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Home My WebLink About209 CHERRY STREET - MIXED USE - PDP230006 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTModification Requests 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT MODIFICATION REQUEST #1 SECTION 4.16.C BUILDING HEIGHTS AND MASS REDUCTION 4.16.C Land use code: The following standards shall apply to the Downtown District: 4.16.C.1 Land use code: Building Height Limits. The maximum height of buildings within the Downtown District shall be as shown on the Building Heights Map See Figure 18.7. 84' - 3"111' - 4"52' - 6 1/2"28' - 11 1/2"52' - 6 1/2"28' - 11 1/2"PREFINISHED STEEL BALCONY & RAILING, PAINTED WOOD LOOK METAL SIDING STEEL C-CHANNEL, PAINTED LIGHT FIXTURE PREFINISHED METAL CAP LIGHT FIXTURE ALUMINUM STOREFRONT BRICK VENEER STEEL C-CHANNEL HEADER, PAINTED PREFINISHED STEEL RAILING, PAINTED OVERHEAD GARAGE DOOR PATIO DOOR BRICK VENEER METAL PANEL SIDING, COLOR 1 WOOD LOOK METAL SIDING PATIO DOOR STEEL C-CHANNEL, PAINTED PREFINISHED METAL CAP STEEL C-CHANNEL, PAINTED184' - 0" 190' - 9" MECHANICAL SCREEN MECHANICAL SCREEN 99' - 9" ROOF TOP FIRE ACCESS ROOF TOP FIRE ACCESS L.I.D. CONCRETE WALL 189' - 7" PREFINISHED STEEL BALCONY & RAILING, PAINTED PLANTER SANDSTONE SEATSTEEL C-CHANNEL, PAINTED ALUMINUM STOREFRONT GRADE PLANE81' - 6"81' - 6"PLANTER METAL WALL PANEL, COLOR 2 SCALE: 1/16" 1'-0" EXTERIOR ELEVATION - EAST Modification Requests 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT • Application for Modification Request Standard #1 • The proposed design has a total building height of 81’-6”, which falls within the allowed total building height standard of 85’. The general purpose of the standard has been met equally well or better. • The total stories of the proposed design is 7 stories, which from a massing concept, is the same as a 6 story building when considering overall mass and height. The proposed design meets the general purpose of the standard equally well as the massing falls within the allowed intent of the code. • Application for Modification Request Standard #4 • The proposed design does not diverge from the standards as it meets within the allowed 85’ maximum height. Utilizing 7 stories is nominal and inconsequential to the context of the neighborhood and surrounding area, as the massing meets the intent of the code. • Additional Information • It is the intent of this proposed design to promote high quality development for residents, visitors, and the overall downtown neighborhood. It is vital to the project for utilitize underground and ground level parking garage for adequate parking needs, while maintaining the appropriate amount of floors to accommodate enough residential units for this project to have a successful future. • See proposed building elevation below. • See email discussion at the end of this report. Modification Requested: An overall building height of 81’-6” with a total of 7 stories. The building height meets the code as it is under the allowed 85’ total feet in height, but the proposed design is 7 stories. The Land Use Code allows 85’, 6 stories for the maximum building height according to the code sections above. The modification would be to allow 7 stories within the allowed overall building height. Modification Request Standard Applied: • (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested • (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Explanation for Request Standard Applied: Modification Requests 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT MODIFICATION REQUEST #2 SECTION 4.16.B STREET FRONTAGE TYPES - GREEN EDGE ON MASON STREET 4.16.B Land use code: (B)Street Frontage Types Three types of street frontages have evolved in the Downtown District shaping public space and build- ing placement. Applicable street frontage types are depicted on Figure 18.1. -Green Edge - Found primarily in the subdistricts away from the Historic Core, this frontage type is best recognized for generous parkway widths and landscaped setbacks between the sidewalk and the building. Ground floor uses comprise mostly residential and office, with a scattering of other com- mercial uses, often in much larger buildings than are found in the Historic Core Subdistrict. 4.16.B.1 Land use code: (1)Street Frontage and Building Placement Requirements. The following standards shall apply to the Downtown District: Figure 18.2 Building Design based on Street Frontage Figure 18.3 Street Frontage Build-to Range Modification Requests 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT Modification Requested: The proposed design on the Mason Street streetscape has been designed with significant existing site constraints. The design team and city staff have worked together extensively to find the best solution for the Mason Street streetscape frontage condition. It has also been stated by planning staff to the applicant team that the “green edge” condition that is required could be a potential error in the land use code as it is more fitting for a “mixed use edge” at this portion of the block. The city blocks adjacent (south and east) of this proposed site are stated as “mixed use edge”. However, we are able to reconstruct the curb and gutter on Mason Street in the proposed design to enlarge the pedsetrian experience, provide separation between the street and building, and provide generous foundation planting, which achieves an edge condition that meets the intent of the green edge while accommodating significant site and utility constraints. In addition to the design changes made, the modification requested is to utilize the Contextual Setback regulations in 3.8.19.B which states: (B)Contextual Setbacks. Regardless of the minimum front setback requirement imposed by the zone district standards of this Land Use Code, applicants shall be allowed to use a “contextual” front setback. A “contextual” front setback may fall at any point between the front setback required in the zone district and the front setback that exists on a lot that abuts, and is oriented to, the same street as the subject lot. If the subject lot is a corner lot, the “contextual” setback may fall at any point between the zone district required front setback and the front setback that exists on the lot that is abutting and oriented to the same street as the subject lot. If lots on either side of the subject lot are vacant, the setback shall be interpreted as the minimum required front setback that applies to the vacant lot. This provision shall not be construed as requiring a greater front setback than that imposed by the underlying zone district, and it shall not be construed as allowing setbacks to be reduced to a level that results in right-of-way widths below established minimums. The “green edge” condition as stated in the Downtown District 4.16.B section of the Land Use Code is not achievable on this site, therefore, a contextual setback is proposed to complete this section of block on Mason St and continue the language of the streetscape from Maple St north to Cherry St. Modification Request Standard Applied: • (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested • (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner’s ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant Explanation for Request Standard Applied: • Application for Modification Request Standard #1 • The purpose of the contextual setback regulation as stated in 3.8.19.B is to allow a setback in relation to the adjacent existing properties. In this case, the properties to the south (Mason Flats and Penny Flats) of the site have building and structure built to the property line, creating a 0’ build-to zone. From the edge of the structure, there is sidewalk and small areas of cobble and a few street trees on the block. • In coordination with city staff, the design team is proposing an enlarged streetscape condition. We proposed to reconstruct the curb/gutter on Mason St, providing approximately 15’ to 19’ between the back of curb to the edge of the building. The “green edge” requires a 24’ separation between the back and curb and building. In reconstructing the curb/gutter, we are able to still match the existing streetscape conditions to the south property (at Mason Flats), while widening the sidewalk and foundation planting to the intent of the “green edge”. • The property south, Mason Flats, of the proposed development has a streetscape condition that includes a sidewalk with cobble strips, on-street parking, and structures built up to the property line. There is no enhanced landscape area or pedestrian elements such as bike racks, benches or planters. The proposed design of 209 Cherry St utilizes an attached sidewalk with an enlarged landscape buffer to allow for street trees along the frontage and a plaza entry at the corner. • The design team has coordinated with the Forestry and Stormwater Departments to review this solution, as street trees are not possible in grates or without the attached walk due to the utility infrastructure on Mason St. See plans. • According the Fort Collins Downtown Plan, the North Mason Subdistrict is an area of redevelopment and intensification. We are closing the sidewalk gap, providing landscape buffer, providing a plaza and highlighted building entrance at the Existing Column and Stair and Patio Structure at Mason Flats From the Fort Collins Downtown Plan:From the Fort Collins Downtown Plan, North Mason Subdistrict section: Existing Column and Stair and Patio Structure at Mason Flats Existing sidewalk with cobble strips at back of curb and attached sidewalk connections Existing Mason Flats Existing Mason Flats Modification Requests 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT street level, and continuing the general development pattern of the block. • See images below Modification Requests 209 CHERRY ST - MULTI-FAMILY DEVELOPMENT • Application for Modification Request Standard #3 • The existing large box culvert on the west side of the property, located within the “civic spine” corridor is a major constraint of this site. It is a city owned and operated utility structure that cannot move. • The building must be a minimum of 10’ from the edge of the box culvert, which creates little space for the streetscape on Mason Street (east side of property) due to the decreased area of build-able space within the property. • The building is set back from the west property line 33’. This does allow for a large area for the ‘civic spine’ and private patios from the ground floor residences, creating a pedestrian focused space on the west side of the property. • The diagram to the right shows the box culvert constraint on the west side of the property. Because this constraint exists, it leaves only 8’11” at the smallest dimenion on the Mason St streetscape. • We are not able to get street trees on Mason St due to this constraint, as well as, utilities running directly in the location of where street trees would be planted. Therefore the design utilitizes the contextual setback and similar design approach as the properties to the south with a larger sidewalk condition and on-street parking. • See diagram to the right • Additional Information • The following documents are email threads and shared documents with city staff in regards to these modification requests. 33’ Setback - Building to Property Line Property Line Existing Box Culvert