HomeMy WebLinkAboutPENNY FLATS (BLOCK 33) - PDP - 32-05 - REPORTS - PLANNING OBJECTIVESaffordable units in the project. The details of this agreement are defined
in the City Council ordinance defining the terms of the land sale.
(ix) Name of the project as well as any previous name the project
may have come through conceptual review with.
The project is called Penny Flats. It was previously referred to as Block
33
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The character of this project as submitted is unchanged form what
was represented in the neighborhood meetings. The character of
the commercial uses included within this project will have to be
compatible with the residential uses sharing the buildings. This
arrangement will naturally moderate the behavior of the
commercial uses and the owner's association will provide a
mechanism for taking action against any disruptive tenants in the
building. In summary, the residents of Penny Flats will be the first
to be impacted by a problem tenant and will have an effective
mechanism to resolve the issue to their satisfaction.
"The project looks good but I am concerned that this is an underutilization
of the land. This project ought to be more dense. Parking should not be the
limiter of the density. I think that if the City is giving Coburn a sweetheart
deal, then a second level of underground parking could be penciled out in
the pro forma."
An appraisal has been completed by an independent party, hired
by the City of Fort Collins, to assess the value of the property. The
applicant has agreed to a land sale price equal to the appraised
value and a mechanism to pay interest on the property as the land
is purchased in phases over the course of construction. As
detailed above, the character and density of the project are derived
from the broad planning objectives of the City. The proposed
residential density of 56 units/acre is appropriate considering the
30,000 s.f. of commercial space included in the project, the
character of the surrounding neighborhood and the current real
estate market conditions in the City of Fort Collins.
"I think you should intensify the greenness of the spine more, make it
pedestrian friendly."
The submitted landscape plan includes a significant increase in
planted area as compared to the plans presented in the
neighborhood meetings. Our discussions with the fire department
resulted in a design where fire access is accomplished through the
drive aisles and not the pedestrian spine as was presented to the
neighborhood.
In addition to the scheduled neighborhood meetings we also attended a
regular meeting of the Martinez Park Neighborhood Association. The
primary topic of discussion was the issue of gentrification and the
dwindling supply of affordable housing in the neighborhood. In response
to these concerns the applicant has agreed to provide 7 permanently
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that is beyond what is required in that section. Any variance
from the criteria shall be described.
Several variances from the City of Fort Collins' engineering standards,
and the Larimer County Urban Area Street Standards are requested as
part of this application. Justification for this request is detailed on a
separate sheet titled Request for Known Engineering Variances. In
summary, the requested variances are as follows:
- A reduction in the required separation between driveway cuts and
street intersections.
- An exception to the prohibition to use of an arterial street for fire
access.
- An exception to the requirement that all buildings front on a street.
Buildings fronting on the pedestrian spine shall be addressed by way
of kiosks located at either end of the spine.
- An exception to the standard requiring commercial and residential
uses to be provided with separate water services even when located
in the same building.
(vii) Narrative description of how conflicts between land uses or
disturbances to wetlands, natural habitats and features and or
wildlife are being avoided to the maximum extent feasible or are
mitigated.
This project is located in a platted parcel of land well within the city
boundary. There is no natural habitat that will be disturbed.
(viii) A written narrative addressing each concern/issue raised at the
neighborhood meetings.
In general, the neighborhood has been supportive of this project.
Following are pertinent comments and issues raised at the two
neighborhood meetings held on February 9, 2005 and April 13, 2005:
"Traffic on Cherry Street is a big problem and it isn't going away. It's
especially bad when the train is crossing."
A Transportation Impact Study is included as a part of our PDP
application. The engineer has concluded that this project will
generate a modest amount of traffic. See the conclusion section of
the report for a summary of his findings.
"Please no bars or night clubs; we don't want to see 21 year old kids out here
at 2 am."
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private and all maintenance for those elements would be managed by the
owner's association. A public access easement is anticipated over the
pedestrian spine to facilitate circulation for non -owners as planned. Other
landscape improvements in the right of way areas would be maintained,
and such maintenance funded, in a manner consistent with city policy for
this type of condition.
(iv) Estimate the number of employees for business, commercial and
industrial uses.
This application defines 29,246 square feet of floor area for commercial
use. For the purpose of this statement we are assuming that 2/3 of this
area will be devoted to low intensity retail uses with an average floor area
of 2000 square feet. Assuming 2.5 employees per space = 25 retail
employees. The remainder of the space (+/- 10,000 s.f.) would assumed
to be office space at an occupancy rate of 1 employee for every 300
square feet of floor area = 34 office employees. The total expected
number of employees derived from this calculation would be
approximately 60
(v) Description of rational behind the assumptions and choices made
by the applicant
The planning objectives for this development were established in the
original process through which our company was selected to undertake
this project in cooperation with the City of Fort Collins. We were selected
largely because our company specializes in this type of development in
settings similar to the conditions that exist at the site. This type of infill
development is environmentally sound due to the transportation and land
use factors discussed above. In our experience, communities that pursue
this approach experience improved economic vitality and quality of life in
their downtown areas due to the increased residential population
attracting service businesses to the area. A variety services concentrated
in one location, in combination with the intrinsic value of the historic
character of the older town centers, tends to make these areas attractive
destinations for shoppers, restaurant goers and tourists. The choice of
design and planning approach is in turn derived from the character of the
existing urban fabric in the surrounding area as that is often the most
effective way of creating a successful project that fits within its setting.
(vi) The applicant shall submit as evidence of successful completion
of the applicable criteria, the completed documents pursuant to
these regulations for each proposed use. The Planning Director
may require, or the applicant may choose to submit, evidence
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The Downtown Plan of 1989 identifies Block 33 as being in the Canyon
Avenue Sub -District. The mixed use, multi family uses illustrated in this
application are consistent with the type of development described in this
policy.
Description of proposed open space, wetlands, natural habitats
and features, landscaping , circulation, transition areas and
buffering on site and in the general vicinity of the project.
The most significant open space amenity on the site is the pedestrian
spine. The Landscape Plan illustrates the proposed development of this
space as a linear park with a mixture of paved walking surfaces, planter
beds, drainage features, seating walls, and sod areas. The existing site
has been used primarily for light industrial and commercial uses and has
minimal landscaping and no natural features to speak of. In light of the
extensive underground parking structure and on site utilities we anticipate
that virtually the entire site will be disturbed during construction. If
practical, some of the smaller trees trees planted in the right of may be
able to be saved through relocation. However, due to the extensive
sidewalk improvements anticipated in this design, we expect that virtually
every one of these trees will either need to be relocated or removed. The
Landscape Plan Illustrates the proposed installation of street trees and
areas of tree lawn. In general the buffer to the street has been minimized
on the Maple Street frontage to facilitate pedestrian access to the fullest
extent possible. The Howes Street frontage is planned with a tree lawn.
The Maple street frontage transitions from attached sidewalk to tree lawn
as one moves up the block to the north.
Statement of proposed ownership and maintenance of public and
private open space areas; applicant's intentions with regard to
future ownership of all or portions of the project development
plan.
This project is designed to be for sale, in it's entirety, as residential and
commercial condominiums. A condominium plat would be developed
over the course of the project with individual buildings and common
elements of the project amended to the plat at the time that they are
completed and conveyed. An owner's association would be responsible
for management of the common interest of the condominium association
and would typically contract with a full service property management
company to administer the financial and practical mechanics of funding
the maintenance and repair of all common elements of the project. It is
assumed that all landscape improvements planned to be located on the
existing platted lots and the alley right of way (pending vacation) would be
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provide an excellent opportunity for people to live close to entertainment
and work.
PRINCIPLE T-5: The City will acknowledge pedestrian travel as
a practical transportation mode and elevate it in importance to
be in
balance with all other modes. Direct pedestrian connections will
be provided from places of residence to transit, schools, activity
centers, work and public facilities.
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Policy T-5.1 Land Use. The City will promote a mix of land uses and activities
that will maximize the potential for pedestrian mobility throughout the
community.
H.
Policy T-5.2 Connections. Pedestrian connections will be clearly visible and
accessible, incorporating markings, signage, lighting and paving materials. Other
important pedestrian considerations include:
a. Building entries as viewed from the street should be clearly marked.
Buildings should be sited in ways to make their entries or intended uses clear
to and convenient for pedestrians.
b. The location and pattern of streets, buildings and open spaces must facilitate
direct pedestrian access. Commercial buildings should provide direct access
from street corners to improve access to bus stop facilities. Shopping areas
should provide for pedestrian and bicycle connections to adjoining
neighborhoods.
The planning of the right of way improvements, the mixed -use building
frontages and the pedestrian spine were all informed by the same design
principals codified in this section of the City Plan. Both the street
frontages and the pedestrian spine have been designed to enhance
activity at the street level. Pedestrian circulation at the mid block,
perpendicular to the spine has been used to provide improved
connections through the block while helping to break down the scale of
the buildings.
Canyon Avenue Sub -District
Policy DD-1.15 Housing. High density, multi -family residential uses will be
allowed within the Canyon Avenue sub -district. Housing will be encouraged to
locate in mixed use buildings.
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reducing the potential for dispersed growth not conducive to pedestrian and
transit use and cohesive community development.
This is a mixed project built adjacent to an established mixed -use
neighborhood. It has excellent access to existing transit facilities and
ample opportunities to access recreation and business activities on foot.
PRINCIPLE LU-2: The City will maintain and enhance its
character and sense of place as defined by its neighborhoods,
districts, corridors, and edges.
This project enhances the existing neighborhood by filling a void in the
city fabric with a scale and character of development derived from the
patterns that establish the "sense of place" in the surrounding
neighborhood.
Policy LU-2.2 Urban Design. The design review process, supplemented by
design standards and guidelines, will be used to promote new construction and
redevelopment that contribute positively to the type of neighborhoods, districts,
corridors and edges described herein while emphasizing the special identity of
each area.
This project is an outgrowth of an effective application of existing
standards and studies to a real life planning opportunity at the core of the
City.
PRINCIPLE T-1: The physical organization of the city will be
supported by a framework of transportation alternatives that
balances access, mobility, safety, and emergency response
throughout the city, while working toward reducing vehicle miles
traveled and dependence upon the private automobile.
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Policy T-1.1 Land Use Patterns. The City will implement land use patterns,
parking policies, and demand management plans that support effective transit, an
efficient roadway system, and alternative transportation modes. Appropriate
residential densities and non-residential land uses should be within walking
distance of transit stops, permitting public transit to become a viable alternative
to the automobile.
This project builds upon the existing public transportation structures in the
city through its adjacency to the Transit Center and bike paths. It will
K
COBURN
Penny Flats: Block 33. Fort Collins, CO
Statement of Planning Objectives
From its inception as a Request for Proposal in 2004, this project's core
planning objectives have been derived from the overall planning goals
established by the municipal government of Fort Collins in their effort to serve
the best interests of the community. The Penny Flats project defined in this
application is intended to be a physical realization of these principals buttressed
by a common sense approach to residential design and sensitivity to the historic
context of the City and the scale and character of the surrounding
neighborhoods.
The fundamental planning approach for Penny Flats is derived from the
Downtown Civic Center Master Plan of 1996, which called for primarily
residential uses on Block 33 organized in conjunction with a pedestrian spine
connecting the Civic Center to the south with Lee Martinez Park to the north.
This diagram is clearly visible in the site plan and we have made a concerted
effort to inject life into this space by fronting a significant portion of the project on
the spine. The Master Plan envisioned an "Active Mixed Use District" with a
"Mix of Uses", "Human Walkable Scale", "Transportation Choices" and "Links
and Connections". Our context diagram summarizes how our planning
approach has been developed to address these objectives.
(i) Statement of appropriate City Plan Principles and Policies
achieved by the proposed plan
The Penny Flats project is consistent with many of the Principals and
Policies of the City Plan. Following are some relevant examples:
PRINCIPLE LU-1: Growth within the City will promote a
compact development pattern within a well-defined boundary.
This project is compact and builds upon the existing, time proven pattern
of development in the downtown core.
Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved
by directing future development to mixed -use neighborhoods and districts while