HomeMy WebLinkAboutSOLAR VILLAGE MAPLE - PDP - 23-07 - REPORTS - RECOMMENDATION/REPORTSolar Village Maple Project Development Plan — Type I (# 23-07)
November 8, 2007 Administrative Hearing
Page 11
• Section 3.5.2(C)(1) Residential Building Standards, Relationship of
Dwellings to Streets and Parking, Orientation to a Connecting
Walkway where the applicant seeks a modification to the standard.
C. The Project Development Plan complies with all applicable district
standards of Section 4.16 of the Land Use Code, D—Downtown District,
Civic Center Subdistrict.
5. Staff Recommendation:
Staff recommends approval of the Solar Village Maple Project Development Plan —
Type I (# 23-07) and the associated request for modification of standards.
6. Attachments:
Zoning exhibit
Statement of Planning Objectives, dated July, 2007
Modification request letter dated November 5, 2007
Neighborhood Meeting Notes dated July 19, 2007
3-D renderings of proposed project
Transportation Impact Study dated August, 2007
Phase I Environmental Site Assessment dated June 28,2006
Full sized plan set
Solar Village Maple Project Development Plan — Type I (# 23-07)
November 8, 2007 Administrative Hearing
Page 10
lines for mostly zero setbacks. Four outdoor seating areas and an
entry plaza in front of a small, enclosed lobby create human scale,
pedestrian interest, and contribute to the comfort and visual continuity
of the site. There is no vehicle use between the building faces and the
street. [Section 3.5.3(B)(2)]
c) Variation in Massing: The street -fronting buildings have been designed
with appropriate changes in volume and roofs as described above.
There are numerous projecting and recessed elements. These
changes are related to units, entrances and functions of the internal
spaces. [Section 3.5.3(C)]
d) Character and Image, Site Specific Design: The proposed project
contributes to the uniqueness of the D--Downtown District, Civic
Center Subdistrict. The street -fronting buildings are designed with
appropriate and high -quality materials and detailing which will be a
quality addition to this area. [Section 3.5.3(D)(1)]
e) Fagade Treatment: All facades on the street -fronting buildings exceed
the minimum wall articulations. Walls have clearly defined bays,
changes in plane, materials and texture, and well articulated
fenestration. All facades on the street -fronting buildings have
materials and design characteristics consistent with those on the front
elevations. Entrances are clearly identified with arches, awnings or
canopies. [Section 3.5.1(D)(2),(3),(4) and (5)]
fl Base and Top Treatments: The street fronting buildings have brick or
split -face block bases and either a projecting metal cornice and flat
roof or pitched roof tops. [Section 3.5.1 (D)(6)]
4. Findings of Fact / Conclusion:
After reviewing the Solar Village Maple Project Development Plan — Type I (# 23-07),
staff makes the following findings of fact and conclusions:
A. The Project Development Plan complies with all applicable administrative
standards contained within Article 2 of the Land Use Code.
B. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code, with
one exception:
Solar Village Maple Project Development Plan — Type I (# 23-07)
November 8, 2007 Administrative Hearing
Page 9
character. The applicant has designed the north building to be
compatible with the neighborhood by using light colored wood siding
and shallow pitched roofs and pediments to reduce the bulk of the
building. Staff has met with the designer to discuss possible
alternatives to this plan but the applicant wishes to proceed with this
design. No lights are proposed along the north property line to limit
lighting impacts to the adjacent residence. [Section 3.5.1 (H)]
h) Outdoor Storage Areas/Mechanical Equipment: The trash and
recycling enclosure is located along the alley and accessible only from
the alley. Outdoor Storage: All outdoor storage is adequately
screened. Mechanical equipment will be rooftop mounted, including
solar panels on the pitched roof surfaces facing south. All meters,
vents and other equipment will be painted to match the surrounding
building surfaces.
2) Residential Building Standards
a) Relationship of Dwellings to Streets and Parking, Orientation to a
Connecting Walkway. The north building, which contains garages with
second -story studio apartments above, does not meet the connecting
walkway standard for residential developments. The proposed
walkway does not qualify as a major pedestrian spine. The applicant
has submitted a request for modification of this standard, attached.
Though staff is not completely in alignment with the modification as
requested, staff cannot see a reasonably feasible alternative on this
tight infill site.
3) Mixed -Use, Institutional and Commercial Buildings
a) Relationship of Buildings to Streets, Walkways and Parking,
Orientation to a Connecting Walkway. All mixed -use and commercial
buildings have at least one entry that faces and opens onto the public
sidewalk.
b) Orientation to Build -to Lines for Streetfront Buildings: This project is a
more urban development for this neighborhood. Build -to lines along
Maple Street align with the build -to lines of the commercial neighbor to
the east, but along Meldrum, build -to lines are closer to the street than
the project's single-family residential neighbors to the north. The
proposed sidewalks continue and enhance the existing sidewalk
pattern. All proposed street -fronting buildings are sited at the property
Solar Village Maple Project Development Plan — Type I (# 23-07)
November 8, 2007 Administrative Hearing
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c) Privacy Considerations: The project is an infill development with
existing residential to the north. The applicant has done their best to
design a project that balances programmatic needs and desires on this
site with a sensitivity to the neighbors. Windows are kept to a
minimum on the north elevation of the project and fencing and vines
are proposed to soften the project over time. [Section 3.5.1 (D)]
d) Building Materials: The surrounding residential areas employ a variety
of materials, mostly wood siding but also some brick and stucco. The
proposed buildings are brick, split -face block, stucco and siding with
spare detailing including metal sills, lintels, cornices and awnings. All
windows are clear glass. Fenestration is detailed with mullions which
break up the windows into human scaled sections. [Section 3.5.1 (E)]
e) Building Color. The colors chosen for the project are within the realm
of the colors of existing houses in the area. The colors are earthy and
unify the project. [Section 3.5.1 (F)]
t) Special Height Review: The pitched -roof street and alley fronting
buildings are just over 40 feet to the ridge lines and therefore require
special height review. The pitched -roof volumes contribute to the
variety and residential scale of the buildings. These small triangle
elements over 40 feet will not appreciably affect anyone's views of the
foothills more than the buildings themselves do. The tallest structures
are at the south end of the property where they are least likely to affect
the neighboring property to the north. Still at the worst case scenario
on December 21 st the entire property to the north will be nearly
completely in shadow. The additional height of the pitched -roof
elements will not impact privacy for neighbors since there is no
habitable space or windows within the gables. The pitched roofs are
proposed to break the mass of the large buildings up to fit into the
scale of the area. [Section 3.5.1 (G)(1)]
g) Land Use Transition: This PDP will be a substantial change from the
existing pattern of development. The site is a relatively small infill site.
The applicant has done his best to design the project to be compatible
with adjacent properties through compliance with the standards set
forth in the Building Standards Division of the Land Use Code
regarding scale, form, materials, and colors. As mentioned above, the
larger building masses are located on Maple and Meldrum Streets with
the more commercial building facing City Hall and the more residential
building with pitched roofs along Meldrum which is residential in
Solar Village Maple Project Development Plan — Type I (# 23-07)
November 8, 2007 Administrative Hearing
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h) Parking Stall Dimensions: All parking spaces are proposed to be
standard size spaces. Staff will work with the applicant in Final Plan to
fine-tune the parking dimension details. [Section 3.2.2 (K)]
i) Site Lighting: All lighting fixtures and lighting levels meet City
standards. All light fixtures feature full shielding and full cutoff and
minimize glare. Cut sheets will be added to the photometric plans in
Final Plan Review. [Section 3.2.4]
j) Trash and Recycling Enclosures: The trash enclosures have been
sized to accommodate trash and recyclables. The trash and recycling
areas will be sufficiently screened from view. [Section 3.2.5]
B. Building Standards [Division 3.5]
1) Building and Project Compatibility. The architecture of this project is
compatible with the existing buildings to the extent possible and with the
vision for the Civic Center subdistrict. This project sets a good standard
of quality for redevelopment in the area. The mixed -use buildings
fronting Maple and Meldrum Streets is articulated by variations in color
and massing that are proportional to the massing and scale of nearby
structures.
a) Architectural Character: The architectural design proposed for this
project consists of substantial brick or split -face block bases and
stucco or brick fields topped with either post-modern metal cornices or
pitched roofs. Roofs along Meldrum are pitched to break up the
massing of the structure and echo the residential forms of this street.
The buildings along Maple are more evocative of the Civic Center
subdistrict that this elevation faces. [Section 3.5.1 (B)]
b) Building Size, Height, Bulk, Mass, Scale: The proposed buildings are
larger than surrounding existing buildings. The design incorporates
good quality materials and building massing is articulated with roof
forms, appropriately scaled building bays, and generous use of
outdoor activity spaces including balconies, patios, courtyards and
entry plazas. The applicant has minimized the bulk of the northern
building by limiting its height to two stories, using a shallow pitched
roof and parapet design and using varied width hardiboard siding for
visual interest. Access stairs cut small voids in the overall mass of the
building. [Section 3.5.1 (C)]
Solar Village Maple Project Development Plan — Type I (# 23-07)
November 8, 2007 Administrative Hearing
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separately. There is a detached sidewalk, diagonal on -street parking, a
small internal off-street parking lot and convenient bike racks. The
northern building which fronts on the parking lot is garages on the
ground level and apartments above. The entries are linked to the
pedestrian circulation system with a distinct pavement from the rest of
the parking lot. Because of the garage doors it is not feasible to
separate them entirely but this distinct paving within the parking area
will distinguish the pedestrian zone from the vehicular zones in this
very low volume parking area. [Section 3.2.2 (C)(1)(a) and (5)(b)]
c) Curbcuts and Ramps: Adequate curbcuts and ramps are provided
throughout the site. [Section 3.2.2 (C)(2)]
d) Bicycle Facilities: The design includes convenient parking facilities for
bicyclists associated with the commercial building. Staff will work with
the applicant to fine-tune the details during Final Plan review. [Section
3.2.2 (C)(4)]
e) Walkways, Directness and Continuity. Walkways through the site are
ample and as direct as possible. All street fronting buildings are
connected to the street sidewalk network. The northern building is
connected to the sidewalk system on Maple through the parking lot,
walkway and lobby. There are also sidewalk connections to Meldrum
and the alley. [Section 3.2.2(C)(5)]
f) Parking Lot Layout. The circulation routes, walkway system and
parking bays throughout the site are clearly delineated and logical
given the site constraints. [Section 3.2.2(E)]
g) Required Number of Off-street Spaces for Type of Use: This project is
within the Transit -Oriented Development (TOD) Overlay Zone.
Therefore, no parking minimums apply to the residential portion of the
project. The commercial parking is governed by maximums. There
are 27 residential units proposed and 5366sf of commercial space.
Thirty new diagonal, on -street parking spaces are provided on Maple
and Meldrum Streets. Ten off-street surface parking spaces are
provided, along with 9 garages and 4 carports for a total parking count
of 53 spaces, two of which are handicap accessible spaces. There is
at least one signed van -accessible space, according to Code. [Section
3.2.2 (K)(5)(d)]
Solar Village Maple Project Development Plan — Type I (# 23-07)
November 8, 2007 Administrative Hearing
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c) Landscape Area Treatment: All non -paved areas are proposed to be
planted with appropriate plantings including turf and shrub or perennial
planting beds and trees. Slopes are stabilized with retaining walls.
Parkways are landscaped in accordance with the Larimer County
Urban Area Street Standards (LCUASS). Some foundation plantings
are provided but this proposal is more urban in nature so a more urban
landscaping design is used which meets the intent of this code
standard. [Section 3.2.1(E)(2)]
d) Parking Lot Interior Landscaping: The parking lot interior is quite tight
on this urban infill site. 10 surface parking spaces are proposed on the
south side of the parking lot. Garage spaces are proposed on the
north. Four carports are proposed off the alley. A courtyard on the
south of the parking contains a grove of trees that, with the building to
the south, will shade the parking spaces. No landscape islands are
required in this parking lot because there are fewer than 15 spaces
proposed. The applicant proposes pervious pavement for the parking
lot. [Sections 3.2.1(E)(4) and (5)]
e) Tree Protection and Replacement: There are several existing trees on
the site that the developer plans to preserve and protect through
construction. If any significant trees need to be removed, appropriate
mitigation will be required and provided during Final Plan review.
Appropriate tree protection notes are on the plans. [Section 3.2.1(F)
and (G)]
f) Landscape Materials, Maintenance and Replacement: Appropriate
notations will be placed on the plans to ensure compliance with these
standards. [Section 3.2.1(1)]
g) Utilities: The landscape plan does not show any conflicts with existing
or proposed utilities. Details will be reviewed in Final Plan Review.
[Section 3.2.1(K)]
2) Access, Circulation and Parking:
a) Purpose: The proposed project is well -designed with regard to safety,
efficiency, and convenience for vehicles, bicycles, pedestrians and
transit as described in more detail in the sections that follow.
b) Safety Considerations: The parking and circulation system proposed
accommodates vehicular, bicycle and pedestrian travelers mostly
Solar Village Maple Project Development Plan — Type I (# 23-07)
November 8, 2007 Administrative Hearing
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Center: Materials proposed for the street -fronting elevations include
brick, split -face block and stucco. [Section 4.16(D)(5)]
D. Site Design Standards:
1) Parking Lots: All residential parking is proposed in a lot which is
interior to the site. Commercial parking is proposed on -street in new
diagonal parking spaces. [Section 4.16 (E)(1)(a)]
2) Outdoor cafes: Restaurants are a permitted use in this zone district.
While the developer has not yet marketed the commercial units to
potential buyers, outdoor seating is available at the Maple Street -
fronting units should a restaurant opt to locate here. Through
pedestrian access and access to shops and residences will not be
blocked by seating areas. Sidewalks near seating areas are greater
than 7 feet in width. [Section 4.16 (E)(1)(b)]
3. Compliance with applicable General Development Standards
Applicable General Development Standards:
A. Site Planning and Design Standards [Division 3.2]
1) Landscaping and Tree Protection: This project provides more than
adequate tree stocking and landscaping to meet code standards. Details
of the landscape plan will be reviewed in Final Plan Review. [Section
3.2.1]
a) Street Trees: Several new canopy shade trees are proposed on the
site in addition to some existing trees which will be preserved. New
street trees are proposed on 40-foot centers. Approved street tree
species will be used in the parkways. [Section 3.2.1(D)(2)]
b) Landscape Standards: Buffering between Incompatible Uses and
Activities: A six-foot fence and vines growing from planters in the
ground on trellises along the north perimeter of the project are
intended to subdue and soften the differences in architecture and bulk
between this project and the existing residences to the north. Windows
are limited to the second story of the northern building and no outdoor
spaces are provided to preserve privacy to the best extent possible.
[Section 3.2.1(E)]
Solar Village Maple Project Development Plan — Type I (# 23-07)
November 8, 2007 Administrative Hearing
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2. Compliance with Applicable D—Downtown District, Civic Center
Subdistrict Standards
A. Purpose: The purpose of the D—Downtown District, Civic Center
Subdistrict 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 meets this purpose statement, although it
represents a substantial change from the pattern of existing development.
B. Permitted Land Use: 'Mixed -use dwelling units' is a permitted use
in the D—Downtown District, Civic Center Subdistrict subject to a
Type I — Administrative Hearing. [Section 4.16 (B)]
C. Building Standards:
1) Setback from Streets: A landscaped setback is proposed on both the
west and south frontage of this project. On the west, the sidewalk and
landscape are consistent with the existing residential parkway and
sidewalk to the north. On the south, the streetscape is more urban,
with wide sidewalks and display windows. The buildings are set back
consistent with the existing office building to the east. [Section
4.16(D)(1)]
2) Building Height: The tallest volume is less than 45 feet tall which
complies with the height standards for this block as established by the
Height Limits Map in Section 4.16(D)(2).
3) Building Character and Facades: There are no blank walls that span
more than 50 feet. Storefronts have been integrally designed with the
upper floors of the building in 20- to 40-foot bays along Maple and 20-
foot bays along the more residential Meldrum. Outdoor Activity: The
proposed buildings make ample use of balconies and patios and
provide for a variety of outdoor activities. Windows: All ground -level
windows are framed in brick or masonry and have mullions, sills, intels,
awnings or transoms to frame them. Canyon Avenue and Civic
Solar Village Maple Project Development Plan — Type I (# 23-07)
November 8, 2007 Administrative Hearing
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COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: D—Downtown (Existing single-family and multi -family residential) with
NCB —Neighborhood Conservation, Buffer District (existing single-family
residential) beyond;
E: D—Downtown (Existing office, existing single-family residential and multi-
family residential under construction beyond);
S: D—Downtown (Existing City Hall offices and Washington Park with St.
Joseph Parish beyond); and
W: NCB —Neighborhood Conservation, Buffer District (Existing single-family
residential) with NCM—Neighborhood Conservation, Medium Density
District (Existing single-family residential) and one C—Commercial
property (Existing auto body shop) beyond.
The subject property was zoned D—Downtown, Civic Center Subdistrict in 1997 with
the adoption of City Plan and the Land Use Code. Prior to that time, this area was
zoned C—Commercial since at least 1976.
The subject property currently contains the Hefner Dean print shop, warehouses and
one residence with no historical significance. An optional neighborhood meeting was
held on July 19, 2007 and was attended by approximately 6 residents and property
owners. Notes from the meeting are attached.
Staff has received one email about this proposal concerning the possibility of a neighbor
acquiring the residence that will be moved from the site. Staff has not received any
letters prior to the hearing.
ITEM NO. lb
MEETING DATE of
ot
STAFF_=
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Solar Village Maple Project Development Plan — Type I (# 23-07)
APPLICANT: Justin Larson
JCL Architecture, Inc.
401 S. Mason Street
Fort Collins, CO 80524
OWNER: Alex Platt et al.
Solar Village
2795 Pearl Street
Boulder, CO 80302
PROJECT DESCRIPTION:
This is a proposal to redevelop the approximately .65-acre site at 302 N. Meldrum
Street and 320 Maple Street, at the northeast corner of Meldrum and Maple Streets, into
a mixed -use project. A total of 5366sf of commercial and 27 dwelling units are
proposed in two three-story buildings and one two-story building. The property is zoned
D—Downtown District —Civic Center Subdistrict.
EXECUTIVE SUMMARY:
Mixed -use dwellings are permitted in the D—Downtown District —Civic Center
Subdistrict, subject to an Administrative Hearing. This Project Development Plan
complies with the applicable requirements of the Land Use Code, including
Administrative and General Development standards and the standards of the D—
Downtown District —Civic Center Subdistrict, except where a modification has been
requested.
RECOMMENDATION:
Staff recommends approval of the Solar Village Maple Project Development Plan —
Type I (# 23-07) and the associated request for modification of standards.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT