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HomeMy WebLinkAboutHOWES/CANYON MIXED-USE (CORTINA) - PDP - 45-02 - REPORTS - RECOMMENDATION/REPORT (3)Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 13 6. The Project Development Plan complies with all applicable development standards contained within Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends the Planning and Zoning Board approve the Canyon/Howes modification request to Section 4.12(E)(1)(a)(1) and the project development plan, File #45-02, subject to the following conditions: Grading shall be limited within 7 feet of the center of the trunk of existing mature trees to remain on the site. 2. A lease agreement for all underground building structures which encroach within the adjacent public right-of-way shall be subject to approval by City Council. This agreement must be in place prior to approval of the Final Compliance and Utility Plans Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 12 5. Neighborhood Information Meeting A neighborhood meeting was held on November 14, 2002 at 215 North Mason Street. There were approximately 7 neighbors in attendance at this meeting. Particular items of concern expressed by the neighbors are: Concern over the increase in on -street parking within the neighborhood. Would like to explore if Canyon and Howes could be converted to two-hour parking. Would like to make sure that Canyon Avenue remains as an open street. Would like to see the mechanical building reduced in height if at all possible. In general, the neighbors liked the project and believed the mixed - use aspect would increase the livability of downtown and the safety of downtown. FINDINGS OF FACT/CONCLUSIONS After reviewing the Canyon/Howes Project Development Plan #45-02, staff makes the following findings of fact and conclusions: 1. The granting of the modification would not be detrimental to the public good. 2. The request for a modification to the Land Use Code are subject to review by the Planning and Zoning Board. 3. Granting the requested modification to Section 4.12(E)(1)(a)(1) 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 because the setback along Howes Street would have to be setback 21 feet from the back of the right-of-way. 4. The proposed land uses are permitted in the Downtown, Canyon Avenue Subdistrict. 5. The Project Development Plan complies with all applicable district standards of Section 4.12 of the Land Use Code, Downtown Zone District. Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 11 2. Applicant's Request A. Applicant's Justification for 4.12(E)(1)(a)(1) Promote the General Purpose of the Standard. Both Sections 3.5.3(B)(2)(b) and 4.12(D)(2) encourage buildings to be located as close to the front right-of-way as possible, especially if the adjacent street provides on -street parking. The intent of the downtown zone district is to bring buildings closer to the street, to create a mix of activity within the area, while providing for quality development that maintains a sense of history, human scale and pedestrian -oriented character. Bringing the building to the sidewalk will provide the character and design that the downtown district is intending to do. The building itself has been designed to provide pedestrians with a unique street front experience. This would not be possible if the building adhered to the strict compliance with this Section. This project will promote the policies included within City Plan, including Policy LU-1.1 Compact Urban Form, LU-2.2 Urban Design, T-5.1 Land Use, T-7.1 Pedestrian Facilities, CAD-1.3 Streetscape Design, DD-1.5 Housing, DD-1.15 Housing and DD-5.5 Parking Lots. 3. EVALUATION OF MODIFICATION REQUEST A. Staffs Evaluation of 4.22(D)(2) Substantial Benefit to the City. Staff has reviewed the materials submitted as part of the modification request. The policies within City Plan do promote a pedestrian character within the downtown area. This block is a transition block that includes buildings setback from the right-of-way to buildings that face directly onto the adjacent sidewalk. Had the building been setback from the back of the sidewalk as suggested by the setback regulation, the pedestrian environment would not be achieved, resulting in more of a suburban design, which is inconsistent with the Downtown Plan. The building has been designed with a staggered setback at the southeast corner of the building, adjacent to the existing buildings along Howes Street. This will help to gradually change the setback from the existing buildings to the new structure and prevent an abrupt change along the block by transitioning the setback. Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 10 2. Section 3.7.3, Adequate Public Facilities The provision of adequate public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of a building permit, or adequate security posted for any such improvement not in place prior to the issuance of a building permit. 4. Modification Request 1. Division 2.8 Modification of Standards As specified in the LUC Section 2.8.2 Modification Review Procedures (H) (Standards), the Planning and Zoning Board shall review, consider, and approve, approve with conditions, or deny an application for a modification based upon: "... granting of the modification would not be detrimental to the public good; and that: the plan as submitted will advance or protect the public interests and purposes 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; or The granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan, adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible, or By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including , but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant" Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 9 2. Section 3.5.3, Mixed -Use Institutional and Commercial Buildings. At least one main entrance to the building shall face and open directly onto a connecting walkway with pedestrian frontage. Since the Canyon/Howes building is directly adjacent to the public sidewalk, all of the public building entrances face directly onto the sidewalk. The building has been designed to visually break up the height and mass of the building. At the top of the first two stories is a horizontal projection and change of materials. The top of the fifth story includes another projection. The sixth story is partially setback from the face of the building, and includes a variety of roof forms and gable treatments. The building includes a variety of wall articulations and projections on both the Canyon Avenue, Howes Street and rear facades. E. Division 3.6, Transportation and Circulation Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. 2. Section 3.6.4, Transportation Level of Service Requirements The applicant for this project conducted a Transportation Impact Study. The study concluded that the Canyon/Howes PDP will generate a total of 38 morning peak hour trips, 39 evening peak hour trips, and 330 total daily trips. These additional trips will fall within the accepted ranges of the City's Level of Service Standards. The report concluded that all intersections impacted by the project will continue to operate acceptably, and the pedestrian, bicycle and transit levels of service will operate at acceptable levels of service. 3. Section 3.6.6, Emergency Access The buildings will be located within 150 feet of the internal street. The individual residential units will include fire sprinklers. F. Division 3.7, Compact Urban Growth Standards 1. Section 3.7.2, Contiguity The project is located within the Infill Area of the City of Fort Collins. Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 8 encourage creativity and diversity of architecture and site design within a context of harmonious neighborhood planning and coherent environmental design, to protect sunlight, to preserve desirable views and to define and reinforce downtown and designated activity centers. Desirable views of the foothills, mountains or significant landmarks from public spaces, streets and parks should be maintained. Due to its downtown location, the Canyon/Howes project will not impact views to the west, since these views have already disappeared. The view to the southwest to Horsetooth Rock from the new Larimer County Office Building will remain. This view corridor is along Canyon Avenue. A shadow analysis was completed by the applicant which used the time frames included in Section 3.2.3 Solar Access, Orientation, Shading. This Section evaluates impacts on adjacent properties based on shadow caste at 9:00 am through 3:OOpm, on December 21. This shadow analysis shows the adjacent single story building west of Canyon Avenue within the shadow of the Canyon/Howes building at 9:00 am, on December 21. The building completely leaves the shadow of the proposed building by 11:30 am. No other buildings are impacts by the building's shadow. Staff is of the opinion that this limited time the building to the west is within the. shadow is consistent with the intent of Section 3.5.1(G), which limits the amount of shadow cast on adjacent properties to no more than three months of the year. Building design should limit infringement on the privacy of adjacent public and private property, particularly adjacent residential areas and parks. While there are no public parks within the vicinity, there is a single family residence two lots south of the proposed project. The south side of the proposed building does include outdoor balconies. Given the context of the project location, and the likelihood of the remaining single family residence changing to a non-residential use, staff is of the opinion that the intent of this section has been meant by the Canyon/Howes project. Mechanical equipment for the building is located in a small building at the southwest corner of the property. This building encloses the equipment, and limits the amount of equipment which would otherwise be located on the roof of the building. Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 7 D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility Any new development next to existing developed areas must be designed to be complimentary with those structures. The use of repetitive building elements such as building mass, windows, roof lines, must have a similar relation to the street and materials. Buildings should also be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures on the same block. The project is located within the downtown of Fort Collins. The adjacent lots include a variety of building height and mass. The building to the north of the site is a twelve story building, the building to the west of the site is eight stories in height, the building to the east is three stories in height, and the building to the south is two stories in height. Based on the downtown location, and the adjacent buildings, staff is of the opinion that the building height and mass is compatible with the existing development adjacent to this project. The building materials will consist of stone, stucco, glass and tile. (roof). These materials are similar to other buildings within the area. The architectural style includes Mediterranean forms. Other buildings within the area are either post-modern in design or historic, such as the existing buildings south of the site. The proposed building has generous storefront windows along the Canyon Avenue and Howes Street. The PDP is not proposing any outdoor storage or loading areas, all trash collection areas are greater than 20 feet from public transportation facilities. The building color includes natural stone on the lower two floors, with the upper floors painted an ocher color. The building includes white and black trim/accent features. Section 3.5.1(G)(1) Building Height Review Any new building in excess of four stories in height within the Downtown district is subject to the criteria within Section 3.5.1 Building and Project Compatibility. Section 3.5.1(G)(1) specifically addresses building height. The purpose of this section is to Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 6 the Land Use Code. Since this is not a surface lot, it does not need to meet the landscaping standards for parking lots. Residential uses require a minimum number of off-street parking spaces be provided within the lot that they are intended to serve, and is based on the number of bedrooms within each unit. The Canyon/Howes project includes 20 residential units, 6 of which are one -bedroom units, 11 two -bedroom units, and three, three bedroom units. With a ratio of 1.5 spaces for each single room unit, 1.75 spaces for each two -bedroom unit, and 2 spaces for each three bedroom unit, a total of 34 spaces are required. The office and visitor parking is located in the surface lot. This lot provides eight standard spaces, and has been designed to meet the dimensional standards required within the Land Use Code. Off- street parking requirements for office and retail uses is based on a maximum permitted spaces within a project. The maximum number of off-street parking spaces for office is three spaces for each 1,000 sq.ft. of floor area. The two lower floor areas total 22,706 sq.ft. This would yield a maximum number of spaces of 68. 3. Section 3.2.4, Site Lighting The site plan does not propose any pole mounted exterior lighting. All exterior lighting will be wall mounted, and will be shielded to prevent glare or light spillage from the property. All site lighting within this project must meet City standards for exterior lighting. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1. Section 3.4.1, Natural Habitats and Features The property is not located within a mapped natural area, nor does it contain any natural features. Due to the nature of the project, on site water quality detention will not be provided. 2. Section 3.4.7 Historic and Cultural Resources. The existing building on the site is not eligible for local landmark designation. This building will be razed prior to development. Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 5 1. Section 3.2.1, Landscaping and Tree Protection Landscaping has been provided in all areas which will not be included in parking areas, drives or building footprints. The landscape plan provides a variety of canopy trees, ornamental trees, shrubs and ground covers. The landscape plan has been designed to use plants to enhance building design, soften walls and enhance the urban character of this project. All plant materials are of adequate size and diversity as required by this section. The landscape plan is in compliance with the City's water conservation standards. There are several existing trees within the existing 'parkway' adjacent to the lot. All of the mature trees will remain. There are four smaller hackberry trees along Canyon Avenue which will be relocated. One of the trees will be moved to the parkway south of the maintenance building. The other three will be relocated off -site. The applicant has worked closely with the City Forester to ensure the existing mature trees remain. A condition has been added to the PDP which would limit grading around the trees (where the building is to be located) to within 7 feet of the center of the tree. This will help maintain the tree's health through the construction period. Sight distance will be maintained along all parking lot entrances, as well as the corner of Canyon Avenue and Howes Street. A trash enclosures will provide screening of trash collection areas within the project. This enclosure is located at the southeast corner of the surface parking lot. 2. Section 3.2.2, Access, Circulation and Parking The building is accessed directly by the public sidewalks along Howes Street and Canyon Avenue. Sidewalks connecting the parking lot to the building and the adjacent public sidewalk also access the small surface lot. All walkways are of the minimum width necessary to serve their function. The parking for the residential units is located below ground and is accessed off of Canyon Avenue. This lot includes 36 spaces, 34 regular spaces and two handicap spaces. The spaces and drive aisles have been designed to meet the dimensional criteria within Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 4 The maximum building height within the Canyon Avenue subdistrict is 168 feet. The proposed building is six stories, with a total height of 81 feet. Any building greater than 56 feet in height must be reviewed by the Planning and Zoning Board, and is subject to the standards within Section 3.5.1. Building and Project Compatibility. D. Section 4.12(E)(2) Facades The street level fagade treatment includes windows, storefronts and recessed entries. The main entrance to the residential is at the very corner of Canyon Avenue and Howes Street. The lower level has been integrated into the upper stories of the building. The building design includes outdoor balconies and a large public space at the very front of the building at the corner of Canyon Avenue and Howes Street. These spaces will promote outdoor activity. The building includes gabled roof elements. Gabled roofs are prominent within the area immediately adjacent to the site. The ground floor display windows are framed by surrounding wall elements and do not exceed 75% of the total ground level fagade area. E. Section 4.12(E)(3) Site Design Parking lots shall be located behind buildings, in the interior of the blocks, in side yards, under ground or within parking structures. The residential parking is located below the building within an underground parking lot. The access to this lot will be from Canyon Avenue. The ramp is located within the public right-of-way. Parking for the office/retail uses will be within a small surface lot south of the building. This lot is partially screened by a small mechanical building and the main building. This lot will take access off of Canyon Avenue as well. Outdoor spaces shall be placed next to activity that generates the users. The site plan includes a new plaza area at the corner of Canyon and Howes. This is next to the main entrance to the building. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2,1 Site Planning and Design Standards Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 3 The PDP meets the applicable Land Use Standards as follows: A. Section 4.12(D)(1) Floor Area The total floor area of the building is 98,723 sq.ft. All new buildings greater than 50,000 sq.ft. of floor area are subject to Planning and Zoning Board Review. B. Section 4.12(D)(2) Dimensional Standards Lot Size — The Canyon/Howes PDP is proposed on an 18,274 sq.ft. lot. There is no minimum lot size within the Canyon Avenue subdistrict. Lot width — The Canyon/Howes PDP is proposed on a triangular shaped lot, with dimensions of 165 feet (east), 233 feet (west) and 165 feet (south). Staff is of the opinion the minimum lot size has been satisfied by the project. Maximum Building coverage — The maximum building coverage permissible within the Canyon Avenue subdistrict is 75%. The project proposes a maximum of 67% building coverage, less than the. Maximum FAR — The maximum FAR for the Canyon/Avenue subdistrict is 5. Buildings that include residential uses do not count floors dedicated for residential uses. The Canyon/Howes PDP has a FAR of 1.24, which excludes the four upper floors). C. Section 4.12(E)(1)(a) Building Setback Setbacks of new buildings shall align with the setback of existing buildings within the block face in which the new building is being constructed. The Canyon/Howes PDP proposes a zero foot setback along Howes Street and Canyon Avenue. While this setback is consistent with the minimum required in Section 4.12(D)(2), this section requires new buildings to align with existing buildings. The block on Howes Street includes three existing buildings. Each of the buildings has a front yard setback from Howes Street of around 20 feet. This would require the PDP to have a front setback of 20 feet as well. The applicant has submitted a modification request to reduce this setback to zero feet, to be more consistent with the goals of the Downtown district. Canyon/Howes, Project Development Plan #45-02 Type II Planning and Zoning Board Review Page 2 EXECUTIVE SUMMARY: This project has been reviewed in accordance with the applicable requirements of the Land Use Code (LUC) and was found to be in substantial compliance with the following: 1. The proposed land uses are permitted in the (D) Downtown District, Canyon Avenue Subdistrict. 2. The Project Development Plan complies with all applicable district standards of Section 4.12 of the Land Use Code, (D) Downtown District. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. FINDINGS and ANLYSIS: Background The surrounding zoning and land uses are as follows: N: D — Office, Financial S: D — Office E: D — Office, Financial W: D — Office, Restaurant The property was annexed in February 1873 with the original incorporation of the City of Fort Collins. 2. Division 4.12 of the Land Use Code, Downtown Zone District The use of multi -family residential, retail establishments and restaurants are permitted in the D zone district, Canyon Avenue subdistrict, subject to Planning and Zoning Board Review (Type 11). Office, clinics, galleries and studios are permitted in the D zone district, Canyon Avenue subdistrict, subject to Administrative Review (Type 1). ITEM NO. 3 MEETING DATE 5 i5 03 STAFF Bob Barkeen Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Canyon & Howes Project Development Plan - #45-02 [Type II Planning and Zoning Board Review] OWNER: Howes/Canyon, LLC C/o Bill Coulson 510 West Magnolia Street Fort Collins, CO 80521 APPLICANT VF Ripley Associates 401 West Mountain Avenue, Suite 201 Fort Collins, CO 80521 PROJECT DESCRIPTION: Canyon/Howes is a mixed -use project development plan located at the southwest corner of Howes Street and Canyon Avenue. The proposed building is six stories in height. The lower two floors will be for retail/office space, and four upper floors for residential uses. A total of 20 loft -style multi -family units will occupy the upper four floors. Off-street parking is provided within the lower level of the building. The lower level parking lot will encroach under a portion the adjacent lot south of the site (Linden Press). An easement has been obtained from this adjacent landowner to permit the underground parking to locate under the existing surface lot for the Linden Press Building. Additional parking is also provided in a small surface lot south of the building. Canyon Avenue and Howes Street will also provide additional on -street parking. A former drive-thru bank is currently on the lot. This building will be razed as part of the development of this project. Existing canopy street trees along Howes Street and Canyon Avenue will be preserved as part of the site plan, or relocated elsewhere on the site or off site. The property is zoned D — Downtown District, and is within the Canyon Avenue sub -district. A modification request is accompanying the project development plan. This request is to vary from the setback requirements within Section 4.12(E)(1)(a)(1) Building Setbacks, within the D — Downtown zone district. This code section requires new buildings to align with existing buildings within the same block face. The Canyon/Howes building encroaches within this contextual setback. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT