HomeMy WebLinkAboutWILLOW STREET LOFTS - PDP - 24-04 - REPORTS - RECOMMENDATION/REPORTWillow Street Lofts Project Development Plan — Type I (# 24-04)
February 22, 2007 Administrative Hearing
Page 7
defined. Staff will work with the architect to fine-tune the detailing on
the bases.
4. Findings of Fact / Conclusion:
A. Mixed -use dwelling units are permitted in the RDR—River Downtown
Redevelopment District, subject to an Administrative Hearing review.
B. This Project Development Plan largely complies with the applicable
Administrative and General Development standards and the standards of the
RDR—River Downtown Redevelopment District. Remaining issues can and
will be addressed in Final Plan review.
STAFF RECOMMENDATION:
Staff recommends approval of the Willow Street Lofts Project Development Plan — Type I
(# 24-04).
Attachments:
Zoning exhibit.
Transportation Impact Study dated June, 2004
Statement of Planning Objectives, also dated June 2004
Full sized plan set
Willow Street Lofts Project Development Plan — Type I (# 24-04)
February 22, 2007 Administrative Hearing
Page 6
historically significant Bas Bleu theater and other industrial landmarks
along the river and in downtown. [Section 3.5.1 (B)]
b. The building on Willow Street is similar in height to the new Northside
Aztlan Community Center which is under construction to the
northwest of this project. The first three stories of the building are
roughly the same height as the Bas Bleu Theatre to the southeast.
The fourth story is setback slightly from the front facade to reduce its
visual impact. [Section 3.5.1 (C)]
c. Brick and other building material colors will be checked in Final Plan
review for compatibility with this section of the Old Town area.
[Section 3.5.1 (F)]
d. All outdoor storage is adequately screened. Mechanical equipment
will be rooftop mounted. [Section 3.5.1 (1)]
e. This project 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 an 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]
f. The perimeter sidewalks and soon to be designed public sidewalk
connect with all main entrances without crossing drive aisles.
[Section 3.5.3(B)(1)]
g. The proposed project meets the build -to line standard. It creates a
visually continuous, pedestrian -oriented streetfront with no vehicle
use between the building faces and the street. [Section 3.5.3(B)(2)]
h. The residential units in the project have been redesigned with
numerous changes in height and numerous projecting and recessed
elements. Changes are related to units, entrances and functions of
the internal spaces. [Section 3.5.3(C)]
i. The proposed project contributes to the uniqueness of the River
Downtown Redevelopment District. During Final Plan review, staff
will work with the architect to try to enhance the Willow,Street facade
and general architectural detailing to borrow more from the rich
architectural cues of this site's context. [Section 3.5.3(D)(1)]
j. All residential facades exceed the minimum wall articulations. Walls
have clearly defined bays, changes in plane, materials and texture,
and well articulated fenestration. The Willow Street facade has
adequate horizontal articulation but would benefit from a bit more
effort to articulate vertically. The front facades of all buildings have
high quality materials. The interior is adequate in the quality of its
materials, given the relatively private service nature of the space.
k. The base and top standards are mostly met, and will be addressed
again in Final Plan review. The sloped roofs and stacked bond
cornice on Willow Street are adequate tops but the bases are less
Willow Street Lofts Project Development Plan — Type I (# 24-04)
February 22, 2007 Administrative Hearing
Page 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. [Section 3.2.2
(C)(1)(a) and (5)(b)]
b. Curb cuts and ramps are provided throughout the site. There is one
ramp that is missing at the van accessible space which will be
addressed in Final Plan review. [Section 3.2.2 (C)(2)]
c. The design includes convenient parking facilities for four bicyclists,
which exceeds the required minimum of two spaces. [Section 3.2.2
(C)(4)]
d. The parking and pedestrian paths are largely separate from one
another in this project. The front doors of the residential and
commercial units face a connecting walkway and lead to the street
sidewalk. Auto circulation occurs in the interior of the site. [Section
3.2.2 (D)]
e. This project is within the Transit -Oriented Development (TOD)
Overlay Zone so there is no minimum parking required [Section 3.2.2
(K)]
f. One van -accessible handicap parking space is provided according to
Code. [Section 3.2.2 (K)(5)(d)]
g. The parking dimensions indicated on the plans meet the minimum
dimensions required. All spaces are dimensioned as standard
spaces. [Section 3.2.2 (L)]
h. Site lighting does not meet City standards yet. Light fixtures do not
feature full shielding and sharp cutoff (full cutoff) and do not minimize
glare. Staff will work with the applicant on this aspect of the plans in
Final Plan review of the project. [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. During the development process, the applicant has worked to bring
the architectural design of the proposed buildings more in line with
the architecture of its downtown context. The original elevations
were all siding, but now all facades are proposed in more durable
and context -sensitive materials such as brick on Willow Street and
brick, stucco and stone veneer elsewhere. The original facades were
flush with one another; now they have projections and recesses that
lend variety and interest to the buildings. Aside from the arched
lintels on the Willow facade however, the detailing of the project lacks
sensitivity to local and historic cues such as the neighboring
Willow Street Lofts Project Development Plan — Type I (# 24-04)
February 22, 2007 Administrative Hearing
Page 4
the river. Proposed fencing is wrought iron, which is consistent with
the style and quality of fencing used throughout downtown.
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. This tight, urban project provides tree stocking and landscaping to
meet code and as is possible. Shade trees are used along the
perimeter to provide canopy, minimize glare and to enhance the
outdoor spaces. Along the northwest edge, Marshall Ash is specified
to match the other side of the new Northside Aztlan Community
Center's drive aisle. [Section 3.2.1(D)(1)]
b. The trees specified along Willow are ornamentals. The City Forester
will require that those trees be canopy shade trees and species that
are in keeping with the Downtown River District Improvement Project
at the time of Final Plan review. These trees 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. All non -paved areas are proposed to be planted with appropriate
plantings including turf and shrub or perennial planting beds.
Foundation plantings are provided along more than 50% of the high -
use and high visibility facades of the building. [Section 3.2.1(E)(2)]
d. The parking for this site is primarily located in garages off an interior
private drive. Six surface parking spaces are located in the interior
lot, facing parking for the neighboring Bas Bleu theatre and do not
require screening. Three pull -in spaces are provided on Pine Street
with generous landscaping. The trees on the perimeter of this
development will also provide good shade and screening for the
parking on abutting lots. The parking lot interior contains trees and
shrubs in a landscape island that exceeds the code standards. 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. [Sections
3.2.1(E)(4) and (5)]
Willow. Street Lofts Project Development Plan — Type I (# 24-04)
February 22, 2007 Administrative Hearing
Page 3
The proposed project largely meets this purpose statement. Willow Street
Lofts will be a great addition to the downtown area —it will provide additional
residential, office and retail space to this part of downtown which is poised to
be better connected with the Old Town Square section of downtown. Willow
Street Lofts will also fill in the center of a block that will soon be anchored by
newly remodeled Bas Bleu Theatre and the new Northside Aztlan
Community Center, both of which are significant community gathering
places. [Section 4.17 A]
B. Permitted Land Use: 'Mixed -use dwelling units' is a permitted use in
the RDR—River Downtown Redevelopment District subject to a Type
I — Administrative Hearing. [Section 4.17 (B)]
C. Development Standards:
Massing and Placement: The project is proposed to be a maximum of
4 stories which is under the five story maximum height. The massing
of the building fronting Willow must "terrace back" above three stories.
The proposal shows the fourth story being stepped back
9 approximately two feet. In Final Plan review, staff will meet with the
architect to discuss opportunities for outdoor space and additional
terracing on the fourth floor. [Section 4.17 (D)(3)(c)(1)] Buildings are
sited so that vehicular use areas and parking are located interior to
the project. [Section 4.17 (D)(3)(c)(2)]
Character and Image: Exterior walls are mostly well -articulated and
proportioned to human scale with each unit projecting or recessing
o from the fagade. The mixed -use building fagade on Willow Street
would benefit from some additional study to incorporate vertical
articulation. [Section 4.17 (D)(3)(d)(1)] There are small outdoor
planting bed areas outside each of the residential units. A small plaza
is proposed for the west corner of the site with benches and
mailboxes. There is an opportunity for enhanced useable outdoor
space if the designer sets the fourth floor of the building on Willow
Street back further. Staff will discuss this with the architect during
Final Plan review. [Section 4.17 (D)(3)(d)(2)] Windows on the
Willow Street building are shown with generous and context sensitive
detailing including arched lintels and mullions. Detailing on the
windows in the rest of the project will be reviewed in the Final Plan
stage, with the expectation that it will be high quality and in keeping
with the context. [Section 4.17 (D)(3)(d)(3)] The rooflines all comply
with the pitch or cornice requirements. [Section 4.17 (D)(3)(d)(4)]
Materials: The materials specified for the buildings are brick, stone,
and stucco, all of which are appropriate in this downtown area near
Willow Street Lofts Project Development Plan — Type I (# 24-04)
February 22, 2007 Administrative Hearing
Page 2
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
NW: POL—Public Open Lands (Existing Northside Aztlan Community Center and
recently approved new Northside Aztlan Center, currently under
construction) with CCR—Community Commercial — Poudre River District
(existing power plant) beyond;
N and NE: RDR—River Downtown Redevelopment District (existing United Way
complex) with POL — Public Open Lands (existing Legacy Park) beyond;
E: RDR—River Downtown Redevelopment District (existing residences and
businesses);
SW and SE: RDR—River Downtown Redevelopment District (existing commercial, vacant
land, and existing commercial (Bas Bleu Theatre), with existing commercial
and vacant land beyond;
The subject property currently contains dilapidated residences with no historical
significance. This proposal was originally submitted in 2004 but was put on hold until the
design for the New Northside Aztlan Community Center was completed. This project was
revived by the developer once that plan was approved.
A neighborhood meeting was not required for this project and none was held.
2. Compliance with Applicable RDR—River Downtown Redevelopment District
Standards
A. Purpose: The purpose of the RDR—River Downtown Redevelopment District
is as follows:
The River Downtown Redevelopment District is intended to reestablish
the linkage between Old Town and the River through redevelopment in
the Cache la Poudre River (the "River') corridor. This District offers
opportunities for more intensive redevelopment of housing, businesses
and workplaces to complement Downtown. Improvements should
highlight the historic origin of Fort Collins and the unique relationship
of the waterway and railways to the urban environment as well as
expand cultural opportunities in the Downtown area. Any significant
redevelopment should be designed as part of a master plan for the
applicable group of contiguous properties. Redevelopment will extend
the positive characteristics of Downtown such as the pattern of blocks,
pedestrian -oriented streetfronts and lively outdoor spaces.
ITEM NO. )
MEETING DATE
STAFF .Q-•Li
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Willow Street Lofts Project Development Plan — Type I (# 24-04)
APPLICANT: Jon Prouty
Lagunitas Companies
3944 JFK Parkway, Suite 12 E
Fort Collins, CO 80525
OWNER: Lagunitas Giddings, Inc.
3944 JFK Parkway, Suite 12 E
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request to construct a mixed -use project with twenty residential units and 9280sf
of commercial space. The property is located on the northeast side of Willow St., east of
College in the RDR—River Downtown Redevelopment District.
RECOMMENDATION: .
Staff recommends approval of Willow Street Lofts Project Development Plan — Type I (#
24-04)
EXECUTIVE SUMMARY:
Mixed -use dwellings are permitted in the RDR—River Downtown Redevelopment District,
subject to an Administrative Hearing. This Project Development Plan complies with the
applicable Administrative and General Development standards and the standards of the
RDR—River Downtown Redevelopment District.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT