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HomeMy WebLinkAboutPENNY FLATS (BLOCK 33) - PDP - 32-05 - REPORTS - RECOMMENDATION/REPORT, , a Penny Flats (Block 33) PDP-Type I - #32-05 March 1, 2006 Administrative Hearing Page 10 STAFF RECOMMENDATION: Staff recommends approval of the Penny Flats (Block 33) PDP-Type I - #32-05, subject to the following conditions: In order to receive Final Plan approval, the applicant shall: A. Receive approval from the BNSF Railroad for the proposed sidewalk and improvements on the northeast corner of the site in a form acceptable to the City (such as a permit or license, easement or signature on the plans) or redesign that area to provide a continuous sidewalk connection without encroaching on railroad property; and B. Have been successfully transferred the property for the pedestrian spine after City Council vacates the right-of-way. Attachments: Zoning exhibit Notes from the Neighborhood Meeting held on February 9, 2005 Notes from the Neighborhood Meeting held on April 13, 2005 Presentation graphics for hearing, including site photos Transportation Impact Study dated October 3, 2005 Statement of Planning Objectives Full sized site, architecture, landscape, and lighting planset Copy of public record file Civic Center Master Plan, July 1996 Memorandum dated March 4, 2004 Council Resolution #2004-081 RFP #P955 Penny Flats (Block 33) PDP-Type I - #32-05 March 1, 2006 Administrative Hearing Page 9 All facades exceed the minimum wall articulations. Walls have clearly defined bays, multiple changes in plane, materials and texture, arcades, awnings and porticos. All sides of each building have high quality materials consistent with the front facade. Primary building entrances are recessed into the building mass or feature a foyer and are covered with either an awning or portico. Awning length corresponds to building bays for a human scaled effect. All buildings have been designed with appropriate base and top treatments including stone and masonry cornices and stone and tile bases. D. Transportation and Circulation — [Division 3.6] 1) Private Drives [Section3.6.2 (L)]—The internal drive aisles are considered to be private drives. These streets have been determined by the City's Traffic Engineer not to encourage "through traffic". Emergency access has been designed and dedicated as an easement in accordance with Uniform Fire Code and Poudre Fire Authority standards. Variances have been sought for the location of access points along Maple, Howes and Cherry Streets as is standard for downtown projects. The design of these access points will be thoroughly reviewed in Final Plan Review to ensure conformance with City standards. 2) Possible traffic calming methods along Cherry Street will be addressed during the Final Plan Review process with scheduled input from the neighbors and the City's Traffic Engineer. 4. Findings of Fact / Conclusion: A. Mixed -use dwellings are permitted in the Downtown District, Civic Center Subdistrict, subject to an Administrative Hearing. B. This PDP complies with the General Development Standards as well as the applicable District Standards, with two exceptions, noted below as conditions of approval. Penny Flats (Block 33) PDP-Type I - #32-05 March 1, 2006 Administrative Hearing Page 8 also ample outdoor private to semi -private spaces in the form of balconies and rooftop terraces. 3) Building Materials [Section 3.5.1 (E)]—Both the materials and colors proposed blend well with existing materials and colors and set an enhanced standard for future redevelopment. Brick, stone, stucco and steel are used extensively on adjoining properties, as are the colors as shown in the rendered perspective. Clear glass is used in all commercial storefront windows and residential fenestration. 4) Outdoor Storage Areas/Mechanical Equipment [Section 3.5.1 (1)]—All trash and recycling areas are at least 20 feet from public walks and are screened from view according to Section 3.2.5 of the Land Use Code. Fixtures such as those required for utilities have been incorporated into the design with appropriate locations and landscape screening. All HVAC equipment will be reviewed for compliance in the Final Plan Review process. Loading and delivery will be accommodated as it is elsewhere in the downtown area. 5) Residential Building Standards [Section 3.5.2]—These standards apply to the townhouses located on Howes St. and buildings 3 and 7 on the east side of the pedestrian spine. All three buildings have entries on a connecting walkway. The pedestrian spine qualifies as a major walkway spine. The setback from arterial street standard contained in Section 3.5.2 (D)(1) was not intended for circumstances such as this where the arterial is not a standard arterial and in the downtown area. The standards in Division 4 are the more appropriate standards. The setbacks are appropriate and meet the zone district standards. There is a 5 foot landscaped setback proposed between the Trolley Barn and the townhouses. Garages are accessed off the internal drive aisle or are underground. 6) Mixed -use, Institutional and Commercial Building Standards [Section 3.5.3]—All mixed -use buildings front on a wide pedestrian walkway along the street. All buildings are extended to the build -to lines to the maximum extent feasible. A single, large dominant building mass has been avoided in all proposed buildings. Numerous changes in mass break up the volumes and are integrally related to entries, building structure and the organization of space within and without. The proposed project contributes substantially to the uniqueness of the Downtown Civic Center zone district and sets a high bar for future residential and mixed -use projects in the area. The design's emphasis on pedestrian spaces, outdoor experience and more urban streetscape, along with the transition in height and massing are tailored to this site both in terms of its immediate context and its wider context within the zone district. Penny Flats (Block 33) PDP-Type I - #32-05 March 1, 2006 Administrative Hearing Page 7 B. Environmental, Natural Area, Recreational and Cultural Resource Protection Standards [Division 3.4] 1) Historic and Cultural Resources — [Section 3.4.7] Block 33 contains the historic Trolley Barn site, a significant historic asset designated in 1992 as a Local Landmark. This quadrant of the block will be retained in City ownership and is not included in the property offering, however it does require the Applicant to adhere to the standards contained in Section 3.4.7. These standards require that the proposed development protect and enhance the value of the adjacent historic resource. The Applicant has taken great care to preserve the integrity of the site and incorporate it into their design for the entire block. Though more modern, the architectural design is compatible with the Trolley Barn: brick and stone have been used throughout the project; the massing, height and setbacks of the buildings respond directly to the Trolley Barn and the styling of the buildings harks back to a railroad aesthetic with its metal detailing and double -hung windows. Additional trees have been added to the northwest edge of the pedestrian spine to provide some buffering and to enhance the area around the Trolley Barn. C. Building Standards — [Division 3.5] 1) Architectural Character, Building Size, Mass and Scale [Section 3.5 (B) and (C)]—The design of the project is complementary with the neighborhood and historic context. It transitions appropriately from the existing neighborhood and Civic Center, both in terms of height and massing. On the west side along Howes, the townhouses proposed are two stories with a pop-up loft that is set back from the facade. The elevations are broken down into fifteen foot bays, a fine grain that blends well with the existing 1 '/2 -2 story residential across the street. On the Maple and Mason facades, the module is around 24 feet which is appropriate for the commercial fronts and the more urban context. Drive accesses are recessed into the "voids" of the facades which helps minimize their impact on the design. The project sets an enhanced standard for future redevelopment with its generous use of brick, stone, commercial display windows and detailing that echoes the site's railroad era connection. 2) Privacy Considerations [Section 3.5.1 (D)]—The project is. quite urban in nature, however zones of semi -private and public have effectively been established both at the perimeter of the project and along the pedestrian spine with front yards along the townhouses and planting beds that define semi -private space at the entries along the spine. The spine provides an ideal setting for interaction among neighbors in a public space. There are Penny Flats (Block 33) PDP-Type I - #32-05 March 1, 2006 Administrative Hearing Page 6 d. The mid -block crosswalk across Maple Street will be stamped and colored concrete to match existing crosswalks in the downtown area. Bulbouts are proposed at the mid -block to lessen the distance pedestrians must cross and to further underscore the importance of the pedestrian at the crossing. Where the pedestrian spine crosses the internal drive aisle, an enhanced crossing is proposed with raised and special paving and stop signs for vehicles for increased safety. [Section 3.2.2. (c)(5)(b)] e. There are some tandem parking spaces proposed in the underground parking garage but these are not counted toward the required minimum residential parking. Ample guest parking is provided in the underground lots, since the parking exceeds the requirements. [Section 3.2.2 (D)] f. The Applicant has recently brought up the issue of possibly eliminating the west side underground parking structure. If the Applicant decides to pursue this option, they will go through the Minor Amendment process after approval. Any change to the parking scheme will be subject to parking standards in the Land Use Code. [Section 3.2.2 (D)(2)] g. Based on the submitted plans, this project will need to provide 256 parking spaces for the residential units. 304 spaces are provided off- street in the underground and tuck -under parking, which exceeds the requirement. Some of these will be used for commercial parking, as will on -street diagonal parking. [Section 3.2.2 (K)] h. Sixteen 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. Less than 16% of the total parking provided is dimensioned compact. [Section 3.2.2 (L)] j. The design and construction of the pedestrian spine is acceptable, pending Council's conveyance of the vacated alley right-of-way. This is fully anticipated but will not occur until after this hearing. 3) Site Lighting [Section 3.2.4]—Proposed site lighting meets lighting standards. Light sources are concealed and feature full shielding and sharp cutoff, thus minimizing glare. The selected luminaires include recessed step lights, down -directional bollards and full -cutoff sconces. 4) Trash and Recycling Enclosures [Section 3.2.5]—The trash enclosures have been sized appropriately to accommodate trash and recyclables. e Penny Flats (Block 33) PDP-Type I - #32-05 March 1, 2006 Administrative Hearing Page 5 Special Provisions in the Civic Center District: This project adds a missing piece to the pedestrian spine, connecting Mason Street North to the north to the City office building to the south. The proposed pedestrian spine meanders from about 20 feet wide at its narrowest, to 45 feet at its widest. Residential entries line the spine to give the spine active use. Special paving and scoring is proposed along with landscaping and pedestrian amenities like benches, bike racks and seating walls to ensure that this space will be used and enjoyed. 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]—The Project Development Plan provides full tree stocking on the street frontages and urban landscape/hardscape throughout the project. Street trees are placed at 30-40 foot intervals in tree grates that are greater than sixteen square feet. Sight distance triangles are maintained at the driveway intersections. Additional landscaping, above and beyond what is required, has been added along the northern section of the pedestrian spine to provide a buffer to the historic trolley barn. The internal parking is tucked under the buildings so landscaping is not applicable there. There are a few existing immature trees which will either be relocated or replaced per a consultation with the City Forester. 2) Access, Circulation and Parking [Section 3.2.2] a. Development Standards: [Section 3.2.2 (C)j-Safety Considerations: Pedestrians, bicycles and vehicles are separated to a large extent in this project. There is an internal drive aisle for vehicular access that is separate from the pedestrian circulation system, which surrounds the site along the streets and bisects the block from north to south as the pedestrian spine. As designed, the pedestrian spine is consistent with the Civic Center Master Plan. There are bike lanes existing or proposed on Cherry Street, Mason Street, and Howes Street. b. Curb cuts and ramps are provided throughout the site. [Section 3.2.2 (C)(2)] c. The design includes convenient parking facilities for bicyclists and ramps and walkways for clear and direct access to all entrances and garages. [Section 3.2.2 (C)(4)] The bike lanes on Mason and Cherry Streets will be improved by the applicant to address safety issues at the railroad crossings. Details will be finalized with the railroad at the time of final plan review. Penny Flats (Block 33) PDP-Type I - #32-05 March 1, 2006 Administrative Hearing Page 4 existing spine to the south with the north end of the spine which is being constructed at present by the development to the north, known as Mason Street North. Materials are proposed that resonate and blend with the existing structures in the area. B. Permitted Land Use: Mixed -use dwellings are permitted in the D District, Civic Center Subdistrict subject to a Type I — Administrative Hearing. C. Land Use Standards: 1) Dimensional Standards [Section 4.12 (D)]—Eight buildings will sit on 4 replatted lots, all of which exceed the minimum lot width. The proposed buildings cover approximately 57% of the site above grade, less than the 75% maximum allowed. The floor area proposed is under 1.0, far below the maximum of 5.0 allowed. The mixed -use buildings on Maple and Cherry have no setback from the property line. The mixed -use buildings on the east are set back approximately eight feet from the property line. The townhomes on the west are set back 10 feet from the property line. The tallest building is 56 feet, well below the maximum of 168 feet. Parking is provided largely underground but also behind the street -fronting buildings and on -street. 2) Development Standards [Section 4.12 (E)]—Setbacks are minimized along Mason, Cherry and Maple Streets for a more urban streetscape with generous pedestrian and human scaled elements. Along Howes Street, the buildings step back from south to north to acknowledge the Trolley Barn. Facades: There are no blank walls facing any public street, plaza or walkway in this proposal. Each facade is generously articulated with human scale and pedestrian -friendly features such as changes in plane and materials, large storefront display windows, landscaping, awnings, transom windows, lighting and/or porticos. There are ample balcony and rooftop decks on the buildings and terraces and seat walls all along the pedestrian spine. Site Design: Parking lots have been designed sensitively to avoid interrupting the pedestrian focus of the project. Parking lots are primarily underground. Some parking is provided behind the buildings off of the internal drive aisles. Auto entrances (two) have been located on Maple Street; they are located in recessed volumes for minimized visual prominence and maximized safety. Penny Flats (Block 33) PDP-Type I - #32-05 March 1, 2006 Administrative Hearing Page 3 disposition and appropriate development of Block 33. The City issued Request For Proposal (RFP) #P955 in September, 2004 (attached) to seek a qualified developer team to purchase the property and develop it according to the Civic Center Master Plan, adopted by the City Council in July 1996 (attached). The City interviewed 8 finalist teams and chose Coburn Development, Inc. (hereafter referred to as "Coburn") as the most qualified team. Neighborhood meetings were not required for this project but the Applicant elected to hold two neighborhood meetings, one prior to conceptual review and one prior to submittal, once Coburn had formulated a conceptual plan. Notes from both meetings are attached. 2. Compliance with Applicable D—Downtown District - Civic Center Subdistrict Standards 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 a mix of housing, neighborhood support retail and office uses that substantially increase the intensity of use for this block and this area in general. The project will be a key milestone for the City in attaining what was master planned in the Civic Center Master Plan, adopted by City Council in July 1996. The large number of residential units it will provide in such close proximity to Old Town is expected to bring a 24-hour presence to downtown and additional disposable income to support the City's unique downtown business district. The proposed design meets staff's expectations of a mostly residential mixed -use project that effectively transitions between the existing residential neighborhoods to the west and north, and the Civic Center and downtown to the south and east. The buildings are highest and most commercial at the southeast corner of the site, while at the west, the buildings echo the size, height and massing of the residences across Howes St. Care has been taken to transition the site with respect to the Historic Trolley Barn too: setbacks along Howes step back from south to north to acknowledge the Trolley Barn. A generous and well -designed pedestrian spine cuts through the site north -south as laid out in the Civic Center Master Plan, linking the Penny Flats (Block 33) PDP-Type I - #32-05 March 1, 2006 Administrative Hearing Page 2 EXECUTIVE SUMMARY: Mixed -use dwellings are permitted in the Downtown District, Civic Center Subdistrict subject to an Administrative Hearing. This Project Development Plan complies with the applicable Administrative and General Development standards and the standards of the D—Downtown District, Civic Center Subdistrict, with two conditions listed in the Staff Recommendation at the end of this staff report. COMMENTS 1. Background The surrounding zoning and land used are as follows: N: D—Downtown District - Civic'Center Subdistrict with LMN—Low Density Mixed - Use Neighborhood (existing residential and a mixed -use project currently under construction) beyond; NE: POL—Public Open Land — vacant land; E: D—Downtown District - Civic Center Subdistrict — vacant land and existing tire shop and Taco John's beyond; SE: D—Downtown District - Civic Center Subdistrict — existing Downtown Transit Terminal and existing office, retail and mixed -use beyond; S: D—Downtown District - Civic Center Subdistrict — Existing office and industrial (City office building and Haison Oil Company), with existing Larimer County government offices beyond; SW: D—Downtown District — Civic Center Subdistrict — Existing park and municipal government offices beyond; W: D—Downtown District — Civic Center Subdistrict — Existing single family residential and existing office with NCB —Neighborhood Conservation Buffer District beyond; NW: NCB —Neighborhood Conservation Buffer District with NCM—Neighborhood Conservation Medium Density beyond. All the property within Block 33 is currently City -owned. The historically significant Trolley Barn and site sit on the northwest corner; this building will be retained in City ownership. The rest of the block will ultimately be sold to Penny Flats, LLC to build a mostly residential mixed -use project. There are a few existing buildings on the southwest quadrant of the block that will be demolished at the time of redevelopment. The northeast corner of the block is clipped by a segment of a wye turnaround owned and occasionally used by Burlington Northern Santa Fe (BNSF) railroad. This project is a public -private partnership between the City of Fort Collins and Coburn Development, Inc. The process began in July, 2004 when City Council passed Resolution #2004-081 (attached), which directed the City Manager to initiate a process for 000 ITEM NO. ) MEETING DATE 3 1 06 STAFF !-F,lne�sp8h Citv of Fort Collins HEARING OFFICER S-T-AFF REPORT PROJECT: Penny Flats (Block 33) PDP-Type I - #32-05 APPLICANT: Dan Rotner Coburn Development Inc. 1811 Pearl Street Boulder, CO 80302 OWNER: City of Fort Collins c/o Ken Mannon, Facilities Operations 117 N. Mason St. Fort Collins, CO 80524 LEGAL INTERESTS: Penny Flats, LLC 1811 Pearl Street Boulder, CO 80302 Managers: William E. Coburn, John Koval and James Appel PROJECT DESCRIPTION: This is a request to redevelop a mostly vacant 2.6 acre site (114,000sf) into an eight building, mixed -use development with 147 residential units and approximately 30,000 square feet of commercial space. The property is located on Block 33, which is bounded by Cherry St. on the north, Mason St. on the east, Maple St. on the south and Howes St. on the west. The development site does not include the Trolley Barn or its parcel, located in the northwest quadrant of the site. The site is in the D—Downtown District, Civic Center Subdistrict. RECOMMENDATION: Staff recommends approval of the Penny Flats (Block 33) PDP- Type I - #32-05. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750 PLANNING DEPARTMENT