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HomeMy WebLinkAbout215 MATHEWS OFFICE BUILDING - PDP - PDP150020 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESStatement of Planning Objectives 215 Mathews Street Offices October 20, 2015 1 Project Overview A three story office building of approximately 8,550 sf is proposed on a 7,000 sf infill site immediately across Mathews Street from the Fort Collins Community Creative Center. The existing zoning for the site is NCB and professional office use is a permitted use subject to Planning and Zoning Board review. Redevelopment of this property will add much needed quality office space to the Old Town area and clean up the current unsightly and dilapidated existing home. Approximately 3,800 sf of the new facility is expected to be occupied by Cline Williams Wright Johnson & Oldfather, L.L.P. Attorneys at Law. The remainder of the space will be for speculative office space likely to be other law practices. The site is a small urban infill lot with the current single-family home being much less dense and intense of a use than the immediate surrounding properties. The proposed site design increases the density and intensity to respond to the present more urban context. The architecture attempts to sensitively respond to the historic nature of the Creative Center (former museum), the Parkview Apartments to the south and the less descript building to the north and yet still be a reflection of the current time. In reviewing the surrounding context, there are a series of unifying elements, which the proposed design attempts to echo. First and foremost is the predominant use of masonry. While the specific type of masonry varies greatly, the general use is rampant in the neighborhood and will continue with the proposed building. Second, building scale is fairly uniform, with there mostly being a mix of two-story and three-story buildings and even a four-story building currently proposed for the Library Park Townhomes at the south end of the block. The three-story building proposed is more consistent with surrounding context than is the current single-story single-family home. Third, while not all do, most nearby edifices make use of pitched roofs. The proposed project continues this theme with the appearance of the project, from street level, being entirely of a pitched roof. Hidden within that pitched roof will be a roof well to conceal roof top mechanical units. Fourth, residential style and scale fenestration seems to be another common architectural thread in the vicinity. This project continues that thread with the vast majority of the windows, with there being a few uses of storefront type glazing at the rear of the building. Lastly, this building seeks to echo the masonry arches used on both the Community Center (former museum) and the building to the south. Not in a literal way but with a subtle nod taking form in an arch over the main entry. The proposed 215 Mathews Street Office Building project embodies the character and vision of City Plan, as well as the NCB zone district. Characteristics of the proposed plan include: § A high quality built environment § A compact pattern of development § Infill project that is compatible with the established character of the neighborhood. § Building and site are designed with consideration to the visual character and the experience of users and adjacent properties. § Quality landscape design responsive to an urban context. Statement of Planning Objectives 215 Mathews Street Offices October 20, 2015 2 (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. 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 EH1.1 – Support Job Creation Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Energy Policy ENV 5.4 – Support Renewable Energy in New Development Stormwater and Flood Management Policy ENV 18.6 – Modify Detention Requirements for Redevelopment Policy ENV 19.2 – Pursue Low Impact Development Community and Neighborhood Livability Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2 – Seek Compatibility with Neighborhoods Policy LIV 6.3 – Encourage Introduction of Neighborhood-Related, Non-Residential Development Streetscapes Policy LIV 10.2 – Incorporate Street Trees Public Areas Policy LIV 12.1 – Design for Crime Prevention and Security 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 Policy LIV 15.2 – Seek Compatibility with Surrounding Development Historic Preservation Policy LIV 16.1 – Survey, Identify, and Prioritize Historic Resources Policy LIV 17.1 – Preserve Historic Buildings Neighborhoods Policy LIV 21.2 – Design Walkable Blocks Neighborhood Commercial Districts (NCB) Policy LIV 36.1 – Mix of Uses Policy LIV 36.3 – Scale and Design Statement of Planning Objectives 215 Mathews Street Offices October 20, 2015 3 Safety and Wellness Policy SW 1.5 – Maintain Public Safety through Design (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 small urban infill lot containing a dilapidated small home. Located within the Neighborhood Conservation Buffer (N-C-B) 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 and outdoor use spaces will be maintained privately by the property owners. (iv) Estimate of number of employees for business, commercial, and industrial uses. The third floor of the building is expected to be occupied by Cline Williams a legal firm and an employee count of approximately nine (9) employees is anticipated for this level at full occupancy. The second floor will be available for lease to an undetermined tenant/s. Since it is anticipated that such tenant/s will be similar in nature to Cline Williams the same employee count of approximately nine (9) is anticipating providing a total of eighteen (18) employees for the entire facility. (v) Description of rationale behind the assumptions and choices made by the applicant. Located within the Neighborhood Conservation, Buffer (N-C-B) 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. The purpose of the N-C-B zone district is stated as follows: Purpose. The Neighborhood Conservation, Buffer District is intended for areas that are a transition between residential neighborhoods and more intensive commercial-use areas or high traffic zones that have been given this designation in accordance with an adopted subarea plan. The 215 Mathews Offices meets this purpose by serving as a transition between the more intensive commercial uses downtown and the residences located around Library Park. In addition this building attempts to be similar in scale to the Parkview Apartments adjacent to the south replacing an existing house that is presently overwhelmed by the scale of same apartments. Statement of Planning Objectives 215 Mathews Street Offices October 20, 2015 4 Key land use and design standards in the N-C-B district include: (D) Land Use Standards. (1) Density. Minimum lot area shall be equivalent to the total floor area of the building(s), but not less than five thousand (5,000) square feet. For the purposes of calculating density, "total floor area" shall mean the total gross floor area of all principal buildings as measured along the outside walls of such buildings, including each finished or unfinished floor level, plus the total gross floor area of the ground floor of any accessory building larger than one hundred twenty (120) square feet, plus that portion of the floor area of any second story having a ceiling height of at least seven and one-half (7½) feet located within any such accessory building located on the lot. (Open balconies and basements shall not be counted as floor area for purposes of calculating density). The proposed total gross area for the building is 8,550 square feet on a 7,000 square foot lot thus the proposed building exceeds the standard by 1,550 square feet. A Modification of Standards is proposed for this deviation and staff comments at PDR supported such a modification. Justifications for the Modification are provided under separate document. (5) Allowable Floor Area on Rear Half of Lots. The allowable floor area on the rear half of a lot shall not exceed thirty-three (33) percent of the area of the rear fifty (50) percent of the lot The proposed total floor area on the rear half of the lot is 2,943 square feet on a 3,500 square feet of rear lot area equating to 84%. A Modification of Standards is proposed for this deviation and staff comments at PDR supported such a modification. Justifications for the Modification are provided under separate document. (6) Dimensional Standards. (a) Minimum lot width shall be forty (40) feet for each single-family and two-family dwelling and fifty (50) feet for each other use. The minimum lot width for lands located within the West Central Neighborhood Plan Subarea and south of University Avenue shall be eighty- five (85) feet. If more than one (1) principal building is proposed to be constructed side-by- side on the same lot, then each such principal building must have at least forty (40) feet of street frontage for single-family and two-family dwellings, and at least fifty (50) feet of street frontage for each other use. The existing lot width complies with this standard. (b) Minimum front yard setback shall be fifteen (15) feet. Setbacks from garage doors to the backs of public walks shall not be less than twenty (20) feet, except that the minimum front and side yard setbacks for lands located within the West Central Neighborhood Plan Subarea and south of University Avenue and abutting Shields Street shall be sixty (60) feet, and the minimum setback from garage doors to the backs of public walks shall be sixty-five (65) feet. The building is proposed to be setback six (6’) feet at the small portion of the front façade that is the main entry to the building with the majority of the front of the building setback eight (8) feet. A Modification of Standard is proposed for this deviation and staff comments Statement of Planning Objectives 215 Mathews Street Offices October 20, 2015 5 at PDR supported such a modification. Justifications for the Modification are provided under separate document. (c) Minimum rear yard setback shall be five (5) feet from existing alley and fifteen (15) feet in all other conditions. The rear of the building is setback twenty-nine feet eight inches (29’-8”) thus complying with the required setback. (d) Minimum side yard width shall be five (5) feet for all interior side yards. Whenever any portion of a wall or building exceeds eighteen (18) feet in height, such portion of the wall or building shall be set back from the interior side lot line an additional one (1) foot, beyond the minimum required, for each two (2) feet or fraction thereof of wall or building height that exceeds eighteen (18) feet in height. Minimum side yard width shall be fifteen (15) feet on the street side of any corner lot. Notwithstanding the foregoing, minimum side yard width for school and place of worship uses shall be twenty-five (25) feet (for both interior and street sides). This standard has two components. The proposed project complies with the first component of providing a 5’ building setback. The second component requires the building height that exceeds eighteen (18) feet to be stepped back. The proposed building will be approximately thirty (30) feet high at the eave line and approximately thirty-one (31’) high at the property line without stepping back. A Modification of Standard is proposed for this deviation and staff comments at PDR supported such a modification. Justifications for the Modification are provided under separate document. (e) Maximum building height shall be three (3) stories, except for carriage houses and accessory buildings containing habitable space, which shall be limited to one and one-half (1½) stories. The building is proposed to be three (3) stories and thus complies with the requirement. (E) Development Standards. (1) Building Design. (a) All exterior walls of a building that are greater than six (6) feet in length shall be constructed parallel to or at right angles to the side lot lines of the lot whenever the lot is rectilinear in shape. All exterior walls are proposed to be at right angles or parallel to property lines. (d) A second floor shall not overhang the lower front or side exterior walls of a new or existing building. The proposed second floor does not overhang the lower front or side exterior walls. Statement of Planning Objectives 215 Mathews Street Offices October 20, 2015 6 (g) The minimum pitch of the roof of any building shall be 2:12 and the maximum pitch of the roof of any building shall be 12:12, except that new, detached accessory buildings and additions to existing dwelling units may be constructed with a pitch that matches any roof pitch of the existing dwelling unit. Additionally, the roof pitch of a dormer, turret or similar architectural feature may not exceed 24:12 and the roof pitch of a covered porch may be flat whenever the roof of such a porch is also considered to be the floor of a second-story deck. The proposed roof pitch will be 6:12 or greater but will not exceed 12:12. (2) Bulk and Massing. (a) Building Height. 1. Maximum building height shall be three (3) stories, except for carriage houses and accessory buildings containing habitable space, which shall be limited to one and one- half (1½) stories. The building is proposed to be three (3) stories and thus complies with the requirement. (4) Landscape/Hardscape Material. A maximum of forty (40) percent of the front yard of a lot may be covered with inorganic material such as asphalt or cement concrete, paving stone, flagstone, rock or gravel. Twenty five (25) percent of the front yard area will be covered with inorganic material and thus complies with the requirement. (5) Site Design. In the N-C-B Neighborhood Conservation Buffer District, permanent open off-street parking areas shall not be located any closer to a public street right-of-way than the distance by which the principal building is set back from the street right-of-way. This provision shall not be construed to preclude temporary parking in driveways. No front parking is proposed other than within the street right-of-way itself. (6) Access. Whenever a lot has frontage along an alley, any new off-street parking area located on such lot must obtain access from such adjoining alley; provided, however, that such alley access shall not be required when a new detached garage is proposed to be accessed from an existing driveway that has a curbcut along a public street, or when alley access is determined by the City Engineer to be a hazard to persons or vehicles. All new proposed on-site parking will obtain access from the alley only and thus complies with the requirement. (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 Statement of Planning Objectives 215 Mathews Street Offices October 20, 2015 7 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 a typical Project Development Plan submittal with the exception of a Traffic Impact Study. Per comments received from Traffic Operations representative Martina Wilkinson based on section 4.2.3D of LCUASS this requirement is waived. (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. The property is zoned N-C-B. There are no conflicts between land uses, and there are no wetlands present to disturb. The existing trees provide some wildlife and while these trees will be removed, new trees will be planted per City standards to mitigate the loss. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. A neighborhood meeting was held on May 20th, 2015, Ted Shepard of Planning staff was present for the meeting. There were only a small group of folks in attendance including a representative from the neighboring property to the south, a couple who lived in the area and individual interested in developing the property at the southwest corner of Mathews and Oak. Comments & questions were minimal and only came from the representative of the south adjacent property. He indicated a desire to have the existing trees removed due to security and maintenance issues they created. He also indicated a desire to maintain privacy between his property and the proposed development. It was explained that a new trellis structure planted with vines is proposed to screen and secure the new parking area beneath the building. Discussions also took place about the existing fence between the projects. Further resolution of the fence solution continues to transpire. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. Project name on current PDP application – 215 Mathews Offices Project name used during the Project Development Review and Neighborhood Meeting – 215 Mathews Offices