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HomeMy WebLinkAboutPENNY FLATS (BLOCK 33) - PDP - 32-05 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES0 0 affordable units in the project. The details of this agreement are defined in the City Council ordinance defining the terms of the land sale. (ix) Name of the project as well as any previous name the project may have come through conceptual review with. The project is called Penny Flats. It was previously referred to as Block 33 0 0 The character of this project as submitted is unchanged form what was represented in the neighborhood meetings. The character of the commercial uses included within this project will have to be compatible with the residential uses sharing the buildings. This arrangement will naturally moderate the behavior of the commercial uses and the owner's association will provide a mechanism for taking action against any disruptive tenants in the building. In summary, the residents of Penny Flats will be the first to be impacted by a problem tenant and will have an effective mechanism to resolve the issue to their satisfaction. "The project looks good but I am concerned that this is an underutilization of the land. This project ought to be more dense. Parking should not be the limiter of the density. I think that if the City is giving Coburn a sweetheart deal, then a second level of underground parking could be penciled out in the pro forma." An appraisal has been completed by an independent party, hired by the City of Fort Collins, to assess the value of the property. The applicant has agreed to a land sale price equal to the appraised value and a mechanism to pay interest on the property as the land is purchased in phases over the course of construction. As detailed above, the character and density of the project are derived from the broad planning objectives of the City. The proposed residential density of 56 units/acre is appropriate considering the 30,000 s.f. of commercial space included in the project, the character of the surrounding neighborhood and the current real estate market conditions in the City of Fort Collins. "I think you should intensify the greenness of the spine more, make it pedestrian friendly." The submitted landscape plan includes a significant increase in planted area as compared to the plans presented in the neighborhood meetings. Our discussions with the fire department resulted in a design where fire access is accomplished through the drive aisles and not the pedestrian spine as was presented to the neighborhood. In addition to the scheduled neighborhood meetings we also attended a regular meeting of the Martinez Park Neighborhood Association: The primary topic of discussion was the issue of gentrification and the dwindling supply of affordable housing in the neighborhood. In response to these concerns the applicant has agreed to provide 7 permanently 7 r7 i`_ A r1 u that is beyond what is required in that section. Any variance from the criteria shall be described. Several variances from the City of Fort Collins' engineering standards, and the Larimer County Urban Area Street Standards are requested as part of this application. Justification for this request is detailed on a separate sheet titled Request for Known Engineering Variances. In summary, the requested variances are as follows: - A reduction in the required separation between driveway cuts and street intersections. - An exception to the prohibition to use of an arterial street for fire access. - An exception to the requirement that all buildings front on a street. Buildings fronting on the pedestrian spine shall be addressed by way of kiosks located at either end of the spine. - An exception to the standard requiring commercial and residential uses to be provided with separate water services even when located in the same building. (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. This project is located in a platted parcel of land well within the city boundary. There is no natural habitat that will be disturbed. (viii) A written narrative addressing each concern/issue raised at the neighborhood meetings. In general, the neighborhood has been supportive of this project. Following are pertinent comments and issues raised at the two neighborhood meetings held on February 9, 2005 and April 13, 2005: "Traffic on Cherry Street is a big problem and it isn't going away. It's especially bad when the train is crossing." A Transportation Impact Study is included as a part of our PDP application. The engineer has concluded that this project will generate a modest amount of traffic. See the conclusion section of the report for a summary of his findings. "Please no bars or night clubs; we don't want to see 21 year old lids out here at 2 am." Co private and all maintenance for those elements would be managed by the owner's association. A public access easement is anticipated over the pedestrian spine to facilitate circulation for non -owners as planned. Other landscape improvements in the right of way areas would be maintained, and such maintenance funded, in a manner consistent with city policy for this type of condition. (iv) Estimate the number of employees for business, commercial and industrial uses. This application defines 29,246 square feet of floor area for commercial use. For the purpose of this statement we are assuming that 2/3 of this area will be devoted to low intensity retail uses with an average floor area of 2000 square feet. Assuming 2.5 employees per space = 25 retail employees. The remainder of the space (+/- 10,000 s.f.) would assumed to be office space at an occupancy rate of 1 employee for every 300 square feet of floor area = 34 office employees. The total expected number of employees derived from this calculation would be approximately 60 (v) Description of rational behind the assumptions and choices made by the applicant The planning objectives for this development were established in the original process through which our company was selected to undertake this project in cooperation with the City of Fort Collins. We were selected largely because our company specializes in this type of development in settings similar to the conditions that exist at the site. This type of infill development is environmentally sound due to the transportation and land use factors discussed above. In our experience, communities that pursue this approach experience improved economic vitality and quality of life in their downtown areas due to the increased residential population attracting service businesses to the area. A variety services concentrated in one location, in combination with the intrinsic value of the historic character of the older town centers, tends to make these areas attractive destinations for shoppers, restaurant goers and tourists. The choice of design and planning approach is in turn derived from the character of the existing urban fabric in the surrounding area as that is often the most effective way of creating a successful project that fits within its setting. (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 The Downtown Plan of 1989 identifies Block 33 as being in the Canyon Avenue Sub -District. The mixed use, multi family uses illustrated in this application are consistent with the type of development described in this policy. Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas and buffering on site and in the general vicinity of the project. The most significant open space amenity on the site is the pedestrian spine. The Landscape Plan illustrates the proposed development of this space as a linear park with a mixture of paved walking surfaces, planter beds, drainage features, seating walls, and sod areas. The existing site has been used primarily for light industrial and commercial uses and has minimal landscaping and no natural features to speak of. In light of the extensive underground parking structure and on site utilities we anticipate that virtually the entire site will be disturbed during construction. If practical, some of the smaller trees trees planted in the right of may be able to be saved through relocation. However, due to the extensive sidewalk improvements anticipated in this design, we expect that virtually every one of these trees will either need to be relocated or removed. The Landscape Plan Illustrates the proposed installation of street trees and areas of tree lawn. In general the buffer to the street has been minimized on the Maple Street frontage to facilitate pedestrian access to the fullest extent possible. The Howes Street frontage is planned with a tree lawn. The Maple street frontage transitions from attached sidewalk to tree lawn as one moves up the block to the north. 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. This project is designed to be for sale, in it's entirety, as residential and commercial condominiums. A condominium plat would be developed over the course of the project with individual buildings and common elements of the project amended to the plat at the time that they are completed and conveyed. An owner's association would be responsible for management of the common interest of the condominium association and would typically contract with a full service property management company to administer the financial and practical mechanics of funding the maintenance and repair of all common elements of the project. It is assumed that all landscape improvements planned to be located on the existing platted lots and the alley right of way (pending vacation) would be provide an excellent opportunity for people to live close to entertainment and work. PRINCIPLE T-5: The City will acknowledge pedestrian travel as a practical transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work and public facilities. 2 Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. 0 Policy T-5.2 Connections. Pedestrian connections will be clearly visible and accessible, incorporating markings, signage, lighting and paving materials. Other important pedestrian considerations include: a. Building entries as viewed from the street should be clearly marked. Buildings should be sited in ways to make their entries or intended uses clear to and convenient for pedestrians. b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian access. Commercial buildings should provide direct access from street corners to improve access to bus stop facilities. Shopping areas should provide for pedestrian and bicycle connections to adjoining neighborhoods. The planning of the right of way improvements, the mixed -use building frontages and the pedestrian spine were all informed by the same design principals codified in this section of the City Plan. Both the street frontages and the pedestrian spine have been designed to enhance activity at the street level. Pedestrian circulation at the mid block, perpendicular to the spine has been used to provide improved connections through the block while helping to break down the scale of the buildings. Canyon Avenue Sub -District Policy DD-1.15 Housing. High density, multi -family residential uses will be allowed within the Canyon Avenue sub -district. Housing will be encouraged to locate in mixed use buildings. 3 reducing the potential for dispersed growth not conducive to pedestrian and transit use and cohesive community development. This is a mixed project built adjacent to an established mixed -use neighborhood. It has excellent access to existing transit facilities and ample opportunities to access recreation and business activities on foot. PRINCIPLE LU-2: The City will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. This project enhances the existing neighborhood by filling a void in the city fabric with a scale and character of development derived from the patterns that establish the "sense of place" in the surrounding neighborhood. Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment that contribute positively to the type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. This project is an outgrowth of an effective application of existing standards and studies to a real life planning opportunity at the core of the City. PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternatives that balances access, mobility, safety, and emergency response throughout the city, while working toward reducing vehicle miles traveled and dependence upon the private automobile. 0 Policy T-1.1 Land Use Patterns. The City will implement land use patterns, parking policies, and demand management plans that support effective transit, an efficient roadway system, and alternative transportation modes. Appropriate residential densities and non-residential land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile. This project builds upon the existing public transportation structures in the city through its adjacency to the Transit Center and bike paths. It will F4 COBURN Penny Flats: Block 33. Fort Collins, CO Statement of Planning Objectives From its inception as a Request for Proposal in 2004, this project's core planning objectives have been derived from the overall planning goals established by the municipal government of Fort Collins in their effort to serve the best interests of the community. The Penny Flats project defined in this application is intended to be a physical realization of these principals buttressed by a common sense approach to residential design and sensitivity to the historic context of the City and the scale and character of the surrounding neighborhoods. The fundamental planning approach for Penny Flats is derived from the Downtown Civic Center Master Plan of 1996, which called for primarily residential uses on Block 33 organized in conjunction with a pedestrian spine connecting the Civic Center to the south with Lee Martinez Park to the north. This diagram is clearly visible in the site plan and we have made a concerted effort to inject life into this space by fronting a significant portion of the project on the spine. The Master Plan envisioned an "Active Mixed Use District" with a "Mix of Uses", "Human Walkable Scale", "Transportation Choices" and "Links and Connections". Our context diagram summarizes how our planning approach has been developed to address these objectives. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan The Penny Flats project is consistent with many of the Principals and Policies of the City Plan. Following are some relevant examples: PRINCIPLE LU-1: Growth within the City will promote a compact development pattern within a well-defined boundary. This project is compact and builds upon the existing, time proven pattern of development in the downtown core. Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed -use neighborhoods and districts while