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PROSPECT STATION - PDP - PDP130004 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS
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Mgatlm Now ON CONFER TREE RNRN6 OELOl Lardseage Notes IN ,.. ©....— m NoONTO 0 tiI PUOLF PROSPECT STATION POP 321 VV—I.... iNa1 FwI1C.iu, C.WrvA Prospect Station, LLC Mt34}pdm NN. {a0 LM. CO N525 910.69p.NE5 I I I I I I I I I\ tsrNsc Plan Hytirozare Table B s" Tree SdWule w m m Plant 4st AL wmrm. mrvwrmeeq : .ow um Krwro rw.mp. m » r_w ao l mw xs,rwnom o..w.KRmm w e r_w imort �q �:.i`ww . nw wu..mwvr.Rrewu +..mmos..r �. l nwRm gmEa wrvu�R m� wru en q v mw _w owl�aw ro+.wwm..w m m w :ean ns Yl JIwi9IKw}YV NRRUMMY+Mpm .P Y IOww Pup��RrlweRi.`ARI RruRtlfn rm�r.u"r"Km'Ym�r ',�er°.� si+ v� .uwa mun. . wKwrowevwa.m I.imRUKR Y_W www....e r 1 r �_ e 1 rrmmn rwai r,uarn.RNIWY • - alK woor.mm w..wmw_ar eom. nmrwasomarwsa e , Rov.,enwuau®a m M. w.w Mm . . rRw. Yr R�rur RRpeYRVM. wxsKRrrxom O YYmlrLL4 BrIwER r.Pw m • 1 mwe. Kes+ .ice l e �wr. > rvwow em 0 u m456.fwYYRgFO q.^9mKM M 1 YOw. YiLLM'RO.VO ® lY RN dArvRMgl.rtlq ..e.nw¢rnwnYYtl ] H YOei Llq]2 .O fR4'wi0le� B MunnMlro.O.' t IMn w[YRm11RM eeVr�E,[O Tree Protxaon Notes�� w1GROUP 40VwMm�pwaViri PROSPECT STATION POP 331WW FC fietl Prospect Station, LLC COr.l Fu w aw cww ceons emYw.tess d me�wme cem�c® Kmmn x1 v ♦� twmwrti. zou vYn �..�„w. L2 33 ae I x.YaF... E anrFm Sf i I a 7 4 tlF FIDA :o�F®rr� ' I I II Fpg CaMF (/ Plnzw Zm. cc 1 I II II II Site Plat legal Desalplon: Y�wMmammaw O+mou,.�uva.�mwr nN••�.... �ns�mm/�w Yn, .cy.y,r,yc,a. ni pc..n�. .ern u.c •um�ernucur _ ,✓7�VwreHs _ M nnwxa au�u,m ry wvo, 10004 ■10 am �els�ertMka� of Apprwa�:r� .vs�M Plarmelg Approval: General Notes: Vklnky Map: LaM .Statislks su meg Data �9a ecl,oa PAPIt 199e ivIGROUP PROSPECT STATION POP zmw P,wpncxen l F.C.. Llvtlo Prospect Station, LLC zuz Ntl9vW e,IN iwI LaIIYm GO W99i .n.vw .,iy mr, �iwms mp ca�mmw`�—�.Ir,xerv,m v.wam 'Yumnry �� 910A9p.M66 uvns,ae¢ .. wu..+nxw,xaamwmw.ruvrewr. r nwvuwmewar,wu.amam.roumro,wa Fmn wa. w� rr,w.vmn.awwn .mrmn. nani ,�mqn. la+q Marti:I] -2011 rcu¢tt rmuvi,amur¢ mama nwnur•Kv.xw w m,.J®.em,mws.w,.uinoswo. ��ms4m.:,w r var wr ,muurtrun,ori • m r, xae �®w1 — ca�ivmwmMnYNmswa W�-� mmPn�ucwusRmvm.ra�,wm mnama. Legend . _ eFaMA/nnewa,ulnaoewurvr>®emiw+ew.i4w'Fww _ MOYNu®Knm :+n r,[m.s,mm:roaw.mre L nm�rngmaew -_. _.. m Fmiaimrarr m ,i%mw.K r'mmaWworex'e� m,i R'amraay..rvwwn',.rone T l9 zola Sheet latex: .. _ re.sx.Pr, . m .nw n. L 1 i—Eor 3 (v) Description of rationale behind the assumptions and choices made by the applicant. At this time the Prospect Station PDP project is not proposing any variance from the City of Fort Collins criteria. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. At this time the project is not proposing any variance from the City of Fort Collins criteria. (vii) 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. There are not existing wetlands, natural habitats or features currently located on site. There are existing trees within the site which would be preserved and/or mitigated with this proposed PDP. There are some trees within the interior of the site which would be removed with this proposed PDP. We will meet with Tim Buchanan, City Forester to have an assessment of the existing trees completed. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Prospect Station PDP. The project was referred to as 223 Prospect Road at Conceptual Review. Page 15 Prospect Road is designated as an enhanced travel corridor. Prospect Station PDP will provide a Transfort bus stop in front of the building. The building is located in an urban activity center and in the fast-growing mid -town area. Transportation Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 — Support Active Transportation Policy T 8.2 — Design for Active Living Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 — Locating Enhanced Travel Corridors Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 — Transit Stops Policy T 10.6 — High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project at the south end of campus, near Midtown and its proximity to the Mason Street Corridor will promote and support the idea of a predominance of the daily trips of the residents of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The Mason Street Corridor bike path will help to encourage safe cycling. It is visualized that residents of this project could sustain a lifestyle without the use of an automobile. In addition, there will be a MAX transit station located across Prospect, and a new Transfort stop adjacent to the site. Prospect Road is designated as an enhanced travel corridor 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. 'There are no wetlands or significant natural habitats within the boundaries of the site. There are several existing mature trees on the site that will have to be removed and possibly mitigated. The team will meet with the City Forester to assess the existing trees and landscaping. Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The residential units will be owned by the building developer/owner and will be for rent units. (iv) Estimate of number of employees for business, commercial, and industrial uses. Depending on the retail use, the number of employees could be from 5-7. Page14 22 Prospect Station PDP will provide an attractive streetscape with street trees, and detached sidewalks. The primary gathering space includes seating, pedestrian level lighting, landscaping and public art opportunities. Principle LIV 30: Commercial Districts will be designed to accommodate all modes of travel — pedestrian, bicycle, transit, and motor vehicle — in a compact setting. Policy LIV 30.1 — Provide a Balanced Circulation System Policy LIV 30.4 — Reduce Visual Impacts of Parking Policy LIV 30.5 — Parking Structures Policy LIV 30.6 — Reduce Land Devoted to Surface Parking Lots Prospect Station PDP will provide numerous opportunities for pedestrian, bicycle, and transit, as well as motor vehicle use. The visual impacts of the parking lot have been reduced by placing the parking behind the building or beneath the parking structure. The parking structure design uses human scale elements such as architectural features, plazas, seating areas, and public art opportunities. Principle LIV 31: Each commercial District should feature a mix of uses and an attractive and inviting public realm that encourages pedestrian activity, reinforces the unique identify of the District, and complements the scale and character of surrounding neighborhoods. Policy LIV 31.1 — Relationship of Commercial District Uses Policy LIV 31.2 — Site Layout and Building Orientation Policy LIV 31.6 — Relationship to Surrounding Neighborhoods The project consists of 3 levels of multi -family housing over retail, live -work units, and structured parking. This plaza provides an activity center with primary retail and residential entrance access. The four story building is oriented on the site to be as close to the future right-of-way of Prospect as possible in order to establish and anchor the building to the street and the Mason Street Trail/MAX. Parking is located behind the building and in a structure. A public gathering place is located at the intersection of existing transit nodes including a pedestrian transit stop on Prospect and the Mason Street Corridor bike trail. Principle LIV 35: Community Commercial Districts will be communitywide destinations and hub for a high -frequency transit system. They will be quality mixed -use urban activity centers that offer retail, offices, services, small civic uses, and higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. Policy LIV 35.1 —Location Policy LIV 35.2 — Mix of Uses Policy LIV 35.3 —Scale Policy LIV 35.4 — Transform through Infill and Redevelopment Policy LIV 35.5 — High -Frequency Transit Page 13 The Prospect Station PDP will provide a compact urban redevelopment project that is in an ideal location, is within walking distance to many destinations and is within a targeted infill area Environmental Health Principle ENV 8: Continually improve Fort Collins' air quality The residents of Prospect Station PDP are expected to utilize alternative transportation and public transportation for the majority of their daily trips. Community and Neighborhood Livability Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. Policy LIV 5.1 — Encourage Targeted Redevelopment and Infill The Prospect Station PDP will provide a compact urban redevelopment project that is in an ideal location, is within walking distance to many destinations and is within a targeted infill area. The project is designed to be complimentary in style, character, and scale to the existing redevelopment within the surrounding C-C District, Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 6.1 —Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2 — Seek Compatibility with Neighborhoods The Prospect Station PDP provides an opportunity for redevelopment of an existing underutilized site and the design of the building will be compatible with the surrounding neighborhood. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 — Encourage Variety in Housing Types and Locations Policy LIV 7.4 — Maximize Land for Residential Development Policy LIV 7.7 — Accommodate the Student Population Prospect Station PDP provides housing targeted towards the student population. The residents of this project will utilize the existing bus system and the Mason Street Corridor/MAX for transportation to and from destinations in the City. In addition, the City promotes higher density housing near public transportation, shopping, and in designated neighborhood and districts. Principle LIV 10: The city's streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.2 — Incorporate Street Trees Policy LIV 10.4 — Incorporate Street Art Page 12 plaza extends along the entire building frontage on Prospect Road. (b) Central Feature or Gathering Place. At least one (1) prominent or central location within each geographically distinct Community Commercial District shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public art. This feature and its amenities may be placed on blocks with community facilities. A central gathering plaza is provided and located at the connecting transit nodes of Prospect Road and the Mason Street Corridor. This public plaza connects transit frontages and transitions the frontages to the building. Natural seating, landscaping, pedestrian scale lighting, public art and building architecture create gathering opportunities along the entire Prospect Road frontage. (c) Integration of the Transit Stop. Community Commercial Districts shall be considered primary stops on the regional transit network Transit stops, to the maximum extent feasible, shall be centrally located and adjacent to the core commercial area. Commercial uses must be directly visible and accessible from the transit stop. Transfers to feeder buses shall be provided for in the design and location of these stops. (See also Section 3.6.5, Transit Facilities Standards.) The project sits at the intersection of the Mason Street Corridor and Prospect Road transit networks. The project incorporates a new Transfort transit stop on Prospect Road and connects to the existing bike trail with a central gathering plaza and retail use. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: The Prospect Station PDP meets the following applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 —Prioritize Targeted Redevelopment Areas Policy EH 4.2 — Reduce Barriers to Infill Development and Redevelopment Page 11 Stair towers, primary entrance and elevator core: This 'other' use comprises a large portion of frontage with either no opportunity for ground floor penetrations. Parking Structure: Per 406.3, 2009 IBC, a percentage of our parking structure must be open to the outside environment for ventilation purposes. In addition to providing ventilation, our openings along the pedestrian frontage create rhythm and architectural consistency with our design. These openings must be open with no glazing. Our design proposes storefront openings with no glazing to mimic glazed openings at the retail component. MITIGATION: As we are functionally unable to comply with glazing requirements, we are mitigating our non-compliance with enhanced materials, features, design, landscaping, material changes, awnings and projections as described in detail above. We believe our design tastefully and appropriately provides an enhanced visual and tactile experience for the users of this site. (H) Display Windows. 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 ninety (90) percent of the total ground level facade area. Noted and in compliance. LUC 4.18 Community Commercial District (E) Development Standards. (1) Site Planning. (a) Building Orientation. The configuration of shops in the Community Commercial District shall orient primary ground - floor commercial building entrances to pedestrian -oriented streets, connecting walkways, plazas, parks or similar outdoor spaces, not to interior blocks or parking lots. Anchor tenant retail buildings may have their primary entrances from off- street parking lots, however, on -street entrances are strongly encouraged. The lot size and layout pattern for individual blocks within the Community Commercial District shall support this requirement. The Prospect Station PDP consists of three floors of multi- family dwellings units over structured parking, retail and live - work units on the ground floor. Live work and retail components orient entrances toward pedestrian oriented streets and primary circulation trails including the Mason Street Corridor and bike trail and Prospect Road. A central pedestrian plaza and outdoor space connects transit and pedestrian circulation nodes abutting the site and transitions the building on these frontages to the public sidewalks. This Page 10 18 facades and clearly define the building stories through a mix of materials, banding, articulation and detailing. We do not meet minimum requirements for glazing on ground or upper floors and believe these minimums are not appropriate to the use or configuration of our proposal. As an example, each multi -family floor has between 19% and 23% glazing along its conditioned length. Due to building, energy and Green Code requirements, we believe that these minimum requirements would be detrimental to our ability to comply and inappropriate for the style and use of this facility as multi -family housing. We refer to the following: City of Fort Collins Green Code requires a composite STC rating of 40 for projects located within a 1000' of railroads or highways. The weakest point in a composite assembly is penetrations. STC ratings are a measure of sound transmission through a surface. The most effective way to mitigate most frequencies of sound is through mass. Windows are now being manufactured and provided with STC ratings for the assembly. Our project will provide windows with an STC rating assembly of at least 35. Opening through the exterior wall; however, still decrease the overall composite STC rating. Energy Code and the 2009 IECC: Compliance with the IECC energy code is a requirement for construction of all buildings in the City of Fort Collins. Doors and windows provide limited or reduced credit toward the envelope compliance. Wall surface and r-values are assigned to each material in the envelope according to their published value or assembly. A wall surface with a 40% or 60% requirement for glazing would substantially reduce the energy performance of the wall. This performance could be offset in other areas of the building such as roof insulation, perimeter foundation insulation or other, however, offsetting performance by this method does nothing to enhance the thermal performance and energy conservation for individual or unit thermal comfort. Design: As a predominantly residential occupancy, our design provides reasonable and consistent glazing with other buildings of this type and construction. Our units provide glazing to provide views, daylight, egress and indoor/outdoor access. Opportunities for increase glazing are limited to bedroom units due to floor plan layouts. Increasing the glazing to meet minim standards would compromise the function of the interior space by reducing useable wall and floor surface as well as create unnecessary visual exposure, reduce thermal performance and increase sound transmission to the bedroom units. We do not meet minimum requirements for glazing on ground floor. While 61 % of the ground floor linear frontage is considered 'other uses', the remaining 39% is structured parking fronting on the pedestrian side. • Live -work units: See design comment above • Retail — At least 60% of the retail frontage complies with storefront glazing. Page 9 17 (5) Exterior building materials shall not include smooth -faced concrete block, untreated or unpainted tilt -up concrete panels or prefabricated steel panels. No untreated block, concrete or steel wall panels are proposed for the exterior building materials. (D) Multiple Store Fronts. Buildings with multiple storefronts shall be unified through the use of architecturally compatible features, such as colors, details, awnings, signage and lighting fixtures. Ground level store fronts shall be of similar color and materials. Glazing and screened openings shall be similar in design and material where fronting public ROW. Awnings, lighting and architectural details will be consistent throughout the project. (E) Walls, Fences and Planters. Walls, fences and planters shall be designed to match or be consistent with the quality of materials, style and colors of the development. Screen walls shall be constructed or faced with consistent materials and colors throughout the project. (F) Building Height. All buildings shall have a minimum height of twenty (20) feet, measured to the dominant roof line of a flat -roofed building, or the mean height between the eave and ridge on a sloped -roof building. In the case of a complex roof with different, co -dominant portions, the measurement shall apply to the highest portion. Building is 56'-l" high. (1) All buildings shall be limited to the maximum height allowed in the underlying zone district unless: LUC 4.18 (E)(2)(d): All buildings shall be limited to 5 stories. Our building is 4 stories total with a maximum building height to the tallest project of 56'-l" at the primary building entrance tower that provides required access to the roof -top mechanical well. (G) Windows. Standard storefront window and door systems may be used as the predominant style of fenestration for nonresidential or mixed -use buildings as long as the building facade visually establishes and defines the building stories and establishes human scale and proportion. Minimum glazing on pedestrian -oriented facades of buildings shall be sixty (60) percent on the ground floor and forty (40) percent on upper floors. Projects functionally unable to comply with this requirement shall mitigate such noncompliance with ample, enhanced architectural features such as a change in massing or materials, enhanced landscaping, trellises, arcades or shallow display window cases. The Prospect Station PDP project is a predominantly multi -family mixed used building permitted use under LUC 4 18 C-C District We have to pedestrian -oriented Page 8 16 A combination of flat and hipped roofs are proposed with varying pitch. Accent roofs are articulated by pitch, height and material for visual interest and massing. These elements incorporate architectural support details of painted steel to relate to railings, awnings and corbels throughout the project. Roof pitches of 4-1/2:12 are used to meet minimum standards, fit appropriate massing and minimize overall height of the building. Flat roofs have large, articulated architectural metal fascias and are located at towers and entry features to create appropriate articulation and hierarchy within the project. Mechanical wells are inset from perimeter walls with hipped roofs for concealment. The mechanical well will conceal rooftop condensing units and will be capped by architectural metal copings and materials to coordinate with facades. (C) Materials and Colors. (1) Predominant exterior building materials shall be high quality materials, including but not limited to brick, sandstone, other native stone, tinted/textured concrete masonry units, stucco systems or treated tilt -up concrete systems. Exposed building materials will be high -quality materials including brick, local sandstone, stucco and painted architectural board -and -batten siding. Accent masonry and stucco banding will be used to articulate the facades, create visual rhythms and articulate and define massing. Brick detailing, stucco reveals and painted wood trim will further define massing and create visual alignment to building elements for massing and scale. (2) All building facades shall incorporate stone, stone veneer, brick, brick veneer, stucco, corrugated metal, wood and/or equivalent accent material in a manner that highlights the articulation of the massing or the base and top of the building. An all - brick building does not need to incorporate an accent material, though soldier courses and banding or other brick, stone or metal detailing are encouraged in order to subdivide masses and establish human scale Brick, stone, stucco and painted wood banding and accent detailing is incorporated throughout all facades. Detailing will include soldier and rowlock masonry detailing to provide visual alignment. character and detail at the pedestrian level. (3) Predominant or field colors for facades shall be low reflectance, subtle, neutral or earth tone colors. The use of high -intensity colors, black or fluorescent colors shall be prohibited. Fagade field colors will be low reflectance, subtle, neutral or earth tone colors. (4) Building trim and accent areas may feature brighter colors, including primary colors, and black, but neon tubing shall not be an acceptable feature for building trim or accent areas Building trim and accent will complement field colors, create visual continuity and appropriate the building character. No loud or neon colors are proposed. Page 7 15 balconies and painted board -and batten siding. Upper level materials locations are design to accentuate grade level massing and material changes. Roof features including raised material changes of architectural metal roofing, steel canopy brackets and supports align w/ balconies and decks with steel railings and guards. Windows and brick, stucco and wood banding further break down massing and provide vertical and horizontal alignments to articulate the facades. • Articulation: Ground level articulation is provided along all facades to create visual interest, articulation and massing. c Screened openings at parking and glazed openings at retail and live -work units are located to create continuity, meet building code requirements and create a visual connection to interior spaces. Brick, brick accent banding and recesses are detailed to create horizontal veins and patterning to break up the fagade and relate to pedestrian activity groupings. Accent masonry reveals relate to activity groupings in the landscape and provide locations for public art sculptures applied to the building. Painted steel canopy projections accent public art and masonry feature areas and provide a location for concealed down -cast wall wash lighting to highlight are and create night time patterns. Roof overhangs and balcony overhangs are coordinated to accent primary retail entrances and help articulate ground level detailing. • Articulation: Upper level articulation is provided by the following: t Building deck, balcony and floor projections to soften the fagade, provide visual interest and provide interaction of the upper floors with the outside spaces. u Deck and balcony building recesses creating shadow lines and vertical fagade rhythm. c; Roof accents consisting of feature elements to accentuate balconies, highlight vertical circulation and break horizontal planes of the building. These features incorporate material changes from asphalt shingle roofing with architectural standing seam roofing and are complimented by painted steel support brackets. Painted steel railings providing visual interest and complimenting ground level railings for a visual connection in material and detail. Windows and patio doors create material changes and visual organization to the fagade. Reveals and stucco and wood trim bandings address construction limitations and create visual articulation and interest (B) Rooffines. Flat -roofed buildings shall feature three-dimensional cornice treatment on all walls facing streets or connecting walkways, or a rail at the top of the wall of a usable rooftop deck, unless the top floor is stepped back to form a usable roof terrace area. A single continuous horizontal roofline shall not be used on one- story buildings. Accent roof elements or towers may be used to provide articulation of the building mass. To the maximum extent feasible, a minimum pitch of 6 12 shall be used for gable and hipped roofs. Where hipped roofs are used alone, the minimum pitch shall be 4:12. Page 6 2. The one way entrance drive to the structure provides 17 feet of separation from the drive entry to the pedestrian sidewalk providing direct line -of site for pedestrians and motorists. (e) the sidewalk pavement shall be continuous across the drive aisle. Any break in the paving surface or scoring shall be in the drive surface and not in the pedestrian surface; and Noted and complies (f) appropriate cautionary signage shall be used to alert pedestrians to the presence of entering and exiting vehicles and to inform drivers that pedestrians have priority. Suspended and wall mounted signage will be provided. (E) Bicycle Parking. A minimum number of bicycle parking spaces shall be provided, equal in number to ten (10) percent of the total number of automobile parking spaces provided by the development, but not less than four (4) spaces. Bicycle parking will be provided as follows. • 59 bedrooms = 59 bike spaces required @ 1 per bedroom • 60% enclosed = 35 • 40% fixed = 24 • 1,038 retail space = 4 The project meets the residential minimum bicycle parking requirements by providing 28 fixed bike racks located within the parking structure and 60 bike spaces in secured bike closets on each floor that will be accessed from the common corridors. Additional bike racks are provided within the Prospect Road right-of-way and along the Mason Street bike path to fulfill the retail requirement. Reference Sheet A2. 3.10.5 Character and Image (A) Articulation. Exterior building walls shall be subdivided and proportioned to human scale, using projections, overhangs and recesses in order to add architectural interest and variety and avoid the effect of a single, massive wall with no relation to human size. The project consists of 3 floors of multi -family housing over a ground level consisting of retail, live -work units and structured parking. Massing and proportioned human scale are provided by the following: Material. Grade level materials consist of high -quality brick masonry and stone. Architectural detail is provided with horizontal veins of accent masonry and stone ledges, rowlock and soldier course details. Accent brick is recessed across the project in locations and proportions to accent architectural features, provide visual rhythms and provide proportionate massing. Upper floors are defined by rhythms of stucco, reveals, decks and Page 5 13 The proposed project has 292'-5" of lineal frontage combined between Prospect Road and the Mason Street Corridor ROW. Of this frontage, 61.4% (179'-7") consists of retail, live -work units or other uses including primary and secondary access, retail entrances including public gathering space. (2) Awnings, signage and architectural elements shall be incorporated to encourage pedestrian activity at the street -facing level. The facades along Prospect Road and the Mason Street Corridor include design features to soften the building mass, create visual interest and create human scale at the ground level. A central gathering place incorporating decorative railings, landscape seating, bollard lighting, building overhangs and rich materials with architectural detail create visual excitement at our primary entrances. The pedestrian plaza transitions along the primary frontage and includes seat groupings with landscape boulders, pedestrian lighting and landscaping. Building architecture is paired with these groupings including fagade plane changes, material changes, architectural canopies and public art opportunities. Building signage and glazed or screened fapade openings create a visual rhythm and allow visual interaction with activity within the building. (3) Auto entrances shall be located and designed to minimize pedestrian/auto conflicts. Where service entries or parking structure entries are needed, the following standards shall be met: (See Figure 16.5) (a) the crown of the underground parking access ramp shall be at least four (4) feet behind the back edge of the sidewalk; Era (b) the beginning of the ramp for an above -ground parking garage shall be at least four (4) feet behind the back edge of the sidewalk, NA (c) the entry to the parking structure shall be separated from the sidewalk by low planters or a low wall, Parking structure entrance and exit provide design components for protection of pedestrians. The parking circulation is designed for one-way traffic. The entrance to the structure provides 17' of separation from the drive entrance to the pedestrian sidewalk Openings are provided for visibility into the structure from the sidewalk circulation The one-way egress from the structure provides protection with a low wall and landscaping either side of the egress providing visual cues and sight lines for pedestrian and vehicular circulation. (d) no blank walls shall be allowed on either side of the entry; Page 4 12 The project consists of 3 levels of multi -family housing over retail, live -work units, and structured parking. A public gathering place is located at the intersection of existing transit nodes including a pedestrian transit stop on Prospect and the Mason Street Corridor bike trail. This plaza provides an activity center with primary retail and residential entrance access. This outdoor space extends west along the entire frontage of Prospect Road. Ground level live -work units have primary access directly from the Mason Street Corridor bike trail. Multi -family units on all levels have private exterior balconies and decks to create visual interest, massing, architectural detail and integration of the dwelling units with the outdoor spaces. 3.10.4 Streetscape and Pedestrian Connections (A) Streetscape. Developments shall provide formal streetscape improvements which shall include sidewalks having street trees in sidewalk cutouts with tree grates, planters or other appropriate treatment for the protection of pedestrians, and shall provide seating and pedestrian light fixtures. Specific design details shall be subject to approval by the City Engineer in accordance with the design criteria for streets The streetscape fronting Prospect Road public ROW and connecting streetscapes to adjacent properties are landscaped and designed to meet City design standards and provide pedestrian protection with sidewalks, curb and gutter. Our primary gathering space includes small and large groupings to include seating, pedestrian level lighting, public art opportunities, landscaping and architectural interest. These areas are providing transition and protection from transportation nodes. (B) On -street Parking. On -street parking shall be defined by landscaped curb extensions or bulb -outs. Conventional or enhanced crosswalks shall be provided at all intersections. Minimal on -street parking (5 spaces) are provided on the private access drive and provides appropriate landscaping, curb and gutter and pedestrian circulation connections. (C) Off-street Parking. Off-street parking shall be located only behind, above or below street -facing buildings. No parking will be allowed between the street and the front or side of a building. Noted and in compliance Off-street parking is provided on the interior of the project and behind street and pedestrian oriented facades. (D) Parking Structure Design. To the extent reasonably feasible, all parking structures shall meet the following design criteria: (1) Where parking structures face streets, retail and other uses shall be required along at least fifty (50) percent of the ground level frontage to minimize interruptions in pedestrian interest and activity. The decision maker may grant an exception to this standard for all or part of the ground level frontage on streets with low pedestrian interest or activity. Page 3 building with a mix of residential and nonresidential uses. The proposed project is located within walking and biking distance to the CSU campus, the Prospect MAX station, the bike path and will be providing a Transfort bus stop in front of the building. Main access to the site will utilize the existing Tamasag Drive entrance off of Prospect Road. The drive will be 30' wide to accommodate Poudre Fire Authority requirements for a fire lane. 38 parking spaces will be provided within the site boundary, with an additional 11 spaces on the Griffin Foundation property to the west. It is anticipated that reciprocal access and parking agreements will be negotiated. Portions of the Tamasag right-of-way have been previously vacated and replaced with an access, emergency access, utility and drainage easement. The following are applicable LUC 3.10 and LUC 4.18 Standards that apply to the Prospect Station PDP Architectural and Site design: 3.10.3 Site Planning (A) Building Orientation. Primary commercial and residential building entrances shall face streets, connecting walkways, plazas, parks or similar outdoor spaces, but not parking lots. Buildings shall face all street frontages to the maximum extent feasible, with highest priority given to east -west streets that lead from transit stations to destinations. The Prospect Station PDP project consists of three floors of multi -family dwellings units over structured parking, with retail and live -work units on the ground floor. Live work and retail components orient entrances towards the Mason Street Corridor bike trail and Prospect Road. Residential access is via a primary entrance that is accessed both from tenant parking and the Mason Street Corridor bike trail. (B) Central Feature or Gathering Place. At least one (1) prominent or central location within each transit station area shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public art. This feature and its amenities shall be placed adjacent to a transit station, to the extent reasonably feasible A central gathering plaza is provided and located at the connecting transit nodes of Prospect Road and the Mason Street Corridor. This public plaza connects transit frontages including a transit stop and future kiosk. Natural seating, landscaping, pedestrian scale lighting, public art and building architecture create gathering opportunities along the entire Prospect Road frontage and wrapping the building to front the Mason Street Corridor. (C) Outdoor Spaces. To the extent reasonably feasible, buildings and extensions of buildings shall be designed to form outdoor spaces such as courtyards, plazas, arcades, terraces, balconies and decks for residents' and workers' use and interaction, and to integrate the development with the adjacent physical context To the extent reasonably feasible, a continuous walkway system linking such outdoor Spaces shall be developed, and shall include coordinated linkages between separate developments. Page 2 February 13, 2013 Prospect Station PDP Statement of Planning Objectives The Prospect Station PDP is located at 321 West Prospect Road. The property currently houses a vacant building that was previously a Gasamat gas station Uses surrounding the property consist of the following: South: vacant land owned by CSURF West: The Griffin Foundation building North: Prospect Road and retail uses East: The Mason Street Corridor/ MAX BRT, bike path and the BNSF railroad tracks The proposed project would replace the existing building and asphalt parking area with a four story mixed -use building with a tuck under parking structure. The building will contain three floors of multi -family dwelling units over the parking structure, with 2 live -work units and retail on the ground floor. Ground Flnnr Retail Space: 1038 sf (1) 2-bedroom/Live/V1/ork: 1033 sf (1) 1-bedroom/Live/Work: 827 sf Second Floor Residential Apartments: 10,455 sf (1)1-bedroom (3) 2-bedroom Third Floor Residential Apartments (1)1-bedroom FourthFloor Residential Apartments (1)1-bedroom 10,536 sf (3) 2-bedroom 10,536 sf (3) 2-bedroom (5) 3-bedroom (5) 3-bedroom (5) 3-bedroom = 1 unit = 1 unit = 9 units = 9 units = 9 units Total 29 units The site is in the C-C zoning district, the TOD Overlay district and the West Central Neighborhoods Plan area. According to the Purpose Statement contained within Article 4.18 of the Land Use Code, "The Community Commercial District provides a combination of retail, offices, services, cultural facilities, civic uses and higher density housing. Multi -story buildings are encouraged to provide a mix of residential and nonresidential uses. Offices and dwellings are encouraged to locate above ground -floor retail and services." The area surrounding the Prospect Station PDP contains a mix of student housing, office commercial, and retail The site is ideal for this type of use as it provides a multi -story Page 1 444 Mountain Ave M 970.532,5891 Be&oA,0080513 I w® TBGroup.us Notice Map for Prospect Station ll'r. m. rra rrY w.wAAr. rwvYr.. M1rr q baYYM Cdw bbr.mlr.b�rlr..Y.V. m.wVbviiib Orrr r A nrMw Y.r Wr rr oryvwr.r rr�we.v.vevrrer�Tbb.mwvmrbw�,.rw.v.or.rbmrywwrwrvYyq.y b.vrev,mrvw N MwMrwwa rrrrm.Y�e.r Yrym.wrr.l�.r Marl n.VR maw WVRbw W�b.YliYO WCwJIfYaIIT dINwMlwrtvipl C� of filNf�fl wl.Ol..rf�GlYl Rllb.yC W1®fl1 ORm4MRw IEW6,TlOTlaC 1tV MSULSIOI M rll6YNOGTh � �7 rrs �rr...rbrr�.r..rr..mm.u.Yw ..,rrYbr.rr &t Collins il, rw rr...r�rrwYwrn�wa wr��rmaer.gr.werrarrrr yy E ti b.rbr rqw wr rrr rry r ry Y.Yr rrbYRi warram>r � r+q mr.rwae....rr. rrr4rytmt Y.Irr mrr..r.r�rrrrrrm.b rY�.wrr..+wb rw+M1wr'. �b Oras...:c w m r �e. wswr rrrr.vr.. r vrew.+son GIS .rn rw.rsrrw rep rrr v.I rr ra.r rY q�e rw r brrrb r!>nv�r worry Prospect Station PDP #130004 Type 1 Hearing May, 30, 2013 RECOMMENDATION: Staff recommends approval of the Prospect Station Project Development Plan, PDP #130004. ATTACHMENTS: 1. Statement of Planning Objectives 2. Site Plan 3. Landscape Plans 4. Building Elevations, Perspectives, and Floor Plan 5. View and Shadow Analysis 6. Photometric Plan E f3 Prospect Station PDP #130004 Type 1 Hearing May, 30, 2013 human scale and proportion." Specifically, provide a minimum glazing of 60% on the pedestrian level and 40% on upper floors unless, 'functionally unable to comply with this requirement [projects] shall mitigate such noncompliance with ample, enhanced architectural features such as a change in massing or materials, enhanced landscaping, trellises, arcades or shallow display window cases." The retail portion of the building has ample glazing but the other pedestrian areas were functionally unable to comply due to typical design for privacy of residential uses along the east side and to conceal the parking structure along the north side. Therefore, to mitigate this noncompliance, the project proposes to provide additional landscaping along both sides, a gathering place along the north side, faux windows with architectural steel canopies to display public art, red brick with accent brick and a sandstone band to add architectural interest. 4. Neighborhood Meeting and Public Comments A neighborhood meeting was not held for this project. The proposed project site is zoned Community Commercial (CC) in which multi -family residential with less than 50 dwelling units and mixed -use buildings are permitted subject to administrative review and approval. Per Section 2.2.2, only projects that are subject to P&Z review are required to hold a neighborhood meeting. Staff has not received any public comment on this project. 5. Findings of Fact/Conclusion In evaluating the request for the Prospect Station Development Plan, Staff makes the following findings of fact: 1) The P.D.P. complies with process located in Division 2.2 — Common Development.Review Procedures for Development Applications of Article 2 — Administration. 2) The P.D.P. complies with relevant standards located in Article 3 — General Development Standards. 3) The P.D.P. complies with relevant standards located in Division 4.18, Community Commercial District (C-C) of Article 4 — Districts. 7 Prospect Station PDP #130004 Type 1 Hearing May, 30, 2013 transportation level of service requirements. The City of Fort Collins Traffic Engineer accepted the TIS and deemed the proposed site and facility design adequate to meet the City's level of service requirements. D. Division 3.10 — Development Standards for the Transit -Oriented Development (TOD) Overlay Zone 1) 3.10.3 Site Planning • Sections 3.10.3 (B & C) require a central feature, gathering place, and outdoor spaces adjacent to a transit station such as "courtyards, plazas, arcades, terraces, balconies and decks". The project is providing a patio/plaza at the northeast corner of the property at the intersection of the Mason Trail and the Prospect Road sidewalk. Additionally, a gathering place is provided along the north side of the building with seating, landscaping and a meandering trail. 2) 3.10.4 Streetscape and Pedestrian Connections • Section 3.10.4(D)(1) Parking Structure Design requires that "retail and other uses shall be required along at least fifty (50) percent of the ground level frontage..." The proposed building frontage along the Mason Trail (east side) is 100% live -work units and retail uses. The frontage along Prospect Road (north) is 25% retail and stairwell and the other portion provides facade space for public art along an outdoor gathering place. • Section 3.10.4(D)(3) requires auto entrances to be designed to minimize pedestrian/auto conflicts. To comply with this standards, the project is proposing short wall features on either side of the parking structure auto entrance where it abuts the private sidewalk. 3) 3.10.5 Character and Image • Section 3.10.5(C) requires exterior building material to be high quality "including, but not limited to, brick, sandstone, other native stone, tinted/textured concrete masonry units, stucco systems or treated tilt -up concrete systems." The proposed building consists of two colors of brick, two colors of stucco, Hardi panel board and batten, and natural stone accents. • Section 3.10.5(G) requires fenestration and building facade to "visually establish and define the building stories and establish 0 N. Prospect Station PDP #130004 Type 1 Hearing May, 30, 2013 • The proposed exterior light fixtures are fully shielded concealing the light source with sharp cut-off capability as required in Sec. 3.2.4(D ). B. Division 3.5 — Building Standards 1) 3.5.1 Building and Project Compatibility: • Directly abutting the project site is the railroad tracks (east), vacant land (south), 303 West Prospect — which has been determined to be eligible for designation as a historic landmark — (west), and Prospect Road (north). The Historic Preservation Department has reviewed the proposed project and stated that it not have an adverse impact on 303 West Prospect. • For buildings that exceed 40 feet in height, a shadow and view analysis is required per Sec 3.5.1(G). The applicant has provided a shadow analysis that shows compliance with the requirement that shadows will not "preclude the functional use of solar energy technology" on adjacent property. The applicant has also provided a view/visual analysis showing that the building does indeed fill a space that is currently occupied by a 795 square foot, one-story building. The analysis also shows that the proposed building does not "substantially alter the opportunity for, and quality of, desirable views from public places, streets, and parks within the community." 2) 3.5.3 Mixed -Use, Institutional and Commercial Buildings • Per Sec. 3.5.3(13)(2)(c) the build -to line along as street larger than a two-lane arterial is between 10 feet and 25 feet. The project proposes a 17 foot setback from the Prospect Road ROW. • Per Sec. 3.5.3(C) "a single, large, dominant building mass shall be avoided..." The proposed building provides a great deal of facade articulation with material changes, roof and eve variations, balconies, and a distinct base element emphasizing the ground - floor commercial use. C. Division 3.6 — Transportation and Circulation 1) 3.6.4 Transportation Level of Service Requirements • A Transportation Impact Study (TIS) was provided "in order to identify those facilities that are necessary in order to comply with" 5 9 Prospect Station PDP #130004 Type 1 Hearing May, 30, 2013 3. Compliance with Article 3 of the Land Use Code — General Development Standards The project complies with all applicable General Development Standards; with the following relevant comments provided: A. Division 3.2 — Site Planning and Design Standards 1) 3.2.1 Landscaping and Tree Protection: • The Prospect Station landscape plan provides "full tree stocking" and street trees as required in Sec. 3.2.1(D) (2) & (1)(c). Due to the uncertain placement of the bus pull-out at the transit stop, the City Forrester is comfortable with working out any details regarding tree mitigation, provided tree locations, sizes and quantities at time of Final Plan. 2) 3.2.2 Access, Circulation and Parking: • The parking lot is screened by a 5 foot landscape setback as required in Sec. 3.2.2(J). • The project is located in the Transit -Oriented Development (TOD) Overlay Zone as defined in Article 5. Per Sec. 3.2.2(K)(1)(a)(1), "multi -family dwellings and mixed -use dwellings within the [TOD] Overlay Zone shall have no minimum parking requirements." The project is proposing 49 parking spaces including 11 off -site spaces. • Sec. 3.2.2(C)(4) requires one bicycle parking space per bedroom, split 60%/40% between enclosed parking and fixed parking respectively, and 4 bicycle parking spaces per 1,000 square feet of retail, split 20%/80% between enclosed parking and fixed parking respectively. With 72 bedrooms and 1,041 square feet of retail proposed the project is required to provide a total of 76 bicycle parking spaces: 44 enclosed, 32 fixed. The project is proposing to satisfy this requirement by providing 45 enclosed spaces within the building and 33 fixed spaces in bike racks. Also, the project is providing an additional 8 bike rack (fixed) spaces adjacent to the bus stop that are not being counted toward the required minimum. 3) 3.2.4 Site Lighting: • The project's photometric plan complies with the required foot- candle minimum of 1.0 for building surrounds per Sec. 3.2.4(C). The proposed average foot-candle is 1.07. 4 4 Prospect Station PDP #130004 Type 1 Hearing May, 30, 2013 "pedestrian -oriented streets, connecting walkways, plazas, parks or similar outdoor spaces, not to interior blocks or parking lots." • Prospect Station complies with this standard by orienting the commercial entrance to the northeast facing toward the intersection of Prospect Road and the Mason Trail. The 'live -work" units face on to the Mason Trail. 2) Section 4.18(E)(1)(b) Central Feature or Gathering Place. This section requires a 'prominent or central location within each geographically distinct Community Commercial District." • The subject parcel is the only C-C zoned lot south of Prospect Road which makes it difficult to definitively delineate a "geographically distinct" C-C District. Nevertheless, there are two prominent gathering places within '% mile of the property. Spring Creek Park is '/ mile to the south, and CSU Annual Flower Trial Gardens is mile to the northeast. 3) Section 4.18(E)(1)(c) Integration of the Transit Stop. This section requires "commercial uses [to] be directly visible and accessible from the transit stop." • The proposed development has directly integrated the transit stop on Prospect Road by providing adjacent gathering space for transit patrons and additional bicycle parking. The primary commercial entrance opens onto a plaza that is directly adjacent to the bus stop. 4) Section 4.18(E)(2)(c) Minimum Building Frontage. This section requires that at least 40% of each block side shall consist of "either building frontage, plazas, or other functional open space." • Prospect Station had building frontage and plaza space along the entirety of its only street ROW (Prospect Road) and 53% building frontage and plaza along the private access to the west. 5) Section 4.18(E)(2)(d) Building Height. This section requires a minimum building height of 20 feet and a maximum height of 5 stories. • Prospect Station is,proposing a 4 story building. 3 3 Prospect Station PDP #130004 Type 1 Hearing May, 30, 2013 • The PDP complies with relevant standards located in Division 4.18, Community Commercial District (C-C) of Article 4 — Districts. COMMENTS: 1. Background: The subject property was originally platted in 1977 as the Griffin Plaza Subdivision. Subsequently, the property was developed as a gasoline station. The gasoline station has since been abandoned and Tamasag Drive Right of Way (original access off of Prospect) was vacated in 2011. The surrounding zoning and land uses are as follows: Direction Zone` Dtstrtct Extstmg Land Uses' e? North Community Commercial Commercial andMulti-familyResidential (CC) South Employment (E) Vacant and Spring Creek East General Commercial (GC) BNSF Railroad and Commercial West Employment (E) Commercial and Division of Wildlife (DOW) 2. Compliance with Article 4 of the Land Use Code — Division 4.18 Community Commercial District (C-Q: The project complies with all applicable Article 4 standards with the following relevant comments provided: A. Section 4.18 (B) — Permitted Uses The proposed land use of mixed -use with multi -family dwellings, containing less than 50 dwelling units and less than 75 bedrooms, and commercial/retail is consistent with permitted uses in the C-C District subject to an administrative review. B. Section 4.18 (E) — Development Standards 1) Section 4.18(E)(1)(a) Building Orientation. This section requires that shops (commercial uses) orient primary ground -floor entrances toward F1 K �of t Collins MEETING DATE May 30, 2013 STAFF Seth Lorson ADMINISTRATIVE HEARING PROJECT: Prospect Station Project Development Plan, PDP #130004, APPLICANT: Cathy Mathis, TB Group 444 Mountain Avenue Berthoud, CO 80513 OWNER: Prospect Station, LLC 2642 Midpoint Drive Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for consideration of a Project Development Plan (PDP) for Prospect Station. The project is located on a 0.84 acre site at 223 West Prospect Road. The project is proposing 47 multi -family units (with 72 bedrooms), 2 of which are identified as `live -work", and one 1,041 square foot retail space in a 4-story structure made of brick, stucco, board and batten, with architectural metal and natural stone accents. The project is proposing 49 parking spaces including 11 off -site spaces — 19 of the parking spaces are contained within the mixed -use building in a ground level parking structure. The site is zoned Community Commercial (CC) in which multi -family dwellings with less than 50 dwelling units and mixed -use buildings are permitted subject to administrative review and approval. RECOMMENDATION: Approval of Prospect Station PDP, #130004. EXECUTIVE SUMMARY: The Prospect Station PDP complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The PDP complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. • The PDP complies with relevant standards located in Article 3 — General Development Standards. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 1