Loading...
HomeMy WebLinkAboutCANYON PLACE (331 S. MELDRUM ST.) - PDP - PDP120023 - REPORTS - RECOMMENDATION/REPORTType 1 Hearing — Otterbox • Construct 5 story, 54,000 s.f. office and restaurant building (mixed -use) and replat 6 lots (1.245 ac.) into 2 lots (0.597: Otterbox; 0.648 ac.: Public Service Credit Union). • Demo 6,000 s.f. exising mixed -use building. • Downtown Zone District — Canyon Avenue Sub -district o Max height: 5 — 6 stories (_/- 85') ■ Proposed:78' o Parking Maximums ■ Proposed:0 ■ The applicant will be speaking to parking. • Lighting — Alternative Compliance o Because the foot-candles are lower (ave 0.42) than the minimum required by the code (1) and proposes lighting fixtures that are up -cast. o Considered based on the "extent to which the proposed design protects natural areas from light intrusion, enhances neighborhood continuity and connectivity, fosters nonvehicular access, and demonstrates innovative design and use of fixtures or other elements." • Staff Finding: • The PDP contains permitted uses and complies with the applicable land development. standards of the Downtown Zone District and Canyon Avenue Subdistrict in accordance with Article 4 of the Land Use Code. • The PDP complies with the applicable General Development Standards of Article 3 of the Land Use Code. • The PDP complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. o The PDP complies with the required review criteria for alternative compliance for site lighting in that it accomplishes the purposes of Section 3.2.4 equally well or better than would a lighting plan which complies with the standards of the section. Canyon Place (331 S. Meldrum) Otterbox #PDP120023 December 17, 2012 Administrative Hearing A. The PDP contains permitted uses and complies with the applicable land development standards of the Downtown Zone District and Canyon Avenue Subdistrict in accordance with Article 4 of the Land Use Code. B. The PDP complies with the applicable General Development Standards of Article 3 of the Land Use Code. C. The PDP complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. D. The PDP complies with the required review criteria for alternative compliance for site lighting in that it accomplishes the purposes of Section 3.2.4 equally well or better than would a lighting plan which complies with the standards of the section. RECOMMENDATION: Staff recommends approval of Canyon Place (331 South Meldrum) Otterbox #PDP120023 ATTACHMENTS: 1 — PDP Plan Set 2 — Perspective Renderings 3 — Shadow and View Shed Study 4 — Lighting Alternative Compliance Request 5 — Public Comments 9 Canyon Place (331 S. Meldrum) Otterbox #PDP 120023 Administrative Hearing December 17, 2012 C. Mixed -Use, Institutional, and Commercial • Buildings [Section 3.5.3] a. Relationship of Buildings to Streets, Walkways, and Parking. The main entrances of the building face onto the public plaza (offices) and onto the dining patio (restaurant) providing good connections to established walkways. The building is sited well within the required 15 foot build -to line leaving just enough space for some shrubs to provide landscaping between the building and the sidewalk. b. Variation in Massing. The proposed building provides both vertical and horizontal variation throughout the building. Setbacks are provided between the first and second story and again between the forth and fifth stories. Where there are changes in material the building articulates breaking the building mass up into modules (see perspective renderings). c. Character and Image. The proposed building provides a variety of high - quality materials utilizing traditional building material such as brick and tastefully combining it with modern building materials such as aluminum and steel. The design provides interest and wall articulation along connecting walkways at intervals more frequent than the required 30 feet. D. Development Standards for the Transit -Oriented Development (TOD) Overlay Zone — [Division 3.10] 1 1) Site Planning (Section 3.10.3) The proposed building and entrances face onto the street and connecting walkways including the plaza which serves as a public gathering place and outdoor space. 2) Streetscape and Pedestrian Connections (Section 3.10.4) The zproposed development provides street trees, other plantings, and public benches. In addition to the sidewalks along the public streets, the plaza creates an interesting pedestrian connection between two buildings. 3) Character and Image (Section 3.10.5) The proposed building has high quality materials such as brick, sandstone, and metal. The roofline incorporates a three-dimensional cornice and a number of outdoor balconies. 4. Findings of Fact/Conclusion In evaluating the Canyon Place (331 South Meldrum) Otterbox #PDP120023, Staff makes the following findings of fact: 8 Canyon Place ('331 S. Meldrum) Otterbox #PDP 120023 Administrative Hearing December 17. 2012 lower than the current height allowances in the Downtown District. The proposed building steps down to three stories at the Meldrum Street side of the building where both buildings meet the street, creating a one story difference along the street edge. Across Magnolia Street is Lincoln Center which has multiple heights and massing modules, and is significantly set back from Magnolia Street. The new building will be directly across from the tallest portion of Lincoln Center. Across Canyon Avenue are single-family houses in the Downtown District. The proposed building does not abut Canyon Avenue (75' from ROW to,closest building corner) and between that distance and the existing street trees the height difference will be diminished to not "loom" over the single-family houses. The colors used in new developments shall facilitate blending into the neighborhood by drawing from a range of color shades that already exist on the block or in the neighborhood. The proposed building is designed to complement the existing building at 318 Canyon Ave. by using the same shade of red brick. Directly across the street is the Lincoln Center which has warm red,orange, and tan tones. The proposed building is utilizing sandstone and red brick which complement the .Lincoln Center's colors. It has utilized high -quality, natural materials which provide a muted and natural color scheme that complements the downtown neighborhoods as a whole (see color renderings). Buildings exceeding 40 feet in height are subject to additional review to maintain desirable views from public spaces, to mitigate substantial adverse impacts of shadowing, ensure privacy and compatibility with neighborhood scale. The applicant has provided a view study that shows the proposed development does not substantially alter the opportunity for desirable views of the mountains from public places (see attached)..The applicant has also provided a shadow study showing that the proposed building casts a shadow on the single-family houses across Canyon Avenue in the morning (9 A.M.) during winter months but does not shadow for prolonged periods of time that would preclude the functional use of solar energy technology. The vast majority, and all the upper floors, of the proposed building are for office uses and will be occupied at different times of day (typical workday 7 a.m. — 5 p.m.) than is typical for private residences whom are gone during these times. This should assist in preserving privacy for the adjacent single-family houses. 2) Outdoor Storage Areas/Mechanical Equipment [Section 3.5.1 (I)] —All trash and recycling areas are at least 20 feet from public walks and are screened from view according to the regulations of Section 3.2.5 of the Land Use Code. 7 Canyon Place (331 S. Meldrum) Otterbox #PDP 120023 Administrative Hearing December 17, 2012 City Staff and the applicant agree that the basic format of a photometric plan does not provide the detail necessary to "tell the story" of site lighting because it measures foot-candles on a single plane, the ground. The alternative compliance proposal compares this site with the Otterbox Headquarters (209 S. Meldrum) because it uses the same fixtures. City Staff met the applicant on -site to inspect the lighting for two different purposes. One, is it bright enough provide a safely lit environment? And two, are the up -cast 'fixtures intrusive on adjacent properties? Taken as a whole, the site has soft light that is pleasant and bright enough to see another person anywhere on the site. The up -casting fixtures (DD) shine on the trees and create an ambient light that does not seem to diffuse onto adjacent properties. In order to mitigate that possibility the applicant is proposing to use honeycomb louvers and glare shields. The up -casting fixtures (KK) are decorative lighting which light the brick wall in a cross form which does not diffuse off the site due to eve overhangs. Please see the applicant's alternative compliance request letter attached. Staff finds that the proposal for alternative compliance accomplishes the purposes of Section 3.2.4 equally well or better than would a lighting plan which complies with the standards of the section. It complies with previously mentioned review criteria, in that the lighting plan protects natural areas from light intrusion because there are no natural areas near the site, enhances neighborhood continuity and connectivity, and fosters non -vehicular access by providing softly lit sidewalks and plaza space for pedestrians, and demonstrates innovative design by lowering the intensity of the light by reflecting it off trees and building walls. B. Building Standards — [Division 3.5] 1) Building and Project Compatibility [Section 3.5.1] Architectural Character, Building Size, Mass and Scale, Building Materials, Building Color, and Building Height Review [Section 3.5 (B), (C), (E), (F), and (G)] — The proposed building is designed to complement the existing building (318 Canyon Avenue) in design and material. This is evident when looking at the south elevation in that the new building carries the wall plane of the existing building all the way to Meldrum Street and emulates the brick fagade with significant brick areas on the new building. The new building is proposing a balcony area directly adjacent to the existing building to provide a step down to closer meet its scale. To the north is Public Service Credit Union which is two stories in height. The building was built in 1966 and remodeled in 1986 and is 6 Canyon Place (331 S. Meldrum) Otterbox #PDP 120023 Administrative Hearing December 17. 2012 iv. Walkways: [Section 3.2.2(C)(5)] Walkways within this site directly and continuously connect pedestrian points of origin and destination. v. Parking: [Section 3.2.2(K)] Nonresidential uses are limited to a maximum number of parking spaces. Specifically, office use is limited to 1 space per 0.75 employee or 3 spaces per 1,000 square feet. The development is not proposing any on -site parking. That does not mean that the development will not generate parking or is not providing parking. Otterbox is a major employer in downtown Fort Collins and has procured many parking spaces throughout the area to accommodate their needs. The proposal has 27 on -street parking spaces on Magnolia Street, the Headquarters (209 S. Meldrum) has 28 spaces, 315 Oak Street has 91 spaces, the Steeles parking lot (309 W. Mountain) has 89 parking spaces, and they have rented 75 spaces in the Key Bank parking lot, for a total of 310 spaces. All these spaces, less any on -street spaces, are exclusively for Otterbox employees. Currently, Otterbox employs 400 people downtown with 7-10% riding bikes to work. This generates a parking need of 360 — 372 spaces. The parking needs beyond what is privately provided are accommodated with public parking. Additionally, Otterbox has been in discussion with the City of Fort Collins to create long-term solutions for downtown parking needs. b. Site Lighting: [Section 3.2.4] The applicant is proposing an Alternative Compliance (3.2.4(E) method of lighting the site. This is because the proposed lighting plan does not meet the minimum foot-candle levels (1.0) in the building surrounds, and includes lighting fixtures that are up - cast (fixtures DD & KK). The site provides lighting that averages 0.42 foot candles. Section 3.2.4(D)(3) requires light sources to be fully shielded and minimize up -light to avoid unnecessary diffusion on adjacent property. Alternative Compliance: (3.2.4(E) The proposed alternative compliance is considered based on the "extent to which the proposed design protects natural areas from light intrusion, enhances neighborhood continuity and connectivity, fosters nonvehicular access, and demonstrates innovative design and use of fixtures or other elements." E Canyon Place (331 S. Meldrum) Otterbox #PDP 120023 December 17, 2012 Administrative Hearing 3. Compliance with Applicable General Development Standards — Article 3 A. • Site Planning and Design Standards [Division 3.2] 1) Landscaping and Tree Protection: [Section 3.2.1] — The Project Development Plan provides a full tree stocking and street trees throughout the project site. Street trees are shown, where possible, in landscaped parkways. The applicant has met with the City Forester on site to discuss the mitigation of existing trees and providing appropriate varieties. 2) Landscape standards (E): All non -paved areas of the site plan are acceptable landscaped areas including turf, shrubs, ornamental trees, flower beds and foundation plantings (see landscape plan). 3) Access, Circulation and Parking [Section 3.2.2] a. Development Standards [Section 3.2.2 (C)]: i. Safety Considerations: [Section 3.2.2 (C)(1)]— Pedestrians, bicycles and vehicles are separated to the maximum extent possible in this proposed plan. On -site parking is not provided with this development and therefore there is little conflict between vehicles and pedestrians. However, there is a loading dock on the north side of the building that shares an access off of Canyon Avenue with Public Service Credit Union. Appropriate easements are proposed on the plat. ii. Curb cuts and, ramps [Section 3.2.2 (C)(2)] Curb cuts and ramps are provided at the intersections of Meldrum Street and Magnolia Street, and Magnolia Street and Canyon Avenue. iii. Site Amenities and Bicycle Facilities: .[Section 3.2.2 (C)(3) and (4)] Required bicycle parking for this development is as follows: 1 space per 4,000 square feet [54,000 s.f. / 4,000 = 13.5 spaces] provided at 20% enclosed and 80% fixed. The plan proposes 12 exterior (fixed) spaces on the north side of the building and a minimum of 3 spaces inside (enclosed) the building. 4 Canyon Place (331 S. Meldrum) Otterbox #PDP 120023 Administrative Hearing December 17, 2012 compatible with the adjacent building (318 Canyon Ave.) which has an 8 foot setback on the south side. (2) Building Height: The height limit for this block of downtown is 5 — 6 stories or +/- 85 feet. The proposed building is 5 stories with screened rooftop equipment totaling 78 feet in height. (4) Building Mass Reduction for Taller Buildings (over three [3] stories): Taller buildings are required to provide a clearly defined base portion of one or two stories with upper floor setbacks. The purpose is to provide a pedestrian scale in sidewalks and outdoor spaces, and preserve sunshine patterns and views. The applicant worked extensively with staff to clearly define a base portion of the building by utilizing a strong sandstone cornice continuing into a metal canopy along the first story, from which the upper portion of the building is setback. (See Architectural Elevations and Perspectives.) Additionally, the applicant has provided shadow and view shed studies showing that the building mass does not significantly diminish access to sunlight or views of the mountains or other historic resources (see attached). (5) Building Character and Facades: Buildings shall not have blank walls that face a public street exceeding 50 feet in length, be constructed with high quality materials, and promote outdoor activity with balconies and courtyards. Initially one section of the north elevation had an extended expanse of blank walls but the applicant has since broken up the fagade with material changes. The proposed building is constructed with a combination of brick and stone veneer, and metal and aluminum architectural cladding and glazing. The plan provides a public plaza between the existing building (318 Canyon) and the proposed building and, the restaurant use has an outdoor dining patio. Additionally, the fifth story has an outdoor balcony overlooking the public plaza and the third story has an outdoor balcony overlooking the restaurant outdoor seating. E. Site Design Standards. [Section 4.16 (E)] (1) Site Design: Outdoor seating at cafes is permitted in the ROW when adequate space is provided for pedestrians to pass though. Buildings that are four stories or taller shall provide an easily accessible and highly visible public plaza that promotes active and passive activities. The proposed outdoor seating at the restaurant is entirely on site, does not impede pedestrian circulation. The proposed public, plaza is created as a space between the two buildings and allows a pass -through from Magnolia Street to Canyon Avenue. The plaza provides landscaped planters, two green screen panels, stone benches and a water fountain/fire pit. 3 Canyon Place (331 S. Meldrum) Otterbox #PDP 120023 December 17. 2012 Administrative Hearing COMMENTS: 1. Background The surrounding zoning and land uses are as follows: North: D; Downtown Single-family & Medical Offices South: D; Downtown Lincoln Center East: D; Downtown Post Office West: NCM; Neighborhood Conservation Medium Density Single-family The property is part of the Fort Collins Original Town Site platted in 1873. 2. Compliance with Applicable Downtown (D) Zone District, Canyon Avenue Subdistrict Standards — Division 4.16 A. Purpose: The purpose of the Downtown District is as follows: "The Downtown District is intended to provide a concentration of retail, civic, office and cultural uses in addition to complementary uses such as hotels, entertainment and housing. It is divided into three (3) subdistricts as depicted on Figure 18. The development standards for the Downtown District are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human, scale and pedestrian -oriented character. " The proposed project site is located on a triangular block directly across Magnolia Street from Lincoln Center in the Canyon Avenue Subdistrict. The PDP is proposing a mixed -use building to complement the existing Otterbox office at the corner of Magnolia Street and Canyon Avenue. The proposal is consistent with the purpose of the Downtown District. B. Permitted Land Uses: [Section 4.16 (B)] The proposed uses of office and restaurant are both permitted in this zone district, subject to an administrative review and approval (Type 1). D. Building Standards: [Section 4.16 (D)] (1) Setback from Streets: The proposed building provides a landscape setback, between 4 and 11 feet, that includes evergreen and deciduous shrubs and is 2 F m of City ns PROJECT: Canyon Place (331 S. Meldrum), #PDP120023 Planning, Development and Transportation Services Current Planning 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 970.221.6750 970.224.6134 - fax fcgov. com/curre ntplanning APPLICANT/OWNER: Blue Ocean Enterprises/JJ Enterprise 331 LLC (Otterbox) 416 West Oak Street Fort Collins, CO 80521 PROJECT DESCRIPTION: This project proposes to replat six lots (1.245 acres), whose ownership is between JJ Enterprise LLC (Otterbox — 0.597 ac.) and Public Service Credit Union (0.648 ac.), into two lots and construct a five story, 54,000 square foot mixed -use building with office (51,000 s.f.) and restaurant (3,000 s.f). The proposed mixed -use building will be placed on the same lot with the existing 17,166 square foot building at 318 Canyon Ave. (also an Otterbox office building) and the other existing 6,000 square foot mixed -use building at 331 S. Meldrum (northwest corner of Meldrum and Magnolia) will be demolished. The new building is proposed to be constructed with a brick and stone fagade with architectural metal cladding and steel sunshades. The site is zoned Downtown (D) Canyon Avenue Subdistrict; offices and restaurants are permitted subject to an administrative review and approval (Type 1). RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed Project Development Plan (PDP) is to plat and construct a mixed -use office and restaurant building in the Downtown (D) Canyon Avenue Subdistrict. The proposal is also in the Transit -Oriented Development (TOD) Overlay Zone. The proposal does not provide any on -site parking (see discussion that follows). Additionally, the proposal is submitting a request to comply with lighting standards with alternative methods as permitted in Sec. 3.2.4 (E) (see discussion that follows). Staff finds that the proposed development is in conformance with the required findings in Article 3 and Article 4 of the Land Use Code (LUC).