HomeMy WebLinkAboutPENNY FLATS SUBDIVISION, FIRST REPLAT - PDP & FDP - 21-10 - REPORTS - RECOMMENDATION/REPORTby an access easement for both the parking structure below ground and
the surface access drive. There are no public streets within the Replat.
B. Section 3.3.1(B)(2) — Plat Standards — Street System and Natural
Areas
This standard requires that the general layout of lots, roads, driveways,
utilities, drainage facilities be designed in a way that enhances an
interconnected street system and preserves natural areas.
There will be no changes to the public street system and no impacts on
natural areas as a result of this replat.
C. Section 3.3.1(C)(1) - Dedications
This standard requires that all necessary dedications for public streets,
utilities and drainage facilities be made as necessary to serve the area
contained within the plat.
Since the request is to further subdivide an existing platted lot, there are
no requirements to dedicated land for public streets, utilities or drainage
facilities.
4. Findings of Fact / Conclusion:
In evaluating the request for Penny Flats Subdivision, First Replat, Staff makes
the following findings of fact:
A. The Replat complies with the applicable standards of the Downtown,
Civic Center Sub -district zone.
B. The Replat complies with the applicable standards of the General
Development Standards.
RECOMMENDATION
Staff recommends approval of Penny Flats Subdivision, First Replat, #21-10.
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E. Section 4.16(D) (5) (b) — Building Character and Facades — Outdoor
Activity
This standard requires that buildings promote outdoor activity with
balconies, arcades, terraces, decks and courtyards to the extent
reasonably feasible.
There will be no changes to the pedestrian spine that bisects the entire
block. Balconies do not change as a result of this replat.
F. Section 4.16(D)(5)(e) — Building Character and Facades — Exterior
Fagade Materials
This standard requires that all street -facing facades shall be constructed
of high quality materials for the full height of the building.
There will be no changes to the combination of brick, stucco, split face
concrete block and metal siding for the full height of each structure.
G. Section 4.16(E)(a) — Parking Lots
This standard requires that parking lots not dominate street frontages.
There will be no changes to the parking lots, both above and below
ground, as a result of this replat.
H. Section 4.16(E)(c) — Plazas and Section 4.16(F) — Special
Provisions — Civic Center Subdistrict
This standard requires the project to provide for the civic center spine.
There will be no changes to the civic center spine connecting Mason
Street North to the north to the City office building to the south.
3. Compliance with Applicable General Development Standards:
A. Section 3.3.1(B)(1) - Plat Standards - Lots
This standard requires that each lot within the Replat comply with
minimum lot area requirements as per the Downtown zone district, and
that each lot have vehicular access to a public street.
The replat will further divide Lot 1 into three smaller lots. Lots 1 and 1 B
have direct frontage onto Maple Street and Mason Street respectively. Lot
1A does not have direct frontage to a public street but access is provided
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from 317 to 323 for a gain of six spaces. Finally, the height of Buildings Three
and Four increased from four stories (54 feet) to six stories for gain of two stories
(84 feet).
2. Compliance with Applicable Downtown District - Civic Center
Subdistrict Standards:
A. Section 4.16(D)(2) — Building Height
This standard establishes the maximum allowable building heights in the
Civic Center on a block -by -block basis.
There will be no change in approved building height as a result of this
replat.
B. Section 4.16(D)(4)(b)1. — Building Mass Reduction for Taller
Buildings - Base
This standard requires that buildings over three stories shall have base
that is differentiated from the remainder of the building.
There will be no architectural changes as a result of this replat.
C. Section 4.16(D)(4)(b)2. — Building Mass Reduction for Taller
Buildings — Upper Floor Setbacks
This standard requires that upper portions of taller buildings shall be
further set back above the base in such a manner as to contribute to a
significant aspect of the building design.
There will be no architectural changes as a result of this replat.
D. Section 4.16(D) (5) (a) — Building Character and Facades — Blank
Walls
This standard requires that no blank walls that face a public street, public
plaza or walkway shall exceed 50 feet in length.
There will be no architectural changes as a result of this replat.
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COMMENTS
1. Background:
The surrounding zoning and land used are as follows:
N: D—Downtown District - Civic Center Subdistrict with LMN—Low
Density Mixed -Use Neighborhood (existing residential and a mixed -use
project);
NE: POL—Public Open Land — Museum and Discovery Science Center;
E: D—Downtown District - Civic Center Subdistrict — vacant land and
abandoned tire shop and drive -through restaurant;
SE: D—Downtown District - Civic Center Subdistrict — existing Downtown
Transit Terminal and existing office, retail and mixed -use;
S: D—Downtown District - Civic Center Subdistrict — Existing office and
industrial (City office building and the former Haiston Oil Company),
with existing Larimer County government offices;
SW: D—Downtown District — Civic Center Subdistrict — Existing park and
municipal government offices;
W: D—Downtown District — Civic Center Subdistrict — Existing single family
residential and existing office with NCB —Neighborhood Conservation
Buffer District;
NW: NCB —Neighborhood Conservation Buffer District with NCM—
Neighborhood Conservation Medium Density beyond.
All the property, with the exception of the subject parcel, within Block 33 is
currently City -owned. The balance of the block is approved for a mostly
residential mixed -use project. There are a few existing buildings on the
southwest quadrant of the block that will be demolished at the time of
redevelopment.
Penny Flats as a whole is 2.6 acres and is a public -private partnership between
the City of Fort Collins and Coburn Development, Inc. The process began in
July, 2004 when City Council passed Resolution #2004-081which directed the
City Manager to initiate a process for disposition and appropriate development of
Block 33. The City issued Request For Proposal (RFP) #P955 in September,
2004 to seek a qualified development team to purchase the property and develop
it according to the Civic Center Master Plan, adopted by the City Council in July
1996. The City interviewed 8 finalist teams and chose Coburn Development, Inc.
In September of 2009, a Major Amendment to increase the total number of
dwelling units from 147 to 170 for a gain of 23 units was approved. In addition,
the total floor area of the project increased from 200,838 square feet to 222,831
square feet for a gain of 21,993 square feet. The original approved floor area of
commercial uses was 29,246 square feet was decreased to 25,400 square feet
for a loss of 3,846 square feet. The original number of parking spaces increased
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City of ns
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MEETING DATE L2eTa,6,6x ly, a2.aia
STAFF T�v ,S&R-?,t4A
HEARING OFFICER
PROJECT: Penny Flats Subdivision, First Replat, #21-10
APPLICANT: John Koval
Coburn Development Inc.
3020 Carbon Place, #203
Boulder, CO 80301
OWNER: Penny Flats, LLC
3020 Carbon Place, #203
Boulder, CO 80301
PROJECT DESCRIPTION:
This is a request to further subdivide existing Lot One, which presently contains
38,024 square feet, into three lots. One lot would be for the existing building and
contain 16,987 square feet. The other two lots would be north of the existing
building and contain 10,675 square feet and 10,362 square feet respectively.
These lots are currently vacant. The parcel is located at the northwest corner of
North Mason Street and Maple Street and zoned Downtown, Civic Center
Subdistrict.
This application is for a replat only. There are no changes to the residential
dwelling units, commercial floor area, utilities, easements, or street
improvements as established on the existing approved Site Plan as recorded at
the City of Fort Collins.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The request to replat a part of Penny Flats is in conformance with the applicable
Downtown, Civic Center Sub -district standards and the General Development
Standards of Article Three of the Land Use Code.
Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750