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HomeMy WebLinkAboutCONFLUENCE - PDP - PDP170001 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (13)Statement  of  Planning  Objectives CONFLUENCE January  11,  2017 Project  Overview Confluence,  a  mixed-­‐use  project  composed  of  office,  housing,  retail  and  requisite  parking  will  help create  a  vital  and  energized  heart  to  the  River  District.  Located  at  the  center  of  the  original  Fort  Collins parade  ground,  this  corner  site  is  likely  as  close  as  any  building  can  come  to  the  center Policy  LIV  15.1  –  Modify  Standardized  Commercial  Architecture Policy  LIV  15.2  –  Seek  Compatibility  with  Surrounding  Development HISTORIC  PRESERVATION Principle  LIV16:  The  quality  of  life  in  Fort  Collins  will  be  enhanced  by  the  preservation  of  historic resources  and  inclusion  of  heritage  in  the  daily  life  and  development  of  the  community. Policy  LIV  16.1  –  Survey,  Identify,  and  Prioritize  Historic  Resources The  site  is  a  previously  developed  site  inside  the  River  Downtown  Redevelopment  District  (RDR)  and the  Transit-­‐Oriented  Development  District  (TOD).  It  is  an  urban  site  and  does  not  contain  any  open space,  wetlands,  or  natural  habitats.  The  southern  portion  of  the  site  is  occupied  by  an  existing building  scheduled  for  demolition,  while  the  northern  portion  of  the  site  was  once It  is  our  intention  to  create  a  strong  example  of  quality  development  similar  to  the  nearby  Block  One project  in  accordance  with  the  newly  adopted  River  District  Design  Guidelines  and  as  prescribed  by  the Mixed  Use  Development  Standards  in  the  Fort  Collins  Land  Use  Code  ‘to  promote  the  design  of  an  urban environment  that  is  built  to  human  scale  to • Unique  architectural  and  urban  design  details. Landscape  Concept The  urban  streetscape  treatment  along  the  Linden  Street  frontage  has  been  established  and  the  Willow Street  frontage  currently  in  design  is  intended  to  be  a  rich  pedestrian  environment  –  a  direct  extension  of the  new  adjacent  Linden  Street  streetscape  treatments  with  strong  references  to  the  river  and  indigenous planting  selections.  Other  outdoor (x) Parking  narrative  describing  the  parking  demand  generated  with  consideration  of:  the  number of  employees,  tenants,  and/or  patrons;  the  amount  and  location  of  parking  provided;  where anticipated  spill-­‐over  parking  will  occur;  and,  any  other  considerations  regarding  vehicle  parking. Parking  and  Service  Access  Strategy As  there  is  currently  limited  on-­‐street  parking  and  little  off  street  public  parking  in  the  River  District,  the project  will  need  to  meet  long-­‐term  demand  spaces  on-­‐site  and  will  rely  on  adjacent  streets  or  future district  parking  structures  for  short-­‐term/visitor  parking. Due  to  the  consolidation  of  the  three  lots  no  additional  curb  cuts  to  access  parking  or  service  areas  are required  along  Willow  or  Linden  Streets.  In  fact,  we  will  be  abandoning  the  current  curb  cut  for  405 Linden  Street  and  re-­‐striping  the  on  street  parking  in  this  area.  In  addition  to  the  abandon  curb  cut  and as  part  of  the  City  of  Fort  Collins  capital  improvement  project  for  the  Willow  Street  Plaza,  an  existing  fire hydrant  will  be  relocated.  These  changes  will  allow  for  additional  parking  along  Linden  Street.  In  total, seven  (7)  new  parking  stalls  will  be  added  to  the  Linden  Street  frontage  by  our  restriping.  Our  plan  is  to have  all  other  parking  accessed  from  the  Poudre  Street  alley.  30  parking  spaces  accessed  from  Poudre St.  are  provided,  all  of  them  are  covered  and  27  of  them  are  hidden  from  adjacent  streets. There  are  currently  varied  parking  restrictions  on  the  Linden  frontage  including  two  hour  parking  limits during  the  day  with  no  overnight  parking  allowed.  We  agree  with  the  daytime  limits,  but  would  like  to request  that  the  city  remove  the  overnight  restrictions  to  make  the  on-­‐street  parking  conditions  similar to  the  vicinity  of  Mason  and  Maple  Streets  where  mixed-­‐use  buildings  front  the  right-­‐of-­‐ways  and overnight  parking  is  allowed. -­‐end-­‐  seating  areas  and  spaces  adjacent  to  the  building  (such  as  in  the  pocket park  court  and  second  story  courtyard)  will  have  a  similar  treatment  with  planter  pots,  site  furniture,  and railings  that  visually  integrate  with  the  building  architecture.  The  second  story  courtyard  will  be landscaped  with  planter  pots  of  various  sizes  (up  to  ornamental  tree  scale)  as  well  as  third  story  terraces fronting  Linden  and  Willow  that  will  create  a  striking  landscaped  cornice  with  annual  plantings. (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. The  site  is  a  previously  developed  commercial  site,  and  former  residential  rear  yards  inside  the  River Downtown  Redevelopment  District  and  the  Transit-­‐Oriented  Development  District.  There  are  no  conflicts between  land  uses  or  disturbances  to  wetlands,  natural  habitats  and  features  and  or  wildlife. (viii) Written  narrative  addressing  each  concern/issue  raised  at  the  neighborhood  meeting(s),  if  a meeting  has  been  held. No  neighborhood  meetings  have  been  held.  Informal  presentations  have  been  made  to  many  of  the project  neighbors. (ix) Name  of  the  project  as  well  as  any  previous  name  the  project  may  have  had  during  Conceptual Review. Confluence  encourage  attractive  street  fronts  and  other  connecting walkways  that  accommodate  pedestrians  as  the  first  priority,  while  also  accommodate(ing)  vehicular movement.’ Buildings  will  create  a  continuous  street  edge  along  Linden  and  Willow  Streets  with  the  extension  of  the pedestrian  amenities,  tree  grates,  lighting,  streetscape  and  diagonal  parking  that  have  been  incorporated on  the  adjacent  blocks.  Buildings  will  set  back  from  the  street  edge  adjacent  to  neighboring  existing structures  of  the  “single  family  house”  typology. The  ground  floor  commercial  spaces  are  to  be  positioned  within  a  few  feet  of  the  public  ROW  and  uses  are to  be  accessed  directly  from  Linden  and  Willow  Street  improvements.  Along  the  Willow  frontage  we intend  to  allow  for  the  possibility  of  outdoor  seating  areas  fronting  the  new  plaza  with  the  intention  of adding  life  to  the  streetscape. A  pedestrian  pocket  courtyard  will  extend  from  Linden  Street  between  the  new  building  and  the  existing one-­‐story  building  at  405  Linden  to  access  the  building  lobby  and  a  raised  courtyard.  Ground  level  and raised  courtyard  tenant  spaces  will  activate  the  courtyards  and  provide  pedestrian  engagement.  These ground  level  tenant  spaces  are  well  suited  for  a  café  or  kiosk  type  tenant  serving  pedestrians  actively  using the  courtyard  and  adjacent  Linden  frontage.  The  upper  courtyard,  with  strong  visual  and  physical connections  to  the  lower  courtyard,  will  provide  an  extension  of  the  urban  space. Building  Massing The  R-­‐D-­‐R  District  allows  for  buildings  up  to  five  stories  tall  terraced  back  from  adjacent  streets  above  the third  story.  Our  buildings  will  comply  with  these  requirements  and  provide  additional  massing  setbacks for  adjacent  “single-­‐family  house”  structures  that  exist  on  flanking  sites.  Our  buildings  will  provide  a variety  of  massing  to  avoid  long,  uninterrupted  facades  per  the  Zoning  Code  and  the  highest  masses  will be  concentrated  toward  the  center  of  the  site. Architectural  Character  and  Image The  proposed  buildings  will  respond  to  the  Land  Use  Code’s  Mixed  Use  Development  Standards  and  the 2014  River  District  Design  Guidelines  and  will  contribute  to  the  uniqueness  of  the  river  district  and  also respond  carefully  to  the  river  front  relationship.  Some  specific  responses  may  include,  but  are  not  limited to: • Clearly  articulated  façade  rhythms  and  fenestration  patterns  including  bay  window  encroachments (less  than  three  feet  into  and  over  nine  feet  above  the  sidewalk)  fronting  Linden  Street  including  a typical  25  foot  horizontal  module  found  throughout  the  downtown  area  modified  to  a  unique  massing character  as  the  building  addresses  the  dual  frontages. • Use  of  large  and  yet  well-­‐proportioned  window  apertures  required  by  modern  uses. • Appropriately  proportional  ground  level  storefront  types  on  primary  streets  as  found  elsewhere  in  the downtown  area  mixed  with  the  industrial  character  of  ground  levels • Clearly  expressing  pedestrian  entrances. • Articulated  base,  middle  and  top. • Recognition  of  the  neighborhood  Center  (at  the  intersection  of  Linden  and  Willow)  and  significance  of the  project  as  it  is  approached  from  all  directions.  residential  rear yards.  The  west  and  east  edges  of  the  property  are  bound  by  adjacent  properties.  Adjacent  properties and  the  Poudre  Street  ROW  bind  the  north  edges.  Linden  and  Willow  Street  ROWs  bind  the  south edges  of  the  property.  There  is  one  street  tree  in  the  R.O.W.  along  Linden.  There  are  a  number  of  small caliper  multi  trunk  trees  and  shrubs  on  site,  which  will  be  removed  as  part  of  the  development.  A  large, healthy  tree  exists  at  the  edge  of  the  property  along  Linden  Street.  The  proposed  building  mass  will  be stepped  back  to  respect  it  and  it  will  be  preserved  and  protected  during  the  development. (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  property  owner  will  maintain  the  developed  properties  open  spaces  and  provide  snow  removal  for the  Linden  Street  frontage  and  an  accessible  path  for  the  Willow  Street  frontage.  The  Willow  and  Linden streetscape  areas  and  the  proposed  plaza  at  the  corner  of  Linden  and  Willow  will  be  maintained  by  the City  of  Fort  Collins. (iv) Estimate  of  number  of  employees  for  business,  commercial,  and  industrial  uses. The  ground  and  basement  level  commercial/retail  space(s)  have  not  been  leased  so  the  number  of employees  is  unknown.  For  the  purposes  of  the  design  program  we  estimate  7-­‐12  employees  for  the raised  courtyard  office  space. (v) Description  of  rationale  behind  the  assumptions  and  choices  made  by  the  applicant. Located  within  the  (RDR)  River  Downtown  Redevelopment  District,  this  project  exemplifies  the purpose  and  standards  envisioned  for  this  district  in  the  Land  Use  Code  and  the  2014  River  District Design  Guidelines.  The  owner  and  design  team  used  the  zone  district  standards  as  the  key  resource  in guiding  the  design  for  Confluence.  The  purpose  of  the  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. Urban  Design DISTRICTS 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  30.4  –  Reduce  Visual  Impacts  of  Parking Policy  LIV  30.5  –  Parking  Structures Policy  LIV  30.6  –  Reduce  Land  Devoted  to  Surface  Parking  Lots DOWNTOWN  DISTRICT Principle  LIV  32:  The  Downtown  will  serve  as  a  focal  point  and  primary  destination  and  activity  center for  the  community,  with  the  design  of  buildings,  streets,  parking  areas,  and  public  spaces  reinforcing  the area’s  unique  and  distinctive  character. 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  32.9–  Design  to  Enhance  Activity RIVER  CORRIDOR Principle  LIV  45:  Adjacent  land  uses  will  be  carefully  managed  to  ensure  that  the  diverse  community values  of  the  Poudre  River  Corridor  are  protected  and  enhanced. Policy  LIV  45.3  –  River  Segments (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.  of  the  point  from which  the  city  grew.  Even  though  the  fort  was  short-­‐lived  in  the  city’s  history,  its  name  and  the  urban geometries  it  inspired,  live  in  perpetuity. (i) Statement  of  appropriate  City  Plan  Principles  and  Policies  achieved  by  the  proposed  plan. Adherence  to  City  Plan Many  principles  and  policies  outlined  in  City  Plan  are  achieved  with  this  project.  The  most  significant  are listed  here: ECONOMIC  DEVELOPMENT 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 INFILL  AND  REDEVELOPMENT  POLICY 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 HOUSING 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 COMMERCIAL  DEVELOPMENT Principle  LIV15:  Commercial  developments  create  a  powerful  impression  of  the  City,  both  individually and  taken  together  as  a  whole.  While  corporate  franchises  and  chain  stores  will  remain  vital  and recognizable,  commercial  developments  shall  be  designed  to  contribute  to  Fort  Collins’  distinct  visual quality  and  uniqueness.