HomeMy WebLinkAboutPENNYFLATS REPLAT - Filed GC-GENERAL CORRESPONDENCE - 2011-11-07ff l C i
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September 1, 2010!!
Ted Shepard
Ir
13
Current Planning Department
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80522
Re: Penny Flats Subdivision, PDP Application, Lot 1 Re -Plat
COBURN
creating great places"
Dear Ted,
Following is a summary of the changes requested in the PDP application for the re -plat of Lot 1, Penny
Flats Subdivision:
1. Lot 1 of the subdivision is proposed to be re -platted into three separate lots:
1.1 Lot 1, containing the existing Building 5 of the approved site plan at 204 Maple Street, re -
platted with an area of 16,987 sq. ft.
1.2 Lot 1A, containing the future location for Building 3 of the approved site plan at 210 Maple
Street, re -platted with an area of 10,675 sq. ft.
1.3 Lot 1 B, containing the future location for Building 4 of the approved site plan at 311, North
Mason Street, re -platted with an area of 10,362 sq. ft.
2. The applicant is also submitting a Reciprocal Easement and Maintenance Agreement for
review to address the common elements on the existing Lot 1 that cross the proposed lot lines.
This application is for a lot line re -plat only, no changes are proposed to residential units, commercial
floor area, utilities, existing easements, or right of way improvements established in the previously
approved site plan for Penny Flats and the associated Development Agreement.
Z
,Koval
Vice President,
Coburn Development, Inc.
Coburn Development, Inc. 3020 Carbon Place, Unit 203, Boulder, CO 80301
PDP Application, Lot 1 Re -Plat
303-442-3351
Last edit: 9/1/2010
www.coburndev.com
Penny Flats
BOTHWELL DAVIS GEORGE ARCHITECTS j 3457 RINGSBY COURT, SUITE 201
incorporated i DENVER. COLORADO 8021E
V. 303A58.5700 f. 303.458.5701
'v A CdQ#11h l'Jlt
realm of the street to the more private entries of the live work units while
providing a pedestrian scaled environment that engages the street.
(2) Building Height.
(b) The maximum height of buildings in the Canyon Avenue and Civic
Center shall be as shown on the Building Heights Map (Figure 18.5).
The Building Heights Map indicates building height of 5-6 stories or 85'.
The proposed development scales back the previously approved 6 story
development to 4 stories and 58' to the top of the predominant parapet
height (excluding the stair and elevator core overrun).
(4) Building Mass Reduction for Taller Buildings (over three [3] stories)
(a) Old City Center: NOT APPLICABLE
(b) Canyon Avenue and Civic 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.
The previously approved development provided an upper story step back
above the 5th story. The proposed development provides an implied step
back at the 4th story accentuated with exterior material changes, similar to
the lower 5 stories that were previously approved.
1. Base. Taller buildings (over three [3] stories) shall have a base
portion consisting of one (1) or two (2) stories, clearly defined by a
prominent, projecting cornice or roof, fenestration, different
materials and different colors from the remainder of the building. If
the base portion is two (2) stories, the ground floor shall be further
differentiated by fenestration and other detailing.
The base of the proposed development is clearly defined as a double
height first story within a masonry clad facade with fenestration of large
windows with clear glazing that differentiates it from the stories above and
emphasizes the live work units' interaction with the pedestrian environment.
2. Upper Floor Setbacks. 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. Upper floor setbacks
shall be determined by an emphasis on pedestrian scale in
sidewalks and outdoor spaces, compatibility with the scale and
massing of nearby buildings, preservation of key sunshine patterns
in adjacent spaces, and preservation of views in order to ensure
sensitivity to the historic context and scale of downtown and to
Page 2 of 6
BOTHWELL DAVIS GEORGE ARCHITECTS 3457 RINGSBY CDURT, SUITE 201
incorporated DENVER. COLORADO W216
V. 303A56.5700 F. 303.458.5701
,m. bdpairn can
maintain a degree of open sky as part of the visual character of the
city.
The top floor of the building is set back slightly from those below and this
transition is accentuated with a cornice at the top of the masonry and a
change in material to the siding of the 4th story.
(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.
There are no street facing blank walls on the proposed development.
(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.
The proposed development encourages outdoor activity in the area
immediately east of the live work unit entries of the first story. Here, a
raised sidewalk terrace provides a soft edge between the public realm of
the street and the more private areas adjacent to the residential units, while
maintaining a clear connection between the live work units and the
pedestrian environment.
(c) Windows. 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.
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.
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.
Page 3 of 6
BOTHWELL DAVIS GEORGE ARCHITECTS 1 3451 RINGSBV COURT, SUITE 201
incorporated I DENVER.. COLORADO 50216
V. 303.458.6700 R303.45SW01
W_ t>< 44101 COR;
The large pane display windows are limited to the first story, demonstrating
the live work use of that level. Thes windows are punched openings framed
by the masonry of the surrounding wall that forms the solid base of the
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.
(e) Canyon Avenue and Civic Center: Exterior facade materials.
All street -facing facades shall be constructed of high quality exterior
materials for the full height of the building. Such materials, with the
exception of glazing, shall include stone, brick, clay units, terra cotta,
architectural pre -cast concrete, cast stone, prefabricated brick panels,
architectural metals or any combination thereof. Except for windows,
material modules shall not exceed either five (5) feet horizontally or
three (3) feet vertically without the clear expression of a joint. For the
purposes of this provision, architectural metals shall mean metal
panel systems that are either coated or anodized; metal sheets with
expressed seams; metal framing systems; or cut, stamped or cast
ornamental metal panels. Architectural metals shall not include ribbed
or corrugated metal panel systems.
The predominant material of the Mason St. (East) elevation is brick
masonry units, from ground level to the 4tn story. This is capped with a
cornice that provides a transition to the metal siding with expressed
vertical seams in the upper level. These materials are interrupted with
projecting bays of stucco siding that provide additional relief as well as the
vertical expression of the stair core and lobbies that are expressed in the
North East corner of the building.
(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.
Page 4 of 6
BOTHWELL DAVIS GEORGE ARCHITECTS ( 3457RINGSSYCOURT, SUITE 201
incorporated ( UENVER.COLORR0080216
V 301458.5700 F. 303.455.5701
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All parking for the development is provided in the existing below grade
parking garage.
(c) Canyon Avenue and Civic Center: Plazas. For buildings
located within the Canyon Avenue and Civic Center sub -districts that
are four (4) stories or taller, ground floor open space shall be
provided that is organized and arranged to promote both active and
passive activities for the general public. Such space must be highly
visible and easily accessible to the public and must include features
that express and promote a comfortable human sense of
proportionality between the individual and the environment, whether
natural or man-made.
(F) Special Provisions — Civic Center Subdistrict. The Civic Center Subdistrict
will serve as an important element of the Downtown District and as the primary
location for new civic uses and buildings. The following criteria shall apply to all
development in the Civic Center Subdistrict:
(1) Civic spine. All development shall incorporate the concept of the "Civic
Spine" as described in the Downtown Civic Center Master Plan, allowing
for continuous north -south and east -west pedestrian connections. The
civic spine will serve to connect various buildings in order to unify parks
and plazas.
The proposed development is part of a greater planned development that
includes the continuous north -south "Civic Spine" and this element will be
completed with subsequent phases of the plan that are immediately
adjacent to this spine.
(4) Incorporation of new buildings. New buildings shall be designed in a
manner that establishes continuity and a visual connection between new
and existing buildings within and adjacent to the Civic Center Subdistrict.
The height, mass and materials of major public buildings shall convey a
sense of permanence and importance.
The proposed development shares a common scale and massing with the
existing Phase 1A structure (Building 5) and reinforces the prominence of
the greater Penny Flats development.
Page 5 of 6
BOTHWELL DAVIS GEORGE ARCHITECTS i 3467 RINGSBV COURT SUITE 201
incorporated DENVER. COLORROO 80216
V. 303.458.6700 F, 303,466S701
whet bdQal n car.;
(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 proposed amendment maintains the previously approved landscaping
which, on Phase 1 B consists largely of hardscape sidewalk and raised
sidewalk elements at the ground floor East unit entries. In subsequent
phasing of the development, the previously approved pedestrian spine to
the west of the subject property will be developed.
(iii)Ownership and Maintenance of public and private open space areas
The proposed development will serve as for rent residential apartment
housing and the applicant will maintain ownership of all private open space
areas located on the property. The applicant has entered into an
development agreement with the adjacent Phase 1A ( Building 5)
ownership to share in the cost of maintaining the shared common elements
that include the shared drive aisle/Emergency Access Easement. The limits
of the Phase 1 B platted boundaries will be maintained and the development
and maintenance of the area directly North of the subject property will
remain the responsibility of the ownership of the adjacent North property.
(iv) Estimate of number of Employees for business, commercial and industrial
uses.
The proposed development eliminates the previously approved commercial
uses, replacing those uses with additional residential rental units. Three
units on the first floor are proposed as live/work units where the tenants of
these units may also run a live/work occupation.
(v) Plan Rationale
Factors that include cost of construction and market demand, have led the
applicant to seek an amendment to the approved plan, revising the unit mix
to smaller rental units that project a greater market absorption. The first
story is purposed as a flexible use providing for the current residential use
demand while allowing for the potential adaptation to commercial use
should market factors allow it in the future.
Page 6 of 6
Statement of Planning Objectives - Exhibit A 03.11.2011
Penny Flats Lot 1B Development Comparison
Proposed
Amendment
Previously
Approved
Amendment
Building Height, Stories
4
6
Building Height, Feet
58'
77' - 4"
Floor Area Residential
23959
26409
Floor Area Commercial
0
2998
Floor Area Common/Circulation
4322
5132
Floor Area Total
28281
34539
1 bedroom units
18
11
2 bedroom units
8
14
3 bedroom units
4
1
Total Bedroom Count
46
42
Total Unit Count
30
26
Surface Parking
0
10
Below Grade Parking
no change
--
Project: Penny Flats First Replat, Building 4
Project Description: The proposed project is a mixed use development at 311 N Mason. building 4 lot
1 B, consisting of 27 multi -family residential apartment units with 3 select live -work
units on the first floor. The proposed uses are permitted and encouraged within
the Downtown Civic Center Sub District and will bring additional residents to the
urban core that will serve to support the commercial district. Located at 311 N.
Mason St. The zoning is D - Downtown Civic Center
Engineering Development Review's Unresolved Issues:
Made By: Marc Virata
Initial Date: 04/19/2011 Issue ID: 1 Topic: General Round: 1 Status: Active
Issue: 04/1912011: If the "project" is specifically Lot 1 B of Penny Flats Subdivision First Replat, is there a
reason why the City is listed as an owner since the underlying ownership of the lot appears to only be
BPPL, Penny Flats, LLC? If perhaps the City is listed because the site plan document depicts all of
Penny Flats not just Lot 1 B, then does that mean that Penny Flats LLC, and other property owners on
Building 5 would also need to be signatories to the site plan?
Initial Date: 04/19/2011 Issue ID: 2 Topic: General Round: 1 Status: Active
Issue: 04/19/2011: Sheet SA6, the phasing plan, should also be in the construction plan set (and if not
needed as part of the planning set, removed accordingly). I'm confused by the note regarding this Phase
1 B stating "construction of .... right-of-way improvements directly East of building 4." 1 believe all the
right-of-way improvements are already in place and the only work needing to be done in right-of-way is
the removal of the temporary asphalt curb head. If this is the case, the note should reference removal of
all the temporary existing asphalt curb along Mason Street. This sheet should also then be renumbered
to fit into the Penny Flats construction plan set numbering system, with the notation of an additional
sheet on the original cover sheet index.
Initial Date: 04/19/2011 Issue ID: 3 Topic: General Round: 1 Status: Active
Issue: 04/19/2011: The title of the document would be preferred to start with Penny Flats Subdivision First
Replat Lot 1 B.
CITY OF FORT COLLINS
ENGINEERING
REVIEWED BY
DATE:
Page 1 of 9
BOTHWELL DAVIS GEORGE ARCHITECTS I 3457 R{NGSBV COURT, SUITE 201
incorporated DENVER. COLORADO SD216
V. 303.4S8.5700 F 303.458.S701
v "MWO, cum
March 30, 2011
Mr. Ted Shepard
City Planner
City of Fort Collins
281 North College Avenue
P.O. Box 580
Fort Collins CO 80522-0580
Re: Lot 113, Penny Flats Subdivision, First Replat - Staff Project Review
Response Letter
Dear Ted:
We are providing this letter in response to your letter dated April 22, 2011 to
Dave Derbes, Developer Representative. Enclosed you will find we have
provided a response to each of the agency provided comments provided in the
Staff Project Review.
Sincerely,
Bothwell,G��
Jim D' AP
Bothwell Davis George Architects, Inc.
Page 1 of 5
BOTHWELL DAVIS GEORGE ARCHITECTS 1 3467 RINGSBY COURT, SUITE 201
incorporated DENVER, COLORADO W216
V. 303469.6700 F. 303AWS701
11 .-A7oa,0 ::on,
Department: Engineering Development Review
Number: 1 Created: 04/19/2011
04/19/2011: If the "project" is specifically Lot 1 B of Penny Flats Subdivision First
Replat, is there a reason why the City is listed as an owner since the underlying
ownership of the lot appears to only be BPPL, Penny Flats, LLC? If perhaps the
City is listed because the site plan document depicts all of Penny Flats not just
Lot 1 B, then does that mean that Penny Flats LLC, and other property owners on
Building 5 would also need to be signatories to the site plan?
Response: The ownership signature block has been revised to eliminate
the reference to the City of Fort Collins.
Number: 2 Created: 04/19/2011
04/19/2011: Sheet SA6, the phasing plan, should also be in the construction
plan set (and if not needed as part of the planning set, removed accordingly). I'm
confused by the note regarding this Phase 1 B stating "construction of ....
right-of-way improvements directly East of building 4." 1 believe all the
right-of-way improvements are already in place and the only work needing to be
done in right-of-way is the removal of the temporary asphalt curb head. If this is
the case, the note should reference removal of all the temporary existing asphalt
curb along Mason Street. This sheet should also then be renumbered to fit into
the Penny Flats construction plan set numbering system, with the notation of an
additional sheet on the original cover sheet index.
Response: The applicant will provide revised phasing plan for the
construction plan set under separate cover.
The phasing plan provided in this submittal has been revised to reflect the
phasing indicated on the construction plans and clarifications of lot 1 B
scope of site work have been provided.
Number: 3 Created: 04/19/2011
04/19/2011: The title of the document would be preferred to start with Penny
Flats Subdivision First Replat Lot 1 B.
Response: The title block has been revised as requested
Page 2 of 5
BOTHWELL DAVIS GEORGE ARCHITECTS 3457RINGS8V00URT,SUITE201
incorporated I UENVER. COLORADO W216
V. 303.45BS700 K 303.46B.6701
WtYN.txl4iri�tt c{ire.
Department: Light and Power
Number: 1 Created: 04/08/2011
04/08/2011: This information is provided to make sure there are no
misunderstandings about how the remainder of the site will be served with
electric power.
There are two electric transformers existing on the site. One is a 1000 kVa
120/208 volt three phase. It is located near the N.E. corner of future building #6,
and is planned to serve both building #5 and future #6. The second transformer
is a 750 kVa 277/480 volt three phase, and is located near the S.E. corner of
future building #2. This transformer serves the U.G. parking, elevator, and the
fire pump.
There are two future transformers planned (both will be 120/208 volt three phase).
One will be located near the N.E. corner of building #2, and is planned to serve
buildings 1 through 4. The other future transformer is planned to be located near
the N.W. corner of building #7, and will serve both buildings #7 & #8.
Note that the total of the service cables to any transformer cannot exceed 48 (12
per'leg').
Also, no service cable can exceed 500 kcm.
Please contact Doug Martine at 224-6152 if any discrepancies or questions.
Response: Comments provided above are noted for information.
Department: PFA
Number: 1 Created: 04/18/2011
04/18/2011: The structure still must meet NFPA 13fire-sprinkler requirements.
Issues related to emergency vehicle access, water -supply and standpipes have
been resolved for the time being.
Response: The structure will meet PFA approved fire sprinkler
requirements.
Department: Stormwater Enaineering
Number: 1 Created: 04/19/2011
04/19/2011: No Stormwater comments, 1 floodplain comment for replat.
Comments may follow for the Utility plan revisions.
Response: Comment provided above is noted for information.
Page 3 of 5
BOTHWELL DAVIS GEORGE ARCHITECTS 1 3457 RINGS13Y COURT, SUITE 201
incorporated DENVER.COLORADOSo274
V 303A58.5700 F. 303.458.5701
W/, hda.-1: cam
Department: Stormwater Engineering
Number: 2 Created: 04/21/2011
04/21/2011: Floodplain Management Comments, April 12, 2011.
Reviewer: Jennifer Petrik 221-6221, jpetrik@fcgov.com, Brian Varrella 416-2217,
bvarrella@fcgov.com
First Re -Plat and Composite Site Plan SA2:
Please correct and clarify the floodplain boundaries. See redlines and attached
flood risk map. Attachments: Redlines and Flood risk map.
Response: The floodplain boundaries were provided as part of the
previously approved replat documentation. No revisions are provided here.
Number: 1 Created: 04/20/2011
04/20/2011: Please put "Lot 1 B" behind 'Penny Flats Subdivision First Replat" in
the title on all sheets.
Response: The titleblocks for all sheets have been revised as requested.
Number: 2 Created: 04/20/2011
04/20/2011: There are many line over text & text over text issues.
Response: line over text and text over text issues have been corrected for
the drawing information that is revised as part of the major amendment.
Department: Water -Wastewater Engineering
Number: 1 Created: 04/19/2011
04/19/2011: Water services for Bldg 4 apparently need further discussion. The
"normal' practice is to abandon service stubs that are not used. If there is a valid
potential use for the 1-inch commercial service, this needs to be presented for
consideration.
Response: The existing commercial tap has been reviewed with Water -
Wastewater Engineering and is understood to be acceptable to remain in
place.
Page 4 of 5
BOTHWELL DAVIS GEORGE ARCHITECTS 1 3457RMOSBVCOURT, SUrr8201
incorporated ! DENVER, COLORADO 50216
V. 303.458.5700 F. 303.458.5701
Department: Water -Wastewater Engineering
Number: 2 Created: 04/19/2011
04/19/2011: Provide water service sizing calcs for Bldg 4 to determine if the
1.5-inch service is adequate for 30 units.
Response: The service has been reviewed and is understood to be
adequate for the Building 4 units.
Number: 3 Created: 04/19/2011
04/19/2011: The Penny Flats utility plans show the sanitary sewer connection for
the development in Maple rather than Mason as noted in the response letter.
Please clarify.
Response: The response letter incorrectly stated the location of the
sanitary sewer connection. The sanitary sewer for lot 1 B will tie into the
existing sewer service located in the underground parking garage.
Department: Zoning
Number: 1 Created: 04/06/2011
04/06/2011: Show building footprint dimensions on site plan.
Response: The building footprint dimensions have been added to the site
plan on sheet SA3.1.
Page 5 of 5
Dave Derbes
From: Ward Stanford <WSTANFORD@fcgov.com>
Sent: Monday, January 31, 2011 12:35 PM
To: Sheri Langenberger; Ted Shepard; Marc Virata; Dave Derbes; Matthew Wempe
Cr Ward Stanford
Subject: Penny Flats - Bldg 4
Dave Derbes of Brinkman Construction the proposed changes will be: A proposed modification to Bldg 4 of the Penny Flats development is being readied for submittal. Per discussion with
1. Bldg floors reduced to 4, from 6;
2. Residential units increased to 30, from 26;
3. First floor commercial retail eliminated and changed to 4 live /work (multi -use) units at approx. 660 sf each.
Per the above information, overall trip generation is reduced from the previous configuration therefore a TIS will not be
required and is waived.
Ward Stanford
Traffic Systems Engineer
City of Fort Collins Traffic Operations
off: 970-221-6820
fax:970-221-6282
Dave Derbies
From: Jim Bothwell <bothwell@bdgarch.com>
Sent: Wednesday, February 09, 2011 11:23 AM
To: Dave Derbes
Subject:
FW: Penny Flats, Lot 1B
Follow Up Flag:
Follow up
Flag Status:
Flagged
Dave,
This is the follow up Kevin had with Ted. Because the letter references type two it seems like it may be appropriate to
include this follow up correspondence and clarify it in our submittal.
From: Kevin Brinkman [mailto:Kevin.Brinkman@brinkmanpartners.com]
Sent: Monday, November 29, 2010 2:44 PM
To: Jim Bothwell; Derek Ahrens; Paul Brinkman
Subject: FW: Penny Flats, Lot iB
Ted confirmed it is a Type One Major Amendment.
Kevin Brinkman, CCIM
Brinkman Partners
office 970.206.4500
mobile 970.222.3335
fax 970.206.1011
www.brinkmanr)artners.com
From: Ted Shepard [mailto:TSHEPARD@fcgov.com]
Sent: Monday, November 29, 2010 10:31 AM
To: Kevin Brinkman
Subject: RE: Penny Flats, Lot 1B
Because you are including live -work "mixed -use dwellings," you are a Type One Major Amendment, not a Type
Two. Ted
From: Kevin Brinkman [mailto:Kevin.Brinkman@brinkmanpartners.com)
Sent: Monday, November 22, 2010 3:57 PM
To: Ted Shepard
Subject: Penny Flats, Lot 1B
Ted,
Good to see you this morning. There is one item on the Staff Comments that I wanted to clear up. During the meeting I
believe Jenny Nuckols said this was going to be a Type I review and hearing, but in the letter it says Type II; will you
confirm that it is going to be a Type I. Thanks.
Kevin Brinkman, CCIM
Brinkman Partners
1
BOTHWELL DAVIS GEORGE ARCHITECTS I 3157 RMOSSY COURT, SUITE 201
incorporated ! DENVER, COLORADO 80216
V. 303.458.5700 F. 303.08.5701
wow b40alch con+
Lot 1 B, Penny Flats Subdivision First Replat
Major Amendment Submittal
March 30, 2011
Statement of Planning Objectives.
Note: See attached "Exhibit A" for development comparison of proposed
amendment development data against previously approved development data.
(i) Statement of appropriate City Plan Principles and Policies achieved by the
proposed plan.
The following outlines elements of the proposed plan that address City of Fort
Collins Planning objectives.
City Plan Principles and Policies achieved by the proposed plan.
Division 4.16 Downtown District
(A) 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. 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.
B) Permitted Uses
A. Residential
Multi Family Dwellings
Mixed Use Dwellings
The proposed project is a mixed use development consisting of multifamily
residential apartment units with select live -work units on the first floor.
The proposed uses are permitted and encouraged within the Dowtown
Civic Center Sub District and will bring additional residents to the urban
core that will serve to support the commercial district.
(D) Building Standards
(1) Setback from Streets. A landscaped setback shall be required on all
block faces west of Mason Street, excluding the block faces along the
west side of Mason Street,
While not required per planning requirements, the proposed project
provides a setback that includes a hardscape landscape area between the
street and the building. This area provides a transition from the public
Page 1 of 6