HomeMy WebLinkAboutPOUDRE GARAGE - BDR160007 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESStatement
of
Planning
Objectives
Poudre
Garage
March
2,
2016
Project
Overview
Poudre
Garage
is
a
mixed-‐use
project
composed
of
retail,
office,
and
housing
that
will
fill
in
the
urban
fabric
of
downtown
Fort
Collins
at
the
corner
of
Remington
and
Oak
streets.
The
new
construction
is
intended
to
honor
and
compliment
the
existing
historic
structure
on
the
site.
Helping
to
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
16.6
–
Integrate
Historic
Structures
Principle
LIV17:
Historically
and
architecturally
significant
buildings
Downtown
and
throughout
the
(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
commercial
site
inside
the
Downtown
district
Old
City
Center
Sub-‐
district
and
the
Transit-‐Oriented
Development
District.
It
is
an
urban
site
and
does
not
contain
any
open
providing
a
mix
of
retail,
office,
and
residential
the
project
fulfills
the
city’s
vision
of
the
district
have
multiple
and
varied
uses.
Remington
St.
is
activated
by
the
retail
spaces
in
the
existing
building
while
the
residential
portion
steps
back
and
is
deferential
to
the
historic
building.
Key
design
standards
in
the
Downtown
district
include:
(1) Setback from Streets. A landscaped setback shall be required on all block faces west of
Mason
Street,
excluding
the
All
construction
above
the
third
story
meets
the
setback
requirements.
(5) Building
Character
and
Facades.
(a)
Blank
walls.
No
blank
wall
that
faces
a
public
street,
public
plaza
or
walkway
shall
exceed
fifty
(50)
feet
in
length.
All
public
faces
of
the
building
meet
this
requirement.
(b) Outdoor activity. Buildings shall promote and accommodate outdoor activity with
balconies, arcades, terraces, decks and courtyards for residents' and workers' use and
interaction,
to
the
extent
reasonably
feasible.
All residential units have access to their own private deck. The retail spaces will have large operable
garage
door
openings
that
will
allow
(E)
Site
Design
Standards.
(1)
Site
Design.
(a)
Parking
lots.
Parking
lots
shall
not
dominate
the
frontage
of
pedestrian-‐oriented
streets,
interrupt pedestrian routes or negatively affect surrounding neighborhoods. Parking lots
shall
be
located
behind
buildings
in
the
interior
of
blocks,
in
side
yards,
underground
or
in
a
parking
structure,
to
the
maximum
extent
feasible.
There
are
no
proposed
parking
lots.
Covered
residential
parking
is
provided
in
the
addition.
(b) Outdoor cafes. Restaurants shall be permitted to operate outdoor cafes on sidewalks,
The
submittal
includes
all
items
required
for
Basic
Development
Review
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
inside
the
Downtown
district
Old
City
Center
Sub-‐
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.
As
a
BDR
Review,
no
neighborhood
meeting
is
required
for
review
of
the
BDR
(ix) Name
of
the
project
as
well
as
any
previous
name
the
project
may
have
had
during
Conceptual
Review.
Poudre
Garage
(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.
Currently
there
are
seven
on
street
parking
spaces
(1
being
a
van
accessible
space)
on
Remington
Street
immediately
to
the
west
as
well
as
non-‐conforming
ad
hoc
parking
in
the
open
space
to
the
east
of
the
existing
building.
The
plan
is
to
replace
the
informal
parking
behind
the
building
with
enclosed
private
parking
for
residential
use.
The
existing
curb
cut
location
on
Oak
Street
will
be
used
to
access
the
residential
parking
on
site.
6
units
are
planned
and
4
first
access
parking
spaces
in
the
enclosed
parking
garage.
Per
TOD
code
4.5
spaces
are
required.
Area
for
parking
is
limited
on
site
but
the
project
is
located
in
close
proximity
to
an
existing
Oak/Remington
Lot
and
the
Old
Town
Parking
Structure
as
well
as
Open
Parking
on
street
to
the
south
and
west.
As
part
of
the
TOD
and
Downtown
District
we
expect
non-‐residential
parking
to
be
met
by
these
offsite
sources.
We
propose
use
of
demand
mitigation
strategy
of
Offsite
Parking
=
1:1.
Either
Old
Town
Garage
or
Oak/Remington
Lot
permits
will
be
provided.
Parking
calculation
data
provided
on
site
plan.
including
areas
within the
public right-‐of-‐way
and in courtyards,
provided that
pedestrian
circulation
and
access
to
store
entrances
shall
not
be
impaired.
Outdoor
cafes
shall
also
be
permitted to operate on rooftops, balconies or other similar locations. The following
standards
shall
apply
to
all
outdoor
cafes:
1. To
allow
for
pedestrian
circulation,
a
minimum
of
seven
(7)
feet
of
sidewalk
along
the
curb and leading to the entrance to the establishment shall be maintained free of
tables
and
other
encumbrances.
2. Planters, posts with ropes or other removable enclosures are permitted as a way of
defining
the
area
occupied
by
the
cafe.
3. Extended awnings, canopies or large umbrellas shall be permitted. Colors shall
complement
building
colors.
4. Outdoor
cafes
shall
be
required
to
provide
additional
trash
receptacles
in
the
outdoor
eating
area.
5. Tables,
chairs,
planters,
trash
receptacles
and
other
elements
of
street
furniture
shall
be
compatible
with
the
architectural
character
of
the
building
where
the
establishment
is
located
in
terms
of
style,
color,
materials
and
similar
elements.
6. The
operators
of
outdoor
cafes
shall
be
responsible
for
maintaining
a
clean,
litter-‐free
and well-‐kept appearance within and immediately adjacent to the area of their
activities.
7. Outdoor
spaces.
To
the
extent
reasonably
feasible,
outdoor
spaces
shall
be
placed
next
to
activity
that
generates
the
users
(such
as
street
corners,
offices,
day
care,
shops
and
dwellings).
Outdoor
spaces
shall
be
linked
to
and
made
visible
from
streets
and
sidewalks
to
the
extent
reasonably
feasible.
If
a
future
retail
tenant
were
to
desire
one,
there
is
room
in
the
existing
ROW
that
can
accommodate
an
outdoor
café
area
that
meets
the
above
standards.
(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
interaction
of
indoor
and
outdoor
spaces.
There
is
room
on
the
sidewalk
in
the
ROW
to
allow
a
potential
tenant
to
provide
outdoor
café
seating.
(c)
Windows.
1. Glass curtain walls and spandrel-‐glass strip windows shall not be used as the
predominate 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.
Beyond
the
existing
windows
to
remain
and
be
refurbished,
the fenestration
consists
of
aluminum
clad
wood
windows,
limited
aluminum
storefront
windows,
custom
‘canopy’
pivot
garage
doors.
2. If ground floor retail, service and restaurant uses have large pane display windows,
such
windows
shall
be
framed
by
the
surrounding
wall
and
shall
not
exceed
seventy-‐five
(75)
percent
of
the
total
ground
level
facade
area.
The
ground
floor
retail
openings
are
in
existing
openings
in
the
historic
building.
(d)
Nonresidential
buildings.
All
nonresidential
buildings
permitted
in
this
District
(including,
without limitation, mixed-‐use and industrial use buildings) shall meet the standards
established
in
Section
3.5.3
for
mixed-‐use
and
commercial
buildings.
The
building
meets
the
standards
established
in
Section
3.5.3.
block
faces
along
the
west
side
of
Mason
Street,
except
that
no
such
setback
shall
be
required
at
building
entrances,
or
in
front
of
display
windows
along
the
street
sidewalk.
Setbacks
shall
be
compatible
with
established
setbacks
of
existing
buildings
on
the
same
block
face
and
necessary
utility
easements.
Landscaping
shall
be
designed
as
an
integral
part
of
the
development
plan.
At
a
minimum,
the
width
of
such
landscaping
shall
be
adequate
to
allow
for
health
and
viability
of
proposed
plant
materials.
The
existing
building
has
a zero lot line setback
on
both
Remington
and
Oak street facing sides.
Which
matches
the
existing
setbacks
of
the
adjacent
buildings
to
the
north
and
east.
The
addition
continues
this
setback
pattern
along
Oak
creating
a
unified
street
face.
(2) Building
Height.
(a)
Buildings in
the
Old
City
Center
shall
not
exceed
four
(4)
stories
or
fifty-‐six
(56)
feet in
height.
The
building
is
three
stories
plus
mezzanine,
with
a
height
of
44’
9”
(4)
Building
Mass
Reduction
for
Taller
Buildings
(over
three
[3]
stories).
(a)
Old
City
Center:
The fourth
story
of
a
building
shall
be
set
back
at
a thirty-‐five-‐degree
angle
measured
at
the
intersection
of
the
floor
plane
of
the
fourth
story
and
the
property
line
along
the
public
street
frontage.
See
Figure
19.
Figure
19
Fourth
Story
Setback
space,
wetlands,
or
natural
habitats.
The
west
portion
of
the
site
is
occupied
by
the
historic
Poudre
Garage
building,
while
the
east
portion
of
the
site
is
an
unpaved
parking
area.
The
north
and
east
edges
of
the
property
are
bound
by
buildings
on
adjacent
properties,
while
the
west
and
south
edges
are
bound
by
Remington
and
Oak
streets
and
the
paved
pedestrian
right-‐of-‐way.
There
are
three
street
trees
in
the
R.O.W.
along
Remington
and
two
street
trees
in
the
R.O.W.
along
Oak.
These
are
the
only
existing
planted
features.
As
part
of
the
addition
to
Poudre
Garage
we
are
proposing
that
planting
area
be
installed
to
continue
to
the
corner
the
parkway
that
runs
along
Oak
Street.
(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
property,
and
the
Remington
and
Oak
streetscape
areas.
(iv) Estimate
of
number
of
employees
for
business,
commercial,
and
industrial
uses.
The
retail
and
office
spaces
have
not
been
leased
so
the
number
of
employees
is
unknown.
We
have
estimated
7-‐10
employees
for
the
retail
and
office
spaces
for
the
purposes
of
the
design
program.
(v) Description
of
rationale
behind
the
assumptions
and
choices
made
by
the
applicant.
Located
within
the
Downtown
District
(D)
Old
City
Center
sub-‐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
design
for
Poudre
Garage.
The
purpose
of
the
district
is
stated
as
follows:
Purpose.
The
Downtown
District
is
intended
to
provide
a
concentration
of
retail,
civic,
office
and
cultural
uses
in
addition
to
complementary
uses
such
as
hotels,
entertainment
and
housing.
It
is
divided
into
three
(3)
subdistricts
as
depicted
on
Figure
18.
The
development
standards
for
the
Downtown
District
are
intended
to
encourage
a
mix
of
activity
in
the
area
while
providing
for
quality
development
that
maintains
a
sense
of
history,
human
scale
and
pedestrian-‐oriented
character.
The
Poudre
Garage
project
illustrates
this
purpose
in
a
most
high-‐quality
and
sensitive
way.
The
combination
of
the
existing
building
and
new
addition
will
provide
a
continuous
street
edge
along
Remington
and
Oak
Streets.
The
addition
helps
fill
in
a
‘missing
tooth’
in
the
streetscape
on
Oak.
It
incorporates
the
intention
to
“…encourage
a
mix
of
activity
in
the
area
while
providing
for
quality
development
that
maintains
a
sense
of
history,
human
scale
and
pedestrian-‐oriented
character.”
By
community
will
be
valued
and
preserved.
Policy
LIV
17.1
–
Preserve
Historic
Buildings
Policy
LIV
17.2
–
Encourage
Adaptive
Reuse
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
Principle
LIV
33:
The
Downtown
is
comprised
of
three
sub-‐districts:
the
(1)
Old
City
Center,
(2)
Civic
Center,
and
(3)
Canyon
Avenue
areas,
which
collectively
establish
the
overall
commercial
core
area
(see
Figure
LIV
4).
These
individual
sub-‐districts
will
reflect
unique
characters,
land
use
mixes,
and
design
considerations.
Old
City
Center
Sub-‐District
Policy
LIV
33.1
–
Emphasize
Retail
Policy
LIV
33.2
–
Encourage
Other
Secondary
and
Supporting
Uses
Policy
LIV
33.3
–
Incorporate
Housing
complete
the
Oak
street
side
of
the
corner
lot.
(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.
Policy
LIV
15.1
–
Modify
Standardized
Commercial
Architecture