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HomeMy WebLinkAbout320 MAPLE STREET - PDP - PDP150025 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES9. NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE PROJECT MAY HAVE HAD DURING CONCEPTUAL REVIEW. This project shall be titled 320 Maple Mixed Use. 10. DEVELOPMENT SCHEDULE Phase I Finalize Demolition Earthwork/Grading/Utilities Drive And Sidewalk Construction Parks, Amenities And Landscaping Residential Construction March 2015 May 2015 July 2015 September 2015 October 2015 — March 2016 Landscape maintenance and trash removal within storm water infrastructure including detention areas, swales, culverts, inlets, etc. shall be the responsibility of the property manager. This maintenance shall include all required mowing, weeding, cleanout, removal of trash and debris and other typical maintenance required in order to ensure storm water infrastructure and features function according to their designed intent. . Landscape - All landscape maintenance shall be the responsibility of and performed by the property manager. Snow Removal - The property manager shall perform snow removal within all common areas, private drives and parking lot. Trash - All trash removal shall be performed by property manager or tenant. 4. ESTIMATE OF NUMBER OF EMPLOYEES FOR BUSINESS, COMMERCIAL, AND INDUSTRIAL USES. Commercial — Currently estimated at 15 employees FTE. 5. DESCRIPTION OF RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES MADE BY THE APPLICANT. Several conversations with Engineering and Planning staff have been held to determine appropriate building setbacks for utility easements. A revised variance request has been submitted to this effect. 6. EVIDENCE OF COMPLETION FOR APPLICABLE CRITERIA. 7. 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. The primary land use conflict is between the multi -family use on -site and the adjacent single family detached residential uses to the east. This is addressed through a building massing and scale reduction at the east end with a transition from four to three stories and a gable end feature here to relate to the single family context. In addition, gable roof elements and fenestration patterns similar to adjacent properties have been integrated on the east portions of the building. 8. WRITTEN NARRATIVE ADDRESSING EACH CONCERN/ISSUE RAISED AT THE NEIGHBORHOOD MEETING(S), IF A MEETING HAS BEEN HELD. No specific concerns were voiced at the neighborhood meeting. Questions regarding traffic impacts were answered. LIV 10.1— Design Safe, Functional, and Visually Appealing Streets Well lit private drives and pedestrian plazas and walkways with low-water use planting and pedestrian amenities such as tables and benches are included within the development. LIV 10.2 — Incorporate Street Trees Three additional street trees will be added along the adjacent Rights — of — Way. LIV 14.2 — Promote Functional Landscape All planting will be designed with native/adaptive plants, emphasizing foundation planting and buffer planting from the right of way to the structure. LIV 14.3 — Design Low Maintenance Landscapes Native and adaptive planting and a minimized turf area, reserved for functional/multi-use lawns will allow a minimum of maintenance. Shrub beds will be maintained without excessive pruning or'snow-balling' of shrubs. LIV 22.5 — Create Visually Interesting Streetscapes With native landscape and street trees the streetscape on Maple will be visually interesting and will provide foundation planting, anchoring the building to the site. Umbrella tables and planters will activate and animate the streetscapes. LIV 23.1— Provide Neighborhood Parks and Outdoor Spaces With the limited space on College Ave., the development will have a combination of lawn and native landscape combined with a seating plaza and umbrella tables as well as a south facing rooftop patio. LIV 26.3 — Promote Compatibility of Uses The multi -family attached building provides compatibility with the adjacent single-family residential uses to the east through building step backs, massing and residential scale elements. 2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL HABITATS AND FEATURES, LANDSCAPING, CIRCULATION, TRANSITION AREAS, AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE PROJECT. The site plan works to preserve existing street trees along both Maple and Meldrum streets. 3. MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS The property owner or property manager shall perform all maintenance on private residential lots. In addition, the property manager shall maintain all sidewalks and landscaped common areas, and any other non -private amenity and or feature. The City of For Collins shall only be responsible for typical ROW maintenance of infrastructure and snow removal within the roadway. Storm water infrastructure the city buildings, with additional residential homes to the west. Access. Vehicular/Pedestrian Circulation and Parking Primary pedestrian access is provided from Maple and Meldrum Street, with additional access and bike parking access from the alley off Maple St. Vehicular access is provided from the alley as well as Meldrum and Maple street parking. • 68 bike parking spaces are provided with 6 fixed spaces on the west side, 33 covered in the parking garage and 29 covered with the units of the building. • A total of 39 parking spaces are for the project. 26 spaces are standard, 13 spaces are compact (33%), with 2 of these spaces being handi-cap. Parking ratio is .85 1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN City Plan LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. Access points, sidewalks and street trees/roadway landscaping within the project will be paid for by the developer. LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. This site is within Figure LIV1, Targeted Infill and Redevelopment Areas of the City Plan and meet this policy. The Downtown Zone district emphasizes infill and increased density. LIV 5.1— Encourage Targeted Redevelopment and Infill This site is within Figure LIV1, Targeted Infill and Redevelopment Areas of the City Plan and meet this policy. LIV 5.4— Contribute to Public Amenities This site will provide pedestrian plaza space at the corner of Maple and Meldrum and will contribute sidewalks, street trees and parkways along edges. The 2°d floor roof deck patio also provides an additional amenity for residents. LIV 6.1— Types of Infill and Redevelopment in Residential Areas Located near the North Transit Center, this site will add commercial/retail amenities at the ground floor, and additional needed residential living space for students and non -students. LIV 6.2 — Seek Compatibility with Neighborhoods Located in the Downtown district, the architectural design shall be in context of its surroundings with commercial architectural forms and materials emphasized along Maple and residential forms, massing and articulation along Meldrum St. with architectural step backs to the north to effectively integrate with the single family residence here. LIV 7.1— Encourage Variety in Housing Types and Locations Multi -family attached housing provides variety in housing types in the downtown district edges in an area dominated by single-family detached housing. The 320 Maple mixed use project is a 41,674 S.F., 3-story, mixed used project with 29 residential units, 25 of which are above the main level that includes 4,975 S.F. of commercial/retail space. The residential units are a mix of Studio, 1-bedroom and 2- bedroom units, with a total of 46 bedrooms. Six of the 1 and 2 bedroom units at the third floor level include upper level loft spaces within the units. The main level has 39 surface parking spaces that are fully covered by the 2-stories of residential units above. The building has been designed to activate the pedestrian experience along Maple and Meldrum using brick masonry at the ground level with a mix of awnings, sunscreens and steel detailing over the transparent commercial storefront along Maple along with raised planters at the street level. At the Meldrum side of the building, the design evolves moving north to create a softer, more residential feel with a larger setback, recessed unit entries, and breakdown of the building massing that includes a third level step back and lowers down to 1-1/2 story scale at the furthest north unit that is adjacent to existing single family residences. The proposed architectural design responds to the historic structures and existing single family structures directly to the north and across Meldrum to the west by stepping down the massing from 3 to 1-1/2 stories moving from the intersection of Maple and Meldrum moving to north extents of the project. The use of materials also reinforces this transition with use of a gabled parapet and 2-story brick massing that includes recessed balcony space while stepping back the third level. Horizontal lap siding along upper portion of this west facade is utilized to relate to the adjacent neighborhood. The character on the upper levels transforms as it approaches the southwest comer of the site and becomes inspired by modern lofts. The use of large recessed balconies, expansive use of glazing, and interlocking planes of materials and massing provide this language. At the second level, a large south -facing plaza opens up to residential units on either side of the project. This plaza will be a great amenity for the project providing high quality outdoor living space for the residents while also breaking up the south facade of the building into two masses that significantly diminish the overall bulk and scale of the project. The loft spaces of the six residential units on the third level are greatly stepped back from the perimeter of the building and are not visible when looking at the project from across the street and have little impact on the overall scale of the project. The entire north side of the building steps down to 2-stories and respects the scale of the adjacent single family residences while also maintaining solar access. Materials for the building skin are to include brick veneer, pre-engineered wood panel siding or cement fiber panel system, cement fiber lap siding and three unique colors of portland cement based 2-coat stucco system. Glazing on the main level and stair will be aluminum storefront with the residential window being aluminum -clad wood windows. Adjacencies The project site is currently a residential home and vacant building and is bordered to the north by a residential property, to the east by an alley and private business and to 320 Maple Mixed Use 320 Maple Street, Fort Collins Statement of Proposed Planning Objectives November 18, 2016 This project shall be titled 320 Maple Street - consisting of the following components: • Multi -Family Attached (29 units) This project includes development within the Downtown Zone District. Site Area Information Parcel Size: 28,488 SF (.65 AC) Right -of -Way Improvement Area: 7,011 SF (0.16 AC) Parking and Drive Area: 14,350 SF (0.33 AC) Landscape Area (turf & shrub areas): 2,678 SF (0.06 AC) Dwelling Units: 29 Gross Density: 44.61 DU/AC Net Density: 50.8 DU/AC Project Description The project is located on the north-east corner of Maple Street and North Meldrum Street. Single family residential properties border the project to the north and west with city buildings to the south and private business to the east. Tenant access is provided from the existing alley off of Maple Street. Emergency access is provided along Maple and Meldrum Street. Patio areas with tables and chairs will be located on the southwest corner of the building at the main entrance as well as a patio space on the south face of the building. Parking is provided in the parking garage of the building, a total of 39 spaces. Screen planting and a cedar fence along the north property line will help screen the parking from the adjacent parcel to the north. The development includes: Main Level: (4) studio units, 4,975 S.F. commercial, 39 parking spaces = 4 units/4 beds Second Level: (10) 2 bdrms units, (4) 1 bdrm units = 14 units/24 beds Third Level: (7) 2 bdrms units, (4) 1 bdrm units and Fitness Room = 11 units/18 beds Total: 29 units/46 beds Architectural Description