site
Info available on Larimer County's Website: http://www.co.larimer.co us/assessor/query/search.cfm
*If any structures are 50+ years old, good quality, color photos of all sides of the structure are required.
Increase in Impervious Area See attached narrative S.F.
(Approximate amount of additional building, pavement, or etc. that will cover existing bare ground to be added to the site)
Community Development & Neighborhood Services — 281 North College Avenue — Fort Collins, CO 80522-0580