HomeMy WebLinkAboutOLD TOWN FLATS - PDP - PDP130022 - REPORTS - RECOMMENDATION/REPORTOld Town Flats, Block 23 #PDP130022
Planning & Zoning Hearing 11/14/2013
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Building Elevations
View Analysis
Shadow Analysis
Neighborhood Meeting Summary
Transportation Impact Study
Old Town Flats, Block 23 #PDP130022
Planning & Zoning Hearing 11/14/2013
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standard. This standard requires that buildings comprise the block faces and block
sides and not parking lots or vehicular use areas.
Along Maple Street, between the alley and Mason Street, the building comprises 100%
of the block face. Along Mason Street, from the north property line to Maple Street, the
building comprises 100% of the block face with the exception of ground floor openings
for the tuck -under parking. As mentioned, these openings will be treated with seating
nooks and landscaping. As designed, the P.D.P. will contribute positively to the balance
of the block complying with this standard.
4. Neighborhood Meeting:
A neighborhood information meeting was held on June 5, 2013 and a summary is
attached. Most of the discussion centered on the overall architectural design of the
building, its height, number of parking spaces and the extent of landscaping along
Mason Street. In general, those attending the meeting made helpful suggestions and
provided positive comments.
5. Findings of Fact / Conclusion:
In evaluating the request for Old Town Flats — Block 23 P.D.P., staff makes the
following findings of fact:
1. Multi -family development containing 94 units and 123 bedrooms is a permitted
use in the Downtown zone, Civic Center sub -district, subject to Planning and
Zoning Board review.
2. The P.D.P. complies with the applicable standards of the Section 4.16,
Downtown zone district, Civic Center sub -district.
3. The P.D.P. complies with the applicable General Development Standards of
Article Three.
RECOMMENDATION
Staff recommends approval of Old Town Flats — Block 23 P.D.P. #PDP 130022.
Attachments:
Aerial Vicinity Map
Zoning Vicinity Map
Applicant's Statement of Planning Objectives
Site Plan
Landscape Plan
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Light and Shadow.
With respect to light and shadow, based on the shadow analysis, there are no shadows
that create a substantial adverse impact on the distribution of natural and artificial light
on adjacent public or private property.
Privacy:
With respect to privacy, the proposed building at 60 feet in height would not infringe on
the privacy of adjacent public or private property particularly adjacent residential areas
and public parks.
Neighborhood Scale:
With respect to neighborhood scale, the proposed five story building, while higher than
adjacent buildings, is proportional to two four-story buildings to the west in Penny Flats,
the Museum of Discovery and Science (63 feet) 215 North Mason (three stories) and
the C.S.U. Engines and Energy Conversion Lab and Addition (four stories).
H. Section 3.5.2(D) — Relationship of Dwellings to Streets and Parking
The P.D.P. provides a strong relationship to both public streets. The main building has
two entrances to the stair towers on both streets. The leasing office and common area
includes an entrance facing the corner. Five individual units have front doors facing
Maple Street.
I. Section 3.6.4 — Transportation Levels of Service
The P.D.P. represents infill re -development of a portion of a downtown block. The
Transportation Impact Study makes the following conclusions:
• Current operation is acceptable at all of the key intersections.
• No new traffic signals or signal modifications will be required.
• A new traffic signal may be needed in the long-range at Mason/Cherry.
• Sight distance should be maintained at the Alley/Maple intersection.
• The project meets LOS requirements for alternative modes.
• No new auxiliary lanes are required.
• The P.D.P. is feasible from a traffic engineering perspective.
J. Section 3.8.30(D)(3) — Block Requirements — Minimum Building Frontage
While the P.D.P. represents development of only about 25% of Block 23, it is important
that such development would not preclude the balance of the block complying with the
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C. Section 3.2.2(C)(4) — Bicycle Parking
With 123 bedrooms, at least 74 (60%) enclosed bike parking spaces are required and
49 (40%) spaces may be located on the exterior in fixed racks. The P.D.P. provides 98
enclosed spaces and 26 exterior spaces. The interior spaces are provided within the
units. The exterior spaces are divided between 14 located along the public streets and
12 located within the parking lot.
D. Section 3.2.2(K)(1) — Residential Parking In the T.O.D.
At the time the Old Town Flats P.D.P. was submitted on July 31, 2013, the governing
standard exempted multi -family development in the T.O.D. from having to provide a
minimum number of parking spaces. As noted, this standard was revised by Ordinance
121, 2013 which requires 70% of what would be required outside the T.O.D. but not
adopted until September 3, 2013. For informational purposes, the P.D.P. provides 84
parking spaces for 123 bedrooms parking at a ratio of parking spaces to bedrooms of
.68.
E. Section 3.2.4 — Lighting
There will decorative wall -mounted lighting along both public streets and pole -mounted
lighting within the internal parking lot. All fixtures will be down -directional and fully -
shielded.
F. Section 3.2.5 — Trash and Recycling
Trash and recycling containers will be placed within the internal parking lot, close to the
alley, and enclosed by materials that match the building.
G. Section 3.5.1(G) — Building Height Review
While the proposed height of 60 feet is within the 115-foot allowance of the Downtown,
Civic Center zone, a shadow analysis is required for buildings over 40 feet.
Shading:
The analysis also reveals that the building will not cast a shadow greater than a shadow
that would be cast by a 25-foot hypothetical wall located along the property line between
the hours of 9:00 a.m. and 3:00 p.m. on December 21 st
Views:
With respect to views, the building does not substantially alter the opportunity for, and
quality of, desirable views from public places, streets and parks.
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The architectural design of Old Town Flats provides continuity and visual connection
between existing buildings such as the Downtown Transit Center the historic Trolley
Barn and newer buildings such as Penny Flats by use of brick that is orange in tone,
which is sensitive to the older buildings. Stucco and metal panels relate to the newer
buildings such as the Discovery and Science Museum and the three buildings
associated with Penny Flats.
The scale of the building, at five stories, will be one the larger buildings in the adjacent
area but proportional to the municipal office building at 215 North Mason Street (three
stories), Discovery and Science Museum (63 feet to the top) and the C.S.U. Engines
and Energy Conversion Lab including the new addition under construction (four stories,
56 feet). The building is articulated along the two public streets. The interior portions of
the building will ultimately be partially screened by future development of Block 23.
3. Compliance with Applicable General Development Standards:
A. Section 3.2.1(D) —Landscaping
Street trees are provided along both Mason and Maple Streets at 40-foot intervals in an
eight -foot wide parkway. The area between the back of the public sidewalk and the
building along Mason Street is 16.5 feet wide and will feature landscape beds designed
to screen the parking lot openings and enhance the quality of the pedestrian seating
areas. Along Maple Street, this area ranges from 7 to 11 feet wide and will be
landscaped to define the transition from public to private space that is necessary in an
urban environment, by emphasizing individual entrances and yet creating a degree of
privacy for the courtyards and front doors.
B. Section 3.2.1(E)(4) —Parking Lot Exterior Landscaping
Between the building modules, there are openings along Mason Street where the
parking lot is exposed. These openings are framed by vertical pilasters and the
aforementioned seating nooks and north plaza. With the extra width afforded by the
water line easement, a sufficient amount of plant material is provided to fully screen
these openings at maturity.
The water line easement running north -to -south allows for 34.6 feet from curb to
building to be treated in the following manner:
• Parkway with street trees — 8 feet
• Public sidewalk— 10 feet
• Planting area, seating nooks and plaza — 16.5 feet.
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seat walls on three sides. At the north end of Mason Street, seat walls define a slightly
larger gathering area. These areas are accented by landscaping and decorative
pavers. Along both streets, second floor projecting balconies add to the articulation and
contribute to creating the pedestrian scale that mitigates the mass of the building.
G. Section 4.16(D)(5)(c)2. — Building Character and Facades — Windows
There is storefront glass, framed by brick, at the comer which distinguishes the
entrance to the leasing office and common area.
H. Section 4.16(D)(5)(e) — Exterior Facade Materials
Street -facing materials are predominantly brick and split -face concrete block. Stair
towers are split -face block. Metal panels at the corner provide vertical articulation
dividing the building mass into modules. Stucco is used at the upper stories in differing
colors as a contrast to the masonry base.
I. Section 4.16(E)(1)(a) — Site Design — Parking Lots
This standard requires that parking lots not dominate street frontages by being located
to side or rear of buildings. The P.D.P. places the 84-space parking lot behind the
building with access gained from the alley thereby preserving an activated streetscape
along both Mason and Maple Streets.
J. Section 4.16(E)(1)(c) — Site Design - Plazas
This standard requires that ground floor open space be provided to promote both active
and passive activities for the general public. Such space must be highly visible and
easily accessible to the public. Features must promote a proportionality that is at the
human scale in relation to the building.
The P.D.P. provides for the aforementioned seating nooks and northern plaza along
Mason Street. These areas will be further defined and emphasized by pavers versus
concrete. The landscaping and street trees soften the impact of the building and
support the human scale. The extra area provided by the Mason Street right-of-way
and the water line easement allow for the pedestrian amenities between the building
and street to be usable and functional. The seating nooks, with three -sided seat walls,
allow people to face each other versus sitting side -by -side on a long seat wall. These
improvements also have the benefit of providing greater interest between the museum
and the transit center.
K. Section 4.16(F)(4) — Incorporation of New Buildings
This standard requires that new buildings establish continuity and a visual connection
between new and existing buildings within and adjacent to the Civic Center sub -district.
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B. Section 4.16(D)(2)(b) — Building Height
Buildings on Block 23 are allowed a maximum height ranging from seven to nine stories
or 115 feet (plus or minus). The P.D.P. is five stories with a height of 60 feet.
C. Section 4.16(D)(4)(b)1. — Building Mass Reduction for Taller Buildings — Base
Taller buildings (over three stories) must have a clearly defined base, one or two stories
in height that is distinct from the upper portion of the building.
The building elevations show a base that includes brick alternating between one and
two stories. Along Mason Street, there are a series of horizontal projections over the
living portion of both the first and second floor living areas. Along Maple Street, there is
a building entrance and four individual unit entrances that contribute to the pedestrian
scale at the street level. In addition there is a series of projecting balconies on the
second floor. There is a distinctive projection over the corner which identifies the leasing
office and common area. All of these features, in combination, further define and
distinguish the first two stories from the upper stories.
D. Section 4.16(D)(4)(b)2. — Building Mass Reduction, Upper Floor Setbacks
This standard requires that upper portions of taller buildings be setback above the base
in such a manner as to contribute to a significant aspect of the building design.
Above the first floor, the building is stepped back by one-half foot. Portions of the upper
stories are separated from the base by a projecting roof element which accentuates the
step back.
E. Section 4.16(D)(5)(a) — Building Character and Facades — Blank Walls
This standard requires that there be no blank walls along a public street, public plaza or
walkway that exceed 50 feet in length. Per the architectural elevations, there are no
blank walls. Along Mason Street, there are three modules that are openings to the tuck -
under parking but these areas are landscaped and are not blank walls.
F. Section 4.16(D)(5)(b) —Building Character and Facades —Outdoor Activity
This standard requires that buildings promote and accommodate outdoor activity with
balconies, arcades, terraces, decks and courtyards.
At the corner of the building, there is an entrance to the leasing office and common
area. Along Maple Street, there are four individual entrances to ground -floor
apartments that area characterized by doors and courtyards defined by low metal
fencing. These outdoor areas are approximately 12' x 5 (60 square feet) which allows
for seating. Along Mason Street, there are two separate seating nooks created by stone
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EXECUTIVE SUMMARY:
The P.D.P. complies with both the standards of Section 4.16, Downtown zone district,
Civic Center sub -district and the applicable General Development Standards. The
P.D.P. was submitted prior to the adoption of Ordinance 121,013 which requires a ratio
of parking spaces to bedrooms of at least .70. Even though exempt from this
requirement, the P.D.P. provides 84 spaces for 123 bedrooms for a ratio of .68. A
neighborhood meeting was held and the project was received favorably.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: D, Civic Center; Vacant, Block 23
S: D, Civic Center; Transit Center and Municipal Offices
E: D, Civic Center; Vacant, Block 23
W: D, Civic Center; Penny Flats - Three Multi -Family Buildings
Block 23 is part of the original Town Plat. It is characterized by the curvature of the
Burlington Northern Santa Fe railroad tracks slicing across the northwest comer of the
block. A twenty -foot wide public alley runs north -south connecting Cherry and Maple
Streets. While a variety of businesses have occupied the North College Avenue
frontage, the area of the block west of the alley has remained undeveloped for decades.
There are three buildings on the block east of the alley, two of which are vacant. A
bicycle repair shop is operating out of one of the buildings on a part-time basis.
The site is located within the Transit Oriented Development Overlay District adopted in
June of 2007 to encourage land uses, densities and design that enhance and support
transit stations along the Mason Street corridor.
Ordinance 121, 2013, which requires a minimum parking ratio of parking spaces to
bedrooms of .70, was passed on second reading on September 3, 2013. The P.D.P.
was submitted on July 31, 2013 and, therefore, not subject to this regulation.
2. Compliance with Section 4.16 — Downtown, Civic Center Zone District:
A. Section 4.16(B)(2)(a) — Permitted Use List
Multi -family development containing more than 50 dwelling units or 75 bedrooms are
permitted subject to review by the Planning and Zoning Board. The P.D.P. contains 94
units and 123 bedrooms and is forwarded to the Board for consideration.
City of
F Collins
MEETING DATE November 14, 2013
STAFF SHEPARD
PLANNING & ZONING BOARD
PROJECT: Old Town Flats — Block 23, P.D.P.#PDP130022
APPLICANT: Brinkman Development Company, LLC
3003 East Harmony Road
Fort Collins, CO 80528
OWNER: Old Town Flats, LLC
3003 East Harmony Road
Fort Collins, CO 80528
PROJECT DESCRIPTION:
This is a request for a 94-unit apartment building containing 123 bedrooms located on
the southwest quarter of the block surrounded by North College Avenue on the east,
Maple Street on the south, Mason Street on the west and Cherry Street on the north.
Block 23 is platted as part of the original Town Plat and the parcel size is 0.87 acre.
As proposed, the project would be an L-shaped building, five stories in height. The
ground floor would include five dwelling units combined with at -grade and tuck -under
parking spaces serving as a podium, above which there would be four residential
stories. There would be 84 parking spaces along with bicycle parking. The building
would contain a mix of studio, one, two and three bedroom units for a total of 123
bedrooms. The ratio of parking spaces to bedrooms is .68. The ground floor would
include the parking spaces and 4,300 square feet of floor area for five mixed -use
dwellings, leasing office and common area. The upper four floors would each contain
about 18,415 square feet for a building total of 77,960 square feet. The site is zoned D,
Downtown, Civic Center Sub -district.
RECOMMENDATION: Approval
Planning Services
fcgov.com/developmentreview/
281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
970.221.6750