HomeMy WebLinkAboutBELLE CLAIRE, 310 S. COLLEGE AVE. - PDP - 26-05 - REPORTS - RECOMMENDATION/REPORTBelle Claire, 310 South College Avenue, P.D.P., #26-05
October 20, 2005 P & Z Meeting
Page 11
• The reason for the Staff finding is that a trash and recycling area
that is totally enclosed by a small building with a roof is an upgrade
from a typical trash enclosure that would otherwise be placed 20
feet from the alley and sidewalk. A small building that matches the
principal building in exterior materials is a superior design from a
visual and aesthetic point of view. Further, a small building and will
out -perform an enclosed but open-air enclosure from the
perspective of controlling odors. The location along an alley is
logical and consistent for servicing downtown properties.
Pedestrians along the public walk and the abutting property owner
are not impacted by the location.
RECOMMENDATION:
Staff recommends approval of the Request for Modification to Section 3.5.1(1)
and approval of Belle Claire P.D.P, #26-05.
Belle Claire, 310 South College Avenue, P.D.P., #26-05
October 20, 2005 P & Z Meeting
Page 10
building and will out -perform an open-air enclosure from the perspective of
controlling odors. The pedestrian using the public walk and the abutting
property owner are not impacted by the location.
Staff, therefore, recommends approval of the Request for
Modification to Section 3.5.1(I).
6. Neighborhood Compatibility:
A neighborhood information meeting was held on March 7, 2005. A summary of
this meeting is provided. There was no opposition to the proposed P.D.P.
Rather, the participants supported the project and offered suggestions based on
experience in developing infill downtown properties.
7. Findings of Fact:
In evaluating the Belle Claire P.D.P., Staff makes the following findings of fact:
A. The P.D.P. complies with the principles for the Infill/Transition Area of the
Downtown Strategic Plan.
B. The mix of land uses within the P.D.P. is permitted in the Downtown —
Canyon Avenue Sub -district zone.
C. The P.D.P. complies with the development standards of the Downtown —
Canyon Avenue Sub -district.
D. The P.D.P. complies with the applicable General Development Standards
of Article Three with one exception.
E. A Request for Modification to Section 3.5.1(1) — Outdoor Storage
Areas/Mechanical Equipment has been evaluated by Staff.
F. Staff finds that the Request for Modification satisfies the requirements of
Section 2.8.2(H) for the following reasons:
• The P.D.P., as proposed, would not be detrimental to the public
good.
• The P.D.P., as proposed, will promote the general purpose of the
standard for which the modification is requested equally well or
better than would a plan which complies with the standard for which
the modification is requested.
Belle Claire, 310 South College Avenue, P.D.P., #26-05
October 20, 2005 P & Z Meeting
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The trash enclosure is located 12.5 feet from the sidewalk along Olive
Street.
B. Applicant's Justification:
The proposed location is equal to or better than a location that would
otherwise meet the standard due to the design. The trash and recycling
enclosure will be covered with a roof and will resemble a small building for
total screening. The materials will be the same buff sandstone as the
principal building. There will be solid doors on the south for persons and
on the east for servicing. The location along the alley is logical and
consistent for a downtown environment.
C. Staff Evaluation
Staff finds that the design solution, a trash enclosure building, is equal to
or better than a trash enclosure that would be setback further in
compliance with the standard. A small building with a roof is more
attractive and will contain odors better than the typical three -wall, solid -
door, no -roof enclosure. The location on the alley is consistent with
downtown properties. The neighboring property is an office building that is
oriented along Remington Street and also utilizes the alley for parking
access and trash enclosure location so the impact will be minimal.
D. Modification Criteria of Section 2.8.2(H)
The Planning and Zoning board:
may grant a modification of standard only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a
plan which complies with the standard for which a modification is
requested.
Staff finds that the criteria for granting the Request for Modification is met
because a small building with a roof is an upgrade from a typical trash
enclosure that would otherwise be placed 20 feet from the sidewalk. A
small building that matches the principal building in exterior materials is a
superior design from a visual and aesthetic point of view. Further, a small
Belle Claire, 310 South College Avenue, P.D.P., #26-05
October 20, 2005 P & Z Meeting
Page 8
E. Section 3.5.1(G) — Building Height Review
A building height review is required for structures that exceed 40 feet and
Belle Claire achieves a height of 84 feet. The applicant has provided an
attachment that addresses the impact on views, light and shadow, privacy
and neighborhood scale. Based on the existing mature trees and the level
of urbanization in the immediate area with a range of heights from one-
story to 11 stories, Staff finds that the height is compatible with the context
of the area.
F. Section 3.5.1(1)(1) — Outdoor Storage Areas/Mechanical Equipment
This standard requires that the trash enclosure not be within 20 feet of any
public street, public sidewalk or internal pedestrian way. The trash
enclosure will be placed within a structure featuring solid doors but located
4.5 feet from the alley. The applicant has submitted a Request for
Modification to this standard which is discussed in the next section.
G. Section 3.6.4 — Transportation Level of Service Requirements
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted transportation Level of Service
standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual. The Transportation Impact
Study indicates that level of service at the Olive/Remington intersection
will operate acceptably with stop sign control. The signalized intersections
of College/ Olive and College/Magnolia will continue to operate acceptably
without additional improvements.
5. Request for Modification — Section 3.5.1(1) — Outdoor Storage Areas:
A. Summary of the Request
The standard reads as follows:
No areas for outdoor storage, trash collection or compaction, loading or
other such uses shall be located within twenty (20) feet of any public
street, public sidewalk or internal pedestrian way. Notwithstanding the
foregoing, areas for trash collection may be located within twenty (20) feet
of an internal pedestrian way.
Belle Claire, 310 South College Avenue, P.D.P., #26-05
October 20, 2005 P & Z Meeting
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4. Compliance with Applicable General Development Standards:
In the Downtown — Canyon Avenue Sub -district, most standards are covered by
the requirements of Article Four. The remaining applicable General
Development Standards are summarized as follows:
A. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping
The surface parking lot is located on the east side of the site along the
public alley and faces a non-residential use. As required by the standard,
this parking lot is screened by a solid sandstone wall topped by a wrought
iron railing.
B. Section 3.2.1(F) — Tree Protection and Replacement
One tree along College Avenue has been determined by the City Forester
to be undesirable and approved for removal. Two smaller trees along
Olive Street are in conflict with installation of underground utilities and will
be relocated by the City Forester. Mitigation trees will be provided in
accordance with the City's specifications.
C. Section 3.2.2 — Access, Circulation and Parking
Both surface and below -grade parking is located along the public alley.
This alley runs the length of the block linking Oliver and Magnolia Streets.
There are sidewalk connections from the two stair towers out to the
abutting public street. In addition, a covered walkway connects Perkins to
Olive Street.
D. Section 3.2.2(K) — Parking Lots — Required Number of Off -Street Spaces
There are no minimum requirements for off-street parking for the non-
residential uses. Rather, based a mix of office, retail and restaurant users,
the P.D.P. cannot exceed 78 spaces. Twenty five surface spaces are
provided for the convenience of the customers and tenants of the first two
floors.
There are 15 one -bedroom and 16 two bedroom dwelling units requiring a
minimum of 51 spaces. The P.D.P. provides 52 parking spaces that will
be located below the structure.
Belle Claire, 310 South College Avenue, P.D.P., #26-05
October 20, 2005 P & Z Meeting
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The two public street elevations include storefronts for retail and
restaurant tenants. These storefronts feature large pane display windows
that do not exceed 75% of the total ground level facade area.
J. Section 4.12(E)(3)(a) — Site Design — Parking Lots
This standard requires that parking lots not dominate the frontage of
pedestrian -oriented streets, interrupt pedestrian routes or negatively affect
surrounding neighborhoods. Parking lots shall be located behind buildings
in the interior of blocks, in side yards, underground or in a parking
structure, to the maximum extent feasible.
The surface parking lot for the retail, office and restaurant tenants is
located along the alley on the east side of the building. The parking lot for
the dwelling units is located below grade.
K. Section 4.12(E)(3)(b) — Site Design — Outdoor Cafes
This standard requires that if restaurants are anticipated to operate
outdoor cafes on sidewalks, including areas within the public right-of-way
and in courtyards, then pedestrian circulation and access to store
entrances shall not be impaired. Such outdoor cafes must conform to all
requirements related to public access, removable enclosures, extended
awnings, trash receptacles and use of furniture that is compatible with the
building.
While the final tenant mix has not been determined at this time, there is a
strong likelihood that restaurant will occupy a portion of the first floor. The
fourteen foot wide public sidewalk along College Avenue will
accommodate an outdoor cafe and still allow the required public access.
L. Section 4.12(E)(3)(c) — Site Design — Outdoor Spaces
This standard requires that to the extent reasonably feasible, outdoor
spaces shall be placed next to activity that generates the users (such as
street corners, offices, day care, shops and dwellings). Outdoor spaces
shall be linked to and made visible from streets and sidewalks to the
extent reasonably feasible.
The P.D.P. provides an outdoor patio along College Avenue at the
southwest corner of the building.
Belle Claire, 310 South College Avenue, P.D.P., #26-05
October 20, 2005 P & Z Meeting
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This standard requires that new commercial development incorporate any
form of shed, flat or gable roofs, but such roofs shall be similar to the roofs
of buildings within the block face. The two existing buildings on the
College Avenue block face are one-story and nondescript. The existing
Perkins restaurant is owned by the applicant and may be upgraded in the
short term and possibly removed in the long term. The City Utility Office is
a one-story brick building that is attractive but diminutive in comparison to
Belle Claire. Along Olive Street, the existing office building at 301
Remington is a two-story building that features a flat -roof.
Belle Claire represents a significant departure in roofline treatment by
virtue of being six stories and featuring a mansard roof punctuated by
dormers and chimneys. The level of architectural detail associated with
the P.D.P. surpasses the three existing buildings to the extent that it
should not be constrained by the existing roof patterns, but rather, it will
set the new standard for future redevelopment of the block, primarily the
existing Perkins restaurant.
H. Section 4.12(E)(2)(e) — Facades — Windows
This standard requires that glass curtain walls and spandrel -glass strip
windows shall not be used as the predominate style of fenestration for
buildings in this District. This requirement shall not serve to restrict the use
of atrium, lobby or greenhouse -type accent features used as
embellishments to the principal building.
Belle Claire features a generous use of tall arched windows along both
street elevations that calls attention to the building's main entrance at the
corner of the two public streets. Portions of this building component are
two -stories in height. While in isolation this window treatment may be
considered out of standard, the context of being across the street from the
Old Post Office, which features similar window treatment, allows Belle
Claire to draw attention to the main entrance and yet fit within the context
of the surrounding area.
Section 4.12(E)(2)(e) — Facades — Windows
This standard requires that ground floor retail, service and restaurant uses
shall have large pane display windows. Such windows shall be framed by
the surrounding wall and shall not exceed seventy-five (75) percent of the
total ground level facade area.
Belle Claire, 310 South College Avenue, P.D.P., #26-05
October 20, 2005 P & Z Meeting
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constructed. Along College Avenue, there are two existing buildings on
the block face (Perkins restaurant the City of Fort Collins Utility Office).
The proposed building is brought up to the edge of the right-of-way (as
defined by the back of the sidewalk) and will conform to the established
pattern on the block.
Along Olive Street, there is an existing two-story office building (301
Remington) which features an entrance directly behind the public
sidewalk. Belle Claire conforms to this pattern as well with a building
entrance located along Olive Street directly abutting the sidewalk.
D. Section 4.12(E)(2)(a) — Facades — Blank Walls
This standard requires that no blank wall that faces a public street, public
plaza or walkway shall exceed 50 feet in length. There are no blank walls
facing a public street, plaza or sidewalk.
E. Section 4.12(E)(2)(b) — Facades - Storefronts
This standard requires that storefronts shall be integrally designed with the
upper floors to be compatible with the overall facade character. Also,
buildings with multiple storefronts shall be unified though the use of
architecturally compatible materials, colors, details, awnings, signage and
lighting fixtures.
The P.D.P. provides a high level of storefront architectural components
that includes a consistent repeating pattern of arched windows and
common materials. These materials include buff sandstone, reddish -
brown brick and metal canopies.
F. Section 4.12(E)(2)(c) — Facades — Outdoor Activity
This standard requires that the building promote and accommodate
outdoor activity with balconies, arcades, terraces, decks and courtyards
for residents' and workers' use and interaction, to the extent reasonably
feasible.
The residential component, floors three through six, include a generous
number of balconies and decks. A first floor patio is also provided at the
southwest corner of the building.
G. Section 4.12(E)(2)(d) — Facades — Rooflines
Belle Claire, 310 South College Avenue, P.D.P., #26-05
October 20, 2005 P & Z Meeting
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In general, Belle Claire is consistent with the DSP by providing jobs and housing
close to the Core Area in a building that, while larger than the immediate
surrounding area, is sufficiently detailed and varied to complement the downtown
mixed -use urban environment.
3. Compliance with Downtown — Canyon Avenue — Development Standards:
A. Section 4.12(B)(2)A. — Permitted Uses
The land uses include retail, office, standard restaurant, and multi -family
dwelling units that could be considered mixed -use dwelling units. Offices,
standard restaurants and mixed -use dwelling units are permitted subject
to Administrative review. Multi -family dwelling units and retail
establishments, however, are permitted in the Downtown zone, Canyon
Avenue Sub -district, subject to review by the Planning and Zoning Board.
Therefore, the P.D.P. is considered at Type Two review.
B. Section 4.12(D)(2) — Dimensional Standards
This standard requires that the lot width be no less than 40 feet. Lot One
of the Belle Claire Subdivision contains .56 acre (24,394 square feet) with
no dimension less than 140 feet.
The standard also requires that the maximum building coverage be 75%.
The building footprint (floor) contains 11,432 square feet. In relationship
to the total area of Lot One, which contains 24,394 square feet, the
building coverage equals 47%. This is below the maximum allowable thus
complying with the standard.
The standard also requires that the maximum floor -to -area ratio (F.A.R.),
excluding any floors dedicated exclusively to residential use, is five. The
two non-residential floors equal 28,000 square feet. In relationship to the
area of the lot (24,394 square feet), the F.A.R. is 1.15 thus complying with
the standard.
The standard also requires that the maximum height not exceed 168 feet.
The six -story building achieves a height of 84 feet thus complying with the
standard. (The DSP recommended height has not been codified.)
C. Section 4.12(E)(1)(a)1. — Development Standards — Building Setbacks
This standard requires that new buildings shall align with the setbacks of
existing buildings within the block face in which the new building is being
Belle Claire, 310 South College Avenue, P.D.P., #26-05
October 20, 2005 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: D — Old City Center; Existing restaurant, office and retail
S: D — Canyon Avenue; Existing restaurant
E: D — Canyon Avenue; Existing office building
W: D — Canyon Avenue; Under redevelopment
The site is presently the surface parking lot for Perkins restaurant. There has
been no previous planning or development activity on this parcel.
2. Downtown Strategic Plan — Adooted in February of 2004:
The overall strategy of the Downtown Strategic Plan (DSP) is to protect, manage,
leverage and blend the economic and cultural vitality created by the core retail
and entertainment district. The strategy is defined by three principles that
correspond to three areas: the core, the Infill/transition area, and the
Neighborhood Edge. Belle Claire is located within the Infill Area.
The key principle is that the Infill/Transition Area should leverage the core's
energy to attract new development that will increase the market strength of the
core in turn. A mixed -use building, with two non-residential floors and four floors
containing 31 dwelling units, contributes toward accomplishing this principle.
From an urban design perspective, the DSP supports taller buildings (more than
three stories) to support the market recommendations in the Infill/Transition Area,
and to reinforce downtown as the primary focal point of Fort Collins from a
community appearance and design standpoint. The DSP recognizes that
redevelopment will likely include buildings that are larger than the majority of
existing buildings in the area. Such buildings generally allow parking to be
contained within the structure versus surface parking lots.
The DSP process included extensive guidance for taller buildings. The Plan calls
for buildings in this area to be 80 feet in height, more or less. Since Belle Claire
is 84 feet in height, the P.D.P. is considered to be in compliance with the intent of
the Downtown Strategic Plan.
ITEM NO. 5
MEETING DATE 10/20/05
ff AM STAFF Ted Shepard
A�l
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Belle Claire, 310 South College Avenue, P.D.P., #26-05
APPLICANT: Mr. Archie Solsky
c/o Vaught -Frye Architects
401 West Mountain Avenue, Suite 200
Fort Collins, CO 80521
OWNER: 310 Redevelopment Properties LLC
202 West Laurel Street
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This is a request for a P.D.P. to redevelop the existing parking lot at the
southeast corner of South College Avenue and Olive Street into a six story
mixed -use building. The first floor would consist of 9,255 square feet of retail and
possibly a restaurant. The second floor would consist of 14,000 square feet of
office. Floors three through six would consist of 31 dwelling units. An
underground parking garage would feature 55 parking spaces. A new surface
parking lot along the alley would contain 25 parking spaces for the retail and
office tenants/owners. The site is one-half acre in size and zoned D, Downtown,
and located within the Canyon Avenue Sub -district.
RECOMMENDATION: Approval of the P.D.P. and approval of the Request for
Modification to Section 3.5.1(/) — Outdoor Storage Areas/Mechanical Equipment
EXECUTIVE SUMMARY:
The P.D.P. conforms to the principles of the Infill/Transition Area of the
Downtown Strategic Plan. The land uses are permitted in the Canyon Avenue
Sub -district. The P.D.P. complies with the applicable development standards of
the Sub -district. In addition, the P.D.P. complies with the applicable General
Development Standards with one exception. A Request for Modification has
been submitted for the standard relating to location of the trash/recycling
enclosure. Staff recommends approval of the Modification.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT