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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. 9 E 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 4 L� E 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. • • 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 K City of ns OM NO - - 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