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HomeMy WebLinkAboutMASON PLACE - FDP190005 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning  landscape architecture  urban design  entitlement February 20April 25th , 2019 MASON PLACE Planning Objectives OVERVIEW The intent of this project is to convert the existing 21,580 sq. ft. Midtown Arts Center at 3750 S. Mason Street to a 3- story apartment building serving as permanent supportive housing for homeless individuals with a disability, including military veterans. According to city and county records along with the original construction drawings, the original structure was built in 1982 as a four (4) screen movie theater and then renovated in 2010 as a dinner theatre/banquet hall. The property is located at the southeast corner of South Mason Street and Creger Drive near the major intersection of Horsetooth Road and College Avenue. The site is located within the General Commercial District and falls within the boundaries of the Midtown in Motion Plan. The current zoning is G-C (general commercial) and will remain as is. The existing-to-be-repurposed building, along with 28 existing parking stalls, is located on the 1.58 acre (68,706 s.f.) north parcel, Lot 5a, while additional parking, which will be leased by Housing Catalyst, is located on the 1.65 acre (71,672 s.f.) south parcel, Lot 6, also owned by Housing Catalyst. Housing Catalyst is the current owner of the property, with Midtown Arts Center currently leasing the building. Design alternatives were explored and further analyzed for feasibility and constructability during a workshop hosted by Housing Catalyst on March 2nd , 2018. The focus of the workshop was to promote and facilitate an Integrated Design process. All team members were involved in the brainstorming; knowledge and different skillsets were well distributed throughout the process. The consensus approach from this workshop was to re-use the existing foundation and exterior walls of the theater, and construct a new roof raised to accommodate a third level. This strategy was collectively developed and demonstrates a creative re-use of the original building’s structural character and previous use as a theatre. After an in-depth exploration of structural and constructability issues during the Schematic Design process, the team Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com realized that preserving the exterior walls in place while providing the new openings necessary for a residential building was not a smart approach. The inherent structural issues with this process would lead to significant safety concerns and unnecessary expense. As a result, the team has decided to deconstruct the existing CMU walls, preserve as much block as possible for re-use, and re-construct the walls to achieve the same design. So, the process has been changed, but the end result as visible from the exterior of the building remains the same. SITE DESCRIPTION The site, as located right at the Mason Street and Creger Drive intersection, is an ideal location for the population it will serve. With an accessible route, the nearest MAX station is less than 800 ft away. A close-by grocery store (Safeway) is a 3 minute walk across the street, and multiple dining options - Chick-fil-A, Panera Bread, Wendy’s – exist within a 10 minute walking distance. Larger retail stores such as Target, Walmart, and TJ MAX are within a 5- minute biking distance away from the development. Health and support services are easily accessible both on the bike, a short drive, or a short trip on the MAX. The multi-family format of the building will house 60 units, with a total of 62 bedrooms. The proposed density for this development is 38 dwelling units per acre, noting that there are no restrictions on the allowable density for General Commercial zoning district. The building is proposed to be a three-story building; the allowable height in the zone district is four (4) stories. The proposed building will not exceed 40’ in height. With the new internal layout of the building, the project team seized the opportunity to move the entrance of the building to face Mason Street. The entrance opens to a pedestrian plaza that integrates into a landscaped corner at the north-west corner of the site at the intersection of Mason Street and Creger Drive. The revised orientation of the proposed parking lot allows for additional greenspace to be added to the site whilst adding more parking space to the north lot than is currently existing. Three evergreen trees will be saved on the north west corner. Mason Place will also feature an enclosed courtyard on the west side of the building for resident and staff use. While not open to the public, it will greatly add to the quality of living for the residents who will have access to the outdoor dining area, a small lawn, and several contemplative spaces. Not only is the location of the entrance to the building a key planning element, but also compliments the best practices in permanent supportive housing, that includes a single point of access to the building. For the safety of and mental security of the residents, all residents, guests, and staff must enter and exit the building through a controlled, single point of entry. This is unique to permanent supportive housing but also critical to successful management and operations. Access to the courtyard must be from inside the secure entrance of the building to avoid compromising the overall security of the space. In addition, the design of the fence surrounding the courtyard must be a secure height of 6’ feet to adequately provide the needed security and privacy for residents. Other site amenities include an adequately sized trash and recycling room, as well as 62 bike parking spaces located underneath a canopy in a well-lit location, as well as within a bike room inside the building. PARKING Vehicular Parking The existing lot to the north of the existing building will be reconfigured to accommodate 25 spaces and will be accessed from Creger Drive utilizing an existing curb-cut. An additional 3 spaces will be incorporated into the layout of the lot to the south of the building. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Per the Land Use Code (TOD overlay zone), each one-bedroom or studio apartment requires 0.75 parking spaces. When the remodel is complete there will a maximum of sixty (60) units, thus requiring a base compliance of forty-five (45) parking spaces. However, under LUC Section (3.2.2) Access, Circulation and Parking - Demand Mitigation Strategy Table, a 50% parking reduction is allowed for affordable housing, thus resulting in a required 23 parking spaces. A further 10% reduction is allowed if each tenant is provided a Transit Pass; which is the intent of the owner. This results in a parking count of 21. Another 10% reduction is permissible since the most remote building entry is within 1,000 ft. of a MAX station. 21 spaces is then reduced by 10%, resulting a total required parking count of 19 spaces. Since 19 spaces exceed the 50% maximum reduction we are required to provide a minimum of 23 spaces per LUC. The entire site lot can accommodate 28 spaces, and therefore 28 spaces will be provided, thus exceeding the LUC requirement. Bicycle Parking Bicycle parking requirements per development standards are as follows: Multi-Family Residential 1 per bedroom 60% enclosed / 40% fixed A ‘bike storage shelter’ near the main entrance, is designed as an extension of the architecture and will house majority of the outdoor bike parking spaces. 10 spaces will be included in the fixed bike parking count, the remaining 52 spaces are enclosed within the bike storage shelter, the indoor bike room and service station area. ACCESS Primary vehicular access to Mason Place will be off of Mason Street. Pedestrian and bicycle circulation accommodates ADA requirements and promotes an efficient and convenient flow of traffic to and from neighborhood nodes such as nearby grocery stores and retail, as well the max. LANDSCAPE The vision for the landscape for Mason Place is to showcase native, low water-use, and resilient plants in an attractive modern planting plan. Proposed trees are well-suited to the Front Range environment and will eventually grow into an urban forest that provides color and visual interest to the Mason Street and Creger Drive intersection. Existing trees are incorporated into the site design on site in multiple locations. Special attention was given to the existing trees at the Mason Street and Creger intersection, and with creative engineering solutions, are able to be retained. ARCHITECTURE As the project is a renovation of the existing theater building, there are proposed improvements to the egress location. The main entry will be moved to the west, facing Mason Street. This will help frame an outdoor space for residents to use and will help promote direct access to Mason Street and a north-south motion of travel. The north side of the site has a new green space that will be used for water detention, with the existing parking lot re-worked to move the curb cut to Mason Street from Creger Drive. Exit doors will be provided on the north and south sides of the building. The new construction will consist of three levels of residential units and amenity spaces built on the existing foundation and using the exact existing footprint of the theater. The new exterior walls will be structural wood frame with CMU veneer to match the existing building. The new roof is approximately 10’ higher than the existing parapet. The ground level will hold a combination of residential units, staff offices and amenity spaces for resident and staff use, with the remaining residential units on the upper two levels. A central atrium will connect all three levels, bringing daylight down through the core of the building and visual connection throughout the space. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com The building was originally designed as a two story, Type III/ 1-hour construction. We will change the construction designation to Type V-B with the change in use. The entire structure will be sprinklered with a new NFPA 13 system. The new building will have one elevator and a central stair within the atrium, with two additional egress stairwells. Civil Engineering The civil site work associated with the Mason Place redevelopment includes dedication of new right-of-way with parkway and detached sidewalks, and upsizing or utilizing the existing water and fire service connections, gas lines, irrigation, sanitary sewer, electric and communication lines. The existing parking lot and access drives will be reconfigured to fit the proposed green space amenities around the existing building and proposed expansion, but will generally maintain the same grading and drainage patterns. Stormwater runoff around the existing building and expansion will be conveyed via surface drainage through curb and gutter, sidewalk chases, inlets, storm piping and sheet flow away from the building. Runoff from the existing fully developed site is currently conveyed to the existing public storm line located in Mason Street without the use of on- site detention. Flows from this existing line are ultimately discharged to Fossil Creek Reservoir, south and east of the site. On-site water quality facilities in the form of grassed swales will be incorporated into the proposed site layout within the ample green space amenities and will capture and treat more than 75% of the redeveloped impervious area per the City of Fort Collins Low Impact Development Standards (LID). COMMUNITY OUTREACH A neighborhood meeting was held on April 9th at the Foothills Assembly of God Church. City Staff did a short presentation, introducing the project and describing the development review process. Thereafter, the applicant, Housing Catalyst, gave a short description of the project, the population it will serve, and their history in the Fort Collins community. With open house stations staffed with Housing Catalyst and design team members, citizens were given the chance to interact and ask questions directly to the project team member who responded and recorded everything in written form. Mason Place Major Amendment is supported by the following Principles and Policies found in: City Plan Fort Collins Adopted February 15, 2011 ECONOMIC HEALTH Principle EH 1: The City will pursue development of a vibrant and resilient economy that reflects the values of our unique community in a changing world. Policy EH 1.1 – Support Job Creation Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Support the enhancement of the community’s economic base and job creation by focusing on retention, expansion, incubation, and recruitment efforts that bring jobs and import income or dollars to the community, particularly businesses in the adopted Target Industry Clusters. In providing an opportunity to find stability and reconnect with the community, the residents that will live at Mason Place might eventually contribute to the Fort Collins economy as new members for the work force. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and Neighborhood chapter’s Infill and Redevelopment section, to support redevelopment areas and prevent areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter) shall be a priority for future development, capital investment, and public incentives. Mason Place is a proposed multifamily that will utilize an existing building in a commercial district within a Targeted Infill and Redevelopment area where creative housing solutions are encouraged. ENVIRONMENTAL HEALTH Policy ENV 9.1 – Promote Alternative and Efficient Transportation Fuels and Vehicles Promote alternative and efficient transportation fuels and vehicles that improve air quality. Invest in infrastructure throughout the City to support alternative fuel vehicles and promote the use of such vehicles through education and incentives. By considering the location of this proposed housing development, Mason Place, is situated in an ideal location that will encourage the use of alternative transportation by its residents, in particular, the use of the MAX and bicycles. Policy ENV 19.2 – Pursue Low Impact Development Pursue and implement Low Impact Development (LID) as an effective approach to address stormwater quality and impacts to streams by urbanization. Low Impact Development is a comprehensive land planning and engineering design approach with a goal of minimizing the impact of development on urban watersheds through the use of various techniques aimed at mimicking predevelopment hydrology. COMMUNITY AND NEIGHBORHOOD LIVABILITY Policy LIV 5.2 – Target Public Investment along the Community Spine Together, many of the Targeted Redevelopment Areas and Activity Centers form the “community spine” of the city along College Avenue and the Mason Corridor. The “community spine” shall be considered the highest priority area for public investment in streetscape and urban design improvements and other infrastructure upgrades to support infill and redevelopment and to promote the corridor’s transition to a series of transit-supportive, mixed-use activity centers over time. Established residential neighborhoods adjacent to College Avenue and the Mason Corridor will be served by improvements to the “community spine” over time, but are not intended to be targeted for infill or redevelopment. Mason Place is centrally located with the community spine, i.e. the Mason Corridor. With the development of this project, will come ROW dedication, ROW improvements, and a generally improved streetscape and urban feel at the corner of the intersection. Policy LIV 6.2 – Seek Compatibility with Neighborhoods Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Encourage design that complements and extends the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Encourage a variety of housing types and densities, including mixed-used developments that are well-served by public transportation and close to employment centers, shopping, services, and amenities. Mason Place will be a creative addition and solution to an existing building and contribute to the diversification of the commercial area along the Mason Corridor. The residents will be well served with plenty of amenities being close-by and accessible. Policy LIV 7.2 – Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Mason Place is a perfect example of public and private partnership between Housing Catalyst and the City of Fort Collins that creates an opportunity for additional 60 affordable housing units to be added and reserved for a low- income and marginalized community. Policy LIV 7.5 – Address Special Needs Housing Plan for and meet the housing needs of special populations within the community. Disperse residential care facilities, shelters, group homes, and senior housing throughout the Growth Management Area. Permanent supportive housing is specifically designed to address the special housing needs of a vulnerable population of homeless individuals with a disability.There is a need for affordable housing within the Midtown portion of the GMA. In addition, there is only one permanent supportive housing community in Fort Collins with 60 units at Redtail Ponds. This proposed development is addressing a critical need in our community. Policy LIV 7.6 – Basic Access Support the construction of housing units with practical features that provide basic access and functionality for people of all ages and widely varying mobility and ambulatory–related abilities. With targeted residents of this building being formerly homeless and veterans, the need to address disabilities and accessibilities is one of the main goals for Mason Place. Housing Catalyst is drawing from prior experience with permanent supportive housing developments, and also working closely with future residents to understand the needs that need to be met. Policy LIV 8.5 – Integrate and Distribute Affordable Housing Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas. No permanent supportive housing currently exists in this area, this project will be filling that need in the Midtown area. Policy LIV 10.2 – Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com As many trees as is possible are proposed to be retained. Special attention is given to existing street trees at the corner of the intersection, which, with creative engineering, are being kept. Policy LIV 12.2 – Utilize Security Lighting and Landscaping Provide security lighting at low, even levels to create comfortable area-wide visibility and pedestrian security, not highly contrasting bright spots and shadows. Design landscaping to avoid hidden areas, particularly where such areas may be used at night, such as near building approaches and entrances, transit stops and stations. Sight lighting is carefully considered with this development to ensure that the space is safe and secure. Policy LIV 14.2 – Promote Functional Landscape Incorporate practical solutions to ensure a landscape design is functional in providing such elements as natural setting, visual appeal, shade, foundation edge to buildings, screening, edible landscapes, buffers, safety, and enhancement of built environment. Consider and address practical details such as sight distance requirements and long-term maintenance in landscape design. Policy LIV 14.3 – Design Low Maintenance Landscapes Design new landscaping projects based on maintainability over the life cycle of the project using proper soil amendment and ground preparation practices, as well as the appropriate use of hardscape elements, trees, mulches, turf grass, other plant materials, and irrigation systems. Low maintenance practices can be achieved in both turf and non-turf planting areas, provided these areas are designed and installed to minimize weeds, erosion and repairs.. The landscape design on Mason Place will consider principles of native species selection, low water-use, and low maintenance are design into the layout. This will ensure a maintained aesthetic quality with both summer color and also winter interest. Policy LIV 15.2 – Seek Compatibility with Surrounding Development Design commercial buildings to contribute to the positive character of the area. Building materials, architectural details, color range, building massing, and relationships to streets and sidewalks will contribute to a distinctive local district, corridor, or neighborhood. The building will be redesigned and rebuilt with the existing materials to remain as a part of the new concept. Compatibility is in this case reinforced and emphasized while bringing in a modernized feel to the corner of Mason Street and Creger Drive. Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Orient residential buildings towards public sidewalks or other public outdoor spaces that connect to streets, the commercial core, and transit stops. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. Policy LIV 30.4 – Reduce Visual Impacts of Parking Reduce the visual impacts of parking lots from primary pedestrian streets, plazas, and public spaces and promote a more pedestrian-friendly environment by: Locating lots behind buildings, in side yards, or in the interior of blocks. Softening and screening their visual impacts with a perimeter landscape buffer. Breaking large lots into smaller blocks of parking separated by landscaped islands. Allowing appropriate small businesses (e.g., carts, kiosks) to foster human activity. All parking must provide for visibility, personal safety, and security. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com The repurposed building will now open out onto Mason Street, and the redesigned parking lot will be screened from view with the use shrub screening. The new layout of the parking lot allows for the opportunity to add more greenspace onto the corner of the intersection, softening the space and reducing the visual impact of asphalt. Policy LIV 30.6 – Reduce Land Devoted to Surface Parking Lots To support transit use and a more pedestrian-friendly environment, reduce land devoted to surface parking lots as infill and redevelopment occur. Adhere to maximum parking ratios for commercial uses and reduce or eliminate minimum parking requirements for transit-supportive uses. Encourage alternatives such as structured parking, angled or parallel on-street parking, shared parking, and others as appropriate. With the site layout redesign and improvements, the amount of pavement and asphalt has been greatly reduced. A large amount of greenspace area was added along Mason Street and at the corner of the intersection of Mason Street and Creger Drive. Policy LIV 43.3 – Support Transit-Supportive Development Patterns Support the incorporation of higher intensity, transit supportive development along Enhanced Travel Corridors through infill and redevelopment. Encourage the densities and broader mix of uses necessary to support walking, bicycling, and transit use while accommodating efficient automobile use. Policy SW 1.5 - Maintain Public Safety through Design Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public spaces, and streets through environmental design considerations, such as adequate lighting, visibility, maintained landscaping, and location of facilities. (Also see the Community and Neighborhood Livability chapter’s Community Appearance and Design section). Safety is a concern that will be addressed with high importance at Mason Place. Safety and visibility will be considered with the planting design, and strategically placed lighting on the site and in the parking lot. Policy T 2.1 – Economic Opportunity and Development Enhanced Travel Corridors will support expanded economic opportunity and development generally, as well as particularly in targeted redevelopment areas and activity centers within the city. Policy T 3.1 – Pedestrian Mobility Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. At the very low income level, many of the residents at Mason Place do not own automobiles. The location of Mason Place was specifically chosen as it will promote the use of alternative transportation with its proximity of the MAX and nearby amenities and best serve the transit-dependent residents. Policy T 3.3 – Transit Supportive Design Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. It is anticipated that many of the resident will utilize the MAX and other forms of alternative transportation due to the proximity to amenities and surrounding nearby services. Policy T 8.1 – Support Active Transportation Support physically active transportation (e.g., bicycling, walking, wheelchairs, etc.) by continuing bike and pedestrian safety education and encouragement programs, providing law enforcement, and maintaining bike lanes, sidewalks, trails, lighting, and facilities for easy and safe use. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Policy T 12.4 – ADA Compliance Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards.