HomeMy WebLinkAbout401 WEST MOUNTAIN AVENUE - PDP - 29-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS0
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Farm Credit Services P.O. Box 99
Mountain Plains. FLBA/PCA Greeley.90)3 0- 87
® (73401
May 28, 1998
Dear Mr. Ludwig,
Farm Credit Services of the Mountain Plains, has a lending office immediately to
the West of the project referred to as the 401 W. Mountain Mixed -Use Building. Our
address is: 417 West Mountain Ave. Fort Collins.
I am unable to attend your meeting tonight. so i am sending you my written comments
per your letter dated May 13
We have no problem with a mixed -use building located next to us. What we are
concerned about is the proposed building height, and location of the new btilding. A
building exceeding 40 feet in height would tower over our building, and the othcr
neighboring structures. We would be more comfortable with a two story approach, and
with appropriate space between our building and the proposed building.
Sincerely,
Gary Pope
AVP Operations
The Farm Credit System
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NE- ~HBORHOOD INFOR: '�TION MEETING
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Meeting Location:_ : 28 I t�b�cN Coir1_F
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Attendees: PIease sign this sheet. The information will be used to
. update the project mailing list and confirm attendance at neighborhood
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meetings. Contact the Pianning Department (221-6750) if you wish to
receive minutes of this meeting.
Did You Receive
Written Notification
of this meeting?
Correct
address.
Name Address Zip
Yes
No
Yes
No
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A. No
19. The first parking space on the north side will require a 3 point turn and will not
be used much.
20. The applicant is hoping that this building will define the beginning of the
Mountain Avenue Neighborhood.
21. Off -site leased parking will increase the available spaces what could be built
under the new Code.
22. Lots of neat ideas but the budget is not set, what will disappear if the project
goes over budget?
A. The applicant is applying for DDA grants to help with the pedestrian features.
23. What about signage?
A. The plan is to keep with the neighborhood orientation, perhaps flags bracketed
from the buildings.
24. What about the site lighting?
A. Only a few building lights, access lighting will be in the landscaping. There will
be no large parking lot lights.
25. Concerned about the building scale. The building drawings should show how
these buildings relate to the adjoining buildings.
26. The relationships to buildings should be transitioned between downtown and
residential area.
27. Trees on the street side of the building will mitigate the building mass.
10. What are the replacement trees for the existing cedar trees that are going to be
removed?
A. Existing Honey Locust will stay, but the replacement trees have yet to be
determined.
11. What is the concept for the corner pedestrian area?
A. The material for the pedestrian area are still being considered but will probably
include scored/colored concrete.
12. Will the diagonal parking be expanded across the street and to the north?
A. This will depend upon the City and its parking requirements.
13. Is there a separate process to allow for alcohol sales after the projects final
approval?
A. Yes. The sale of alcohol is permitted in the zoning district but there is a
separate process to specifically allow it to occur.
14. What is the projected timetable for this project?
A. The best case scenario is the ground breaking around Nov/Dec and occupancy
in July 1999.
15. The neighboring structures do not have the "blocky" structure pictured in the
drawings.
A. The building is going to be stair stepped with each floor having different siding
material. The side by side features will be different and some of those features
will be similar to the nearby structures.
16. The squared off roofline seems to be out of character for the rest of the
buildings?
A. Roof studies indicated that the other types of roofing would increase the overall
height of the building elevations.
17. How tall is the Ulrich Building?
A. 2 Stories Approximately 28'
18. Will the facade of the Ulrich building get replaced?
May 28, 1998
Neighborhood Meeting Minutes
401 West Mountain
1. Are there any plans for hiding the parking lot?
A. There will be landscaping and perhaps fencing on the south side, the curb cut
will also be narrowed. There will also be a pedestrian walk way to the Key Bank
parking lot to the north.
2. Will there be any liquor use during the nighttime hours?
A. Perhaps, but they will try to limit it to the Meldrum side.
3. How many parking spaces for condominiums?
A. There are four spaces.
4. The retaining wall on the west side will be reconstructed with interlocking blocks.
5. Does the Farm Credit building have a basement?
A. No
6. The interlocking bricks for the retaining wall will be tied back.
7. Will the facade on the north side of the Farm Credit Union be transitioned into
the retaining wall?
A. The developers are still working on the details for that transition.
8. How many office units will there be?
A. Office space will consist of approximately 4,000 square feet in up to 3 different
offices.
9. Will the condos be sold?
A. Yes
Land Use
First Floor
Restaurant - 2.2 KSF
(Rate)
Retail - 0.864 KSF
(Rate)
Second Floor
Office - 5.0 KSF
(Rate)
Third Floor
Apartment - 2 DU
(Rate)
TOTAL
Table 1
Trip Generation
Daily AM PM
in out in
out
286
11
10
14
10
(130.34)
(4.82)
(4.45)
(6.52)
(4.34)
35
0
0
1
1
(40.67)
(NA)
(NA)
(1.11)
(1.48)
55
7
1
1
6
(11.01)
(1.37)
(0.19)
(0.25)
(1.24)
13
0
1
1
0
(6.63)
(0.08)
(0.43)
(0.42)
(0.20)
389
17
12
17
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FROM:
DATE
Linda Ripley, VF Ripley Associates
Eric Bracke, Fort Collins Traffic Engineer
Kathleen Reavis, Fort Collins Transportation Planning
Matt Delich
May 26, 1998
SUBJECT: 401 West Mountain transportation study
(File: 9842ME02)
The 401 West Mountain building will be a three story mixed use
building with commercial uses on the ground floor, office uses on the
second floor, and residential uses on the third floor. Table 1 shows
the trip generation for the proposed uses in this building. The peak
hour trip generation will be less than 50 trip ends with no
consideration of reductions due to the types of uses and the
location. In my judgment, a good portion of the restaurant vehicle
trip ends will be passby. Based upon the estimated trip generation,
this development will not significantly impact the adjacent Mountain/
Meldrum intersection.
The sidewalk system in this area is complete. The site plan
indicates that the adjacent sidewalks will be enhanced with special
features and street furniture. The corner will have a pedestrian
bulb, which will reduce the crossing time and distance for both West
Mountain Avenue and Meldrum Street.
There are existing bike lanes on West Mountain Avenue, which
will provide a direct connection to the north/south bike lanes on
Mason Street and Howes Street. Meldrum Street is classified as a
local street, which can safely accommodate bicycles with no
additional bike lanes.
There is existing transit service on LaPorte Avenue, one block
to the north; on Howes Street, one block to the east; and Mason
Street, two blocks to the east. This building is well served by
Transfort.
This building is a classic multi -use, in -fill development that
fits the "Downtown Civic Center Master Plan." It does and will meet
all the transportation level of service criteria.
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401 Mountain Project Development Plan, #29-98
November 30, 1998 Administrative Hearing
Page 5
RECOMMENDATION:
Staff recommends approval of a request for a maximum building height of 49'-10" and
approval of the 401 Mountain Project Development Plan, #29-98.
401 Mountain Project Development Plan, #29-98
November 30, 1998 Administrative Hearing
Page 4
No shadow will be cast on any adjacent structures by the proposed building on December
21 to any greater extent than a hypothetical 25 foot wall at the property line.
The Planning Director waived the requirement of a view analysis for the project (Section
3.5.1[H][1][a][4][b][1]) as the only views in this area are of adjacent buildings, not the
foothills or any significant local landmarks.
Staff recommends that the request for a maximum building height of 49'-10" satisfies the
special review criteria contained in Section 3.5.1 [H][1 ][a] of the Land Use Code concerning
views, light and shadow, privacy, and neighborhood scale. The proposed building height
will allow architectural embellishments consistent with the architectural style of the
neighborhood. The applicant's request specifically addresses a comment made at the
neighborhood meeting which indicated that a squared -off roofline seemed to be out of
character with the rest of the buildings in the neighborhood.
A neighborhood meeting was held on May 28, 1998 concerning this PDP request. Minutes
of the meeting are attached. The proposed land uses are permitted in the Canyon Avenue
Subdistrict of the Downtown District. The proposed architecture draws on elements of the
historic Edwards House, Avery House, St. Joseph's Catholic Church and existing bungalow
houses in the old town area. The request is compatible with the surrounding
neighborhood.
REENE =1*1 Me WE
A. The 401 Mountain Project Development Plan, #29-98 contains permitted uses
according to Section 4.12[B][2][A] and Section 4.12[B][2][C] of the Land Use Code.
B. The 401 Mountain Project Development Plan, #29-98 satisfies all applicable
General Development Standards contained in Article 3 of the Land Use Code,
including Section 3.5.1 [H] "Building Height Review".
C. The 401 Mountain Project Development Plan, #29-98 satisfies all applicable Land
Use Standards of the Canyon Avenue Subdistrict of the Downtown District
contained in Section 4.12[D] of the Land Use Code.
D. The 401 Mountain Project Development Plan, #29-98 satisfies all applicable
Development Standards of the Canyon Avenue Subdistrict of the Downtown District
contained in Section 4.12[E] of the Land Use Code.
E. The 401 Mountain Project Development Plan, #29-98 is compatible with the
surrounding neighborhood.
401 Mountain Project Development Plan, #29-98
November 30, 1998 Administrative Hearing
Page 3
21 % of the gross lot area (45% of the net lot area) is covered by the building which is less
than the maximum 75% building coverage that is allowed. The floor area ratio is 0.70
which is less than the maximum FAR of 5.
The front yard setbacks of 0 to 3 feet are less than the maximum 15 foot front yard setback
that is allowed. The rear yard setbacks of 5 to 51 feet are more than the 0 feet minimum
rear yard setback.
The Project Development Plan complies with all applicable Land Use Standards of the
Canyon Avenue Subdistrict of the Downtown District as contained in Section 4.12[D] of the
Land Use Code.
C. Development Standards
The proposed development complies with all applicable Development Standards related
to Building Design, Facades, and Site Design of the Canyon Avenue Subdistrict of the
Downtown District as contained in Section 4.12[E] of the Land Use Code.
General Development Standards are contained in Article 3 of the Land Use Code. This
PDP request is consistent with all applicable General Development Standards. Particular
Sections of Article 3 that are pertinent to this proposal include Section 3.2.2 Access,
Circulation and parking and Section 3.5.1 [H] Building Height Review.
A. Parking
A minimum of 4 parking spaces and a maximum of 60 parking spaces are allowed
pursuant to Section 3.2.2 of the Land Use Code. The applicant is proposing a total of 9
off-street parking spaces. Another 17 on -street parking spaces are proposed along
Meldrum Street. Adequate parking is provided for the proposed uses.
B. Building Height Review
The applicant proposes a building with a maximum height of 49'-10". The peak height is
a penthouse element in the middle of the rooftop. Various rooftop elements exceed the
40 height limit
In accordance with Section 3.5.1 [H][1][a][4][b][1] of the Land Use Code, the applicant has
submitted a shadow analysis that indicates the shadows created at 9 a.m., noon and 3
p.m. on December 21 by a hypothetical 25 foot wall at the property line and the proposed
building. This analysis represents the maximum shadows created by the during the year.
401 Mountain Project Development Plan, #29-98
November 30, 1998 Administrative Hearing
Page 2
is compatible with the surrounding neighborhood.
COMMENTS
1. B-ackground:
The surrounding zoning and land uses are as follows:
N: NCM;
NCB;
D(Canyon Avenue);
S: NCM;
D (Canyon Avenue);
W: NCM;
E: D(Canyon Avenue);
Mountain Avenue, existing single-family residential.
Mountain Avenue, Edwards House Bed and Breakfast
Mountain Avenue, Meldrum Street, Avery House, St.
Josephs Catholic Church and Elementary School.
existing parking lot.
existing office / retail building.
existing office building, existing single-family residential.
Meldrum Avenue, existing office (Fort Collins Travel),
existing super -market (Steele's).
The subject property is known as a portion of Lots 7 and 8 of the Original Plat of The City
of Fort Collins recorded on January 16, 1873.
The initial building permit for the now vacant gas / service station was issued on February
16, 1962.
A. Land Use
The D, Downtown District Standards are contained in Article 4 of the Land Use Code.
According to Figure 19 of the Land Use Code, the subject property is located within the
Canyon Avenue Subdistrict of the Downtown District.
According to Section 4.12[B][2][A] of the Land Use Code, two-family dwellings are
permitted in the Canyon Avenue Subdistrict subject to an Administrative (Type 1) Review.
According to Section 4.12[B][2][C] of the Land Use Code, standard restaurants and offices
are permitted in the Canyon Avenue Subdistrict subject to an Administrative (Type 1)
Review. Therefore, each of the permitted uses are in accordance with the Downtown
District.
B. Land Use Standards
There is no minimum lot size in the Canyon Avenue Subdistrict. The lot dimensions are
75 feet by 130 feet. Therefore, both dimensions exceed the minimum lot width of 40 feet.
ITEM NO. 1
MEETING DATE 1V 3c R
STAFF MkViE l_JOWV[�
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: 401 W. Mountain Project Development Plan, #29-98
APPLICANT: Gregory Belcher
c/o V-F Ripley Associates
113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: Gregory Belcher
402 West Mountain Avenue
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This is a Project Development Plan request for a 14,494 square foot mixed -use building
(excluding a 3,476 square foot basement for storage). The building will contain 4,555
square feet of standard restaurant use on the first floor, 4,606 square feet of office use on
the second floor, and 5,333 square feet on the third floor for two -residential dwelling units
(includes 770 square feet of loft space). The subject property is approximately 0.47 gross
acres and is located at the southwest corner of Mountain Avenue and S. Meldrum Street
(401 W. Mountain Avenue). The property is located within the Canyon Avenue Subdistrict
of the Downtown District.
RECOMMENDATION: Approval of a request to allow a maximum building height of
49'-10". Approval of the PDP request.
EXECUTIVE SUMMARY:
This Project Development Plan request:
• contains permitted uses according to Section 4.12[B][2][A] and Section 4.12[B][2][C]
of the Land Use Code;
• satisfies all applicable General Development Standards contained in Article 3 of the
Land Use Code, including Section 3.5.1[H] "Building Height Review';
• satisfies all applicable Land Use Standards of the Canyon Avenue Subdistrict of the
Downtown District contained in Section 4.12[D] of the Land Use Code;
• satisfies all applicable Development Standards of the Canyon Avenue Subdistrict
of the Downtown District contained in Section 4.12[E] of the Land Use Code; and
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT