HomeMy WebLinkAbout210-212 W. MAGNOLIA ST., URBAN LIVING LOFTS - PDP - 24-05 - REPORTS - RECOMMENDATION/REPORT210, 212 W. Magnolia St., Urban Living Lofts at Magnolia St. — Type I PDP (#24-05)
October 3, 2005 Administrative Hearing
Page 6
c. Variation in Massing: [Section 3.5.3 (C)]—The massing of the
proposed building is appropriate to its design and location with
projecting eaves, inset windows and balconies and a projecting
arcade at the ground level.
d. Character and Image: [Section 3.5.3 (D)]—The proposed building
design is site specific in that it draws directly from the neighboring
Edwards residence for architectural inspiration. No fagade is left
blank. The front walls are articulated with an arcade and columns,
along with fenestration and awnings which reinforce the human scale
of the project. The side walls are articulated with false windows and
metal grates that ventilate the parking structure. These elements
echo the pattern of articulation on the front fagade. The rear wall is
designed with a permanent metal trellis and vines for architectural
interest. All four fagades are created with the same high quality
materials including brick, stucco and stone veneer. The base of the
building is established with the use of a native fieldstone veneer
around the entire base of the building. The top is established by the
stucco top story and pitched roof with deep eaves.
4. Findings Of Fact / Conclusion:
A. Mixed -use dwellings are permitted in the D, Downtown —Civic Center
Subdistrict, subject to administrative review.
B. This PDP complies with the General Development Standards as well as the
applicable District Standards with three exceptions which have been
addressed in two requests for modification of standards, also items on the
present administrative hearing agenda.
STAFF RECOMMENDATION:
Staff recommends approval of the 210 & 212 W. Magnolia St. — Urban Living Lofts at
Magnolia Street — Type I PDP (# 24-05) with the following two conditions:
• the substandard aspects of the plan must either be modified per the two requests
for modification presented herewith or addressed in some other manner to meet
the standards of the Land Use Code.
• the air rights portion of the easement along the private access drive must be
vacated. This request has,been made by the applicant to the City's Engineering
department. This request is in process and a decision will be rendered after the
hearing.
210, 212 W. Magnolia St., Urban Living Lofts at Magnolia St. — Type I PDP (#24-05)
October 3, 2005 Administrative Hearing
Page 5
the course of staff review of the plans and will polish the plans during Final
Plan review so that the standards are fully met.
10) Trash and Recycling Enclosures: [Section 3.2.5]—The trash enclosure for
this project is sized to accommodate recyclables and has both walk-in and
trash vehicle sized entries. The pad is to be constructed of concrete.
B. 3.5 Building Standards for Mixed -Use, Institutional and Commercial
Buildings
1) Building and Project Compatibility: [Section 3.5.1 ]—The architecture of this
project is compatible with the existing buildings, especially the Edwards
residence immediately to the west. This mixed -use building is articulated by
variations in material and massing that are proportional to the massing and
scale of nearby structures. Glass used in the project shall not cause
excessive glare. Windows have been defined by stone and/or brick sills and
lintels and metal mullions. The colors chosen for the project unify the
project and coordinate well with the neighboring Edwards residence.
2) Special Height Review: [Section 3.5.1 (G)]—Since the building is in the
Downtown District and proposed to be over 40 feet, the project is subject to
the special height review standards. There are no residential uses to the
east of the project whose views will be adversely impacted by this project.
The applicant has worked closely with the neighbors to the west with regard
to the building design and they have indicated that they are pleased with the
design of the proposed building. The lighting plan will be finalized during
Final Plan review to ensure that the lighting of the building and parking
structure do not adversely impact the Edwards residence. The height and
massing of this mixed -use downtown project is well within appropriate range
for neighborhood scale.
3) Mixed -use, Institutional and Commercial Buildings: [Section 3.5.3]—The
proposed project meets the standards of this section of the code as follows:
a. Orientation to a Connecting Walkway [Section 3.5.3 (13)(1)1—The
sidewalk is linked to the front doors of the project by a sidewalk that
serves as a connecting walkway.
b. Orientation to Build -to Lines for Streetfront Buildings: [Section 3.5.3
(B)(2)(a)]—This project is being built on top of and behind an existing
commercial building so the build -to line is by definition established. It
is also in compliance with the standard at ten feet and it is aligned
with existing buildings on the block, most notably the residence to the
west.
210, 212 W. Magnolia St., Urban Living Lofts at Magnolia St. — Type I PDP (#24-05)
October 3, 2005 Administrative Hearing
Page 4
differences in architecture and bulk between the mixed -use building and
surrounding buildings and parking lots.
3) Landscape Area Treatment: [Section 3.2.1 (E)(2)]—All areas that require
landscaping are shown on the plans with appropriate planting designs
including trees, turf, foundation plantings and trellises with vines.
4) Safety Considerations: [Section 3.2.2 (C)(1)]—Pedestrians coming to this
site arrive on the detached sidewalk and do not have to cross a drive aisle
to reach the front door from the sidewalk. Bikes have a separate and
convenient entrance to the parking garage and the bike parking facility.
Though the parking structure itself is tight on space, pedestrian and bicyclist
safety has been considered in this design as well. Entries have a striped
area or designated walkway in front of them, and a separate walkway has
been provided from the stair structure to the alley.
5) Curbcuts and Ramps: [Section 3.2.2 (C)(2)]—Curbcuts and ramps have
been provided in all circumstances where they are warranted on site.
6) Site Amenities: [Section 3.2.2 (C)(3)]—This PDP includes separate parking
facilities for bicyclists, enhanced amenities for pedestrians, and ramps and
walkways for clear and direct access to all entrances and the garage.
7) Access and Parking Lot Requirements: [Section 3.2.2(D)]—The parking lot
has been designed with clear circulation routes and traffic control devices.
The standard contained in Section 3.2.2 (D)(2) is not met with this design
but is addressed in Modification Request # 1. Therefore, approval of this
PDP is contingent upon the approval of the modification.
8) Parking Lots — Required Number of Off-street Spaces for Type of Use:
[Section 3.2.2 (K)]—The proposed project is required to provide a minimum
of 31 parking spaces based on the number of bedrooms per unit and the
total number of units. Due to site constraints, the applicant is one space
short of meeting the parking requirement. The applicant has submitted a
request for modification for this shortfall; it is also contained in Modification
Request # 1. Therefore, the approval of this PDP is again contingent upon
the approval of the modification request. Non-residential parking is based
on a maximum allowed and will be accommodated in diagonal parking on
street. Handicap accessible parking spaces have been provided in the
residential parking structure as well as on Magnolia Street. All parking
meets the standards for stall dimensions.
9) Site Lighting: [Section 3.2.4]—Lighting proposed for this project must meet
the standards for site lighting. The applicant has improved the plan during
210, 212 W. Magnolia St., Urban Living Lofts at Magnolia St. — Type I PDP (#24-05)
October 3, 2005 Administrative Hearing
Page 3
building coverage standard of 75%. The project meets the Maximum
FAR standard since only one floor is not exclusively residential. The
project meets the front and rear yard setbacks. And finally, the
project meets the height restriction. The maximum height of the
project is 56 feet, less than the 168' maximum and over which would
require a Planning and Zoning Board Review.
2) Development Standards [Section 4.12 (E)(2)]
a. Facades: There are no blank walls facing the street or walkways that
span more than 50 feet. Storefronts have been integrally designed
with the upper floors of the building and are compatible with the
entire fagade character. The materials, colors details signage and
lighting fixtures have been tastefully combined into a cohesive whole.
The buildings encourage outdoor use with balconies. The pedestrian
area in front of the building will be paved. The rooflines echo the
surrounding residential buildings. Windows all have sills, lintels and
mullions which cast shadow lines. Ground floor windows and glass
doors are large for display purposes. Windows on the ground floor
do not exceed 75% of the wall surface.
b. Site Design: The parking lot is proposed behind the existing building
and beneath the residential units, in accordance with the site design
standards. If a restaurant business occupied one of the ground floor
commercial condos, outdoor cafe areas would be permitted and
enhanced by the design. Restaurant management would need to
abide by the provisions in 4.12(E)(3)(b)1-6.
3. Compliance with General Development Standards (Division 3 of the Land Use
Code)
Applicable General Development Standards:
A. 3.2 Site Planning and Design Standards
1) Landscaping and Tree Protection: [Section 3.2.1 ]—The PDP provides full
tree stocking on the street frontages and landscaping throughout the
project. The applicant has worked with the City's Forester to his satisfaction
regarding street tree species and tree mitigation. *** trees that must be
removed with this project will be mitigated offsite.
2) Landscape Buffering between Incompatible Uses and Activities: [Section
3.2.1.(E)(1)]—The PDP provides ivy vines growing from planters in the
ground around the perimeter of the mixed -use building to subdue the
210, 212 W. Magnolia St., Urban Living Lofts at Magnolia St. — Type I PDP (#24-05)
October 3, 2005 Administrative Hearing
Page 2
Avenue Subdistrict. A neighborhood meeting was not required and therefore not held for
this project.
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: D — Downtown District, Canyon Avenue Subdistrict. Existing commercial (First
National Bank building and parking lot) with D beyond;
E: D — Downtown District, Canyon Avenue Subdistrict. Existing commercial (First
Interstate Bank and parking lot);
W: D — Downtown District, Canyon Avenue Subdistrict. Existing residential and
commercial (Edwards residence and existing multifamily residential and office)
with federal offices beyond;
SE: D — Downtown District, Canyon Avenue Subdistrict. Existing commercial space
and one single family residence
S: D — Downtown District, Canyon Avenue Subdistrict. Existing commercial office
buildings.
SW: D — Downtown District, Canyon Avenue Subdistrict. Existing commercial office
(US Bank) with existing office and multifamily dwelling units beyond.
The property at 210 and 212 W. Magnolia contains a 2250 square foot structure currently
used as commercial office space. The project proposed is contingent upon two
modifications requested, which are items #1 and 2 on the agenda for this Administrative
Hearing. Please refer to the staff reports for these modifications for details of the
modifications requested.
2. Compliance with Applicable Downtown District Standards (Section 4.12 of the
Land Use Code)
A. Permitted Land Use: Mixed -use dwellings are permitted in the Downtown
District —Canyon Avenue Subdisrict, subject to a Type I (Administrative)
review.
B. Applicable Standards of the Downtown District -Canyon Avenue Subdistrict:
1) Land Use Standards [Section 4.12 (D)]
a. Dimensional standards: The project exceeds the minimum lot width
of 40 feet. The proposed project is 64%, below the maximum
PROJECT: 210 & 212 W. Magnolia St. — Urban Living Lofts at Magnolia Street —
Type I PDP (# 24-05)
APPLICANT: Alan Strope
Urban Living Concepts, LLC
3201 E. Mulberry St., Suite B
Fort Collins, CO 80524
OWNER: Urban Living Concepts, LLC
3201 E. Mulberry St., Suite B
Fort Collins, CO 80524
PROJECT DESCRIPTION:
The owner of the existing 2250 square foot commercial building at 210-212 Magnolia
Street requests to adaptively reuse the existing building and to construct a 3 story, 18-unit
residential loft project above. Parking will be in the form of an enclosed parking structure
behind the commercial space and below the residential units. The site is .39 acre. The
property is located on the north side of Magnolia St. just west of Mason St. It is in the D -
Downtown District, Canyon Avenue Subdistrict.
RECOMMENDATION: Staff recommends approval of the PDP, with the condition that
parking is successfully modified as per the two modifications submitted concurrently with
this staff report.
EXECUTIVE SUMMARY:
Mixed -use dwelling units are permitted in the Downtown District, Canyon Avenue
Subdistrict subject to an Administrative Hearing. This PDP complies with the applicable
General Development standards and the standards of the Downtown District, Canyon