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HomeMy WebLinkAboutRIVER DISTRICT BLOCK ONE MIXED-USE (ENCOMPASS) - PDP - PDP120020 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESStatement of Planning Objectives River District Block One Mixed Use Redevelopment July 17, 2012 Project Overview Encompass is a successful and growing local software company serving the beverage industry, currently located at 324 Jefferson Street near Linden. As the owners of Encompass looked at plans to relocate to a larger space, they chose to instead develop a new office as part of a mixed-use development as a long- term investment in downtown Fort Collins. The Block One lot on Linden Street provides a great opportunity for Encompass to develop an inspired space for their employees and clients within a vibrant mixed-use development that connects downtown Fort Collins to the Cache la Poudre river. This redevelopment project will initially house Encompass, additional leased office space, future retail space as directed by the market, upper floor residential units, and a signature restaurant space. This project embodies the character and vision of City Plan, the Downtown Strategic Plan, the 2001 Poudre River Master Plan, and the R-D-R zone district for high-quality redevelopment at the downtown and river interface. It will serve as a catalyst for high-quality, sustainable and thoughtful redevelopment envisioned for the Downtown River Redevelopment District. Block One lies within the Downtown Targeted Activity Center in the Targeted Infill and Redevelopment Areas map in City Plan. It is a part of the Transit Oriented Development district encouraged for higher density mixed-use redevelopment. It is a previously developed industrial site adjacent to the River, and its redevelopment will enhance the river frontage and contribute positively to the area’s ecological habitat. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. Adherence to City Plan A fundamental component of City Plan is the Triple Bottom Line Analysis. The Block One Mixed Use redevelopment exemplifies this key principal as it “incorporates environmental, economic, and human considerations so that principles, policies, strategies, and implementing actions were developed with consideration of the benefits and tradeoffs across all three of these topic areas.” (City Plan page 15) Many principles and policies outlined in City Plan are achieved with this project. The most significant are listed here: Economic Health Principles and Policies Policy EH 1.4 – Target the Use of Incentives to Achieve Community Goals Policy EH 3.1 – Support Programs Emphasizing Local Business Policy EH 3.3 – Support Local and Creative Entrepreneurship Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Environmental Health Policy ENV 1.1 – Protect and Enhance Natural Features Policy ENV 1.2 – Regulate Development along Waterways Policy ENV 2.6 – Manage Conflicts Policy ENV 2.9 – Provide Access Policy ENV 4.1 – Improve Connectivity Policy ENV 4.6 – Utilize Corridors Stormwater and Flood Management Policy ENV 18.2 – Manage Risks Policy ENV 18.6 – Modify Detention Requirements for Redevelopment Policy ENV 19.2 – Pursue Low Impact Development Policy ENV 20.3 – Utilize Public Lands Policy ENV 20.4 – Develop Public/Private Partnerships Poudre River Corridor Policy ENV 24.3 – Provide Natural Area Protection Buffers Policy ENV 24.4 – Restore and Enhance Community and Neighborhood Livability Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill Policy LIV 5.4 – Contribute to Public Amenities Housing Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Streetscapes Policy LIV 11.2 – Incorporate Public Spaces Policy LIV 13.3 – Establish Gateway Design Landscape Design Policy LIV 14.1 – Encourage Unique Landscape Features Policy LIV 14.2 – Promote Functional Landscape Policy LIV 14.3 – Design Low Maintenance Landscapes Commercial Development Policy LIV 15.1 – Modify Standardized Commercial Architecture Districts Policy LIV 30.4 – Reduce Visual Impacts of Parking Policy LIV 30.5 – Parking Structures Do not allow parking structures to dominate the street frontage. Policy LIV 30.6 – Reduce Land Devoted to Surface Parking Lots Policy LIV 31.2 – Site Layout and Building Orientation Policy LIV 31.4 – Design for Pedestrian Activity Policy LIV 31.5 – Incorporate Public Spaces and Community Facilities Policy LIV 31.6 – Relationship to Surrounding Neighborhoods Policy LIV 31.7 – Housing Incorporate a variety of housing options Policy LIV 32.1 –Mix of Uses Policy LIV 32.5– Maintain Visual Character Policy LIV 32.6 – Encourage Human-Scale Architectural Elements Policy LIV 32.7 – Allow Various Building Heights Policy LIV 32.8 – Design for Safety Policy LIV 32.9 – Design to Enhance Activity Open Lands, Parks and Water Corridors Policy LIV 44.4 – Utilize Buffers Policy LIV 45.3 – River Segments Historic and Cultural Core Segment (College Avenue to Lemay Avenue). Adherence with Downtown Strategic Plan amended 2006 1.1.3 Encourage active ground level uses, including fine dining, entertainment, and cultural activities, which provide a unique destination for residents, employees, students and visitors. 1.2.1. Create gateways using redevelopment and urban design at both ends of College Avenue (Mulberry and Maple Streets and other key entry points to downtown.) a. Gateway elements can enhance the identity of downtown and strengthen the sense of place. b. Gateways may be created by larger landmark buildings, striking landscaping; monuments, public art, or special streetlights. In general, gateways should be visually creative and include an element of sufficient height and mass so as to be visible by motorists, lighted so as to be visible at night, and constructed of high quality materials such as brick, stone, concrete, stainless or painted steel, copper, brass, or glass. 1.2.2 Encourage public art, landscaping, furniture, lighting, and other street features that will create interest and delight within streets and public spaces. a. Develop a comprehensive public art program for downtown to reinforce it as the cultural heart of the city. Such an art program can also be incorporated into street elements such as manhole covers, paving design, custom bases for light fixtures, bus shelters, and bike racks among streetscape furnishings. 2.1.2 Relative to the west side, the river corridor area presents a different, additional set of opportunities for supportive redevelopment, which the City and DDA should remain equally prepared to pursue or support if an initiative arises. …redevelopment projects in the river area could strengthen the commercial health of downtown as well, and if a core-supportive development project or public works stimulus project emerges, it should be supported. 1. Core-supportive redevelopment projects and strategic public actions will be implemented in accordance with the Downtown River Corridor Implementation Program Summary Report. 2. Particular core-supportive uses include housing, employment, mixed live/work buildings, special attractions and architecture unique to the river environment and historic setting (e.g. cultural/arts venues, a restaurant with windows and outdoor spaces oriented to the river landscape, educational institutes) and small neighborhood-serving commercial uses. The intent is to bring patrons downtown with development that reinforces the unique historic and environmental character. 2.2.1. Continue to allow taller buildings (more than 3 stories), to support the market recommendations for redevelopment in the Infill/Transition Area, and to reinforce downtown as the primary focal point of Fort Collins from a community appearance and design standpoint. a. Redevelopment will likely require new buildings that are larger than the majority of existing buildings in the area. Redevelopment is more financially feasible with relatively larger buildings, particularly if parking is to be provided in structures rather than on surface parking lots. In addition, the various transportation and market benefits of more jobs and housing close to the core are more significant with relatively larger buildings. b. As stated in previous plans and affirmed in this planning process, this area is THE primary place to allow a dynamic, mixed urban environment with buildings of widely varied sizes and functions. Architecture, streets, and other spaces can be more dramatic with relatively larger buildings as suggested by market recommendations for redevelopment. 2.2.5. Encourage apartments, loft units, and/or offices on upper floors of buildings. a. Any additional housing and jobs will help support the core by adding to a critical mass of people living, working, and investing in downtown. 2.3.1 Develop, manage and operate parking as essential civic infrastructure, and over time create a “park once” environment to sustain low overall parking ratios. a. The City Parking Services should work in partnership with any other parties in interest to ensure parking resources are created and managed under a consistent set of policies. b. The “park-once” strategy means future long-term parking structures should be located on the periphery of the Core, with access to and from the structure clearly marked for both drivers and pedestrians as part of the overall wayfinding system (see 1.2.3). c. The City should offer incentives to willing owners to make surplus privately-owned parking resources available to the public. Explore using the General Improvement District (GID) property tax to fund the incentives, such as maintenance and upgrades to paving, signage, lighting, etc. The intent is to use all parking resources for the betterment of downtown as effectively as possible. 3.2.1 The Infill/Transition Areas – West Side, East Side, and Downtown River Corridor - will have their own distinctive character and identity. a. While it is important to have some continuity with the downtown study area, these ‘subareas’ should retain their unique neighborhood characteristics, including the use of distinct district names. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. The site is a previously developed industrial site adjacent to the Cache la Poudre River. An Ecological Characterization Study was prepared for the site. The site and landscape plan details have been based on the results and recommendations of these studies including implementation of a landscape buffer along the river on both the Block One property and the adjacent city-owned river frontage, habitat enhancements, and native plant species. Located within the River Downtown Redevelopment District (R-D-R) zone district, the site plan, natural features, and public connections are based on the standards of this zone district. For more detail see section (v) below. (iii) 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 developed property, Linden Street streetscape areas, and outdoor use spaces will be maintained by the property owner. The adjacent landscape buffer area along the River will also be maintained by the property owner in conformance with landscape maintenance recommendations to be developed in cooperation with the City of Fort Collins. (iv) Estimate of number of employees for business, commercial, and industrial uses. Encompass currently has 25 employees and is projected to have 40 employees in the new facility. The mixed use building includes additional space for other office and future retail spaces as well as residential units. The estimate of employees for these additional uses is unknown. (v) Description of rationale behind the assumptions and choices made by the applicant. Located within the River Downtown Redevelopment District (R-D-R) zone district, this project exemplifies the purpose and standards envisioned for this district in the Land Use Code. The owner and design team used the zone district standards as the key resource in guiding the site and building design for Block One. The purpose of the R-D-R district is stated as follows: Purpose. The River Downtown Redevelopment District is intended to reestablish the linkage between Old Town and the River through redevelopment in the Cache la Poudre River (the "River") corridor. This District offers opportunities for more intensive redevelopment of housing, businesses and workplaces to complement Downtown. Improvements should highlight the historic origin of Fort Collins and the unique relationship of the waterway and railways to the urban environment as well as expand cultural opportunities in the Downtown area. Any significant redevelopment should be designed as part of a master plan for the applicable group of contiguous properties. Redevelopment will extend the positive characteristics of Downtown such as the pattern of blocks, pedestrian-oriented streetfronts and lively outdoor spaces. The Block One Mixed Use Redevelopment project illustrates this purpose in a most high-quality and environmentally sensitive way. It completes the final portion of Linden Street streetscape with a pedestrian-oriented streetfront connecting Old Town and the River. It incorporates the ‘more intensive redevelopment of housing, businesses and workplaces to complement Downtown’, and focuses this development on the public street edge of the site and adjacent to the existing river impact area of the Linden Street bridge crossing. This allows a transition to less intrusive uses and larger river setbacks at the rear portions of the site and the ability to protect and enhance the existing areas of site vegetation. Key design standards in the R-D-R district include: (1) Transition between the River and Development. (a) River landscape buffer. In substitution for the provisions contained in Section 3.4.1(C) (Natural Habitats and Features) requiring the establishment of "natural area buffer zones," the applicant shall establish, preserve or improve a continuous landscape buffer along the River as an integral part of a transition between development and the River. To the maximum extent feasible, the landscape buffer shall consist predominantly of native tree and shrub cover. (See Figure 20.) The landscape buffer shall be designed to prevent bank erosion and to stabilize the River bank in a manner adequate to withstand the hydraulic force of a 100-year flood event. (Figure 20) The site plan incorporates all of the concepts in the standard and in Figure 20: a stabilized river bank (city-owned property), river landscape buffer, stepped back buildings, a connecting walkway, and outdoor spaces including patios, balconies, courtyards and side yards. These elements are each included in a manner that integrates with the building uses, follows the natural topographic conditions of the site, and provides a transition of intensity from the street edge to the river areas. An Ecological Characterization Study was prepared for the site and includes a separate conceptual study of the bank condition along the property. The site and landscape plan details have been based on the results and recommendations of these studies including implementation of a landscape buffer along the river, habitat enhancements, native plant species, and bank toe stabilization recommendations. A separate full stability analysis and preliminary engineering design will be prepared analyzing the proposed redevelopment conditions and any impact on the current bank condition. This study will be prepared in conjunction with the PDP process to incorporate staff requests made during the PDP reviews. The bank stabilization shall comply with the following criteria 1. Any bank stabilization improvements shall consist of native plants and stone to the extent reasonably feasible. If any structural materials such as concrete are required, such materials shall be designed to emphasize characteristics of the native landscape such as color, texture, patterns and proportions, in order to minimize contrast with the River landscape. 2. The predominant visual elements in any bank stabilization improvements shall be native vegetation and stone, notwithstanding the use of any integrated structural elements. Blank walls shall not be used to retain the slope of the River bank. The conceptual bank toe stabilization follows the recommendations of the bank stability study, and anticipates the use of stone and native landscaping in the limited area of toe stabilization. A separate stability study and preliminary engineering design will be prepared analyzing the proposed built conditions and any impact on the current bank condition. This study will be prepared in conjunction with the PDP process to incorporate staff requests made during the PDP reviews. (b) On sites that have River frontage between Linden Street and Lincoln Avenue, buildings or clusters of buildings shall be located and designed to form outdoor spaces (such as balconies, arcades, terraces, decks or courtyards) on the River side of the buildings and/or between buildings, as integral parts of a transition between development and the River. A continuous connecting walkway (or walkway system) linking such spaces shall be developed, including coordinated linkages between separate development projects. Several outdoor spaces are incorporated on the River side of the building and between building elements to form an integral transition between the development and the River. The project incorporates outdoor plazas and seating areas, terraced rooftop balconies, overlooks and courtyard spaces all with a relationship to the river setting. The outdoor spaces interconnect with a combination of walkways, stairs and soft paths. The soft paths are used in areas closest to the River to reinforce this transition between the development and the River. (b) Redevelopment activity along the Linden Street frontage shall be designed to provide for the extension of the streetscape improvements found between Walnut Street and Jefferson Street, including on-street parking defined by landscaped curb extensions, wide sidewalks with trees in cutouts and tree grates, and pedestrian light fixtures. Specific design details are subject to approval by the City Engineer in accordance with the design criteria for streets. (c) Redevelopment activity along the Jefferson Street frontage shall provide formal streetscape improvements including street trees in sidewalk cutouts with tree grates and planters to screen parking. Planters to screen parking shall be designed and constructed to appear as integral extensions of the building design. Materials used shall not be inferior to those used in the construction of the principal building. The project provides a direct extension of the recently completed Linden Street streetscape plans completing the intended streetscape for this block. The streetscape design incorporates the same dimensional qualities, pavements, benches, tree grates, trash receptacles, planter pots, and the history timeline as the adjacent Linden streetscape improvements. The existing transit stop will be replaced with an enhanced transit stop that is integrated with the new mixed-use redevelopment. (3) Buildings. (b) Industrial Buildings. Except as otherwise provided in this subsection (3), all new nonresidential buildings, including industrial buildings, shall comply with the standards for Mixed-use and Commercial Buildings contained in Section 3.5.3. The mixed use building design complies with the standards in Section 3.5.3 by proving a) a carefully orchestrated relationship and orientation to adjacent streets and the river, b) significant variation in massing at appropriate points, and provides and wide range of c)site specific architectural character image and façade treatments. (c) Massing and Placement. 1. Height/Mass. Multiple story buildings of up to five (5) stories are permitted; however, massing shall be terraced back from the River and from streets as follows: (1) buildings or parts of buildings shall step down to one (1) story abutting the River landscape frontage; and (2) buildings or parts of buildings shall step down to three (3) stories or less abutting any street frontage. The R-D-R District allows for buildings up to five stories tall, but terraced back from the river and adjacent streets. The project complies with these requirements and goes further by a)setting back from the street and terracing down to one story abutting the adjacent Ranch-way site and b) setting back from the Linden Street above the second story. The project provides a variety of massing to avoid long, uninterrupted facades per the Zoning Code and the highest masses are concentrated toward the center of the site. Please refer to the attached zoning analysis diagrams for the Linden Street and River frontages. 2. Parking lots. Buildings shall be sited so that any new parking lots and vehicle use areas are located in either: (1) interior block locations between buildings that face the street and buildings that face the River, or (2) side yards. The majority of the parking for the project is located in an underground parking structure beneath the building to maximize the relationship of the building with the street frontage and with the River near the Linden Street bridge while still leaving much of the river frontage undisturbed. A small surface parking lot is located behind the building with significant setback and visual buffering from the River. 3. Street frontage. Proposed parking lots and/or vehicular use areas located within fifty (50) feet of any street right-of-way shall not exceed fifty (50) percent of the street frontage of the parcel upon which the parking lot or vehicular use area is proposed. Parking is located in the underground parking structure and behind the building, so no parking is proposed adjacent to the street right-of-way. 4. Frequent view/access. No building wall shall exceed one hundred twenty-five (125) feet on the axis along the River. The project complies with this requirement and also provides for a break/outdoor passage through the building along the Linden Street frontage (d) Character and Image. 1. Articulation. Exterior building walls shall be subdivided and proportioned to human scale, using offsets, 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 design team has carefully developed the character and image of the project and a significant number of details are present—from massing to pedestrian scaled details—that will create a lively and sophisticated addition to the River District and downtown. Please refer to the attached diagrams, elevations, sections and renderings. 2. Outdoor spaces. Buildings and extensions of buildings shall be designed to form outdoor spaces such as balconies, arcades, terraces, decks or courtyards, and to integrate development with the landscape to the extent reasonably feasible. A variety of outdoor spaces are provided in the design. A “dock height” front walkway, ramps, steps and outdoor terrace and entry plaza are provided at the ground level along the Linden Street frontage. A connecting outdoor carriage way (passage) at the dock height level connects the Linden Street frontage to rear terraces and river overlook seating areas. On upper levels, several types of balconies and terraces are provided on every floor. 3. Windows. Windows shall be individually defined with detail elements such as frames, sills and lintels, and placed so as to visually establish and define the building stories and establish human scale and proportion. Glass curtain walls and spandrel- glass strip windows shall not be used as the predominant style of fenestration for buildings in this District. This requirement shall not serve to restrict the use of atrium, lobby or greenhouse-type accent features used as embellishments to the principal building. Windows are individually defined and are typologically appropriate to their various uses with respect to character and function. 4. Rooflines. A minimum pitch of 8:12 shall be used for gable and hip roofs to the maximum extent feasible. Where hipped roofs are used alone, the minimum pitch shall be 6:12. Flat- roofed buildings shall feature three-dimensional cornice treatment on all walls facing streets, the river or connecting walkways, unless they are stepped and terraced back to form a usable roof terrace area(s). A single continuous horizontal roofline shall not be used on one-story buildings except as part of a design style that emulates nearby landmarks (or structures eligible for landmark designation). The design team has developed a careful composition of elements to create variety and interest in the architecture. The rooflines are considered flat on the majority of the project. The “flat” roofline of the restaurant is tilted to emphasize its relationship to the river and to carefully screen the large mechanical area. We have been careful not to recreate historic styles of buildings but are carefully respecting appropriate commercial building typologies. (e) Materials. Textured materials with native and historic characteristics such as brick, stone and wood, and materials with similar characteristics and proportions shall be used in a repeating pattern as integral parts of the exterior building fabric, to the maximum extent feasible. Other exterior materials, if any, shall be used as integral parts of the overall building fabric, in repeating modules, proportioned both horizontally and vertically to relate to human scale, and with enough depth at joints between architectural elements to cast shadows, in order to better ensure that the character and image of new buildings are visually related to the Downtown and River context. We have assembled a rich and varied palate of materials. Masonville sandstone laid up in an uncoursed roughly squared pattern and true board-formed concrete form the base of the restaurant and terraces portion of the building in a nod to the Hoffman Mill (circa 1894 now absorbed into the Ranchway mill buildings). The main mass of the building will have brick and storefront with a stone toe-kick. Many additional details can be seen on the attached elevations, details and renderings. (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. The submittal includes all items required for Project Development Plan submittal as well as other items requested from the Preliminary Design Review meeting. (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. Block One is a previously developed industrial site in the Downtown Redevelopment District and the R- D-R zone district. There are no conflicts between land uses, and no disturbance of natural features. Natural habitats along the River edge are proposed to be enhanced with the project development. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. As a Type I Review, no neighborhood meeting is required for review of the PDP. However, the project team and the owner (Encompass) have been contacted by or have held meetings and discussions with several adjacent landowners and potentially interested parties to discuss the plans for the site. A partial list includes: - City of Fort Collins DDA Director - Gary Wockner/Save the Poudre - Ranch-Way Feeds - New Belgium Brewing - Godinez family, El Burrito - ELTC Director and two board members - Dennis Nater, Northern Colorado Feeders Supply - Howard Perko, CTL Thompson building - Michael Johnston, Interstate Battery - The Housing Authority staff - Jerry Kiefer - Cienfuegos family members - City staff: o Natural Resources o Utilities o Current and Advance Planning o City Forester o Parks Planning o Real Estate Services o Floodplain Administration (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. Encompass - River District Block One Mixed Use