HomeMy WebLinkAboutNORTHSIDE AZTLAN COMMUNITY CENTER - PDP - 54-05 - REPORTS - RECOMMENDATION/REPORTNorthside Aztlan Community Center Project Development Plan — Type I (# 54-05)
May 18, 2006 Planning and Zoning Board Hearing
Page 8
STAFF RECOMMENDATION:
Staff recommends approval of the Northside Aztlan Community Center Project
Development Plan — Type I (# 54-05).
Attachments:
Zoning exhibit
Transportation Impact Study dated December, 2005
Statement of Planning Objectives
Notes from the Community Open House held on October 27, 2005
11" x 17" rendered perspective
Full sized plan set
Northside Aztlan Community Center Project Development Plan — Type I (# 54-05)
May 18, 2006 Planning and Zoning Board Hearing
Page 7
street design that is being designed is likely to increase the width of
the right-of-way, which will reduce the distance from the street to the
building. Given the community -wide appeal of this facility, a
generous plaza area has been created in the front of the building with
both formal and informal landscape areas and amenities such as
benches and seatwalls. The proposed plaza provides rationale for
an exception to the build -to line standard as afforded under Section
3.5.3(B)(2)(d). [Section 3.5.3(B)(2)]
j. The large masses inherent in such a project have been designed with
numerous changes in height and numerous projecting and recessed
elements. Changes are related to entrances and functions of the
internal spaces. [Section 3.5.3(C)]
k. The proposed project contributes substantially to the uniqueness of
the Public Open Lands zone district and sets a high bar for future
projects in the area. [Section 3.5.3(D)(1)]
I. All facades exceed the minimum wall articulations. Walls have
clearly defined bays, multiple changes in plane, materials and
texture, and well articulated fenestration. All sides of each building
have high quality materials. The building entrances are recessed into
the building mass within an arcade. The building has been designed
with appropriate base and top treatments including soldier course
brick topped split faced CMU bases and cornices and a pitched metal
roof. The large gym volume has an acceptable base and top and
scoring in the stucco finish. It will be screened with dense stands of
coniferous trees.
4. Findings of Fact / Conclusion:
A. Recreation facilities such as the proposed are permitted in the POL — Public
Open Lands District, subject to an Administrative Hearing.
B. This Project Development Plan complies with the applicable Administrative
and General Development standards and the standards of the POL — Public
Open Lands District.
Northside Aztlan Community Center Project Development Plan —Type I (# 54-05)
May 18, 2006 Planning and Zoning Board Hearing
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coniferous trees are planted to minimize the effect of the mass and
screen the elevation of the building. [Section 3.5.1 (C)]
c. The proposed building colors are compatible with this section of the
Old Town area. [Section 3.5.1 fl]
d. A small portion of the proposed building exceeds 40 feet (as
indicated on the elevations) so it is subject to the special height
review. The shadows cast by the proposed project do not spill
beyond its property boundaries. Views of the foothills are not
affected by the small portion of the building that is over 40 feet, since
the foothills are not visible above and beyond the remainder of the
building. Precautions have been taken to screen mechanical
equipment and windows from potential future residential uses to the
east. [Section 3.5.1 (G)]
e. All outdoor storage and mechanical equipment has been
incorporated into the overall design of the project and screened with
materials that are of the same quality as the rest of the building.
[Section 3.5.1 (1)]
f. The future operations of this facility do not appear to have negative
impacts on surrounding uses. The location of the pick-up and drop-
off area, while not ideal, seems to be the best possible location for a
number of reasons having to do with existing site configuration,
safety, streetscape quality and convenience. Staff spent
considerable time with the design team to consider its placement and
effectiveness and is satisfied that this is the best solution. [Section
3.5.1 (J)]
g. The design team has crafted a proposal for a large-scale program
that meets the intent of the Mixed -use, Institutional and Commercial
Building standards in Section 3.5.3. The design is human -scaled and
succeeds in providing a very attractive and appropriate street front
and a clear, well-defined, pedestrian and bike friendly circulation
system, while also accommodating vehicular movements. [Section
3.5.3]
h. The existing public sidewalk and soon to be designed public sidewalk
connect with the main entrances without crossing a drive aisle.
[Section 3.5.3(B)(1)]
i. Given the unusual configuration of the site, the scale of the program
to be accommodated in the building, and the constraint of scheduling
construction to allow for uninterrupted service with the existing
facility, it was not possible for the proposed project to meet the build -
to lines to the letter of the law. The proposed project meets the intent
of the standard and is a great improvement from the existing facility
in that it fronts the street and provides pedestrian friendly access with
no vehicle use between the building front and the street. The
building is between 25 and 80 feet from the existing street. The
Northside Aztlan Community Center Project Development Plan — Type I (# 54-05)
May 18, 2006 Planning and Zoning Board Hearing
Page 5
effort and coordination with City staff resulted in an arrangement that
is well-defined, safe and convenient. [Section 3.2.2 (E)]
g. Section 3.2.2 (K)(1)(g) states the minimum parking requirement for
recreational uses located in residential districts. Since the subject
site is not in a residential district, this standard does not apply. The
parking requirements for other non-residential uses are a maximum.
The use that most closely resembles the proposed use in the table in
Section 3.2.2 (K)(2)(a) is 'limited indoor recreation' which stipulates a
maximum of 6 spaces per 1000 square feet of floor area. The
proposed plan complies with this standard: the proposed floor area is
37, 618 square feet. 178 parking spaces are provided, which is
fewer.than the 225 space maximum. [Section 3.2.2 (K)]
h. Handicap parking spaces are provided according to Code. [Section
3.2.2 (K)(5)(d)]
i. The parking dimensions indicated on the plans meet the minimum
dimensions required. All spaces are dimensioned as standard
spaces with an allowed 2-foot overhang into adjacent landscaping.
[Section 3.2.2 (L)]
j. Interior parking lot landscaping exceeds the 10% minimum required.
k. Site lighting meets City standards and conforms to stringent LEED
certification standards. Light sources are concealed and feature full
shielding and sharp cutoff (full cutoff) to minimize glare. [Section
3.2.4]
I. The trash enclosure has been sized to accommodate trash and
recyclables. The trash and recycling areas are sufficiently screened
from view. [Section 3.2.5]
3) Building Standards — Division 3.5
a. The design of the project is based on local and historic cues such as
industrial landmarks along the river and other City recreation
facilities. The proposed building incorporates brick and more
industrially-themed metal accents compatible with existing sites such
as the Old Power plant and neighboring Bas Bleu Theatre/Old
Giddings factory which was recently redeveloped. It is also
identifiably a City recreation facility in that it echoes the high level of
construction and design quality and environmentally -sensitive
qualities of other City recreation facilities such as EPIC and the
Senior Center. [Section 3.5.1 (B)]
b. The proposed recreation facility is by nature quite large. It has been
sensitively designed with articulation in the roof forms, massing and
facade treatment to appear appropriately scaled for this location,
especially from Willow Street. Where it was not possible to break the
.mass up, notably the gym on the north side, dense stands of
Northside Aztlan Community Center Project Development Plan — Type I (# 54-05)
May 18, 2006 Planning and Zoning Board Hearing
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the building. On the east side of the building, the plantings are pulled
out from the building to accommodate the connecting walkway, and
to provide morning shade for the walkway. [Section 3.2.1(E)(2)]
e. The landscaping plan incorporates many water conservation
methods including use of bio-swales and plants that are drought -
tolerant and/or native. The project team is working to achieve Silver
LEED certification and has exceeded our minimum standards in this
area. [Section 3.2.1(E)(3)]
f. The parking lot perimeter has more than the minimum required trees.
The parking lot interior contains more than 10% landscaping as
required by code. All islands, connecting walkways and drives are
fully lined with shade trees. Sight distance triangles are maintained at
all driveway intersections. All landscape islands exceed minimum
dimensions and planting requirements and are edged with raised
concrete curbs. Parking bays extend no farther than 15 spaces
without a tree and/or landscaped area [Sections 3.2.1(E)(4) and (5)]
2) Access, Circulation and Parking [Section 3.2.2]
a. The safety of pedestrians, especially where they cross the drive
aisles have been enhanced with special paving, frequent pedestrian
refuges and an allee of trees. [Section 3.2.2 (C)(1)(a) and (5)(b)]
b. Curb cuts and ramps are provided throughout the site. [Section 3.2.2
(C)(2)l
c. The design includes convenient parking facilities for bicyclists in
excess of required minimums. [Section 3.2.2 (C)(4)]
d. The parking lot incorporates a ten -foot wide central organizing
pedestrian walkway that connects the skate park, handball courts
and outlying parking with the entrances to the main building. Wide
feeder walkways connect the outdoor basketball court and Poudre
bike trail to the main north -south walkway. This system creates a
recognizable, safe and convenient pedestrian network while
minimizing the need for pavement to meet LEED requirements.
[Section 3.2.2 (D)] There are convenient walkways on either side of
the main drive aisle into the site from Willow. [Section 3.2.2 (C)(5)]
e. The bicycle circulation network through the site is clear, convenient
and anticipates users' needs. The network connects in a logical and
practical way with the Poudre Trail. There is convenient bike parking
located at the intersection of the Trail spur with the pedestrian
network and there is generous bike parking at the skate
park/handball court and at the entrance to the main facility. [Section
3.2.2(C)(6)]
f. The parking lot is laid out clearly. The size and configuration of the
site prevents a perpendicular parking scheme but a focused design
Northside Aztlan Community Center Project Development Plan — Type I (# 54-05)
May 18, 2006 Planning and Zoning Board Hearing
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The proposed project will be a City owned and operated facility that serves
the entire community with resources for recreation, sports and other
community activities. There will be indoor and outdoor basketball courts,
classrooms, a.weight room, handball courts, and a skate park among other
amenities.
B. Permitted Land Use: 'Parks, recreation and open lands' is a permitted use in
the POL—Public Open Lands zone district subject to a Type I —
Administrative Hearing. The Northside Aztlan Center is a City -owned parks
and recreation facility described in the Parks and Recreation Policy Plan.
'Parks, recreation and open lands' is a defined term in the Land Use code:
Parks, recreation and open lands shall mean natural areas as
described in the Natural Areas Policy Plan, parks and recreation
facilities as described in the Parks and Recreation Policy Plan
whether such facilities are owned or operated by the city or by
another not -for -profit organization, environmental interpretation
facilities, outdoor environmental research or education facilities, or
public outdoor places.
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]
a. The PDP provides full tree stocking and landscaping throughout the
project. Shade trees are used throughout to provide canopy,
minimize glare and to enhance the outdoor spaces. [Section
3.2.1(D)(1)]
b. Street trees along Willow will be built with the Downtown River
District Improvement District, a capital improvement project that
commenced design work in the fall of 2005. Street trees will be
placed at 30-40 foot intervals in accordance with that approved
design. [Section 3.2.1(D)(2)]
c. Sufficient screening is provided from the river and adjacent uses.
Densely planted coniferous trees were added along the north side of
the gym to provide screening of the massive gym volume from the
river. [Section 3.2.1(E)]
d. All non -paved areas are planted with appropriate plantings including
extensive use of native species. Foundation plantings are provided
along more than 50% of the high -use and high visibility facades of
r_. , t ,
Northside Aztlan Community Center Project Development Plan — Type I (# 54-05)
May 18, 2006 Planning and Zoning Board Hearing
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COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N and NW: POL—Public Open Lands (Railroad right-of-way with existing City -owned
Old Power plant beyond);
W: POL — Public Open Lands (Vacant land) with CCR—Community Commercial
— Poudre River District (existing commercial) beyond;
SW and SE: RDR—River Downtown Redevelopment District Existing commercial
(Schrader's), vacant land, and existing commercial (Bas Bleu Theatre), with
existing commercial and vacant land beyond;
E and NE: POL—Public Open Lands (Legacy Park, existing United Way facility and
Gustav Swanson Natural Area) with E—Employment (existing Linden Tech
Center).
The property at 112 East Willow Street contains the existing Northside Aztlan Center,
which opened in August of 1978 and was funded with a HUD grant. The City of Fort
Collins owns the property and operates the center. The new facility is funded by BCC --
Building Community Choices, a sales -tax based capital projects budget which was
approved by voters in 1997. The design team that is designing and constructing the new
Center was chosen through a City Request for Proposals (RFP) process. The design
team is working to achieve Silver Certification through the LEED environmental program.
There will be continuous service for patrons of the community center so the construction of
the new building will be carefully orchestrated to allow the existing facility to be used
throughout construction. Once the new facility is complete, the old facility will be
demolished and the remainder of the site plan will be finished.
A neighborhood meeting was not required for this project, but since the project impacts the
entire community, the City opted to hold an open house on October 27th, 2005. Notes
from the open house are attached.
2. Compliance with Applicable POL—Public Open Lands District Standards
A. Purpose: The purpose of the POL District is as follows:
The Public Open Lands District is for large publicly owned
parks and open lands which have a community -wide emphasis or
other characteristics which warrant inclusion under this
separate designation rather than inclusion in an adjoining
neighborhood or other District designation.
ITEM NO.
MEETING DATE Ao
STAFF e 3
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Northside Aztlan Community Center Project Development Plan — Type
I (# 54-05)
APPLICANT: Earen Russell
EDAW
240 E. Mountain Ave.
Fort Collins, CO 80524
OWNER: City of Fort Collins
Attn. Steve Seefeld
117 N. Mason Street
Fort Collins, CO 80522
PROJECT DESCRIPTION:
This is a request to construct an enlarged, updated and enhanced Northside Aztlan
Community Center on the existing Northside Aztlan Community Center site and then to
demolish the existing building. The property is located on the northeast side of Willow St.
just east of College in the POL — Public Open Lands District.
RECOMMENDATION:
Staff recommends approval of Northside Aztlan Community Center Project Development
Plan — Type I (# 54-05).
EXECUTIVE SUMMARY:
Recreation facilities such as the proposed are permitted in the POL — Public Open Lands
District, subject to an Administrative Hearing. This Project Development Plan complies
with the applicable Administrative and General Development standards and the standards
of the POL — Public Open Lands District.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT