HomeMy WebLinkAbout09/03/2020 - Planning And Zoning Board - Agenda - Special HearingPlanning and Zoning Board Page 1 September 3, 2020
Jeff Hansen, Chair City Council Chambers - City Hall West
Michelle Haefele, Vice Chair 300 Laporte Avenue
Per Hogestad Fort Collins, Colorado
David Katz
Jeff Schneider Virtual (Zoom or Telephone)
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Special Hearing
September 3, 2020
6:00 PM
Planning and Zoning Board
Hearing Agenda
Participation for this remote Planning and Zoning Board meeting will be available online, by phone, or in
person.
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(Continued on next page)
Packet pg. 1
Planning and Zoning Board Page 2 September 3, 2020
ROLL CALL
• AGENDA REVIEW
• CITIZEN PARTICIPATION
Individuals may comment on items not specifically scheduled on the hearing agenda, as follows:
• Those who wish to speak are asked to sign in at the podium if they are in person, or use the raise
hand function if they are on Zoom or on the phone.
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• CONSENT AGENDA
The Consent Agenda is intended to allow the Planning and Zoning Board to quickly resolve items that are
non-controversial. Staff recommends approval of the Consent Agenda. Anyone may request that an item
on this agenda be “pulled” for consideration within the Discussion Agenda, which will provide a full
presentation of the item being considered. Items remaining on the Consent Agenda will be approved by the
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The Consent Agenda generally consists of Board Minutes for approval, items with no perceived
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indicate you would like to speak at that time – phone participants will need to hit *9 to do this. Staff
will be moderating the Zoom session to ensure all participants have an opportunity to address the
Committee. Once you join the meeting: keep yourself on muted status. If you have any technical
difficulties during the hearing, please email smanno@fcgov.com.
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Packet pg. 2
Planning and Zoning Board Page 3 September 3, 2020
• DISCUSSION AGENDA
1. Oak 140 Affordable Housing
PROJECT
DESCRIPTION:
This is a request for a Project Development Plan (PDP) to develop a 5-story
mixed-use building with ground floor office and commercial spaces and
affordable housing units at 140 E Oak Street (parcel # 9712318921). 79 dwelling
units, and 66 off-street parking spaces are proposed for the project. Future
access will be taken from Remington Street directly to the east. The property is
within the Downtown (D) zone district and the Historic Core sub-district. This
project is subject to a Planning & Zoning Board (Type 2) Review.
APPLICANT: Katy Thompson, Ripley Design Inc.
419 Canyon Ave, Suite 200
Fort Collins, CO 80521
OWNER: Matt Robenalt, Executive Director
Downtown Development Authority
19 Old Town Square, Suite #230
Fort Collins, CO 80524
STAFF ASSIGNED: Meaghan Overton, Senior City Planner
2. Ridgewood Hills Fifth Filing - POSTPONED
• OTHER BUSINESS
• ADJOURNMENT
Packet pg. 3
PUBLIC NOTICE
FOR
SPECIAL MEETING
Date of Posting: July 10, 2020
Name of Board/Commission
or Subcommittee: Planning & Zoning Board
Date/Time of Meeting: Work Session: August 28, 2020 at Noon
Hearing: September 3, 2020 at 6:00 p.m.
Location of Meeting: Meeting will be held virtually via Zoom. For details
on joining the meetings, please visit
www.fcgov.com/cityclerk/planning-zoning.php
Reason for meeting: Additional meetings to accommodate current
volume of planning and zoning projects.
For additional information call: Rebecca Everette, Development Review Manager,
970-416-2625
Packet pg. 4
Development Review Staff Report Agenda Item 1
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning & Zoning Board: September 3, 2020
Oak 140, Project Development Plan – PDP 200009
Summary of Request
This is a request for a Project Development Plan (PDP) to develop a
5-story, mixed-use building at 140 E Oak Street (parcel #
9712318921) with ground floor office/commercial spaces, podium
parking on level 2, and affordable housing on levels 3-5. The project
proposes 79 affordable dwelling units and 66 off-street parking
spaces. Access will be taken from Remington Street directly to the
east. The applicants are requesting two Modifications of Standards
to the Downtown (D) zone district requirements with this proposal: 1)
to reduce the required alley setback from 5 feet to 0 feet for building
stories 2-5, and 2) to allow an increase in building height from 4
stories/56 feet to 5 stories/57 feet, 9 inches (an additional 1’9” in
building height).
Zoning Map (ctrl + click map to follow link)
Next Steps
If approved by the Board, the applicant will be eligible to submit a
Final Development Plan. Subsequent rounds of review may be
required to finalize site engineering and corrections to the plan
before the applicant can apply for site and building permits.
Site Location
Located at 140 East Oak Street – the northwest
corner of the intersection of Remington Street
and Oak Street, north of the existing City
parking lot at Oak and Remington.
Zoning
Downtown (D), Historic Core Subdistrict
Property Owner
Matt Robenalt, Executive Director
Downtown Development Authority
19 Old Town Square, Suite #230
Fort Collins, CO 80524
Applicant/Representative
Katy Thompson
Ripley Design, Inc.
419 Canyon Ave, Suite 200
Fort Collins, CO 80521
Staff
Meaghan Overton, Senior City Planner
Contents
1. Project Introduction .................................... 2
2. Comprehensive Plan ................................. 4
3. Public Outreach ......................................... 5
4. Article 2 – Applicable Standards ................ 6
5. Article 3 - Applicable Standards ............... 11
6. Article 4 – Applicable Standards: ............. 20
7. Findings of Fact/Conclusion .................... 23
8. Recommendation ..................................... 23
9. Attachments ............................................. 23
10. Links ......................................................... 24
Staff Recommendation
Approval of Project Development Plan and two
Modifications of Standards
Site
Packet pg. 5
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1. Project Introduction
A. PROJECT DESCRIPTION
• This is a request for consideration of a Project Development Plan (PDP) to develop a 5-story, mixed-use
building at 140 E Oak Street. The project is at the northwest corner of the intersection of Remington
Street and Oak Street, north of the existing City parking lot at Oak and Remington. The site is 0.58 acres
in size.
• The building is proposed to contain office/commercial spaces on the ground floor level, podium parking
on level 2, and affordable housing on levels 3-5. The PDP proposes 79 affordable dwelling units and 66
off-street parking spaces. Access will be taken from Remington Street directly to the east.
• The site is located within the Downtown (D) zone district, in the Historic Core Subdistrict. The project is
within a 200-foot area of adjacency of several historic resources and its location in the Historic Core
Subdistrict reinforces the importance of the PDP’s compatibility with the historic context in this area.
• This project is a partnership between Housing Catalyst and the Downtown Development Authority (DDA).
Housing Catalyst is a local affordable housing developer that is governed by a Board of Commissioners
appointed by the Fort Collins City Council. The DDA uses tax increment financing to partner with private
investors to carry out real estate improvements in the Downtown and is also served by a volunteer board
appointed by City Council. Housing Catalyst plans to develop and manage the affordable housing portion
of the project. On the ground floor, the Downtown Development Authority (DDA) plans to own and
manage approximately 7,736 square feet of commercial and office space.
• All of the 79 housing units are proposed to be affordable to residents making between 30% and 80% of
Fort Collins Area Median Income (AMI). This project will be financed in part through 4% Low-Income
Housing Tax Credits (LIHTC). The project exceeds the City’s definition of “affordable housing project”
because more than 10% of the units are affordable to residents making 80% AMI or below (100% of units
proposed by this project), and these units will be deed-restricted for at least 20 years (30 years proposed
by this project).
• The applicants are requesting two Modifications of Standards to the Downtown (D) zone district
requirements:
o The first modification is to the setback requirements in Land Use Code (LUC) Section 4.16(B)(1).
The applicants request approval for a 0-foot setback from the alley at levels 2-5, rather than the 5
foot alley setback required for a “Storefront” street frontage type in the Downtown zone district.
o The second modification is to the building height limits in LUC Section 4.16(C)(1). The applicants
request approval for an increase in building height to 5 stories/57 feet, 9 inches, rather than the 4
stories/56 feet permitted in this part of the Downtown zone district. This is an increase of 1 foot, 9
inches over the total allowed height.
• There an existing one-story building at 143 Remington that is proposed to be demolished as part of this
PDP. The rest of the site is vacant.
B. SITE CHARACTERISTICS
1. Development Status/Background
The subject property was annexed into the City on January 18, 1873 as part of the Original Town Site Annex.
The property was platted as Block 121 and includes Lots 23-26, 29, and portions of Lots 27, 28 and 30.
From 1907 to 2012, 140 East Oak Street was the site of a 3+-story structure. The original structure was a
YMCA building constructed of brick, sandstone, and a clay tile roof. The building became an Elks Lodge in
1939 and served this purpose with modest alterations to the building’s design until a gas leak explosion in
1977 required an extensive reconstruction of the building exterior. The building was demolished in 2012 and
the site has since remained vacant.
Packet pg. 6
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PDP 200009 | Oak 140
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The building at 143 Remington Street is currently the site of a one-story brick structure. An official
determination of eligibility has concluded that the property does not meet the requirements to be considered
an historic resource under the Land Use Code because of significant alterations to its storefront. That
determination is less than five years old and therefore remains valid based on Land Use Code restrictions.
The existing structure at 143 Remington is proposed to be demolished as part of this PDP.
2. Surrounding Zoning and Land Use
North South East West
Zoning Downtown (D), Historic Core
Subdistrict
Downtown (D), Historic
Core Subdistrict
Downtown (D), Historic
Core Subdistrict
Downtown (D), Historic
Core Subdistrict
Land
Use
Brewery
(Equinox Brewery)
Commercial
(City parking lot)
Mixed Use
(ground-floor
commercial with office,
residential above)
Mixed Use
(various ground-floor
retail businesses with
office, residential above)
C. OVERVIEW OF MAIN CONSIDERATIONS
Staff’s primary consideration for this PDP has been a careful review of the project’s compatibility with
Downtown’s historic context, particularly because of the project’s location in the Historic Core subdistrict.
A detailed analysis of the project’s compatibility follows in Sections 5(C) and 5(D) of this report. In summary,
staff finds that the PDP meets the compatibility criteria in the Land Use Code. In addition to the proposal’s
compliance with the Land Use Code’s compatibility criteria, staff would also like to note the following
additional consideration:
• The building design has changed dramatically from the approach presented at conceptual review in May
and at the neighborhood meeting in June. The conceptual review of the project showed a 6-story building
with a 5-story fire wall in the northeast corner of the site. The fire wall was necessary to accommodate the
existing one-story structure located at 143 Remington Street. In between the conceptual review and
submittal of a Project Development Plan, the property owners of Oak 140 and 143 Remington came to an
agreement wherein the existing building would be sold to the applicant and demolished. The redesigned
building submitted with the PDP resulted in significant design improvements and much greater project
and building compatibility. Architectural drawings from conceptual review and the second round of PDP
review are provided below for illustrative purposes:
Conceptual Review: Round 2 PDP:
Packet pg. 7
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Another consideration for this PDP has been the applicant’s request for two Modifications of Standards:
A. Modification to 4.16(B)(1) – Street Frontage and Building Placement Requirements. This standard
requires a 5-foot alley setback for properties that are assigned a “Storefront” street frontage type in the D
zone. The applicants propose a 0-foot alley setback on building levels 2-5.
B. Modification to 4.16(C)(1) – Building Height Limits. This standard allows a maximum building height of 4
stories or 56 feet on this block of the Downtown zone. The applicants request approval for an increase in
building height to 5 stories/57 feet, 9 inches. This is an increase of 1 foot, 9 inches over the total allowed
height.
An analysis of these Modification requests follows in Section 4 of this report. In summary, Staff finds that the
modification requests comply with the requirements in Land Use Code Section 2.8. In addition to the analysis
of the modifications under Section 2.8 criteria, staff would also like to highlight the following points for
consideration:
• As of 2020, the City is hundreds of units behind on the adopted goals for affordable housing production.
Recent estimates indicate that the City will need to encourage the construction of 300+ units of affordable
housing a year to meet 2040 goals. Though City Plan, the City Strategic Plan, and the Affordable Housing
Strategic Plan all encourage production of affordable housing, the realities of financing and constructing
deed-restricted affordable housing are very challenging.
• Providing affordable housing Downtown aligns with City Plan policies that encourage housing located
near employment, amenities, and transit. The project would also align with existing policy direction in City
Plan to distribute affordable housing in all parts of Fort Collins. The partnership between Housing Catalyst
as the housing developer and the Downtown Development Authority as the land owner is a unique
approach that will mitigate the often prohibitively high cost of land in this desirable Downtown location.
• Most of the existing affordable housing Downtown (e.g. Northern Hotel, DMA Plaza) is age-restricted for
older adults. This project would add housing for all ages, marketed to Downtown employees. Downtown
employees, especially those working in retail and service industries, are a demographic that often
experience housing affordability challenges. Downtown business stakeholders who participated in a
charette with the DDA identified the Oak 140 site as an ideal location for affordable housing that could
help address these housing challenges.
2. Comprehensive Plan
A. DOWNTOWN PLAN (2017)
Fort Collins has shaped downtown development through an adopted subarea plan since 1989. The most
recent update to the Downtown Plan was adopted by City Council in 2017. The Downtown Plan serves as a
guide for budgets, projects, programs, investments, regulations and other efforts focused in the downtown
area. In addition to overall policy guidance, the 2017 Downtown Plan also incorporated recently completed
planning efforts and studies (e.g., the Poudre River Downtown Master Plan, the citywide Pedestrian Plan, and
the Bicycle Master Plan) into a comprehensive plan for Downtown Fort Collins.
Perhaps most relevant to the current proposal, the Downtown Plan provides detailed urban design guidance
for future infill and redevelopment projects. Guidance for the Historic Core Subdistrict emphasizes the
importance of compatibility with historic structures, while recognizing that infill and redevelopment should
complement the existing historic context by incorporating “design differences so that the new structures reflect
their own era.” The Downtown Plan also acknowledges that infill and redevelopment downtown “will typically
take the form of denser development with larger and taller new buildings.” Changes to the Downtown zone
district standards (LUC Section 4.16) in 2019 codified a more form-based approach for the Downtown area,
implementing the extensive urban design guidance contained in the Downtown Plan. Upper story stepbacks,
a hierarchy of street frontage types, and ground-floor transparency minimums are all examples of Land Use
Code requirements that were added in 2019 to encourage more compatible infill projects.
Packet pg. 8
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PDP 200009 | Oak 140
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In addition, this PDP proposes substantial enhancements to the streetscape and a third-level resident
patio/amenity space, both of which are well aligned with guidance contained in the Downtown Plan. The
Downtown Plan encourages “new and enhanced spaces that provide a respite from the urban environment.”
Additional planters, benches, and ample landscaping along the Oak and Remington frontages enhance the
pedestrian experience. The design, landscaping and seating provided on the south-facing patio create a
unique space for residents to enjoy as well.
B. CITY PLAN (2019)
City Plan is the City’s comprehensive plan for land use, transportation, and transit. Several principles and
policies are relevant to the evaluation of the current proposal.
• Principle LIV 2 – Promote infill and redevelopment.
• Principle LIV 5 – Create more opportunities for housing choices.
• Principle LIV 6 – Improve access to housing that meets the needs of residents regardless of their
race, ethnicity, income, age, ability or background.
• Principle EH 6 – Support the development of a skilled and qualified workforce that is well-connected
to employment opportunities in the city and region
• Principle T 9 – Utilize the transportation system to support a healthy and equitable community
While the Downtown Plan is the primary guiding document for this area of the community because it is more
specific than City Plan, the proposal for redevelopment of this site also aligns well with the guidance
contained in City Plan. Because this proposal increases the amount of available and affordable housing
downtown, it supports a healthy downtown economy, encourages transit ridership, and adds to the vibrant mix
of uses already present in the area.
C. ADDITIONAL RELEVANT PLANS
Several other adopted policy documents are relevant to this PDP in addition to the land use/comprehensive
plans summarized above. Both the Downtown Plan and City Plan have incorporated these additional
documents by reference. Key points are summarized below:
• City Strategic Plan (2020): the 2020 Strategic Plan identifies housing affordability as one of the City’s
guiding themes and principles.
• Affordable Housing Strategic Plan (2015): set a goal to facilitate the development of about 188
affordable housing units per year through 2019, which would result in approximately 6% of all units as
designated affordable housing. The overall goal is to have 10% of the City’s housing stock composed
of designated affordable units by 2040.
• Climate Action Plan: Framework (2015): emissions reduction strategies identified in the CAP
Framework include guidance to “shift land use patterns to shorten trips and reduce the need to drive,”
and “drive adoption of multimodal transport.”
3. Public Outreach
A. NEIGHBORHOOD MEETING
A neighborhood meeting was held virtually using the Zoom platform on June 9, 2020. Approximately 15
members of the public were in attendance. Notes from the neighborhood meeting have been included as an
attachment to this report, and a recording of the meeting is available here: https://youtu.be/rfi1IDOtifQ.
Packet pg. 9
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B. PUBLIC COMMENTS:
Two written comments or emails have been received for this proposal and are included in Attachment 13. Any
communication received between the public notice period and hearing will be forwarded to the P&Z Board to
be considered when making a decision on the project.
4. Article 2 – Applicable Standards
A. BACKGROUND
This project was submitted on July 10, 2020. The project required two rounds of staff review, two Landmark
Preservation Commission (LPC) work sessions, and one LPC hearing. The LPC recommendation is included
in Section 5(C)(1) of this report.
B. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review – CDR200040
A conceptual review meeting was held on May 21, 2020.
2. Neighborhood Meeting
Pursuant to LUC Section 2.2.2 – Step 2: Neighborhood Meetings, a neighborhood meeting is required for
Planning and Zoning Board (Type 2) projects. One neighborhood meeting was held for this project on June 9,
2020. The meeting was held virtually using the Zoom platform, as permitted by City Council’s remote meeting
ordinance.
3. First Submittal – PDP200009
The first submittal of this project was completed on July 10, 2020.
4. Notice (Posted, Written and Published)
Posted Notice: May 27, 2020, Sign # 542
Written Hearing Notice: August 20, 2020, 254 addresses mailed.
Published Hearing Notice: Scheduled for August 23, 2020, Coloradoan Confirmation #0004331554
C. DIVISION 2.8 – MODIFICATION OF STANDARDS
The applicants are requesting two Modifications of Standards to the Downtown (D) zone district requirements:
• The first modification is to the setback requirements in Land Use Code (LUC) Section 4.16(B)(1). The
applicants request approval for a 0-foot setback from the alley at building levels 2-5, rather than the 5
foot alley setback required for a “Storefront” street frontage type in the Downtown zone district.
• The second modification is to the building height limits in LUC Section 4.16(C)(1). The applicants
request approval for an increase in building height to 5 stories/57 feet, 9 inches, rather than the 4
stories/56 feet permitted in this part of the Downtown zone district. This is an increase of 1 foot, 9
inches over the total allowed height.
The Land Use Code is adopted with the recognition that there will be instances where a project would support
the implementation of City Plan or intent of the Land Use Code, but due to unique and unforeseen
circumstances would not meet a specific standard of the Land Use Code as stated. The modification process
and criteria in Land Use Code Division 2.8.2(H) provide for evaluation of these instances on a case-by-case
basis, as follows:
Land Use Code Modification Criteria:
Packet pg. 10
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“The decision maker may grant a modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies with the standard for which a
modification is requested; or
(2) the granting of a modification from the strict application of any standard would, without impairing the
intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described
problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the
proposed project would substantially address an important community need specifically and expressly
defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of
the City Council, and the strict application of such a standard would render the project practically infeasible;
or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to
such property, including, but not limited to, physical conditions such as exceptional narrowness,
shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy
system, the strict application of the standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such
difficulties or hardship are not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by
this Division to be modified except in a nominal, inconsequential way when considered from the
perspective of the entire development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings
showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3)
or (4).
1. Applicant’s Justification
The applicant’s justification for Modifications of Standard to Section 4.16(B)(1) and Section 4.16(C)(1) are
included as attachments to this report. Staff will address each modification in turn in the following sections:
A. Modification to 4.16(B)(1) – Street Frontage and Building Placement Requirements. The applicant
contends that this modification is justified under criterion 2, “substantially alleviate an existing, defined,
and described problem of citywide concern…[where the] strict application of such a standard would
render the project infeasible.” Section 4.16(B)(1) requires a 5-foot alley setback for properties that are
assigned a “Storefront” street frontage type in the D zone. The applicant proposes a 0-foot alley setback
on levels 2-5. The applicant offers the following points in their justification:
• “The proposed project… is designed to address the critical need for affordable rental housing in
the community… The opportunity to provide affordable housing for 79 households is a significant
step towards addressing this important community need and provides a substantial benefit to
these individuals and the community as a whole.”
• “…Housing Catalyst will be utilizing 4% Federal and State Low Income Housing Tax Credits
(LIHTC) to develop the project. The LIHTC equity is the most critical component of the project
financing. The LIHTC program has specific requirements and associated costs. There is a
general economy of scale that is necessary to make LIHTC projects feasible. The most recent
reports tell us that the average size of a 4% LIHTC project in Colorado is 114 units. In general,
projects that are closer to 100 units are more viable, stable, and cost effective when utilizing the
4% LIHTC program. When approaching the programming for Oak 140, the team wanted to
maximize the density and efficiency of the project while also balancing the size, height, parking
needs, and cost of the building. It is not feasible to achieve the necessary number of units in a
building less than five stories in height.”
Packet pg. 11
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• “The only way to avoid encroaching into the alley setback at the second level would be to move
the parking from the second-floor podium to an underground format or reduce the number of
parking by approximately 12 stalls. The underground parking option was problematic because of
the risk of water infiltration, increased duration of construction activity and costs associated with
mitigating water underground, and constructing the parking underground. Since the design of the
parking garage utilizes the minimum dimensions allowed for parking stalls and drive aisles, the
other option would require the loss of an entire row of parking, or 12 stalls. This would reduce the
off-street parking provided below that which is required and would add undue burden to the
limited on-street parking areas beyond the 140 E Oak property.”
• “The setback at the ground level along the alley varies from 5 feet to 9.5 feet and is enhanced in
a variety of ways. Glass storefront windows wrap the corner of Oak Street and the start of
Montezuma Fuller Alley, creating an upscale inviting entrance to the alley. A west side building
entrance, planters, bicycle parking, pedestrian lighting and colorful murals expand the eclectic
feel of the existing alley, making it a comfortable and interesting space. The fact that the second
story comes out over the setback area adds the advantage of weather protection.”
B. Modification to 4.16(C)(1) – Building Height Limits. The applicant contends that this modification is
justified under criterion 2, “substantially alleviate an existing, defined, and described problem of citywide
concern…[where the] strict application of such a standard would render the project infeasible” and
criterion 4, “will not diverge from the standards…except in a nominal, inconsequential way.” Section
4.16(C)(1) allows a maximum building height of 4 stories or 56 feet on this block of the Downtown zone.
The applicants request approval for an increase in building height to 5 stories/57 feet, 9 inches. This is an
increase of 1 foot, 9 inches over the total allowed height. In addition to the justification for criterion 2
summarized above, the applicant offers the following points in their justification:
Criterion 2:
• “The proposed project… is designed to address the critical need for affordable rental housing in
the community… The opportunity to provide affordable housing for 79 households is a significant
step towards addressing this important community need and provides a substantial benefit to
these individuals and the community as a whole.”
• “…Housing Catalyst will be utilizing 4% Federal and State Low Income Housing Tax Credits
(LIHTC) to develop the project. The LIHTC equity is the most critical component of the project
financing. The LIHTC program has specific requirements and associated costs. There is a
general economy of scale that is necessary to make LIHTC projects feasible. The most recent
reports tell us that the average size of a 4% LIHTC project in Colorado is 114 units. In general,
projects that are closer to 100 units are more viable, stable, and cost effective when utilizing the
4% LIHTC program. When approaching the programming for Oak 140, the team wanted to
maximize the density and efficiency of the project while also balancing the size, height, parking
needs, and cost of the building. It is not feasible to achieve the necessary number of units in a
building less than five stories in height.”
• The only way to have fewer stories would be to move the parking from the second-floor podium to
an underground format or reduce the number of units from 79 to 53 by eliminating the 5th floor.
The underground parking option was problematic because of the risk of water infiltration,
increased duration of construction activity and costs associated with constructing the parking and
mitigating water underground. The other option to eliminate the 5th floor does not yield enough
units to make the project viable.”
Criterion 4:
Packet pg. 12
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• “The proposed building will have a maximum height of 57’-9”, as measured from the average of
the finished ground level at the center of all walls to the highest point of the roof surface per LUC
Section 3.8.17(A). This additional 1’-9” results in an overall height increase of just 3% beyond the
code requirements, but affords the opportunity to provide the community with an additional 26
affordable housing units than if the 5th story was removed.
• “Taking into consideration the historic significance of Downtown Fort Collins and the need for
integrative design, Shopworks Architecture has carefully shaped the exterior facade of Oak 140
to blend seamlessly into its surroundings. The use of stepbacks on both Oak St. and Remington
St. help facilitate a smooth transition between Oak 140 and surrounding buildings. Additionally,
the choice of exterior materials help ground the building. Brick, an esthetically heavy material, is
used at the lower levels, while the lighter metal panels are used for the upper stories. This helps
to diminish the perceived height of the building, while at the same time creating space for both
historic and modern architectural expression.”
• “The proposed use for the multi-family building will be consistent with the City Plan goals to
provide affordable housing.”
• “The anticipated residents of the multi-family building will be those within our community who
work in Old Town, thus reducing the need for the use of automobiles.”
• “The property located at 140 E Oak St has been vacant since the Elks Lodge building was
demolished in 2012. The project as proposed offers an efficient use of space for one of the few
remaining vacant lots in Old Town.”
• “The Downtown District is currently underserved from an affordable housing standpoint, and this
project will go a long way to provide housing in this area to a wider demographic.”
2. Staff’s Analysis of Modification Request
Staff’s analysis in this section is strictly focused on the compliance of the Modification requests with the
criteria in Land Use Code Section 2.8.2. In addition to the analysis below, staff has highlighted several
additional considerations that are relevant to the Modification requests in Section 1.C.A of this staff report.
A. Staff finds that the requested Modification of Standard to Section 4.16(B)(1) to reduce the required 5-foot
alley setback to a 0-foot alley setback on levels 2-5 would not be detrimental to the public good and is
justified by criterion 2 in Land Use Code Section 2.8.2.
Staff finds that the requested Modification addresses criterion 2, “substantially alleviates a community
need,” because the PDP will result in the addition of 79 affordable housing units in the Downtown area.
Affordable housing is a critical community priority that has been identified in City Plan, the City Strategic
Plan, and the Affordable Housing Strategic Plan. Relevant principles and policies have been included
below for reference:
• City Plan: Adopted in 2019, City Plan is the City’s comprehensive plan for land use,
transportation, and transit. Attainable, affordable housing options were one of the top issues
raised in community engagement during the plan update process. These concerns are reflected
in a range of principles across multiple outcome areas:
o Principle LIV 2 – Promote infill and redevelopment.
o Principle LIV 5 – Create more opportunities for housing choices.
o Principle LIV 6 – Improve access to housing that meets the needs of residents regardless
of their race, ethnicity, income, age, ability or background.
o Principle EH 6 – Support the development of a skilled and qualified workforce that is well-
connected to employment opportunities in the city and region
o Principle T 9 – Utilize the transportation system to support a healthy and equitable
community
Packet pg. 13
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The proposed PDP helps achieve each of these principles. It is an infill project, provides
additional housing choices that are affordable, is located in a major employment center, and is
close to transit.
• City Strategic Plan: The Strategic Plan is the City's five-year road map that articulates community
priorities, ways to measure success and alignment of work across projects and departments. The
outcomes and objectives identified in the plan directly affect the development of City’s budget and
guide the work the City does in its seven key outcome areas. The 2020 Strategic Plan identifies
housing affordability as one of the City’s guiding themes and principles.
o NLSH (Neighborhood Livability and Social Health) 1.1 – Improve and increase availability
and choice of quality housing that is affordable to a broad range of income levels.
The proposed PDP is well aligned with this direction, particularly because it is providing a mix of
affordable studio, 1- and 2-bedroom units that can accommodate a range of household types.
• Affordable Housing Strategic Plan: Adopted in 2015, the Affordable Housing Strategic Plan set a
goal to facilitate the development of about 188 affordable housing units per year through 2019,
which would result in approximately 6% of all units as designated affordable housing. The overall
goal is to have 10% of the City’s housing stock composed of designated affordable units by 2040.
As of 2020, the pace of affordable housing development is not keeping up with this goal,
especially when compared to the pace of market-rate residential development. Current affordable
inventory is approximately 4.8% of all housing units. To achieve the 10% goal set by the plan,
recent estimates indicate that Fort Collins will need to produce 300+ units of affordable housing
every year between 2020 and 2040.
The 79 units proposed in this PDP would represent over 25% of the City’s desired affordable
housing production in 2021, which is a substantial contribution toward achieving our adopted
affordable housing goals.
Staff further notes that criterion 2 includes a requirement to find that the “strict application of such a
standard would render the project infeasible.” If the 5-foot setback from the alley was applied to floors 2-5
of this project, the applicants estimate that 12 parking spaces would need to be removed on the second
level. A parking reduction of this magnitude would require additional demand mitigation strategies to
permit 54 parking spaces instead of 66. Future residents in the building and the overall function of the
project would be significantly impacted by this reduction, potentially rendering the project infeasible from a
practical perspective.
B. Staff finds that the requested Modification of Standard to Section 4.16(C)(1) to increase the allowed
building height to 5 stories/57 feet, 9 inches (an increase of 1 foot, 9 inches over the allowed 4 stories/56
feet height allowance) would not be detrimental to the public good and is justified by criteria 2 and 4 in
Land Use Code Section 2.8.2.
Criterion 2:
• Staff finds that the requested Modification addresses criterion 2, “substantially alleviates a
community need,” because the PDP will result in the addition of 79 affordable housing units in the
Downtown area. Affordable housing is a critical community priority that has been identified in City
Plan, the City Strategic Plan, and the Affordable Housing Strategic Plan as described in section A
above.
• Staff further notes that criterion 2 includes a requirement to find that the “strict application of such
a standard would render the project infeasible.” If the height of the building were reduced to 4
stories, the number of units would be reduced from 79 to 53, rendering the project infeasible from
a financial perspective.
Criterion 4:
Packet pg. 14
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• Staff finds that the requested Modification addresses criterion 4, “nominal and inconsequential,”
because the overall increase in building height is only 3% of the total building height (1 foot, 9
inches), and because the design of the building meets the overall intent of the building
requirements in the Downtown zone. This minor increase in height will facilitate the kind of high-
quality architecture and mixed-use infill development envisioned by the Downtown Plan and City
Plan.
• Though the building is 5 stories instead of 4, the Land Use Code section for Downtown (4.16)
specifically states that “the maximum height limits are intended to convey a scale of building
rather than an exact point or line” and goes on to further state that lofts or penthouses may
project above the height limits for 1/3 of the floor area of the level below. The intent of the height
limits in the Downtown zone, combined with upper-story stepback and ground-floor material
requirements, is in part to minimize bulk and mass on the upper levels of buildings.
• The sensitive design of the proposed building includes lighter colors and materials on the upper
floors, stepbacks at both the third and fifth levels, and careful articulation of the overall bulk and
mass of the building. Staff finds that the design of the building addresses the intent of the height
limits in the Downtown zone, and that the increase in height requested is nominal and
inconsequential when viewed from the perspective of the overall development. The scale of the
building is appropriate to its context and to the height limits in the surrounding area.
5. Article 3 - Applicable Standards
A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.2.1 –
Landscaping
and Tree
Protection
This Code Section requires a fully developed landscape plan that addresses relationships of
landscaping to the circulation system and parking, the building, abutting properties, and users of
the site in a manner appropriate to the neighborhood context.
The plan provides the following main components:
• Two street trees are proposed along Remington Street at spacing requirements outlined
in Section 3.2.1(D)(2). Two additional shade trees are proposed along Oak Street.
• Of the 5 existing trees on the site, one Green Ash is proposed to be removed at the
request of the City. This requires one mitigation tree. In total, 5 new trees are proposed.
• Because there are fewer than 10 trees proposed, the species diversity requirements in
Land Use Code Section 3.2.1(D)(3) do not apply to this PDP
• Affordable housing projects qualify for reduced minimum tree sizes of 1” caliper
container or equivalent; however, this PDP is meeting standard minimum sizes of 2”
caliper container or equivalent (1.5” caliper for ornamental trees).
• The PDP as submitted meets the landscape standards in Section 3.2.1(E). The second-
level parking is screened with grasses, planters, and a decorative metal panel. Planting
areas are provided along Oak Street, concentrated in high-visibility areas.
Complies
3.2.2 – Access,
Circulation
and Parking
This Code Section requires secure, convenient, efficient parking and circulation improvements
that add to the attractiveness of the development.
• The plan provides on-site curbcuts, sidewalk ramps, and a clearly delineated parking
layout in compliance with standards.
• The General Improvement District (GID) has committed to funding a pedestrian bulb-out
at the corner of Remington and Oak in 2021. The construction of the improvement will
be coordinated with the construction of this PDP.
Complies
3.2.2(C)(4)(b) –
Bicycle
Bicycle parking requirements for multifamily residential use are 1 space per bedroom, of which
60% must be enclosed. For office/retail use, 1 space is required for each 4,000 square feet
Complies
Packet pg. 15
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Parking Space
Requirements
(minimum of 4 spaces). The PDP proposes 96 bedrooms and 7,736 square feet of office/retail
space. The total number of bicycle parking spots required for this PDP is 100.
• The project exceeds the standards by providing 103 bicycle parking spaces.
• 63 spaces (61%) are enclosed; the remaining 40 spaces are a mixture of wall- and
ground-mounted exterior bicycle racks.
3.2.2(K)(2) –
Nonresidential
Parking
Requirements
Vehicle parking requirements in the TOD Overlay Zone range from .75 spaces for studio or one-
bedroom units to 1.5 spaces for 4-bedroom units. It is important to note that affordable housing
projects in the TOD Overlay Zone are eligible for reductions in required parking for each unit
priced at 60% of Area Median Income (AMI) or below. The parking table included on the site plan
summarizes the parking required and provided for this PDP, and includes information about
demand mitigation for affordable housing:
Three ADA-accessible spaces are required for a parking area of this size (51-75 spaces). One
ADA-accessible space is proposed in the parking on level 1 adjacent to the commercial/retail
space, and two ADA-accessible spaces are provided in the resident parking on level 2 adjacent to
the elevator.
Complies
3.2.2(L) –
Parking Stall
Dimensions
Land Use Code Section 3.2.2(L) details parking stall and drive-aisle requirements for parking lots.
In general, 90 degree, head-in parking stalls must be 9 feet in width and 19 feet in length.
However, the parking provided in this PDP is designed primarily for residents and employees.
This qualifies as a “long term” parking use as outlined in Section 3.2.2(L)(3) and permits parking
stall dimensions of 8.5 feet in width and 18 feet in length. In long term parking areas, up to 40% of
the spaces may be designated as “compact” spaces per Section 3.2.2(L)(2), which can be 8 feet
in width and 15 feet in length. Two-way drive aisles must be 24 feet wide.
• The proposed project meets the parking stall and drive-aisle dimensions required in the
Land Use Code for long term parking areas.
• 25 spaces (38%) are proposed as compact spaces. Two compact spaces are located in
the parking area on level 1 adjacent to the commercial/retail space. The remainder of
the compact spaces are located on level 2.
Complies
3.2.3 – Solar
Access,
Orientation,
Shading
This Section seeks to ensure that site plan elements (buildings, trees, etc.) do not excessively
shade adjacent properties, creating a significant adverse impact upon adjacent property owners.
• The shading requirements in Section 3.2.3(E) do not apply in the following high-density
zone districts: Downtown, Community Commercial, and Transit-Oriented Development
Overlay.
N/A
3.2.4 – Site
Lighting
The photometric plan demonstrates compliance with minimum lighting levels meeting or
exceeding code requirements for commercial buildings. Additionally, all proposed lighting is fully
shielded and down-directional, meeting color temperature requirements of 3,000K or less.
Complies
3.2.5 – Trash
and Recycling
Enclosures
All commercial structures must provide adequately sized, conveniently located and easily
accessible area for the waste disposal needs of the development.
Complies
Packet pg. 16
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• The PDP proposes a system of trash and recycling chutes on each level, which will be
collected in a trash room on the ground floor. The size of the trash and recycling
containers is adequate to meet the needs of the project.
• Trash and recycling will be collected twice per week, to be increased to three times per
week if needed. Waste haulers will access the trash room from the parking garage
entrance, and dumpsters will be wheeled to a truck in the alley. This system is typical of
Downtown infill development, particularly when buildings are adjacent to an alley.
B. DIVISION 3.3 – ENGINEERING STANDARDS
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.3.1(C) –
Public Sites,
Reservations
and
Dedications
An applicant is required to dedicate rights-of-way for public streets, drainage easements and
utility easements as needed to serve the area being developed. In cases where any part of an
existing road is abutting or within the tract being developed, the applicant must dedicate such
additional rights-of-way as may be necessary to increase such roadway to the minimum width
required by Larimer County Urban Area Street Standards and the City of Fort Collins Land Use
Code.
• The project will dedicate onsite easements prior to final recordation and as required by
the City’s Engineering Department. A five foot utility easement is proposed along
Montezuma Fuller Alley from below the second level of the building to address electric
requirements.
• Comcast, Xcel Energy, and Century Link have indicated their utility needs can be met as
the PDP is designed.
• The applicant has relocated proposed water meters that were originally proposed to be
contained in large vaults under the Remington Street sidewalk to the north side of the
building outside of City right-of-way. This relocation better ensures that a utility corridor
underneath the Remington Street sidewalk can be preserved, which would otherwise
have been compromised by the placement of the vaults under the sidewalk.
Complies
C. 3.4 ENVIRONMENTAL, NATURAL AREA, RECREATIONAL AND CULTURAL RESOURCE
PROTECTION STANDARDS
The purpose of this Section is to ensure that when property is developed consistent with its zoning designation, the
way in which the proposed physical elements of the development plan are designed and arranged on the site will
protect the natural habitats and features both on the site and in the vicinity of the site.
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.4.1 – Natural
Habitats
This section applies if any portion of the development site is within five hundred feet of an area or
feature identified as a natural habitat on the City’s Natural Habitats and Features Inventory Map.
• No portion of the development site is within five hundred feet of an area or feature on the
City’s Natural Habitats and Features Inventory Map. This section does not apply and an
Ecological Characterization Study (ECS) was not required.
N/A
Packet pg. 17
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3.4.7(B)–
Historic
Resources on
the
Development
Site and within
the Area of
Adjacency
This section applies if there are any historic resources within the area of adjacency of a proposal.
The area of adjacency is measured at 200 feet in all directions from the perimeter of the
development site. Any lot or parcel of property shall be considered within the area of adjacency if
any portion of such lot or parcel is within the two hundred (200) foot outer boundary.
According to the requirements in 3.4.7(B), the following historic resources meet the above
requirement and were used for the establishment of the Historic Influence Area, to which the
design compatibility standards in 3.4.7(E) apply.
Remington Street:
• 133 Remington (Equinox Brewing); recent determination of landmark eligibility
• 142 Remington; recent determination of landmark eligibility
• Poudre Garage, 148 Remington (designated landmark)
• McHugh-Andrews House, 202 Remington (designated landmark designed by
Montezuma Fuller)
Oak Street:
• Zoric Cleaners (210 E Oak): recent determination of landmark eligibility
S College Avenue:
• The 100 Block of S College Avenue is currently undergoing historic survey in
conjunction with a grant-funded survey project that will update existing documentation.
Existing data indicates that the block consists of a mix of 1 and 2 story commercial
buildings, some of which are already formally designated and others that meet the
criteria to be designated. The survey project may add additional properties to the list of
recognized historic resources. For the purpose of this project review, staff has
established that recognition of the scale and character of this block as a whole, with the
specific examples of 112 S College (Shanahan Block, designated); 140 S College
(Alpert Block, designated), and 146 S College (Bradley Building; requires further
evaluation to determine formal eligibility status) provide relevant examples of the
individual historic resource building types on the block.
E Mountain Avenue:
• Kissock Block, 115 E Mountain (designated landmark designed by Montezuma Fuller)
The general character of the historic resources includes the following details:
Massing/Articulation/Scale:
• 1 and 2 stories in height
• Narrow in width (25 to 50 foot storefront models) or longer wall planes broken up into
more narrow modules (e.g. Poudre Garage, Zoric Cleaners)
• Simple rectilinear forms (with exception of McHugh-Andrews House)
Materials:
• Primary building material is brick in varying shades from blonde to red, primarily
traditional running bond but also some Roman brick from later commercial era (see 146
Remington, which features Roman brick in both running bond and stacked design).
• McHugh-Andrews House: roughcut sandstone is primary material
Fenestration:
• Commercial storefronts (older buildings with residential or office units above, featuring
vertically oriented, rectangular punched windows)
• Vertically oriented, rectangular windows featured in various patterns and groupings
• Windows outlined/defined by decorative details and surrounds (arched lintels, transoms,
contrasting brick or stone)
Design Details:
• Range of styles reflecting building type and era (primarily commercial and automotive)
Complies
Packet pg. 18
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• Mostly flat rooflines with decorative elements at cornices and parapets
• Horizontal brick banding also used to provide detail.
• Sandstone details (sills, lintels, foundations)
The determination of the Landmark Preservation Commission is included below.
1. MEMORANDUM
DATE: August 20, 2020
TO: Planning and Zoning Board
TH: Paul Sizemore, Interim Director of Community Development & Neighborhood Services
Meaghan Overton, Senior City Planner
FR: Maren Bzdek, Senior Historic Preservation Planner
RE: Landmark Preservation Commission (LPC) Findings of Fact and Conclusions Pertaining to Oak
140
As provided for in Land Use Code Section 3.4.7(F), in its consideration of the approval of plans for properties
containing or adjacent to designated, eligible or potentially eligible sites, structure, objects or districts, the
Decision Maker shall receive, and consider in making its decision, a written recommendation from the
Landmark Preservation Commission. This memorandum contains the Landmark Preservation Commission’s
Findings of Fact and its motion for this project.
At its August 19, 2020 Regular Meeting, the Landmark Preservation Commission conducted a review of this
development project. The Landmark Preservation Commission adopted the following motion on a vote of 6-
0:
“That the Landmark Preservation Commission recommend to the Decision Maker approval of Oak 140,
finding it complies with the standards contained in Land Use Code section 3.4.7, Table 1 that create design
compatibility between existing historic resources and infill projects.”
Highlights from the Commission’s discussion:
• Project feels integrated with its historic context and complements the surrounding historic buildings
• Stepbacks are well done and feel unforced, like a natural extension of the overall massing
• Building width has been appropriately broken up into smaller modules that are compatible with historic
pattern of building modularity
• One Commission member asked the design team to look more carefully at overall transitions from brick to
other materials, to fulfill the intent to project building mass rather than a veneer effect
• Applicant team responded directly to all conceptual review comments provided by the LPC regarding the
relationship of design details and fenestration to the historic context
• Chair requested that the Planning and Zone Board be notified that the project not only meets, but
exceeds the code in some areas
Packet pg. 19
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D. 3.5 – BUILDING STANDARDS
The purpose of this Section is to ensure that the physical and operational characteristics of proposed buildings and
uses are compatible when considered within the context of the surrounding area.
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.5.1(A) and
(B) – Building
Project and
Compatibility,
Purpose and
General
Standard
This section is designed to ensure compatibility of new buildings with the surrounding context.
Absent any established character, the standard requires that new buildings set an enhanced
standard of quality for future projects or redevelopment in the area. The standards in this section
are intended to complement the more specific requirements in Article 4, which are addressed in
Section 6 of this report.
Overall, staff finds that the design of the building will be compatible with the existing Downtown
context and, more specifically, with the context of the Historic Core subdistrict. The analysis and
determination from the Landmark Preservation Commission (LPC) under Section 3.4.7 contribute
to staff’s finding of compliance under this code section.
Complies
3.5.1 (C)–
Building Size,
Height, Bulk,
Mass, Scale
Buildings shall either be similar in size and height or, if larger, be articulated and subdivided into
massing that is proportional to the mass and scale of other structures, if any, on the same block
face, abutting or adjacent to the subject property, opposing block face or cater-corner block face
at the nearest intersection.
• The proposed building design includes commercial/retail storefronts on the ground level
that are broken up into storefront modules to approximate the historic context of narrow
storefronts between 25-50 feet. The entries to the ground floor retail/commercial spaces
are recessed, which also mirrors the design of many Downtown businesses. On upper
levels, stepbacks at the third and fifth levels break up the mass of the building.
• Heavier materials (brick, stone) predominate on levels 1-3, and lighter materials (metal)
reduce the feeling of mass on levels 3-5, particularly when combined with the upper-
story stepbacks.
Complies
3.5.1 (D)–
Privacy
Considerations
Elements of the development plan shall be arranged to maximize the opportunity for privacy by
the residents of the project and minimize infringement on the privacy of adjoining land uses.
• The location of the resident amenity space on the third level maximizes privacy for
residents of the building, as there are no buildings immediately to the south of the
proposed PDP. This orientation of the resident amenity space also protects the privacy
of adjoining land uses by locating an active outdoor space away from the main
entrances of other properties and the patio of the existing brewery to the north.
• There are no balconies proposed on the upper levels of the building, which further
reinforces the privacy of adjoining land uses.
Complies
3.5.1 (E)–
Building
Materials
This section addresses building materials, glare, and windows. Building materials shall either be
similar to the materials already being used in the neighborhood or, if dissimilar materials are
being proposed, other characteristics such as scale and proportions, form, architectural detailing,
color and texture, shall be utilized to ensure that enough similarity exists for the building to be
compatible, despite the differences in materials.
• The primary building material in this part of Downtown is brick in varying shades from
blonde to red. The light-colored brick proposed on the first two levels (and portions of
the third level) of the building is compatible with this context, and the detailing of the
brick adds further visual interest at the pedestrian level. The choice to extend the brick
façade on the southwest and northeast corners of the building create a cohesive street
wall where the building meets existing Downtown structures.
• The metal proposed for the upper stories is a matte finish that is not expected to create
excessive glare. In addition, the metal proposed is located on upper levels of the
building. Because the first 2-3 levels of the building are proposed to be constructed of
brick and stucco, pedestrians, cyclists, and drivers are unlikely to be impacted by glare.
• Windows at the ground level are commercial storefronts featuring vertically oriented,
rectangular punched windows. The fenestration is enhanced with changes in the brick
Complies
Packet pg. 20
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pattern that add a level of decorative detail. On upper levels, windows on the brick
facades continue the level of detail from the ground floor.
• The predominately flat rooflines of the area are reflected in the building design. Detail is
added through horizontal brick banding, decorative metal features, the planters along
the second level, and the stucco mural motif.
3.5.1 (F)–
Building Color
Color shades shall be used to facilitate blending into the neighborhood and unifying the
development. The color shades of building materials shall draw from the range of color shades
that already exist on the block or in the adjacent neighborhood.
• The light-colored brick and bronze storefront windows blend well into the existing area.
• The mural motif proposed in various places around the building creates a cohesive link
to Downtown’s improved alleys, where murals and public art are a recurring design
element.
Complies
3.5.1 (G)–
Building
Height Review
The purpose of this Section is to establish a special process to review buildings or structures that
exceed forty (40) feet in height. Its intent is to encourage creativity and diversity of architecture
and site design within a context of harmonious neighborhood planning and coherent
environmental design, to protect access to sunlight, to preserve desirable views and to define and
reinforce downtown and designated activity centers.
• A shadow analysis showing impacts throughout the year was conducted for this project
and is included as an attachment to this report.
• Access for the proposed building is taken off Remington Street to the north of the
building. This creates separation between the building and existing properties, which
helps improve access to sunlight and reduce the impact of shadows.
• The existing brewery to the north is the structure most shadowed by the proposed
building. On fall evenings and in the afternoon/evening during the winter, this property
will be shaded. This is not uncommon in a dense, Downtown context – particularly when
older, smaller buildings are located near infill and redevelopment projects.
• This code section intends to reinforce Downtown and other activity centers (i.e.
Midtown) as areas where taller buildings are appropriate. Section 3.5.1(G)(1)(c) allows
decision makers to increase or decrease building heights for a number of reasons.
Particularly relevant to this PDP, the Section allows for increases in building height to
encourage “maximum utilization of activity centers.”
Complies
3.5.1 (H)– Land
Use Transition,
3.5.1 (I)–
Outdoor
Storage Areas
and 3.5.1 (J)–
Operational
and Physical
Compatibility
The remaining elements of Section 3.5.1 address potential compatibility issues that can arise
when different uses are proposed near or adjacent to one another. These sections require
separation of incompatible uses through the implementation of buffer yards, careful location of
loading docks and storage areas, and restriction on hours of operation among other techniques.
• These sections do not apply to the proposed PDP. The uses proposed – residential,
office, and retail – are compatible with the existing mix of uses in the Downtown zone,
the Historic Core subdistrict, and the surrounding neighborhood.
N/A
3.5.3- Mixed-
Use,
Institutional
and
Commercial
Buildings
These standards are intended to promote the design of an urban environment that is built to
human scale. Mixed-use and nonresidential buildings shall provide significant architectural
interest and shall not have a single, large, dominant building mass. The street level shall be
designed to comport with a pedestrian scale in order to establish attractive street fronts and
walkways.
• The proposed PDP complies with the standards in this code section. The previous
analysis of compliance with Section 3.4.7 (Historic and Cultural Resources) and Section
3.5.1 (Building and Project Compatibility) provide many helpful references for evaluating
compliance with Section 3.5.3.
• Overall, the elements incorporated into this proposal to maximize compatibility also
create a project that provides significant architectural interest and comports with a
pedestrian scale. A summary of key points follows.
Complies
3.5.3(C)-
Building
Orientation
At least one (1) main entrance of any commercial or mixed-use building shall face and open
directly onto a connecting walkway with pedestrian frontage.
Complies
Packet pg. 21
Planning & Zoning Board Hearing - Agenda Item 1
PDP 200009 | Oak 140
Thursday, September 3, 2020 | Page 18 of 24
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• All entrances to the building face and open directly onto either Remington Street (for the
residential portion of the project) or Oak Street (for the commercial portion of the
project).
• The build-to lines in this section are less specific than the street frontage requirements in
the Downtown Zone, Section 4.16. The more specific requirements apply, so build-to
lines are evaluated in Section 6 of this report.
3.5.3(D)-
Building
Massing
A single, large, dominant building mass shall be avoided in new buildings and, to the extent
reasonably feasible, in development projects involving changes to the mass of existing buildings.
• Recesses, projections, and variations in massing are incorporated on all sides of the
building. The massing changes are related to the function and structure of the building,
which complies with this standard
Complies
3.5.3(E)-
Character and
Image
Building design shall contribute to the uniqueness of a zone district, and/or the Fort Collins
community with predominant materials, elements, features, color range and activity areas tailored
specifically to the site and its context.
• The requirements in this section for building materials, massing and articulation, and
entrances reinforce the importance of context-sensitive design. As addressed above in
evaluation of Sections 3.4.7 and Section 3.5.1, the proposed PDP has tailored the
building design to the specific site and context.
Complies
E. 3.6 TRANSPORTATION AND CIRCULATION
This Section is intended to ensure that the transportation network of streets, alleys, roadways and trails is in
conformance with adopted transportation plans and policies established by the City.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.6.2 – Streets,
Streetscapes,
Alleys and
Easements
and 3.6.3 –
Street Pattern
and
Connectivity
Standards
This Section is intended to ensure that the various components of the transportation network are
designed and implemented in a manner that promotes the health, safety and welfare of the City.
The City’s Traffic Operations and Engineering Departments have reviewed this PDP and find that
the proposal meets requirements in this section. In particular:
• The reconstruction of the sidewalks along Remington Street and Oak Street will correct
existing deficiencies to the sidewalk grade along both streets to ensure meeting City and
The Americans with Disabilities Act (ADA) requirements.
• The proposed placement of encroachments (planters, benches, etc.) onto the Remington
Street and Oak Street sidewalks still provide ample sidewalk width for City and ADA
compliance.
Complies
3.6.4 –
Transportation
Level of
Service
Requirements
The project was required to complete a Traffic Impact Study (TIS) memo to evaluate its impact on
the transportation system. It has been reviewed and conclusions accepted by the City. Since the
project is in downtown with fully built vehicular infrastructure, is in a pedestrian priority area, and
there is an anticipated high percentage of mode split (pedestrians) for residents living in the units,
the emphasis of the study was to review pedestrian and bicycle Levels of Service (LOS).
The TIS recommended implementation of a concrete 'bulb-out' at the pedestrian crossing of
Remington at Oak Street, on the southeast corner of the proposed PDP site. A bulbout shortens
the crossing distance, allows both pedestrians and crosswalk signage to be more visible,
maintains parking, and significantly improves the pedestrian Level of Service.
It has been determined that this improvement will be funded by the Downtown General
Improvement District (GID) in 2021 and will be coordinated with the construction of this PDP if
approved. With this improvement, the project is determined to have mitigated its impact on the
transportation system and meets vehicle, bicycle, and pedestrian levels of service in all areas
where the project has control.
Complies
Packet pg. 22
Planning & Zoning Board Hearing - Agenda Item 1
PDP 200009 | Oak 140
Thursday, September 3, 2020 | Page 19 of 24
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3.6.5 – Bus
Stop Design
Standards
This Section ensures that new development adequately accommodates existing and planned
transit service by integrating facilities designed and located appropriately for transit into the
development plan.
• There are no bus stops located adjacent to the site, so these standards do not apply.
N/A
3.6.6 –
Emergency
Access
This section is intended to ensure that emergency vehicles can gain access to, and maneuver
within, the project so that emergency personnel can provide fire protection and emergency
services without delays.
The plan demonstrates the appropriate on-site emergency access easement in compliance with
the 2018 International Fire Code. A portion of Montezuma Fuller Alley adjacent to the proposed
building and the access easement to the north of the site will be dedicated as an emergency
access easement to comply with Fire Code standards.
Prior to approval of a Final Development Plan (FDP), the applicant will need to submit a plan to
the fire marshal for approval of “alternative means and methods” to meet aerial apparatus
requirements.
Complies
F. 3.7 COMPACT URBAN GROWTH
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.7.3 –
Adequate
Public
Facilities
This section requires that any approval of a development is conditioned on the provision of all
services necessary to serve the new development. This includes transportation, water,
wastewater, storm drainage, fire and emergency services, electrical power and any other public
facilities and services as required.
The project is served by Fort Collins Water Utilities, Fort Collins Light and Power, Poudre Fire
Authority and Fort Collins Stormwater Districts. Each party has commented on the project and
have demonstrated existing infrastructure capable of serving the proposed project at the
developer’s expense.
Complies
G. 3.10 DEVELOPMENT STANDARDS FOR THE TRANSIT-ORIENTED DEVELOPMENT
(TOD) OVERLAY ZONE
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.10 –
Development
Standards for
the Transit-
Oriented
Development
(TOD) Overlay
Zone
The purpose of this Section is to modify the underlying zone districts south of Prospect Road to
encourage land uses, densities and design that enhance and support transit stations along the
Mason Corridor. These provisions allow for a mix of goods and services within convenient
walking distance of transit stations; encourage the creation of stable and attractive residential and
commercial environments within the TOD Overlay Zone south of Prospect Road; and provide for
a desirable transition to the surrounding existing neighborhoods.
Although the project is located within the TOD Overlay Zone, the site is located north of Prospect
Road. This section applies only to sites south of Prospect Road and to parking structures in HMN
and CC zones in the city. The standards in this section do not apply.
N/A
Packet pg. 23
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PDP 200009 | Oak 140
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6. Article 4 – Applicable Standards:
A. DIVISION 4.16 – DOWNTOWN (D)
The Downtown District is intended to provide a
concentration of retail, civic, employment and cultural
uses in addition to complementary uses such as hotels,
entertainment and housing, located along the backdrop
of the Poudre River Corridor. It is divided into nine (9)
subdistricts as depicted to the right.
The development standards for the Downtown District
are intended to encourage a mix of activity in the area
while providing for high-quality development that
maintains a sense of history, human scale and
pedestrian-oriented character.
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
4.16(B) –
Street
Frontage
Types
This section of the Land Use Code assigns one of three street frontage types to all of the
blocks in the Downtown zone. Each street frontage type has its own requirements for setbacks
from back of curb, alley, sidelot and rear setbacks, build-to ranges, and other public space and
building placement characteristics.
The street frontage on this site is assigned a “Storefront” street type. Storefront street types
require “a high degree of visual interest.”
With the exception of the requested Modification of Standard for the required alley setback, the
site complies with setback requirements for street frontage types as follows:
Required Setbacks Provided Setbacks
Remington
Street
(storefront)
Min. 9 ft from back of curb to
building
Min. 0 ft sidelot
Min. 0 ft rear lot
Min. 5 ft alley
16-20 ft from back of curb to building
0 ft sidelot
N/A (alley in rear)
5 ft alley at level 1,
0 ft alley at levels 2-5 (modification)
Oak Street
(storefront)
Min. 9 ft from back of curb to
building
Min. 0 ft sidelot
Min. 0 ft rear lot
Min. 5 ft alley
12.5 ft from back of curb to building
0 ft sidelot
0 ft rear lot
5 ft alley at level 1,
0 ft alley at levels 2-5 (modification)
Complies
with all but
alley
setback, see
Modification
Analysis in
Section 4(C)
of this report
Packet pg. 24
Planning & Zoning Board Hearing - Agenda Item 1
PDP 200009 | Oak 140
Thursday, September 3, 2020 | Page 21 of 24
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Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
This section also includes requirements for additional building design elements as follows:
Required Provided
Street Frontage
Build-To Range
90% at 0-5 feet 100% of the building
frontage is between 0-4
feet of the property line
Primary
Entrance
Location
For parcels with multiple street frontage
types, the primary entrance must face a
Storefront Street if present, otherwise a
Mixed-Use Street. The primary entrance
may face a Green Edge Street only when
other street frontage types are not
present.
All entrances face
Storefront Streets on
either Remington Street
or Oak Street.
Primary
Entrance
Articulation
The primary entrance on a storefront
street shall recessed from the front
facade so that the door swing does not
encroach the sidewalk while the upper
floors will maintain the sidewalk edge
except as required to meet upper story
stepbacks.
Primary entrances are all
recessed and door
swings will not encroach
into the sidewalk.
Garage Entry
Location
The hierarchy of garage entry locations
is as follows, with 1 being the most
preferable:
1. In an alley
2. On a Green Edge street
3. On a Mixed-Use street
Garage entrance is
located along
Montezuma Fuller Alley
Building Base
Materials
Lower story facades until any stepbacks
(required or otherwise) must be
constructed of authentic, durable, high-
quality materials (brick, stone, glass,
terra cotta, stucco (non EFIS), precast
concrete, wood, cast iron, architectural
metal - or similar modular materials)
installed to industry standards.
Materials on the lower
levels (1-2, and portions
of the third and fourth
levels) are proposed to
be brick, glass, metal,
and stucco. Upper levels
are metal.
Ground Floor
Transparency
60% 61.44% along Remington
60.81% along Oak
Ground Floor
Use
Requirements
Maximum 25% street-facing linear
frontage for residential living space.
20.4% of the street-
facing linear frontage is
residential living space
4.16(C) –
Building
Heights and
Mass
Reduction
The maximum height on this site is four stories or 56 feet, and standards in this section set
requirements for upper story stepbacks, building articulation, and other mass reduction
techniques.
With the exception of the requested Modification of Standard for building height, the site
complies with building height and mass reduction requirements as follows:
Required Provided
Complies
with all but
building
height, see
Modification
Analysis in
Section 4(C)
of this report
Packet pg. 25
Planning & Zoning Board Hearing - Agenda Item 1
PDP 200009 | Oak 140
Thursday, September 3, 2020 | Page 22 of 24
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Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
Maximum
Building
Footprint
None N/A
Upper Story
Stepbacks
Any portion of the building within
the build-to-range must have a
stepback that averages at least
10' along all street frontages.
Stepbacks may be continuous or
may vary with up to 20' counting
towards the calculation of the
average.
The average stepback along
Remington Street is 10.1 feet
and is provided at levels 3 and 5.
A partial stepback is provided on
level 4 as well.
The average stepback along Oak
Street is 11 feet, provided at
levels 3 and 5. A partial stepback
is provided on level 4 as well.
Maximum Wall
Length
For buildings over 100' long, the
maximum wall length for the base
of the building (defined as the
portion of the building below any
required upper-story stepbacks)
without a Major Facade Plane
Change shall be 50 feet.
The proposed building is
approximately 158 feet in length.
The maximum continuous length
of any portion of the building
façade is 38 feet. Façade
changes exceed 2 feet in depth,
which qualifies as a “major
façade plane change.”
Building
Articulation
Street-facing facades shall
incorporate a minimum of 3 of the
following articulation techniques to
avoid long, undifferentiated
facades:
1.Minor Facade Plane Changes-
minimum 3 inches;
2.Vertical Projections;
3.Horizontal Projections
(awnings, canopies, cornice
articulation) that are integrated
into the architecture;
4.Balconies or terraces;
5.Fenestration details, including
window depth and sills or lintels.
The building design includes the
following:
1. Minor façade plane changes –
particularly along the Oak,
Remington, and Montezuma
Fuller Alley elevations.
2. Horizontal Projections –
particularly at the second level,
where the building meets the
property line while the entrances
on the ground floor are recessed
3. A third-floor balcony/amenity
area
4. Fenestration details include
punched windows and brick
detail patterns.
4.16(D)(1) –
Site Design
This section contains standards guiding the location of parking lots, garage entries and service
locations in the Downtown zone. It requires that parking lots be located along alleys when
available and outlines a hierarchy of locations for parking lots as follows: if no alley is present,
parking lots should be located on a Green Edge street, then a Mixed-Use street. To the
maximum extent feasible, parking lots should not be located on Storefront streets.
• The garage entry is located along Montezuma Fuller Alley, which meets the
requirements of this section. No garage entries or service locations are proposed
along Oak or Remington Streets.
Complies
4.16(E) –
Special
Subdistrict
Provisions
This section contains specific standards for Downtown Subdistricts. N/A
Packet pg. 26
Planning & Zoning Board Hearing - Agenda Item 1
PDP 200009 | Oak 140
Thursday, September 3, 2020 | Page 23 of 24
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Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
• Standards relevant to the Historic Core Subdistrict in this section pertain only to the
Old Town Fort Collins Historic District. The site of this PDP is located a block south of
the Old Town Fort Collins Historic District, so these standards do not apply.
4.16(F) –
Permitted
Uses
This section lists the permitted uses and review types for all of the Downtown Subdistricts.
• The uses proposed – residential, commercial, and retail – are all permitted in the
Downtown, Historic Core Subdistrict.
Complies
7. Findings of Fact/Conclusion
In evaluating the request for the Oak 140 Project Development Plan, PDP #200009, Staff makes the following findings
of fact:
• The Modification of Standard to Section 4.16(B)(1) proposed with this PDP meets the application requirements of
Section 2.8.2(H)(2), and the granting of the modification would not be detrimental to the public good.
• The Modification of Standard to Section 4.16(C)(1) proposed with this PDP meets the application requirements
of Section 2.8.2(H)(2) and (4), and the granting of the modification would not be detrimental to the public good.
• The PDP complies with process located in Division 2.2 – Common Development Review Procedures for
Development Applications of Article 2 – Administration.
• The PDP complies with relevant standards located in Article 3 – General Development Standards.
• The PDP complies with relevant standards located in Division 4.16, Downtown (D) of Article 4, provided that the
Modifications of Standard to 4.16(B)(1) and 4.16(C)(1) are approved.
8. Recommendation
Staff recommends approval of the Modifications of Standards to Section 4.16(B)(1) and Section 4.16(C)(1), and
approval of Oak 140, PDP #200009, based on the aforementioned Findings of Fact.
9. Attachments
1. Vicinity & Zoning Map
2. Project Narrative
3. City Plan Policies
Packet pg. 27
Planning & Zoning Board Hearing - Agenda Item 1
PDP 200009 | Oak 140
Thursday, September 3, 2020 | Page 24 of 24
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4. Site Plan
5. Landscape Plan
6. Architectural Elevations, Renderings, and Shadow Analysis
7. Materials Board
8. Modification Request to 4.16(B)(1)
9. Modification Request to 4.16(C)(1)
10. Utility Plans
11. Memorandum of 100% Affordable Housing
12. Neighborhood Meeting Summary
13. Oak 140 Public Comments
10. Links
The documents available at the following links provide additional information regarding the development proposal
under review and are incorporated by reference into the hearing record for this item:
• Oak 140 Submittal Records (Staff Comments and Applicant Responses Rounds 1-2, Drainage Report, Soils
Report, Photometric Plan): https://citydocs.fcgov.com/?q=pdp+200009&cmd=search
• Oak 140 Traffic Impact Study:
https://citydocs.fcgov.com/?cmd=convert&vid=185&docid=3470828&dt=SUBMITTAL+DOCUMENTS+-
+ROUND+1
• Oak 140 Autoturn Exhibit:
https://citydocs.fcgov.com/?cmd=convert&vid=185&docid=3476452&dt=SUBMITTAL+DOCUMENTS+-
+ROUND+2
• Landmark Preservation Commission Hearing Materials (Oak 140 begins on page 16):
https://citydocs.fcgov.com/?cmd=convert&vid=46&docid=3478898&dt=AGENDA&board=LANDMARK+PRESER
VATION+COMMISSION&docdate=AUG-19-2020
Packet pg. 28
4,514
752.3
FCMaps
This map is a user generated static output from the City of Fort Collins FCMaps
Internet mapping site and is for reference only. Data layers that appear on this
map may or may not be accurate, current, or otherwise reliable.
3,430
City of Fort Collins - GIS
572.0
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet572.00286.00
Notes
Legend
Parcels
City Zoning
Community Commercial
Community Commercial North College
Community Commercial Poudre River
General Commercial
Limited Commercial
Service Commercial
CSU
Downtown
Employment
Harmony Corridor
Industrial
High Density Mixed-Use Neighborhood
Low Density Mixed-Use Neighborhood
Medium Density Mixed-Use Neighborhood
Neighborhood Commercial
Neighborhood Conservation Buffer
Neighborhood Conservation Low Density
Neighborhood Conservation Medium Density
Public Open Lands
River Conservation
River Downtown Redevelopment
Residential Foothills
Low Density Residential
Rural Lands District
Transition
Urban Estate
ITEM 1, ATTACHMENT 1
Packet pg. 29
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
July 8, 2020
Project Narrative
Oak 140 - Project Development Plan
Design/Development Team
Land Owner, Commercial Property Manager/Owner and Equity Contributor: Downtown
Development Authority (DDA)
Developer, Residential Property Manager/Owner: Housing Catalyst
Architect: Shopworks Architecture
Planner/Landscape Architect: Ripley Design
Civil Engineer: JVA
General Contractor: I-Kota Construction
Previous Project Name
Spark
Project Site & History
The site is located at 140 East Oak Street at the northwest cor ner of Oak Street and Remington
Street in Old Town. Montezuma Fuller Alley is adjacent to the site on the west serving
properties along Remington Street as well as properties that face College Avenue. There is a
shared access drive on the north side of the building site that separates the property from
Equinox, a local brewery, tap house and music venue.
The project site is 25,330 square feet or 0.581 acres, which now includes the parcel located at
143 Remington St. The property was first developed in 1907 as a Fort Collins branch of the
Young Men’s Christian Association (YMCA). In 1939, the building was purchased for use as the
Fort Collins Elks Lodge. The Elks Lodge underwent many architectural changes over the years
and the building was eventually demolished in 2012. For the past eight years, the property has
remained vacant.
Applicable Zoning, Codes and Standards
Zoning District: D (Downtown)
LUC District: Downtown District
LUC Subdistrict: Historic Core
Neighborhood Plan: Downtown Plan 2017
Overlay Zone: Transit-Oriented Development (TOD)
ITEM 1, ATTACHMENT 2
Packet pg. 30
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Land Use Code M odifications for additional building height and for reduced setback at the
second story along Montezuma Fuller Alley are proposed as part of the PDP Submittal.
A Concept Plan was submitted on May 7, 2020, followed by a Conc eptual Review Meeting held
on May 21, 2020. Subsequently, a Neighborhood Meeting was held June 9, 2020 and the
proposal was reviewed by the City’s Landmark Preservation Commission on June 17, 2020.
Additional information regarding neighborhood outreach efforts appears later in this narrative.
Proposed Land Use
Housing Catalyst is a Fort Collins, mission-driven real estate developer that designs, builds and
serves communities with homes that are affordable in Northern Colorado. In partnership with
the DDA, Housing Catalyst is proposing to build 79 affordable dwellings in a mixed-use building
that will include general office and/or retail space on the ground floor, as well as outdoor
amenity spaces.
This new downtown community is true to the missions of both the DDA and Housing Catalyst —
being good stewards of their neighborhoods, creating communities that benefit all, and building
community while inspiring change. It also aligns with priorities of the City Council and Chamber
of Commerce: creating affordable housing in a highly desirable location. It’s a unique affordable
community targeting people who ar e part of the downtown workforce.
The first floor will contain commercial and office spaces, which will be maintained and owned by
the DDA. The second floor will be a parking garage with three floors of apartments above that.
Housing Catalyst will form a tax credit partnership to develop, own, and manage the housing.
Project Summary
Proposed Building Area: 95,443 sf
Dwellings: 43,502 sf (79 dwelling units)
Commercial Area: 6,542 sf
Proposed Parking Area: 26,949 sf (66 spaces)
Circulation, leasing, amenity space 18,450 sf
Height 5 stories (57’-9”)
Apartment Types and Income Qualifications
31 one-bedroom/studio units 70-80% AMI
31 one-bedroom/studio units 30-50% AMI
7 two-bedroom units 70-80% AMI
10 two-bedroom units 30-50% AMI
Circulation and Parking
ITEM 1, ATTACHMENT 2
Packet pg. 31
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
The main residential entrance of the building will face Remingt on Street to the east, and the
primary vehicular access into the 2nd level parking garage will come off of the shared access
drive to the north. Placing the primary parking entrance off this shared drive meets code
requirements. It also maximizes the 1st level store frontage along Remington St, Oak St, and
Montezuma Fuller Alley, which aligns with the context of the su rrounding neighborhood.
Additional parking to support the commercial spaces will be located on the gro und-floor and will
be accessed from Montezuma Fuller Alley.
As part of this project, the existing trash enclosure servicing businesses along Montezuma
Fuller Alley will be relocated to the northwest corner of the p roperty. This enclosure will continue
to be owned and managed by the DDA. The proposed building will include a trash room for the
trash and recycling needs of the building’s tenants and residents, which will contain four 3-yard
dumpsters for trash and recycling.
Parking Summary
On-Site Parking Required:
47 Residential Parking Space
7-12 General Office – Retail Spaces
54-59 Total Parking Spaces
On-Site Parking Provided:
57 Residential Parking Spaces
9 General Office – Retail Spaces
66 Total Parking Spaces
Bike Parking Required:
96 Residential Bike Parking Spaces
4 General Office – Retail Spaces
100 Spaces Required (60% enclosed, 40% fixed)
Bike Parking Provided
63 Enclosed (Internal to Building)
40 Fixed (Exterior wall and ground mounted racks proposed)
103 Total Bike Parking Spaces
The residential parking requirement applies TOD parking standards per LUC Section
3.2.2(K)(1)(a)1. and allows for a 50% reduction in parking for those units which are equal to or
less than the 60% AMI. The general office/retail parking requirement includes the TOD Overlay
Zone Exemption per 3.2.2(K)(2)(c), which allows for the exempti on of 25% of the gross leasable
floor area.
ITEM 1, ATTACHMENT 2
Packet pg. 32
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Architectural Design
The architecture will consist of a 5-story structure, with residential housing located on the 1st and
3rd through 5th stories. The four residential units on level one will each have a raised patio space
facing Remington street. Access to these units will be through the main residential lobby, with
no direct access to each unit from Remington St. The 2nd story will contain the primary parking
garage for the building, and an additional parking area will be located on the ground floor. Note
that underground parking was explored; however, the specific site logistics and configuration
make this option cost prohibitive. A 3rd level terrace will be provided as any amenity space for
residents and tenants of the building. Site furnishings, raised planters, and special paving
designs will also be incorporat ed into the streetscape to activate the intersection at Oak and
Remington.
The design of the site and architecture will embody the enthusiasm that our team holds to
provide downtown Fort Collins with a well-executed affordable housing project through the use
of imaginative forms and materials. This design has been materialized through the intent of
complementing the surrounding neighborhood while sparking curiosity and imagination for what
we believe will be a wonderful addition to our community. Through multiple neighborhood
outreach efforts, conceptual review meetings with City staff, and a meeting with the Landmark
Preservation Commission, the building has evolved into what is shown today.
To address massing compatibility, an averaged stepback of at least 10’ will occur along both
Remington and Oak Streets at the 3rd level which will provide an appropriate scale transition to
opposing blocks. Additional stepbacks will be provided at the 5th story in two locations – at the
northeast corner of the building facing Remington St. and at th e southwest corner of the building
facing Oak St. We believe this exceeds the expectations of LUC Section 4.16(C)(3)(a):
Stepbacks may be continuous or may vary with a twenty (20) foot stepback counting towards
the calculation of the required ten (10) foot average.
The proposed building will be fully sprinklered using a NFPA13 sprinkler system. In addition, our
team has confirmed that the minimum requirements for fire flow of 1500 gpm at 20 psi are met,
and can provide additional documentation upon request.
Site Drainage and Stormwater Treatment
Detention will not be provided on site as is typical for Old Town District redevelopments.
The site currently drains via sheet flow to the east, and disch arges into Remington Street
through a sidewalk chase and into the curb. The drainage design will utilize the existing 30-inch
storm lateral which is connected from an existing Oak Street inlet on the south side of the site.
Storm water runoff will be treated through LID planter beds loc ated on the 3rd level terrace, and
will be designed to meet the City’s criteria to the maximum extent possible.
ITEM 1, ATTACHMENT 2
Packet pg. 33
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Neighborhood Outreach
Housing Catalyst and the Downtown Development Authority (DDA) are committed to thoughtful,
transparent, and inclusive public outreach. Utilizing national best practices and tools developed
specifically for affordable housing development, Housing Catalyst traditionally works to uncover
any key issues and stakeholder desires at the beginning of the process. With a long-standing
reputation for quality and transparent public outreach, we are proud to continue this commitment
for Oak 140. The strategy to involve the community in the planning and design process is
underway.
Over the past few months, Housing Catalyst, the DDA and Shopworks Architecture have jointly
conducted numerous individual and small group stakeholder meetings via Zoom. Beginning with
the most direct stakeholder, the owner of 143 Remington, the effort began with a tour of
Housing Catalyst’s most recently completed development at Village on Horsetooth. Following
the tour, a number of sit-down meetings allowed the team to gain valuable historical information
as well as hear a variety of current contexts and listen to any concerns and key considerations.
With design underway, the team now maintains a regular bi-weekly meeting to secure regular
feedback and maintain ongoing communication with this key stake holder.
In addition, the team created a map and matrix of all surroundi ng property owners to schedule
meetings with as many owners as possible. To date, the Development Team has hosted eight
individual and small group meetings (in addition to the regular meetings with 143 Remington
Owner), and provided an update to the DDA Board of Directors on May 14, 2020. The small
group format allowed for detailed review of the site plan and a rchitecture while also gaining
valuable feedback about the project. Each meeting also created the opportunity to form
relationships and build community around a shared passion for downtown Fort Collins.
In addition to the project outreach underway, Oak 140 is the culmination of years of community
outreach efforts. The Downtown Development Authority hosted a m ulti-day charrette in 2016 to
hear from downtown stakeholders and community members about their interests, concerns, and
vision for the property at 140 E Oak Street. It became evident through that process that there
was a significant need and desire for affordable housing for people working in and around
downtown. In March 2017, the City of Fort Collins adopted the Downtown Plan. The Plan
describes a renewed vision and policy direction for the future of downtown. “Thousands of
people shared their dreams for the future of Downtown, and the renewed vision presented in
this Plan reflects a community conversation about how we want to guide the next stages of
Downtown’s success.” (Downtown Plan Executive Summary, 2017). This community
conversation resulted in several relevant policies, including additional housing and more
housing types downtown and higher density and quality building design.
The proposal by Housing Catalyst and the DDA to bring forward a mixed-use project with
ground-floor commercial space and 79 affordable apartments in a beautifully designed building
is a specific effort to implement the community’s vision.
ITEM 1, ATTACHMENT 2
Packet pg. 34
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Development Phasing Schedule
Construction is scheduled to begin Spring 2021 and be completed by Summer 2022
ITEM 1, ATTACHMENT 2
Packet pg. 35
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
July 8, 2020
City Plan - Policies and Principles
Adopted April 16, 2019
ECONOMIC HEALTH
Principle EH 1: Foster a vibrant, resilient and inclusive economy.
Policy EH 1.1 - EMPLOYMENT BASE
Support the enhancement of the community’s economic base and job creation by focusing on
retention, expansion, incubation, and recruitment efforts that bring jobs and import income or
dollars to the community, particularly businesses in the adopted Target Industry Clusters.
In providing an opportunity to find stability and connection with the community, the residents that
will live at Oak 140 will likely contribute to the Fort Collins economy as current and future
members of the work force. In particular, it is anticipated that the residents of Oak 140 will fill
employment needs in the Downtown.
Policy EH 4.1 - TARGETED EMPLOYMENT AND MIXED-USE AREAS
Create and maintain plans for targeted employment areas (Downtown, Midtown, Harmony
Corridor, I-25 interchange areas and Mulberry Corridor) to support investment, development
and redevelopment in these areas to create new places for employment to grow. Encourage
and support higher-intensity employment uses through land use p olicies and investment in
infrastructure and services, such as transit, that support these employment areas.
Oak 140 is a proposed multi-family development that will revitalize an existing site in the heart of
Old Town within a Targeted Infill and Redevelopment area where creative housing solutions are
encouraged.
ENVIRONMENTAL HEALTH
Policy ENV 4.6 - VEHICLES AND NON-ROAD ENGINES
Promote efforts to reduce fuel consumption and associated pollutant emissions from vehicles
and non-road engine sources, such as lawn and garden equipment.
ITEM 1, ATTACHMENT 3
Packet pg. 36
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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By considering the location of this proposed housing development, Oak 140, is situated in an
ideal location that will encourage the use of alternative trans portation by its residents, in
particular, the use of the MAX and bicycles.
Policy ENV 6.6 - LOW IMPACT DEVELOPMENT
Pursue and implement Low Impact Development (LID) as an effective approach to address
stormwater quality and impacts to streams by urbanization. LID is a comprehensive land
planning and engineering design approach with a goal of minimizing the impact of development
on urban watersheds through the use of various techniques aimed at mimicking
predevelopment hydrology.
The project will creatively implement LID methods on an urban site through the use of a third
level rain garden with the goal of reducing the project’s impact on the environment while
creating an educational and welcoming space.
NEIGHBORHOOD LIVABILITY AND SOCIAL HEALTH
Policy LIV 2.2 - PRIORITY LOCATIONS FOR INFILL AND REDEVELOPMENT
Ensure appropriate use of the City’s public investments in infrastructure/improvements in the
following areas to achieve the City’s strategic goals: » Downtown District; » Urban Mixed-Use
Districts; » Mixed-Employment Districts; and » Metro Districts. Make regulatory and other
incentives, within the City’s control, available only to projects that are consistent with the long-
term vision for these districts in terms of density, intensity, overall mix of uses and affordability.
Oak 140 is centrally located with the Downtown. The development of this project will fill a large
vacancy within the Old Town historic district and generally improved the streetscape and urban
feel at this highly visible corner.
Policy LIV 2.3 - TRANSIT-ORIENTED DEVELOPMENT
Require higher-density housing and mixed-use development in loc ations that are currently, or
will be, served by BRT and/or high-frequency transit in the future as infill and redevelopment
occurs. Promote a variety of housing options for all income lev els.
Policy LIV 3.6 - CONTEXT-SENSITIVE DEVELOPMENT
Ensure that all development contributes to the positive character of the surrounding area.
Building materials, architectural details, color range, building massing, and relationships to
streets and sidewalks should be tailored to the surrounding are a.
The building is being designed with architectural compatibility in mind. Building forms and
materials respect and fit into the architectural character of the area without replicating historic
facades. The project is in the process of review by the LPC which will ensure a thorough
compatibility review.
ITEM 1, ATTACHMENT 3
Packet pg. 37
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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Policy LIV 5.1 - HOUSING OPTIONS
To enhance community health and livability, encourage a variety of housing types and densities,
including mixed-used developments that are well served by public transportation and close to
employment centers, shopping, services and amenities.
Oak 140 will be a creative addition to Old Town and contribute to the diversification of the
commercial area. The residents will be well served with shopping, services and plenty of
amenities being close-by and accessible.
Policy LIV 5.2 - SUPPLY OF ATTAINABLE HOUSING
Encourage public and private sectors to maintain and develop a diverse range of housing
options, including housing that is attainable (30% or less of monthly income) to residents
earning the median income. Options could include ADUs, duplexes, townhomes, mobile homes,
manufactured housing an d other “missing middle” housing types.
Policy LIV 5.4 - LAND SUPPLY FOR AFFORDABLE HOUSING
Continue to grow and utilize the Affordable Housing Land Bank Program and other programs to
create permanently affordable housing units.
Policy LIV 5.5 - INTEGRATE AND DISTRIBUTE AFFORDABLE HOUSING
Integrate the distribution of affordable housing as part of individual neighborhoods and the
larger community
Oak 140 is a perfect example of public and private partnership between Housing Catalyst and
the DDA that creates an opportunity for additional 79 affordable housing units to be added and
reserved for a those members of the community earning between 30% and 80% AMI.
Policy ENV 8.1 - HEALTH OF THE URBAN FOREST
Practice sound arboriculture practices, including diversification of species; monitoring and
managing insect and disease impacts (e.g. emerald ash borer); and preparing for unanticipated
events such as drought, extreme weather and the long-term effects of climate change.
All existing street trees are proposed to be retained. In addition, four street trees will be included
with this project which will help to strengthen the urban forest.
Policy SC 1.2 - PUBLIC SAFETY THROUGH DESIGN
Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike
lanes, public spaces and streets through creative placemaking and environmental design
considerations, such as appropriate lighting, public art, visibility, maintained landscaping and
location of facilities.
Site lighting is carefully considered with this development to ensure that the space is safe and
secure.
ITEM 1, ATTACHMENT 3
Packet pg. 38
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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Policy LIV 9.2 - OUTDOOR WATER USE
Promote reductions in outdoor water use by selecting low-water-use plant materials, using
efficient irrigation, improving the soil before planting and exploring opportunities to use
nonpotable water for irrigation.
The landscape design on Oak 140 will consider principles of native species selection, low water-
use, and low maintenance are design into the layout. This will ensure a maintained aesthetic
quality with both summer color and also winter interest.
Policy T 7.2 - SAFE PEDESTRIAN FACILITIES
Develop safe and secure pedestrian settings by developing and m aintaining an appropriately lit
pedestrian network, enforcing snow removal on sidewalks adjacent to residential properties and
mitigating the impacts of vehicles. Connections will be clearly visible and accessible,
incorporating markings, signage, lighting and paving materials.
Safety is a concern that will be addressed with high importance at Oak 140. The impacts
between pedestrians and vehicles are greatly reduced by placing the main parking entrance off
of a private drive to the north of the building and away from the alley. Safety and visibility will
also be considered with the planting design, strategically placed lighting, and within the parking
structure.
Policy T 7.4 - PEDESTRIAN CONNECTIONS
Provide direct and visible pedestrian connections between cul-de-sacs, transit stops, schools,
activity areas, public facilities, recreational trails and other key pedestrian destinations.
At the very low-income level, m any of the residents at Oak 140 will not own automobiles. The
location of Oak 140 was specifically chosen as it will promote the use of alternative
transportation with its proximity of the MAX and nearby amenities and best serve the transit-
dependent residents.
Policy T 9.4 - HEALTHY TRANSPORTATION CHOICES
Develop travel demand programs that support and promote active transportation choices.
Policy T 7.1 - PEDESTRIAN FACILITIES
Implement ADA-accessible pedestrian facilities as detailed in t he Pedestrian Plan and Sidewalk
Prioritization Program.
It is anticipated that many of the resident will walk, bike and utilize the MAX and other forms of
alternative transportation due to the proximity to amenities, workplaces, and surrounding nearby
services.
ITEM 1, ATTACHMENT 3
Packet pg. 39
ITEM 1, ATTACHMENT 4Packet pg. 40
ITEM 1, ATTACHMENT 4Packet pg. 41
ITEM 1, ATTACHMENT 4Packet pg. 42
ITEM 1, ATTACHMENT 4Packet pg. 43
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SNM - 91 - QBBBREMINGTON STREET(100' PUBLIC ROW)MONTEZUMA FULLER ALLEYOAK STREET20'-0"110 EAST OAK LLC110 EAST OAK LLCHEWITT JAMES C/ANDREA NHEWITT JAMES C/ANDREA NHEWITT FAMILYTRUST140-2 SOUTH COLLEGEAVENUE LLCKGB HOLDINGS LLCKGB HOLDINGS LLCKAHANDY FAHIMAHEWITT JAMES C/ANDREA NWESTCOTTENTERPRISES LLCWESTCOTTENTERPRISES LLCPLANTER, TYP.PLANTERBIKE RACK,RE: SITE PLANBIKE RACK,RE: SITE PLANEXISTING TREE TO REMAINBIKE RACK, RE:SITE PLANBIKE RACK, RE: SITE PLANBIKE RACK,RE: SITE PLANBIKE RACK, RE: SITE PLANEDGE OF EXISTINGCONCRETEEXISTING SANDSTONEBOULDEREXISTING TREEEXISTING PAVINGBIKE RACK,RE: SITE PLANBIKE RACK,RE: SITE PLANRAISED CURBLANDSCAPE BOULDEREXISTING TREETO REMAINPLANTERBENCHEXISTING BIKE RACKFIRST-LEVEL PARKINGGARAGE ACCESSLANDSCAPE BOULDERLANDSCAPEBOULDERS, TYP.RAISED CURBEXISTING TREETO REMAINLANDSCAPE BEDSANDSTONEBOULDERS123EXISTING TREETO BE REMOVED4EXISTING TREETO REMAIN5CRITICAL ROOTZONES, TYP.5'-0" UTILITY EASEMENTBELOW SECOND FLOORFUTURE PEDESTRIAN INFRASTRUCTUREPLANNED.TO BE DESIGNED AND BUILT BY OTHERSTRANSFORMERGENERATORTTSTSTSSSSIRRIRRCTVCTVFOFOGGGSH YDEXISTING TELEPHONE UNTILITYEXISTING STORMWATER UTILITYEXISTING SANITARY UTILITYEXISTING IRRIGATION UTILITYEXISTING CABLE UTILITYEXISTING FIBER OPTIC UTILITYEXISTING CONTOUREXISTING LIGHT POLEEXISTING STORMWATER INLETEXISTING FIRE HYDRANTEXISTING MANHOLEEXISTING GAS UTILITYEXISTING GAS UTILITYEXISTING TREE TO REMAINORNAMENTAL TREECODEQTYBOTANICAL / COMMON NAMECONTCALSIZESRE 1 SYRINGA RETICULATA / JAPANESE LILAC TREEB & B 1.5" -SHADE TREECODEQTYBOTANICAL / COMMON NAMECONTCALSIZEGS 1 GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` / SHADEMASTER LOCUST B & B 2"QB 1 QUERCUS BUCKLEYI / BUCKLEY OAK B & B 2"STREET TREESCODEQTYBOTANICAL / COMMON NAMECONTCALSIZEGDE 2 GYMNOCLADUS DIOICA `ESPRESSO` / SEEDLESS KENTUCKY COFFEETREE B & B 2" -ORNAMENTAL GRASSCODEQTYBOTANICAL / COMMON NAMESIZEMSI 14 MISCANTHUS SINENSIS `GRACILLIMUS` / MAIDEN GRASS 5 GALPERENNIALCODEQTYBOTANICAL / COMMON NAMESIZEAMO 6 ACHILLEA X `MOONSHINE` / MOONSHINE YARROW 1 GALLSA 6 LEUCANTHEMUM X SUPERBUM `AGLAIA` / DOUBLE SHASTA DAISY 1 GALSNM 9 SALVIA NEMOROSA `MAY NIGHT` / MAY NIGHT PURPLE SALVIA 1 GAL02 LANDSCAPE MATERIALSYMBOLDESCRIPTIONWOOD MULCHROCK MULCH (70% 1-1/2" & 30% 35" - 12" COBBLESTONEABC2.5 TON SANDSTONE BOULDER (8'X2'X2')34 TON SANDSTONE BOULDER (3'X3'X2')12 TON SANDSTONE BOULDER (2'X2'X2')14 TON SANDSTONE BOULDER (3'X1'X1')#TYPE DBH CONDITIONMITIGATION VALUE NOTES REMOVAL1BIG TOOTH MAPLE 7" FAIR 1.5 NO2 HONEY LOCUST18"FAIR +3TREE SITSHIGHER THANWALKNO3 HONEY LOCUST 18"" FAIR 3TREE SITSHIGHER THANWALKNO4 GREEN ASH 14" FAIR- 1YES-CITY REQUEST5HONEY LOCUST3"FAIR 1 NOTYPECOUNTREQUIRED MITIGATION TREESTREES PRESERVED4TREES TO BE REMOVED11TOTAL51LOCATIONCOUNTMITIGATION TREES PROPOSED TO BE PLANTED ON-SITE1MITIGATION TREES PROPOSED TO BE PLANTED OFF-SITE0PAYMENT IN LIEU (ASSUMES $450 PER TREE)0TOTAL1MITIGATION TREESPROVIDEDREQUIREDCANOPY TREE11ORNAMENTAL TREE0TOTAL11TREE MITIGATION LEGENDEXISTING TREESTO SAVE IN PLACEEXISTING TREESTO BE REMOVEDTREE MITIGATION SUMMARYDRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTION DATEREVISIONSNo.DESCRIPTION DATEPlotted By: Ripley Intern2 Layout: Landscape Plan - Streetscape Printed On: 8/16/2020 2:26 PM File Name: Landscape Plan.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTLANDSCAPE PLAN -STREETSCAPEPDP SUBMITTALOAK 1408-17-2020PDF CHECK SET037-30-2020PDP ROUND 2027-8-2020PDP ROUND 101FORT COLLINS, COKTAPLR20-001NORTH010 2040SCALE: 1"=20'-0"LEGENDPLANTING SCHEDULEMATERIAL SCHEDULEBOULDER LEGEND5 OF 6NOTE: NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS ASNOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THISINCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY.THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAINTHIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION(SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ONCERTIFICATE OF OCCUPANCY.ITEM 1, ATTACHMENT 5Packet pg. 44
2.5 TON SANDSTONE BOULDER (8'X2'X2')34 TON SANDSTONE BOULDER (3'X3'X2')12 TON SANDSTONE BOULDER (2'X2'X2')14 TON SANDSTONE BOULDER (3'X1'X1')CDRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTION DATEREVISIONSNo.DESCRIPTION DATEPlotted By: Ripley Intern2 Layout: Landscape Notes & Details Printed On: 8/16/2020 2:26 PM File Name: Landscape Notes & Details.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTLANDSCAPE NOTES &DETAILSPDP SUBMITTALOAK 1408-17-2020PDF CHECK SET037-30-2020PDP ROUND 2027-8-2020PDP ROUND 101FORT COLLINS, COKTAPLR20-001NORTH005 1020SCALE: 1"=10'-0"1.PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY DEFECTS, OF NORMALHEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICANASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT.2.IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BEIRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BYTHE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURFAREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES,INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, ORWITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEMSHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL.3.TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BECONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING.4.SOIL AMENDMENTS: THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOUGHLYLOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLYINCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCINGOR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONETHOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA.5.INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURALPRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPINGFOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTEROF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABORPRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE.6.MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTSWITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING,BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BEJOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOODCONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALLLANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TOMAINTAIN A STRUCTURALLY SOUND CONDITION.7.REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED INACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS.8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES (6 FEET ALLOWEDBETWEEN TREES AND WATER SERVICE LINES WHERE SLEEVED)4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES4 FEET BETWEEN TREES AND GAS LINES9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYSPER LUC 3.2.1(D)(2)(a).10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BYTHE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWEDWITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THATTHE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTMUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.11. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLESADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY THE METRO DISTRICT. THE METRODISTRICT IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMONOPEN SPACE AREAS.12. LANDSCAPING WITHIN RIGHT OF WAYS, NON-ARTERIAL STREET MEDIANS AND TRAFFIC CIRCLES ADJACENT TORESIDENTIAL LOTS ARE REQUIRED TO BE MAINTAINED BY THE METRO DISTRICT, AND THE METRO DISTRICT ISRESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS. SUNIGA AND TIMBERLINE MEDIANS TO BEMAINTAINED BY THE CITY OF FORT COLLINS AFTER THE WARRANTY PERIOD HAS ENDED. ALL OTHER STREET MEDIANSSHOWN ON THE PLANS A TO BE MAINTAINED BY THE METRO DISTRICT.13. THE DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN IS COORDINATED WITH ALL OTHER FINAL PLANELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOTCONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN.14. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITECONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITHTHE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES ANDQUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTENAPPROVAL BY THE CITY PRIOR TO INSTALLATION.15. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.16. IRRIGATED SOD SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS HYBRID VORTEX OR APPROVED EQUAL.17. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" ROLLED TOP STEEL SET LEVEL WITH TOP OF SOD ORAPPROVED EQUAL.GENERAL LANDSCAPE NOTESSTREET TREE NOTES1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS ASNOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY.THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITYPROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED.FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODESUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING ORRELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.2. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THECOMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWNON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFOREFINAL APPROVAL OF EACH PHASE.3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCEWITH ALL CITY CODES AND POLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BEPERFORMED BY A CITY OF FORT COLLINS LICENSED ARBORS WHERE REQUIRED BYCODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING AQUALIFIED LANDSCAPE CONTRACTOR.4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTILFINAL MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINSFORESTRY DIVISION. ALL STREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH ANAPPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE.5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BEADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEENTREES, STREET SIGNS AND STREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLEOF THE LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BE INSTALLEDUNLESS A REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDS.A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS ASNOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THISINCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY.THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAINTHIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION(SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ONCERTIFICATE OF OCCUPANCY.TREE PROTECTION NOTESTREE DIAMETER AT BREAST HEIGHT(INCHES)AUGER DISTANCE FROM FACE OFTREE (FEET)0-213-425-9 510-14 1015-1912OVER 19151. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURALAREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FORREMOVAL.2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILLOVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED ANDAPPROVED THE DISTURBANCE.3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRYSTANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDSA CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALLPROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OFFOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROMTHE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NOSTORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREEPROTECTION ZONE.5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THECLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIALSUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIALHARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUPOF TREES.6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANYPROTECTED TREE.7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROMCONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTSMAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREEAS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METALT-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROMSTAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTUREREQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORINGUNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OFTWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THETREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBEDIN THE CHART BELOW:9. NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE ANESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. IF ACTIVENESTS ARE FOUND, THE CITY ENVIRONMENTAL PLANNER WILL DETERMINE WHETHERADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.BOULDER LEGENDPREVAILING WIND
NOTES:SET S0 THAT TOP OF ROOT 1-2"HIGHER THAN FINISHED GRADEMARK NORTH SIDE OF TREE INNURSERY AND ROTATE TREE TOFACE NORTH AT THE SITEWHENEVER POSSIBLE2 STRAND 12 GAUGE GAL. WIRE(TWIST TO TIGHTEN) &GROMMETED NYLON STRAPSTHREE (3) TWO INCH LODGE POLE STAKESDRIVEN (MIN. 24") FIRMLY INTO UNDISTURBEDSOIL OUTSIDE OF PLANTING HOLE BEFOREBACKFILLING STAKE ABOVE FIRST BRANCHESOR AS NECESSARY FOR FIRM SUPPORTREMOVE ALL WIRE, TWINE BURLAP, MESHAND CONTAINERS FROM ENTIRE ROOTBALL AND TRUNKPLAN VIEW - THREE STAKES3 X BALL DIA.TREE PLANTING DETAIL - WOOD POSTSSCALE: NTSSCARIFY SIDES OF HOLE LEAVING1:1 SLOPEROUND TOPPED SOIL BERM 4"HIGH X 8" WIDE ABOVE ROOTBALL SURFACE SHALL BECONSTRUCTED AROUND THEROOT BALL. BERM SHALL BEGINAT ROOT BALL PERIPHERY. (OMITIN TURF AREAS)BACKFILL WITH BLEND OF EXISTING SOILAND A MAXIMUM 20% (BY VOL.) ORGANICMATERIAL PLACE FIRMLY BUT DON'T TAMPOR COMPACT AROUND ROOT BALL. WATERWATER THOROUGHLY TO SETTLE ANDREMOVE AIR POCKETS. PRIOR TOMULCHING, LIGHTLY TAMP SOIL AROUNDTHE ROOT BALL IN 6" LIFTS TO BRACETREE. DO NOT OVER COMPACT. WHEN THEPLANTING HOLE HAS BEEN BACKFILLED,POUR WATER AROUND THE ROOT BALL TOSETTLE THE SOIL.4" DEEP MULCH RING PLACED A MINIMUMOF 6' IN DIAMETER. 1" MULCH OVER ROOTBALL. DO NOT PLACE MULCH IN CONTACTWITH TREE TRUNKBOTTOM OF ROOT BALL RESTS ONEXISTING OR RECOMPACTED SOILL-PL2-PLA-021STAKING NOTES:STAKE TREES PER FOLLOWING SCHEDULE, THEN REMOVE ATEND OF FIRST GROWING SEASON AS FOLLOWS: 1 1/2" CALIPER SIZE - MIN. 1 STAKE ON SIDE OF PREVAILINGWIND. (GENERALLY N.W. SIDE) 1 1/2" - 3" CALIPER SIZE - MIN. 2 STAKES - ONE ON N.W. SIDE,ONE ON S.W. SIDE 3" CALIPER SIZE AND LARGER - 3 STAKES PER DIAGRAMWIRE OR CABLE SHALL BE MIN. 12 GAUGE, TIGHTEN ONLYENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNKMOVEMENT. NYLON STRAPS SHALL BE LONG ENOUGH TOACCOMMODATE 1 1/2" OF GROWTH AND BUFFER ALL BRANCHESFROM WIREGUYING PLANPLANT SO THAT TOP OF ROOT BALLIS 2" HIGHER THAN FINISHED GRADEGROMMETED NYLON STRAPSGALVANIZED WIRE TWIST TO TIGHTENTHREE (3) TWO INCH LODGE POLE STAKESDRIVEN (MIN. 24") FIRMLY INTO UNDISTURBEDSOIL OUTSIDE ROOTBALL.SCARIFY SIDES OF PLANTING HOLELEAVING 1:1 SLOPEPRUNING NOTES:DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNEONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS ANDBROKEN BRANCHES. SOME INTERIOR TWIGS ANDLATERAL BRANCHES MAY BE PRUNED. HOWEVER, DONOT REMOVE THE TERMINAL BUDS OF BRANCHES THATEXTEND TO THE EDGE OF THE CROWN3 X BALL DIA.PREVAILING WIND4" DEEP MULCH RING PLACED A MINIMUMOF 6' IN DIAMETER. DO NOT PLACEMULCH IN CONTACT WITH TREE TRUNKCONIFER TREE PLANTING DETAIL - WOOD POSTSSCALE: NTSBACKFILL WITH BLEND OFEXISTING SOIL AND A MAXIMUM20% (BY VOL.) ORGANIC MATERIALTAMP SOIL AROUND ROOT BALLW/ FOOT PRESSURE SO THAT ITDOESN'T SHIFT. WATERTHOROUGHLY TO SETTLE ANDREMOVE AIR POCKETS. PRIOR TOMULCHING, LIGHTLY TAMP SOILAROUND THE ROOT BALL IN 6"LIFTS TO BRACE TREE. DO NOTOVER COMPACT. WHEN THEPLANTING HOLE HAS BEENBACKFILLED, POUR WATERAROUND THE ROOT BALL TOSETTLE THE SOIL.ROUND-TOPPED SOIL BERM 4" HIGH X 8"WIDE ABOVE ROOT BALL SURFACESHALL BE CONSTRUCTED AROUND THEROOT BALL. BERM SHALL BEGIN ATROOT BALL PERIPHERY. (OMIT IN TURFAREAS)REMOVE ALL WIRE, TWINE BURLAP,MESH AND CONTAINERS FROMENTIRE ROOT BALL AND TRUNKL-PL2-PLA-162PRUNING NOTES:DO NOT HEAVILY PRUNE SHRUB AT PLANTING.PRUNE ONLY DEAD OR BROKEN BRANCHES. IFFORM IS COMPROMISED BY PRUNING,REPLACE SHRUBPLACEMENT NOTES:•SET SHRUB PLUMB. SPACE PLANTS, ANDPLACE FOR BEST EFFECT•SET TOP OF ROOTBALL 1-2" HIGHER THANADJACENT GRADESCARIFY SIDES AND USE 1:1 SLOPE3" DEEP MULCH RING 3' IN DIA. PLACE ONGEOTEXTILE WEED BARRIER. 1" OF MULCH ONTOP OF ROOT BALLREMOVE CONTAINER (INCLUDING FIBERCONTAINERS), BASKETS, WIRE, ETC. FROM THEROOT BALL. BREAK UP ENCIRCLING ROOTSWITH SHARP KNIFE OR SPADE. SPLIT BOTTOMOF ROOT BALL. PLACE ON UNDISTURBED SOILTO PREVENT SETTLEMENT. PRIOR TOMULCHING, LIGHTLY TAMP SOIL AROUND THEROOT BALL IN 6" LIFTS TO BRACE SHRUB. DONOT OVER COMPACT. WHEN THE PLANTINGHOLE HAS BEEN BACKFILLED, POUR WATERAROUND THE ROOT BALL TO SETTLE THE SOIL.BACKFILL WITH BLEND OF EXISTING SOILAND A MAX. 20% (BY VOL.) ORGANICMATERIAL. WATER THOROUGHLY TOSETTLE AND REMOVE AIR POCKETS2 X BALL DIA.4" HIGH WATER SAUCERSHRUB PLANTING DETAILSCALE: NTS3L-PL2-PLA-146 OF 6ITEM 1, ATTACHMENT 5Packet pg. 45
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+6&$/(
25,*,1$/6,=(;,668('1R'(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21 '$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU3(563(&7,9(9,(:6$SSURYHU2$.6(&251(53(563(&7,9( 1,*+7 ITEM 1, ATTACHMENT 6Packet pg. 46
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU3(563(&7,9(9,(:6$SSURYHU2$.6(&251(53(563(&7,9(ITEM 1, ATTACHMENT 6Packet pg. 47
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU3(563(&7,9(9,(:6$SSURYHU2$.6:&251(53(563(&7,9(ITEM 1, ATTACHMENT 6Packet pg. 48
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU3(563(&7,9(9,(:6$SSURYHU2$.1:&251(53(563(&7,9(ITEM 1, ATTACHMENT 6Packet pg. 49
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU3(563(&7,9(9,(:6$SSURYHU2$.1(&251(53(563(&7,9(ITEM 1, ATTACHMENT 6Packet pg. 50
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU3(563(&7,9(9,(:6$SSURYHU2$.5(6,'(17,$/(175<ITEM 1, ATTACHMENT 6Packet pg. 51
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU0$66,1*9,(:6$SSURYHU2$.0$66,1* 2$./22.,1*:(67ITEM 1, ATTACHMENT 6Packet pg. 52
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU0$66,1*9,(:6$SSURYHU2$.0$66,1* 5(0,1*721/22.,1*1257+ITEM 1, ATTACHMENT 6Packet pg. 53
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU0$66,1*9,(:6$SSURYHU2$.0$66,1* 5(0,1*721/22.,1*6287+ITEM 1, ATTACHMENT 6Packet pg. 54
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU0$66,1*9,(:6$SSURYHU2$.0$66,1* &2//(*( 2$.ITEM 1, ATTACHMENT 6Packet pg. 55
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU0$66,1*9,(:6$SSURYHU2$.0$66,1* &2//(*( 2$. :,17(5 ITEM 1, ATTACHMENT 6Packet pg. 56
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU0$66,1*9,(:6$SSURYHU2$.0$66,1* &2//(*(:(676,'(/22.,1*($67ITEM 1, ATTACHMENT 6Packet pg. 57
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU0$66,1*9,(:6$SSURYHU2$.0$66,1* 2/'72:1648$5(/22.,1*6287+ITEM 1, ATTACHMENT 6Packet pg. 58
ITEM 1, ATTACHMENT 6Packet pg. 59
ITEM 1, ATTACHMENT 6Packet pg. 60
7**9:9:9=)9:9------&9$8/7(/(&(/(&9$8/77(/(9$8/7(/(&9$8/7(/(&+(/(&+(/(&9$8/7(/(&+(/(&%5.5(/(&%5.59$8/7&$%/(&9$8/7&$%/(&$&:::: &$56 &203$&7 *(1(5$725;)5&200(5&,$/5(6/2%%<(/(&7(/(&2075$6+50&200(5&,$/%,.(3.*),5( (1&/26('67$1'3,3(671'3,3((9)'&(95($'<3$5.,1*67$//5$0372/9
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6+23)5217
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6+23)5217
6+23)5217
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6+23)5217
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
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU/(9(/)/2253/$1$SSURYHU2$.
/(9(/)/2253/$11ITEM 1, ATTACHMENT 6Packet pg. 61
&$56 &203$&7 7(1$176725$*(
7<3
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671'3,3(67$1'3,3((9(9(9(9(9(9
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3/$1/(*(1'9(+,&/($&&(663('(675,$1$&&(663$5.,1*67$//'(6,*1$7,21$&&(66,%/(5287($&&(66,%/(5287( ,17(5,25 9(+,&/(',5(&7,21$/$552:(95($'<3$5.,1*67$//(9(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU/(9(/)/2253/$1$SSURYHU2$.
/(9(/)/2253/$11ITEM 1, ATTACHMENT 6Packet pg. 62
:::::::::::::::::::::::::::::::::::::::::81,781,781,781,781,781,781,781,781,781,781,781,781,781,7(/(&/,'3/$17(567$1'3,3(+26(&211(&7,216671'3,3(671'3,3(7(55$&(),71(66555581,781,7 81,781,781,781,781,77<3($5(6,'(17$0(1,7<75'2:163287)520522),172/,'3/$17(5'2:163287)520522),172/,'3/$17(5
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25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU/(9(/)/2253/$1$SSURYHU2$.
/(9(/)/2253/$11ITEM 1, ATTACHMENT 6Packet pg. 63
)')':::::::::::::::::::::::::::::::::::::::::::::::::::81,781,781,781,781,767$,581,781,781,781,781,781,7 81,781,781,781,781,781,77<3($81,77<3($(/(967$,581,781,781,781,781,77<3($81,781,781,7(/(&7581,7671'3,3(671'3,3(
$3$57,$/67(3%$&.,63529,'('$7/(9(/ +2:(9(57+()8//67(3%$&.2)
0,1,0802&&85621/(9(/6 21/<$3$57,$/67(3%$&.,63529,'('$7/(9(/ +2:(9(57+()8//67(3%$&.2)
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
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU/(9(/)/2253/$1$SSURYHU2$.
/(9(/1ITEM 1, ATTACHMENT 6Packet pg. 64
:::::::::::::::::::::::::::::::::::::::::::::81,781,781,781,781,767$,581,781,781,781,781,781,7 81,781,781,781,781,781,781,7(/(967$,581,781,781,781,781,781,781,781,7(/(&75
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25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU/(9(/)/2253/$1$SSURYHU2$.
/(9(/1ITEM 1, ATTACHMENT 6Packet pg. 65
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU6+$'2:678',(6-81($SSURYHU2$.
-81( $0
-81( 30
-81( 30
-81( 30 6816(7$7 30 ITEM 1, ATTACHMENT 6Packet pg. 66
(17,7/(0(17'5$:,1*6127)25&216758&7,21352-(&71R '5$:1 5(9,(:(' /$1'6&$3($5&+,7(&75,3/(<'(6,*1,1&.DW\7KRPSVRQ &DQ\RQ$YH6XLWH)RUW&ROOLQV&2S I 2:1(5'2:172:1'(9(/230(17$87+25,7<0DWW5REHQDOW([HFXWLYH'LUHFWRU 2OG7RZQ6TXDUH6XLWH)RUW&ROOLQV&2S '(9(/23(5+286,1*&$7$/<67.ULVWLQ)ULW]&KLHI5HDO(VWDWH2IILFHU:0RXQWDLQ$YH)RUW&ROOLQV&2S (1*,1((5-9$,1&&2168/7,1*(1*,1((56(ULN1DNRV/LQGHQ6WUHHW6XLWH)RUW&ROOLQV&2S 6($/ 1257+ 6&$/(
25,*,1$/6,=(;,668('1R '(6&5,37,21'$7(5(9,6,2161R '(6&5,37,21'$7(352-(&7'(9(/230(173/$1)257&2//,16&235(3$5('%< $5&+,7(&76+23:25.6$5&+,7(&785(&KDG+ROW]LQJHU:WK$YHQXH'HQYHU&2S 6,7(3/$1$XWKRU6+$'2:678',(66(37(0%(5$SSURYHU2$.
6(37(0%(5 $0
6(37(0%(5 30
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1$,/,1*),1:,1'2:#0(7$/3$1(/::22')5$0,1*(;$03/(2)37$&81,7621$6(3$5$7(352-(&7ITEM 1, ATTACHMENT 6Packet pg. 69
ITEM 1, ATTACHMENT 7Packet pg. 70
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC.|419 Canyon Avenue, Suite 200 |Fort Collins, CO 80521
July 8, 2020
Modification Request
Oak 140 – Project Development Plan
4.16 (B)(1) Street Frontage and Building Placement Requirements
Figure 18.2 establishes that the minimum alley setback is 5 feet.
Reason for Request
The ground floor footprint of the proposed building respects all required building setbacks from
both Oak and Remington streets as well as Montezuma Fuller Alley. On the west elevation of
the building, along Montezuma Fuller Alley, it became infeasible to provide the 5-foot setback at
the second-floor parking level, approximately 11’-6” above the finished grade.
Early in the design process, underground parking was proposed, however, it was shown to be
inefficient and cost prohibitive. The design solution that enables the project to meet parking
requirements cost effectively and efficiently is to allocate the second floor as a parking garage
for the project. The layout of the parking structure with its precise requirements for parking bay
dimensions requires that the building façade on the west second through fifth floors encroach
into the 5-foot setback.
Justification
The Land Use Code states that the decision-maker may grant a modification of standards if the
decision-maker finds that the granting of the modification would not be detrimental to the public
good and that it meets one of four justification criteria.
We believe that the project as proposed meets Criterion (2) below:
The granting of a modification from the strict application of any standard would, without
impairing the intent and purpose of this Land Use Code, substantially alleviate an existing,
defined and described problem of city-wide concern or would result in a substantial benefit to
the city by reason of the fact that the proposed project would substantially address an important
community need specifically and expressly defined and described in the city's Comprehensive
Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict
application of such a standard would render the project practically infeasible.
ITEM 1, ATTACHMENT 8
Packet pg. 71
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC.|419 Canyon Avenue, Suite 200 |Fort Collins, CO 80521
The proposed project is an affordable housing community that will result in a substantial benefit
to the City. It is designed to address the critical need for affordable rental housing in the
community. The need for affordable housing is defined in City Plan and the Affordable Housing
Strategic Plan. The 2015 adopted Affordable Housing Strategic Plan sets the goal to have 6% of
Fort Collins housing stock be comprised of affordable housing (defined as housing for residents
earning 80% AMI or less), increasing to 10% beyond 2020. Currently, the City is hundreds of
units short of meeting this goal. One of the top identified pillars is to increase the inventory of
affordable rental units. The opportunity to provide affordable housing for 79 households is a
significant step towards addressing this important community need and provides a substantial
benefit to these individuals and the community as a whole.
As the developer of the affordable housing component, Housing Catalyst will be utilizing 4%
Federal and State Low Income Housing Tax Credits (LIHTC) to develop the project. The LIHTC
equity is the most critical component of the project financing. The LIHTC program has specific
requirements and associated costs. There is a general economy of scale that is necessary to
make LIHTC projects feasible. The most recent reports tell us that the average size of a 4%
LIHTC project in Colorado is 114 units. In general, projects that are closer to 100 units are more
viable, stable, and cost effective when utilizing the 4% LIHTC program.
When approaching the programming for Oak 140, the team wanted to maximize the density and
efficiency of the project while also balancing the size, height, parking needs, and cost of the
building. It is not feasible to achieve the necessary number of units in a building less than five
stories in height.
The only way to avoid encroaching into the alley setback at the second level would be to move
the parking from the second-floor podium to an underground format or reduce the number of
parking by approximately 12 stalls. The underground parking option was problematic because of
the risk of water infiltration, increased duration of construction activity and costs associated with
mitigating water underground, and constructing the parking underground. Since the design of
the parking garage utilizes the minimum dimensions allowed for parking stalls and drive aisles,
the other option would require the loss of an entire row of parking, or 12 stalls. This would
reduce the off-street parking provided below that which is required and would add undue burden
to the limited on-street parking areas beyond the 140 E Oak property.
The setback at the ground level along the alley varies from 5 feet to 9.5 feet and is enhanced in
a variety of ways. Glass storefront windows wrap the corner of Oak Street and the start of
Montezuma Fuller Alley, creating an upscale inviting entrance to the alley. A west side building
entrance, planters, bicycle parking, pedestrian lighting and colorful murals expand the eclectic
feel of the existing alley, making it a comfortable and interesting space. The fact that the second
story comes out over the setback area adds the advantage of weather protection.
ITEM 1, ATTACHMENT 8
Packet pg. 72
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
The proposed 5-story building with the 5-foot encroachment into the alley setback at the second
through fifth floors, is the plan that best meets the goals of the project – to deliver the greatest
amount of affordable housing that is feasible, while embracing high quality design that
recognizes and is sensitive to the surrounding community.
ITEM 1, ATTACHMENT 8
Packet pg. 73
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC.|419 Canyon Avenue, Suite 200 |Fort Collins, CO 80521
July 8, 2020
Modification Request
Oak 140 - Project Development Plan
4.16(C)(1) Building Height Limits
Figure 18.7 establishes that the maximum building height for buildings in the Historic Core Area
of the Downtown District shall be 4 stories or 56 feet.
Reason for Request
Housing Catalyst and the DDA are committed to helping achieve the City of Fort Collins goals
for affordable housing. In order to build 79 affordable housing units with ground floor commercial
space and adequate parking on the site at 140 E Oak St, a modification for building height is
being requested.
The proposed site and building design strive to balance Fort Collins’ Land Use Code
requirements with the overall goals of the City Plan, particularly in the aspect of providing
affordable housing and density. The original building proposal at Conceptual Review proposed 6
stories. Fortunately, the DDA and Housing Catalyst were able to negotiate the purchase of the
adjacent building on the north. The acquisition of the additional property allowed the project to
become more efficient and be reduced to 5 stories instead of 6 while still meeting project goals
and objectives. The height of the building measured to the top of the roof is 57’-9”, just 1’-9”
above the 56-foot height limit in the Historic Core Area.
Justification
The Land Use Code Section 2.8.2(H) states that the decision-maker may grant a modification of
standards if the decision-maker finds that the granting of the modification would not be
detrimental to the public good and that it meets one of four justification criteria.
We believe that the project as proposed meets Criterion (2) and (4), which are further explained
below.
ITEM 1, ATTACHMENT 9
Packet pg. 74
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
(2) The granting of a modification from the strict application of any standard would, without
impairing the intent and purpose of this Land Use Code, substantially alleviate an existing,
defined and described problem of city-wide concern or would result in a substantial benefit to
the city by reason of the fact that the proposed project would substantially address an important
community need specifically and expressly defined and described in the city's Comprehensive
Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict
application of such a standard would render the project practically infeasible.
The proposed project is an affordable housing community that will result in a substantial benefit
to the City. It is designed to address the critical need for affordable rental housing in the
community. The need for affordable housing is defined in City Plan and the Affordable Housing
Strategic Plan. The 2015 adopted Affordable Housing Strategic Plan sets the goal to have 6% of
Fort Collins housing stock be comprised of affordable housing (defined as housing for residents
earning 80% AMI or less), increasing to 10% beyond 2020. Currently, the City is hundreds of
units short of meeting this goal. One of the top identified pillars is to increase the inventory of
affordable rental units. The opportunity to provide affordable housing for 79 households is a
significant step towards addressing this important community need and provides a substantial
benefit to these individuals and the community as a whole.
As the developer of the affordable housing component, Housing Catalyst will be utilizing 4%
Federal and State Low Income Housing Tax Credits (LIHTC) to develop the project. The LIHTC
equity is the most critical component of the project financing. The LIHTC program has specific
requirements and associated costs. There is a general economy of scale that is necessary to
make LIHTC projects feasible. The most recent reports tell us that the average size of a 4%
LIHTC project in Colorado is 114 units. In general, projects that are closer to 100 units are more
viable, stable, and cost effective when utilizing the 4% LIHTC program.
When approaching the programming for Oak 140, the team wanted to maximize the density and
efficiency of the project while also balancing the size, height, parking needs, activation of the
ground floor, and cost of the building. It is not feasible to achieve the necessary number of units
in a building less than five stories in height.
The only way to have fewer stories would be to move the parking from the second-floor podium
to an underground format or reduce the number of units from 79 to 53 by eliminating the 5th
floor. The underground parking option was problematic because of the risk of water infiltration,
increased duration of construction activity and costs associated with constructing the parking
and mitigating water underground. The other option to eliminate the 5th floor does not yield
enough units to make the project viable.
The proposed 5-story building is the plan that best meets the goals of the project - to deliver the
greatest amount of affordable housing that is feasible, while embracing high quality design that
recognizes and is sensitive to the surrounding community.
ITEM 1, ATTACHMENT 9
Packet pg. 75
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
(4) The plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by this Division to be modified except in a nominal, inconsequential way when
considered from the perspective of the entire development plan, and will continue to advance
the purposes of the Land Use Code as contained in Section 1.2.2.
The proposed building will have a maximum height of 57’-9”, as measured from the average of
the finished ground level at the center of all walls to the highest point of the roof surface per
LUC Section 3.8.17(A). This additional 1’-9” results in an overall height increase of just 3%
beyond the code requirements, but affords the opportunity to provide the community with an
additional 26 affordable housing units than if the 5th story was removed.
Taking into consideration the historic significance of Downtown Fort Collins and the need for
integrative design, Shopworks Architecture has carefully shaped the exterior facade of Oak 140
to blend seamlessly into its surroundings. The use of stepbacks on both Oak St. and Remington
St. help facilitate a smooth transition between Oak 140 and surrounding buildings. Additionally,
the choice of exterior materials help ground the building. Brick, an esthetically heavy material, is
used at the lower levels, while the lighter metal panels are used for the upper stories. This helps
to diminish the perceived height of the building, while at the same time creating space for both
historic and modern architectural expression.
The project as a whole will certainly advance the purpose statement of the Land Use Code as
outlined in Section 1.2.2. In particular, the project as proposed will directly contribute to the
following Criterion listed in Section 1.2.2:
(A) ensuring that all growth and development which occurs is consistent with this Code, City
Plan and its adopted components, including, but not limited to, the Structure Plan,
Principles and Policies and associated sub-area plans.
• The proposed use for the multi-family building will be consistent with the City
Plan goals to provide affordable housing.
(F) encouraging patterns of land use which decrease trip length of automobile travel and
encourage trip consolidation.
• The anticipated residents of the multi-family building will be those within our
community who work in Old Town, thus reducing the need for the use of
automobiles.
(L) encouraging the development of vacant properties within established areas.
ITEM 1, ATTACHMENT 9
Packet pg. 76
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
• The property located at 140 E Oak St has been vacant since the Elks Lodge
building was demolished in 2012. The project as proposed offers an efficient use
of space for one of the few remaining vacant lots in Old Town.
(O) encouraging a wide variety of housing opportunities at various densities that are well-
served by public transportation for people of all ages and abilities.
• The Downtown District is currently underserved from an affordable housing
standpoint, and this project will go a long way to provide housing in this area to a
wider demographic.
ITEM 1, ATTACHMENT 9
Packet pg. 77
Boulder ● Fort Collins ● Winter ParkGlenwood Springs ● DenverCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerOAK 140LOT 23, 24, 25, 26 AND 29 AND THE WESTERLY 33 FEET OF LOT 30, ALL IN BLOCK 121 OFTHE CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO, ANDTHE WESTERLY 80 FEET OF LOTS 27 AND 28, BLOCK 121 OFTHE CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO.UTILITY PLANS FORDRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002C0.0COVER SHEETITEM 1, ATTACHMENT 10Packet pg. 78
Know what'sRDRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002C0.1LEGEND, NOTES, ANDABBREVIATIONSCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 79
DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002C0.2CITY OF FORTCOLLINS NOTESCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 80
DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002C0.3COFC EROSIONCONTROL NOTESCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 81
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ST12" PVC257.2 LF 12" PVC @ 1.41%ELECELECTVAULTTELECTELECELECELECEELECBRKRELECBRKRECSVAULTELECCSWDCSELECG0.3'2.4'11.3'25.2'ECTV
GGGEEEW W W W W WWWWWEEEE
EWWWWWIRR IRR IRR IRR IRR IRR
FOFOFOFOFOFOFO FO FO FO FO FO
GGGG G G G G G G G G
EEEEET T
GEGGT TEEGTTCTVTTT TEEE E
EEEEEEEE E E E E E E E E E
E TTTTTE E E E E E
EEEBASIS OF BEARINGSSTSTSTSTSTSTSTST1.7'0.3'1.7'0.8'0.8'1.7'0.8'0.8'1.7'0.8'0.8'1.4'0.7'0.7'1.4'0.9'0.9'1.7'0.9'0.9'1.7'0.9'0.9'1.7'0.3'0.3'1.7'1.7'0.3'FND NAIL & BRASSTAG, LS 38348FND HOLEFOR N&SFND NAIL & BRASSTAG, LS 14823FND #4 REBARW/OPC, ILLEGIBLECP "CHASE"CHISELED "X"IN CONCRETECP "TBW"CHISELED "X"IN CONCRETECP "ELECBOX"CHISELED "X"IN CONCRETE6' WIDE ELECTRICALEASEMENT(BOOK 1895, PAGE 353)6' WIDE ELECTRICALEASEMENT(BOOK 1895, PAGE 353)20' ACCESS EASEMENT(REC. NO. 97005964)35' ACCESS EASEMENT(REC. NO. 97001702)84" RCP15" RCP355.9 LF 84" RCP @ 0.97%36" RCP107.5 LF 12" RCP @ 0.25%36" RCPASPHALT110 EAST OAK LLC110 EAST OAK LLCHEWITT JAMES C/ANDREA NHEWITT JAMES C/ANDREA NHEWITT FAMILY TRUST140-2 SOUTH COLLEGEAVENUE LLCKGB HOLDINGS LLCKAHANDY FAHIMAKGB HOLDINGS LLCHEWITT JAMES C/ANDREA NWESTCOTTENTERPRISES LLCREMINGTON LLPCP "DRIVE"CHISELED "X"IN CONCRETEFND NAIL & SHINERN00°19'03"E 200.05'S89°42'21"E 33.00'S89°42'21"E 107.00'N89°41'52"W 60.00'S00°19'03"W 50.00'S89°42'27"E 60.00'N89°42'21"W 140.00'S00°19'03"W 25.02'60.1'50.1'60.1'50.2'20.3'0.2'16.5'14.1'8.0'14.1'23.5'4.7'51.0'4.6'22.0'S00°19'03"W 25.03'BUILDING FACEON OR NEAR PL49.9'FND HOLEFOR N&SS00°19'03"W 100.03'179.8 LF 18" RCP @ 1.52%WESTCOTTENTERPRISES LLC4.5'10.0'10.0'10.0'10.8'10.0'10.0'10.0'4.5'FF=4982.49FF=4984.75FF=4984.24FF=4983.25FF=4984.64FF=4982.16FF=4982.13FF=4982.54FF=4981.43FF=4982.532 HOUR PARKING2 HOUR PARKINGALLEYPED XINGBIKE RACKSTOPHC PARKING2 HR PARKING2 HR PARKING2 HR PARKING30 MIN. PARKINGPARKINGGARAGE2 HOUR PARKING8" WIDEBLOCK WALL8" WIDECONCRETEWALL1.0' WIDECONCRETE WALL1.0' WIDECONCRETE WALL1.0' WIDECONCRETE WALL4" WIDECONCRETE WALL4'Ø CONCRETEPLANTERS ONBASESTONEBENCH6" WIDECONCRETE6" WIDECONCRETE6" WIDE CONCRETESTORM MHRIM=4982.97INV IN=4973.71 (SW)INV IN=4964.71 (W)INV OUT=4964.62 (E)STORM INLETGRATE=4981.61FL=4977.51 (S)STORM MHRIM=4983.43INV=4979.25 (N, SW)STORM INLETGRATE=4982.87INV=4979.22 (NE, S)11.1 LF 18" RCP @ 0.27%SAN MHRIM=4983.62INV=4975.77 (N, S)SAN MHRIM=4981.82INV OUT=4979.39 (S)STORM MHRIM=4982.35INV=4979.43 (N, S)STORM MHRIM=4979.70(NW, E, S)194.4 LF 18"RCP @ 0.09%STORM MHRIM=4981.17INV OUT=4977.02 (N)LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 30- BLOCK 121 -REMINGTON STREET(100' PUBLIC R.O.W.)C0.4DEMOLITION PLANDRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 82
HYDWWWGGGGELECVAULTCABLEGGACVAULTELECELECCTVAULTCABLEVAULTTELEVAULTELECVAULTELECEELECEELECDDVAULTELECCTVAULTELECCSFOFOEEEIRR IRRIRR
T
T T T
TGGGGFO
EEEETTTTCTV CTV CTV CTV
CTVCTVCTVCTVCTVCTVCTVCTVCTVCTVTTTTTTTT T
T
T T
TT T T T T
TGGGGGGGG GGGGGIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRFO FO FO FO FO FO FO
20' ALLEYEAST OAK STREET(100' PUBLIC R.O.W.)SS SS SS SS SS SS SS SS SS SS SS SS SS SS
STSTSTSTSTSTSTSTSTSTSTSTSTSTST ST ST ST ST ST ST ST ST ST ST ST ST STD STST
ST12" PVC257.2 LF 12" PVC @ 1.41%ELECELECTVAULTTELECTELECELECELECEELECBRKRELECBRKRECSVAULTELECCSWDCSELECGECTV
GGGEEEW W W W W WWWWWEEEE
EWWWWWIRR IRR IRR IRR IRR IRR
FOFOFOFOFOFOFO FO FO FO FO FO
GGGG G G G G G G G G
EEEEET T
GEGGT TEEGTTCTVTTT TEEE E
EEEEEEEE E E E E E E E E E
E TTTTTE E E E E E
EEEBASIS OF BEARINGSSTSTSTSTSTSTSTST1.7'0.3'1.7'0.8'0.8'1.7'0.8'0.8'1.7'0.8'0.8'1.4'0.7'0.7'1.4'0.9'0.9'1.7'0.9'0.9'1.7'0.9'0.9'1.7'0.3'0.3'1.7'1.7'0.3'84" RCP15" RCP355.9 LF 84" RCP @ 0.97%36" RCP107.5 LF 12" RCP @ 0.25%36" RCP110 EAST OAK LLC110 EAST OAK LLCHEWITT JAMES C/ANDREA NHEWITT JAMES C/ANDREA NHEWITT FAMILY TRUST140-2 SOUTH COLLEGEAVENUE LLCKGB HOLDINGS LLCKAHANDY FAHIMAKGB HOLDINGS LLCHEWITT JAMES C/ANDREA NWESTCOTTENTERPRISES LLCREMINGTON LLPN00°19'03"E 200.05'S89°42'21"E 33.00'S89°42'21"E 107.00'N89°41'52"W 60.00'S00°19'03"W 50.00'S89°42'27"E 60.00'N89°42'21"W 140.00'S00°19'03"W 25.02'60.1'50.1'60.1'50.2'20.3'0.2'16.5'14.1'8.0'14.1'23.5'4.7'51.0'4.6'22.0'S00°19'03"W 25.03'49.9'S00°19'03"W 100.03'179.8 LF 18" RCP @ 1.52%WESTCOTTENTERPRISES LLC4.5'10.0'10.0'10.0'10.8'10.0'10.0'10.0'4.5'4" WIDECONCRETE WALL4'Ø CONCRETEPLANTERS ONBASESTONEBENCH6" WIDECONCRETE6" WIDECONCRETE6" WIDE CONCRETESTORM MHRIM=4982.97INV IN=4973.71 (SW)INV IN=4964.71 (W)INV OUT=4964.62 (E)STORM INLETGRATE=4981.61FL=4977.51 (S)STORM MHRIM=4983.43INV=4979.25 (N, SW)STORM INLETGRATE=4982.87INV=4979.22 (NE, S)11.1 LF 18" RCP @ 0.27%SAN MHRIM=4983.62INV=4975.77 (N, S)SAN MHRIM=4981.82INV OUT=4979.39 (S)STORM MHRIM=4982.35INV=4979.43 (N, S)STORM MHRIM=4979.70(NW, E, S)194.4 LF 18"RCP @ 0.09%STORM MHRIM=4981.17INV OUT=4977.02 (N)LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 30- BLOCK 121 -REMINGTON STREET(100' PUBLIC R.O.W.)DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002CE1.0EROSION CONTROLPLANCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 83
DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002CE1.1EROSION CONTROLDETAILSCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 84
DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002CE1.2EROSION CONTROLDETAILSCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 85
HYDWCONTROLIRRWWCONTROLIRRGGGGELECVAULTCABLEGGVAULTELECELECCTVAULTCABLEVAULTTELEVAULTELECVAULTELECEEDCONTROLIRRCONTROLIRRDVAULTELECCTVAULTELECCONTROLIRRCSFOFOEEEIRR IRRIRR
T
T T T
TGGGGFO
EEEETCTV CTV CTV CTV
CTVCTVCTVCTVCTVCTVCTVCTVCTVCTVTTTTT T
T
T T
TT T T T T
TGGGGGGGG GGGGGIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRFO FO FO FO FO FO FO
0.2'±0.1'±20' ALLEYEAST OAK STREET(100' PUBLIC R.O.W.)SS SS SS SS SS SS SS SS SS SS SS SS SS SS
STSTSTSTSTSTSTSTSTSTSTSTSTSTST ST ST ST ST ST ST ST ST ST ST ST ST STD STST
ST
ELECELECTVAULTTELECTELECELECELECEELECBRKRELECBRKRECSVAULTELECCSWDCSELECG0.3'2.4'11.3'25.2'ECTV
GGGEEEW W W W W WWWWWEEEE
EWWWWWIRR IRR IRR IRR IRR IRR
FOFOFOFOFOFOFO FO FO FO FO FO
GGGG G G G G G G G G
EEEEET T
GEGGT TEEGTTCTVTTT TEEE E
EEEEEEEE E E E E E E E E E
E TTTTTE E E E E E
EEEBASIS OF BEARINGSSTSTSTSTSTSTSTST1.7'0.3'1.7'0.8'0.8'1.7'0.8'0.8'1.7'0.8'0.8'1.4'0.7'0.7'1.4'0.9'0.9'1.7'0.9'0.9'1.7'0.9'0.9'1.7'0.3'0.3'1.7'1.7'0.3'84" RCP15" RCP355.9 LF 84" RCP @ 0.97%36" RCP107.5 LF 12" RCP @ 0.25%36" RCPASPHALT110 EAST OAK LLC110 EAST OAK LLCHEWITT JAMES C/ANDREA NHEWITT JAMES C/ANDREA NHEWITT FAMILY TRUST140-2 SOUTH COLLEGEAVENUE LLCKGB HOLDINGS LLCKAHANDY FAHIMAKGB HOLDINGS LLCHEWITT JAMES C/ANDREA NWESTCOTTENTERPRISES LLCREMINGTON LLPN00°19'03"E 200.05'S89°42'21"E 33.00'S89°42'21"E 107.00'N89°41'52"W 60.00'S00°19'03"W 50.00'S89°42'27"E 60.00'N89°42'21"W 140.00'S00°19'03"W 25.02'60.1'50.1'60.1'50.2'20.3'0.2'16.5'14.1'8.0'14.1'23.5'4.7'51.0'4.6'22.0'S00°19'03"W 25.03'BUILDING FACEON OR NEAR PL49.9'S00°19'03"W 100.03'179.8 LF 18" RCP @ 1.52%WESTCOTTENTERPRISES LLC4.5'10.0'10.0'10.0'10.8'10.0'10.0'10.0'4.5'FF=4982.49FF=4984.75FF=4984.24FF=4983.25FF=4984.64FF=4982.16FF=4982.13FF=4982.54FF=4981.43FF=4982.532 HOUR PARKING2 HOUR PARKINGALLEYPED XINGBIKE RACKSTOPHC PARKING2 HR PARKING2 HR PARKING2 HR PARKING30 MIN. PARKINGPARKINGGARAGE2 HOUR PARKINGSTORM MHRIM=4982.97INV IN=4973.71 (SW)INV IN=4964.71 (W)INV OUT=4964.62 (E)STORM INLETGRATE=4981.61FL=4977.51 (S)STORM MHRIM=4983.43INV=4979.25 (N, SW)STORM INLETGRATE=4982.87INV=4979.22 (NE, S)11.1 LF 18" RCP @ 0.27%STORM MHRIM=4982.35INV=4979.43 (N, S)STORM MHRIM=4979.70(NW, E, S)194.4 LF 18"RCP @ 0.09%STORM MHRIM=4981.17INV OUT=4977.02 (N)LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 30- BLOCK 121 -REMINGTON STREET(100' PUBLIC R.O.W.)DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002C1.0GRADING &DRAINAGE PLANCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 86
DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002CD1.0GRADING &DRAINAGE DETAILSCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 87
DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002CD1.1GRADING &DRAINAGE DETAILSCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 88
SSH YDWCONTROLIRRWWCONTROLIRRGGGGELECVAULTCABLEGGACVAULTELECELECCTVAULTCABLEVAULTTELEVAULTELECVAULTELECEELECEELECSSDCONTROLIRRCONTROLIRRDVAULTELECCTVAULTELECCONTROLIRRCSFOFOEEEIRR IRRIRR
T
T T T
TGGGGFO
EEEEETTTTCTV CTV CTV CTV
CTVCTVCTVCTVCTVCTVCTVCTVCTVCTVTTTTTTTT T T
T T
TT T T T T
TGGGGGGGGGGG GGGGGIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRIRRFO FO FO FO FO FO FO
20' ALLEYEAST OAK STREET(100' PUBLIC R.O.W.)SS SS SS SS SS SS SS SS SS SS SS SS SS SS
STSTSTSTSTSTSTSTSTSTSTSTSTSTST ST ST ST ST ST ST ST ST ST ST ST ST STD STST
ST12" PVC257.2 LF 12" PVC @ 1.41%ELECELECTVAULTTELECTELECELECELECEELECBRKRELECBRKRECSVAULTELECCSWDCSELECGECTV
GGGEEEW W W W W WWWWWEEEE
EWWWWWIRR IRR IRR IRR IRR IRR
FOFOFOFOFOFOFO FO FO FO FO FO
GGGG G G G G G G G G
EEEEET T
GEGGT TEEGTTCTVTTT TEEE E
EEEEEEEE E E E E E E E E E
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DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002CD2.0UTILITY DETAILSCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 90
DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002CD2.1UTILITY DETAILSCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 91
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DRAWING NUMBER:419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No. DESCRIPTIONDATEREVISIONSNo. DESCRIPTIONDATEORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Katy Thompson419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657DOWNTOWN DEVELOPMENT AUTHORITYMatt Robenalt, Executive Director19 Old Town Square Suite #230Fort Collins, CO 80524p. 970.419.4381ENGINEERDEVELOPERLANDSCAPE ARCHITECTJVA CONSULTING ENGINEERSErik Nakos213 Linden Street #200Fort Collins, CO 80524p. 970.255.9099HOUSING CATALYSTKristin Fritz, Chief Real Estate Officer1715 W Mountain Ave.Fort Collins, CO 80521p. 970.416.2938SHOPWORKS ARCHITECTUREChad Holtzinger301 W 45th AvenueDenver, CO 80216p. 303.433.4094OWNERARCHITECTOAK 140PDP SUBMITTALFORT COLLINS, COPDP ROUND 17-8-2020R20-001MECETN01PDP ROUND 27-30-202002CD3.0HORIZONTALCONTROL DETAILSCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:DateEnvironmental PlannerITEM 1, ATTACHMENT 10Packet pg. 93
Social Sustainability
222 Laporte Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6758
June 8, 2020
M E M O R A N D U M
TO: Tenae Beane, Development Review Coordinator
Community Development and Neighborhood Services
FR: Sue Beck-Ferkiss, Social Policy and Housing Programs Manager
Social Sustainability Department
RE: Qualified Affordable Housing Development
140 East Oak Street
The purpose of this memorandum is to verify that the development being proposed by Housing
Catalyst located at 140 East Oak Street is a mixed use building with all residential units
qualifying as an 100% affordable housing project and is eligible for the benefits of the City’s
Affordable Housing Development Incentives including, but not limited to: Priority Processing;
and Development Impact Fee Delay. This project should receive an expedited Plan Review and
Building Permit Process. This project is also eligible for an Affordable Housing Security
Exemption, pursuant to the City’s Land Use Code.
Under the delay program, the City should not collect certain impact fees at the time of granting
of the building permits. These fees, instead, should be collected at the time of the issuance of
Certificates of Occupancy, or December 1st of the year in which building permits are issued,
whichever comes first. The Development Impact fees that may be delayed include the following:
1.Water PIF
2.Sewer PIF
3.Water Rights Acquisition
4.Street Oversizing
5.Storm Drainage Basin
6.Neighborhood Parkland
7.Community Parkland Capital Expansion fee (CEF)
8.Library CEF
9.Police CEF
10.Fire CEF
11.General Government CEF
If you have any questions, please feel free to contact me at 221-6753.
ITEM 1, ATTACHMENT 11
Packet pg. 94
140 E. Oak Neighborhood Meeting
Zoom Virtual Meeting
June 9, 2020
33 attendees (including City staff and applicant team); estimate 15 residents in attendance
Meeting Topic: Housing Catalyst and the Downtown Development Authority (DDA) are proposing the
development of a building with commercial space and 78 affordable housing units. They are requesting
two modifications:
• Increase height of building by two stories to 6 stories (71 feet); D zone in this area allows 4
stories (56 feet)
• Bring building up to property line at the second story along the alley; required setback from
alley is 5 feet. Setback would be met on first level.
Meeting Summary:
The meeting was well-attended and most participants were able to ask their questions to the applic ant
before the meeting ended. Q&A primarily focused on building height, suitability of the location for
affordable housing units, concerns about lack of fit with the character of downtown, and parking. Most
participants were against the project as proposed, but some attendees supported the inclusion of
affordable housing in the downtown area.
Next Steps:
The next official step in the process is for the applicant to go before the Landmark Preservation
Commission for review. Once the project has been submitted and reviewed by City staff, the application
will be presented to P&Z for a decision.
The following pages contain more detailed notes on the meting proceedings. As of June 16th, we are still
waiting for some responses from the applicant before finalizing the notes for the meeting.
Staff Presentation:
ITEM 1, ATTACHMENT 12
Packet pg. 95
Site information:
•Approximately .5 acres
•Intersection of E. Oak and Remington Streets
•Mix of uses in the area including commercial, restaurant, residential, retail
Zoning:
•Downtown (D) Zone, Historic Core Subdistrict
•D Zone is intended for a concentration of employment, cultural, entertainment, housing uses to
create a vibrant downtown area
Two Modifications Requested:
•Increase height of building by two stories to 6 stories (71 feet); D zone in this area allows 4
stories (56 feet)
•Bring building up to property line at the second story along the alley; required setback from
alley is 5 feet. Setback would be met on first level.
•Staff will analyze the modifications against the criteria in the land use code. Must find that the
modification is not detrimental to the public good and that it meets one or more of the criteria
in the code:
o As good or better than a plan that meets the standard
o Substantially alleviates a defined community need
o There is an exceptional and unique hardship
o The plan deviates in a nominal or inconsequential way from the standard
Applicant Presentation:
Site acquired by DDA in 2008, building demolished in 2012, has since been vacant .
DDA engagement and outreach: found a need for affordable housing for downtown workers. This
project is a partnership between Housing Catalyst and DDA.
About Housing Catalyst:
•Founded in 1971, quasi-governmental entity
•City’s Housing Authority
•Covers wide range of housing from homelessness to home ownership, this project serves up to
80% Area Median Income (AMI)
•First time DDA and HC have partnered together on a project
•Currently own and manage over 1,000 apartments in Fort Collins
Proposal:
•Ground-floor commercial space owned and managed by DDA; office most likely
•2nd floor parking
•78 affordable apartments on floors 3-6, mix of studio, one- and two-bedroom units
o 3 studio
o 57 one-bedroom
ITEM 1, ATTACHMENT 12
Packet pg. 96
o 18 two-bedroom
• Terrace on 3rd level with community room, fitness room
• 54 parking spaces, 109 bike parking spaces
The project aligns with the Downtown Plan and community priorities for affordable housing. This site
has been identified as high potential for infill and redevelopment and fits guidance of Downtown Plan
for increased density and intensity in key locations. The project will help achieve affordable housing
goals and aligns with Council priorities for affordable rental housing. The project is targeted to people
working in and around the Downtown area, making 30-80% AMI. That equates to $20,000-$52,0000 per
year for an individual
Architecture:
• Inspiration from neighborhood, downtown context, and materials used in contemporary urban
architecture
• Looked at public art around the site, want this project to contribute to that
• Hundertwasser inspired elements on the northeast corner of the building (fire wall)
• Shared renderings from several perspectives along Oak and Remington streets
Questions:
Q: Given the goal is affordable housing for the downtown workforce, will there be a requirement t o
work downtown in order to live there?
A: (Applicant) That’s a great question. No requirement, have to comply with fair housing standards. We
will be doing marketing and outreach with business owners to reach people who work downtown, but
we can’t limit housing only to downtown workers.
Q: What other similar projects have you done in Fort Collins?
A: (Applicant) This will be the first mixed-use building for Housing Catalyst; partners on the team have
experience in mixed use development.
Q: Why six stories in a four-story zone?
A: (Applicant) That’s a good question. In order to achieve the number of apartments that make sense
and meet parking; first looked at underground parking to bring height of building down. But the way the
building would need to be designed only allowed for 32 parking spaces and increased construction risk.
Wanted to keep first floor activated with commercial space. Best solution that met goals for affordable
housing, active pedestrian level, and parking was for it to be a six-story building.
A: (Applicant) Elevations credit union is 5 stories, Elizabeth Hotel is 5 stories, Uncommon is 5 stories –
there is context for this building height. 6 stories reads differently in this building.
Q: Elevations has 4 stories
A: (Applicant) There is a 5th story penthouse
ITEM 1, ATTACHMENT 12
Packet pg. 97
Q: So the majority of it is 4 stories, yes or no? Does it go over 56 feet?
Q: Want to know if this is a TIF (tax increment financing) district?
A: (Applicant) The DDA is a TIF, and has been since 1981. So yes, the site is in a TIF district. But there is
not TIF that will be generated from this project. We’re using proceeds from private funding to invest in
this partnership.
Q: Are any tax breaks being offered to the developer?
A: (Applicant) No tax breaks, there are tax credits that help with financing. Housing Catalyst is a tax-
exempt entity. Financing tool we utilize is the Low Income Housing Tax Credit (LIHTC).
Q: What happened to the titanium?
A: (Applicant) Not off the table, but need to think about budget.
Q: What if parking structure on Remington could add a story of parking and eliminate the story of
parking here and take the building height down?
A: (Applicant) That has actually been looked at, and it was not designed to add additional stories to it.
Q: Have you thought about doing something 3-D instead of 2-D on the mural wall? Extruded metal, LED
light show...
A: (Applicant) Have looked at some of that. Still exploring options for that wall. We appreciate the ideas.
Q: Have you looked at using a more red brick instead of creamy color?
A: (Applicant) We have. Looked at it both ways. Liked blonder brick for lightness.
Q: Live on Oak, and we’re interested in knowing what we can expect in terms of road shutdowns and
how long construction is anticipated to take.
A: (Applicant) Construction timeline is approx 16 months, give or take (weather, deliveries can impact
timeline). Work hand-in-hand with Housing Catalyst and Shopworks on building design. Road shutdowns
come and go. Want to have the least amount of impact as possible during construction.
A: (Applicant) We’ve gotten a lot of constructability questions. Thinking about things like weekly
newsletters, communication about big deliveries or presence of cranes. We know this is a tight site and
ITEM 1, ATTACHMENT 12
Packet pg. 98
want to be good neighbors. One of the reason we selected I-Kota was their plan about ways they will
communicate with neighbors during construction.
Q: Why not move this project out of Old Town given our good public transit system? Why this site?
A: (Applicant) DDA has owned this site since 2008. Convened a group of stakeholders to explore what
this site could potentially produce for downtown. A weeklong conversation. Became clear that
affordable housing was a need that kept arising. Growing concern for the downtown area. We had
business participants saying it was hard to retain employees, having to live further out of town to afford
a place to live. DDA doesn’t own any other significant sites in the Downtown that could be developed in
this way. Want to use this property to benefit multiple needs in the community.
A: (Applicant) This is a unique opportunity. Not many sites left in downtown that could be developed for
affordable housing. City plans and policies encourage a greater diversity of housing in downtown, and
this is an opportunity to get it done,
Q: Live across the street near Oak and College; why can’t you put 2 stories on the parking lot? Why can’t
people use the Max? Can’t find parking on Remington as it is.
A: (Applicant) Parking structure was designed in the 1980s and was not intended to be higher. Would be
a misuse of public funds to renovate to add 2 stories to that structure.
A: (Applicant) Midtown is outside of DDA boundary, only allowed to use our funds in that district.
Q: I’m talking about the Remington lot, not the structure
A: (Applicant) That is a property of the City of Fort Collins, not owned by the DDA. We will take that
comment into account – intriguing, but hasn’t been part of the discussion so far.
A: (Applicant) HC is developing affordable housing in other locations in addition to this one. Reality is
that we are hundreds of units short every year in delivering affordable housing.
Q: Give the City the opportunity to donate some of that property in the parking lot to the project. Ask
the City about that.
A: (City) A possible parking structure on the Remington/Oak lot is a major capital project. Projects
like these are imagined through the planning process and proposed through the budget process. If
the DDA thinks a new parking structure is critical then they will partner with the City (just like the
Firehouse Alley Parking Structure). At this time there is not a proposal on the table to convert
Remington/Oak lot to a parking structure.
ITEM 1, ATTACHMENT 12
Packet pg. 99
Q: Own property at Olive and Remington. How will you avoid these units being taken up by students?
Would defeat the purpose of providing this for local workers.
A: (Applicant) Our financing prohibits us from leasing to anyone considered a full-time student.
Q: 6 stories doesn’t go over very well. Seems like it’s out of place in terms of traditional architecture,
could set a precedent for future projects. Probably just resisting something new; would love to see
Downtown remain less “downtownish” and big-city ish. Slides of local architecture – to me, still looks
really good 100 years later. Have to say that I feel like some of the contemporary style and mixture while
creative, I don’t think of it as lasting. Don’t think it will be appreciated in 100 years. Would be much
happier if we saw a building that looked more like a traditional building. You’ve put in so much work, but
does not feel like it blends in. Tall, stark, no warmth. At the same time, appreciate what you’re trying to
accomplish. Understand that the scale helps the affordability work.
Q: Own 3 properties on S College, historic. What we need is more customers. Don’t think this building
fits in to FC. I was born here. We were able to preserve what we have in Old Town. I think of this as an
eyesore. Think there are other places, maybe the DDA could sell this property. We need parking for the
library, for the museum. Affordable housing is very important, but so many other places where they
could get to downtown easily. WE need customers, not places for our employees.
A: (Applicant) One of the things about successful, vibrant, healthy downtowns is the right balance of the
number of people working, living, playing and the balance of those things. The housing piece is missing
right now.
A: (Applicant) Our Downtown has affordable housing for seniors in DMA plaza and the Northern Hotel
and Legacy Senior housing. What we haven’t done is address the need for working residents. We’ve
been diligent about this project. This was identified as a need confirmed by the businesses in
Downtown. Have to look at this in a comprehensive way. Will contribute to economic vitality of
Downtown.
Q: Live across the street on S. College facing Oak Street. Hope there would not be a variance for 6
stories. Doesn’t fit, blocks beauty. With 78 units, what is the square footage of the units?
A: (Applicant) These are small, urban, efficient apartments. 1 bedroom 500 sf, 2 br around 875 sf.
Somewhat new to the market in Fort Collins.
Q: Want to make a comment – from the drawing you showed, from 2 aspects it doesn’t look bad. Not at
all supportive of 6 stories. Before we know it we’ll have 8 story buildings downtown. At least 1 aspect if
not 2 it looks like a big, hulking block that’s overwhelming the area. The picture from College Ave where
you can see the building peeking over, it’s looming not peeking. Improve the façades that are flat, harsh,
looming, hulking – make them better. One of the reasons Uncommon semi-works is the way it stair-
ITEM 1, ATTACHMENT 12
Packet pg. 100
steps away. The west and north of this building is big, flat, looming, not in keeping with the beauty of
downtown. The southeast works better because it steps back.
Q: Live 3 blocks south on Remington. Wanted to comment and be a voice in favor of both the affordable
housing component and its density. As a young homeowner, this is why we wanted a house in old town.
Wanted to be near the density and vibrancy of old town. Continuing to foster that legac y. Really
appreciate that aspect of the project.
Applicant comment: Nearly half of the units are on the 5 th and 6th stories, to reduce the height by 15 feet
to get to 56 eliminates all those units, all those people working and living Downtown and contributing to
the Downtown economy.
Q: How will you control rents?
A: (Applicant) Use calculations to determine affordable rent (no more than 30% of income) calculated at
the state level. Will also do an in-depth market study to make sure the rents make sense.
Q: Parking and height. Is there going to be parking in the basement? Take off some of the 2nd floor
parking? Build over and surround the Diehl property by buying air rights?
A: (Applicant) Property does wrap around both sides of the Diehl property. We did look at underground
parking, and that building where it is makes underground parking infeasible with the ramping and
shoring required. Also created risk to that building and the alley through construction. Another concern
was duration of construction – underground parking adds 4-6 weeks to construction timeline. We don’t
think there’s a way to make underground parking work. We pursued all avenues with the building owner
including building over the building and incorporating it into the new building.
A: (Applicant) The tenant (chiropractor) doesn’t own that building, the Diehls do. Invited the owners into
the process, ultimately had to come down to something that would work for both parties. Ultimately
decided that it was better for the owners to go a different way and keep their building separate. We did
look at and explore other options.
A: (Applicant) Our role is now to think about how best to interact with that building from architecture,
safety, and other perspectives. Will take ongoing partnership.
Q: Comment from Diehls – appreciate the comments, DDA and HC have been very proactive. We may
not agree on everything, but appreciate their efforts to involve us.
ITEM 1, ATTACHMENT 12
Packet pg. 101
1
Meaghan Overton
From:Meaghan Overton
Sent:Wednesday, June 10, 2020 10:34 AM
To:Tricia Diehl
Cc:Development Review Comments
Subject:RE: Spark project
Hi Tricia,
Thank you for sharing your concerns and for your participation in last night's meeting. I've shared your comments with
Alyssa Stephens as well so they can be included in the record (devreviewcomments@fcgov.com, copied on this email). I
am glad to know about the specific concerns you have as an abutting property owner, and am also encouraged that the
communication with the applicants has been proactive and productive so far. I hope you continue to stay engaged!
Please do not hesitate to reach out if you have questions, need clarification, or have additional comments you would like
to discuss. You can email or call me and/or Alyssa anytime.
Best,
Meaghan
. . . . . . . . . . . . . . .
Meaghan Overton, AICP
Senior City Planner | Planning & Development Services moverton@fcgov.com | 970.416.2283 direct she/her
COVID19 Resources
For all residents: https://www.fcgov.com/eps/coronavirus
For businesses: https://www.fcgov.com/business/ Want to help or need help?: https://www.fcgov.com/volunteer/
Resources from United Way: https://uwaylc.org
Recursos COVID-19
Para integrantes de la comunidad: https://www.fcgov.com/eps/coronavirus
Para empresas: https://www.fcgov.com/business/ ¿Quieres ayudar o necesitas ayuda?
https://www.fcgov.com/volunteer/ Recursos de United Way: https://uwaylc.org/
-----Original Message-----
From: Tricia Diehl <tricia@diehlmanagement.com>
Sent: Tuesday, June 9, 2020 7:30 PM
To: Meaghan Overton <moverton@fcgov.com>
Subject: [EXTERNAL] Spark project
Meaghan,
I am on the Zoom call about the Spark project. I own the property next door and across the street. The DDA has been
very diligent in communication with us and we truly appreciate that.
I have shared this concern with the DDA directly but I also share concern for a 6 story building on this site.
We are working through researching snow drift issues in my building on 143 Remington directly with the DDA. This is
also of considerable concern but we are trying to work through this together.
ITEM 1, ATTACHMENT 13
Packet pg. 102
2
I just wanted to officially register these as concerns in the process.
Again, I appreciate all the DDA and Housing Catalyst have done proactively to include us in the process.
Tricia Diehl
970-420-8937
143 Remington St. and 148 Remington St.
Sent from my iPhone
ITEM 1, ATTACHMENT 13
Packet pg. 103
1
Meaghan Overton
From:Meaghan Overton
Sent:Wednesday, June 10, 2020 11:20 AM
To:Steve Ramer
Cc:Development Review Comments
Subject:RE: [EXTERNAL] Spark Family Development
Hi Steve,
Thank you for sharing your comments and for your engagement on this potential development. I have copied Alyssa
Stephens, Neighborhood Development Liaison, on this email so your comments can be included in the record.
I understand that you were not able to attend the neighborhood meeting last night. The meeting was recorded for
future viewing and staff also took notes to capture the general topics of discussion. The recording will be available soon
on https://ourcity.fcgov.com/devreview.
We welcome you to share any additional comments and feedback with us, and hope you continue to stay engaged as
this project moves through the development review process. Thanks again for sharing your thoughts.
Best,
Meaghan
. . . . . . . . . . . . . . .
Meaghan Overton, AICP
Senior City Planner | Planning & Development Services
moverton@fcgov.com | 970.416.2283 direct
she/her
COVID19 Resources
For all residents: https://www.fcgov.com/eps/coronavirus
For businesses: https://www.fcgov.com/business/
Want to help or need help?: https://www.fcgov.com/volunteer/
Resources from United Way: https://uwaylc.org
Recursos COVID-19
Para integrantes de la comunidad: https://www.fcgov.com/eps/coronavirus
Para empresas: https://www.fcgov.com/business/
¿Quieres ayudar o necesitas ayuda? https://www.fcgov.com/volunteer/
Recursos de United Way: https://uwaylc.org/
From: Steve Ramer <stevemramer@yahoo.com>
Sent: Tuesday, June 9, 2020 5:08 PM
To: Meaghan Overton <moverton@fcgov.com>
Subject: [EXTERNAL] Spark Family Development
To Whom it May Concern,
I was un able to be present for the zoom meeting last week but wanted give you my brief thoughts.
ITEM 1, ATTACHMENT 13
Packet pg. 104
2
I do encourage you to accomodate the request for a six story building at this site. We are in desperate of
affordable housing in Ft Collins. In order to preserve our open spaces we also need to build up whenever
possible. This site seems ideal to do just that.
Steve Ramer
Pastor Fort Collins Mennonite Fellowship
300 E. Oak St.
Ft. Collins, CO 80524
(970) 412-7510
ITEM 1, ATTACHMENT 13
Packet pg. 105
1
September 3, 2020
Meaghan Overton
Senior City Planner
Planning and Zoning Board
Oak 140 – PDP #200009
Site Overview
2
• 140 E. Oak Street
• 0.58 acres
• Current use: vacant (southern
portion) and one-story commercial
building (143 Remington Street)
• Zoned Downtown (D) – Historic
Core Subdistrict; Transit-Oriented
Development (TOD) Overlay Zone
Site
1
2
ITEM 1, ATTACHMENT 14
Packet pg. 106
2
Aerial Vicinity
3
Existing Site Conditions
4
View from the intersection of Oak Street and Remington Street
3
4
ITEM 1, ATTACHMENT 14
Packet pg. 107
3
Existing Site Conditions
5
View from Remington Street, facing southwest
Existing Site Conditions
6
View from the intersection of Oak Street and Montezuma Fuller Alley
5
6
ITEM 1, ATTACHMENT 14
Packet pg. 108
4
Existing Site Conditions
7
View from Montezuma Fuller Alley, facing southeast
Project Proposal
• Construct a 5-story, mixed-use building
• 79 affordable units priced between 30% and 80% AMI, 60% average
• 7,736 square feet of ground-floor commercial/retail space
• 66 parking spaces – 9 on ground level, 57 on level 2 podium
• Access from Remington Street and Montezuma Fuller Alley on the
north side of the proposed building
• Applicant is requesting two Modifications of Standard:
• Section 4.16(B)(1), required alley setback for “Storefront” street
• Section 4.16(C)(1), maximum building height
8
7
8
ITEM 1, ATTACHMENT 14
Packet pg. 109
5
Modification of Standard
• When a project can not meet a particular standard in the Land Use
Code, the modification process and criteria in Division 2.8.2(H) provide
for evaluation of Modifications of Standard on a case-by-case basis.
• Required Findings:
• Modification would not be detrimental to the public good
• Modification meets one or more of the four criteria in Section 2.8.2(H):
1. equally well or better than a plan that meets the standard;
2. substantially alleviates a community need;
3. exceptional or undue hardship not caused by the applicant;
4. nominal and inconsequential deviation
9
10
Applicant Presentation
9
10
ITEM 1, ATTACHMENT 14
Packet pg. 110
6
Site History
11
1907-1939:
YMCA
1977-2012:
Elk’s Lodge
1939-1977:
Elk’s Lodge
2012-present:
Vacant
Downtown Plan
• Downtown Plan guidance for the Historic Core Subdistrict:
• Compatibility with historic structures
• Detailed urban design guidance codified in 2019 Land Use Code
changes (upper story stepbacks, street frontage types, etc.)
• Policy encourages high-quality infill and redevelopment
• Emphasizes walkable, vibrant spaces
• The current proposal is well aligned with this guidance, will add
affordable housing to the Downtown area, and will result in high-quality
infill redevelopment as envisioned by the Downtown Plan.
12
11
12
ITEM 1, ATTACHMENT 14
Packet pg. 111
7
City Plan
• Relevant principles and policies include:
• Principle LIV 2 – Promote infill and redevelopment.
• Principle LIV 5 – Create more opportunities for housing choices.
• Principle LIV 6 – Improve access to housing that meets the needs of residents
regardless of their race, ethnicity, income, age, ability or background.
• Principle EH 6 – Support the development of a skilled and qualified workforce that
is well-connected to employment opportunities in the city and region
• Principle T 9 – Utilize the transportation system to support a healthy and equitable
community
• PDP aligns with City Plan direction - increases the amount of available
and affordable housing downtown, supports a healthy downtown
economy, encourages transit ridership, and adds to mix of uses
13
Affordable Housing Strategic Plan
• Adopted in 2015; set a goal to facilitate the development of about 188
affordable housing units per year through 2019, which would result in
approximately 6% of all units as designated affordable housing. The overall
goal is to have 10% of the City’s housing stock composed of designated
affordable units by 2040.
• Current estimates suggest a need for 300+ affordable units each year to meet
affordable housing goals.
• The 79 units proposed in this PDP would represent over 25% of the City’s
desired affordable housing production in 2021, which is a substantial
contribution toward achieving our adopted affordable housing goals.
14
13
14
ITEM 1, ATTACHMENT 14
Packet pg. 112
8
Staff Findings
• The PDP complies with the process located in Division 2.2 – Common
Development Review Procedures for Development Applications of
Article 2 – Administration.
• The PDP complies with relevant standards located in Article 3 –
General Development Standards.
• The PDP complies with relevant standards located in Division 4.16,
Downtown District (D), Historic Core Subdistrict of Article 4 – Districts,
subject to the approval of the Modifications of Standard to Section
4.16(B)(1) and Section 4.16(C)(1).
15
Site Plan: Complies
16
Vehicular Access
• Vehicular access from
Remington, Montezuma Fuller
Alley, and access easement to
the north
• 12+ foot sidewalks along Oak
and Remington, reconstructed
to meet ADA with this PDP
• Emergency access provided
along alley and access
easement to the north
Pedestrian access and
sidewalks
15
16
ITEM 1, ATTACHMENT 14
Packet pg. 113
9
Bicycle Parking: Complies
17
• 63 bicycle parking spaces
enclosed, internal to
building (61% of total)
• 40 bicycle spaces provided
in hanging and fixed racks
on the exterior of the
building
• 103 total bicycle parking
spaces, 100 required
Exterior Bicycle Parking
Vehicle Parking: Complies
18
Compact vehicle spaces (2, 23)
• 66 spaces, 25 compact, 3 ADA-
accessible
• 9 spaces on Level 1
• 57 spaces on Level 2
• 96 bedrooms = .68 parking
ratio; .59 without first level
• Access from alley
• Dimensions of parking stalls
and drive aisles meet standards
Level 2 Parking
Level 1
Parking
ADA-accessible spaces (1, 2)
17
18
ITEM 1, ATTACHMENT 14
Packet pg. 114
10
Vehicle Parking: Complies
19
Landscape Plan: Complies
20
• 4 of 5 existing trees preserved, one
removed at City request
• 5 new trees proposed, including 2
new street trees along Remington
Street and 2 shade trees along Oak
Street
• Screening, landscaping, and tree
planting concentrated in high-visibility
areas
• 14 planters proposed along Oak and
Remington Streets to add additional
landscaping appropriate to Downtown
19
20
ITEM 1, ATTACHMENT 14
Packet pg. 115
11
Landscape Plan: Complies
21
• Third level amenity space includes
perennial planting beds (highlighted in
green)
• Provides additional landscape
material and meets the project’s Low-
Impact Development (LID)
requirements
Historic and Cultural Resources
22
Table 1 Design Compatibility Standards:
• Massing/Articulation/Scale (2 standards)
• Materials (2 standards)
• Fenestration (1 standard)
• Design Details (1 standard)
21
22
ITEM 1, ATTACHMENT 14
Packet pg. 116
12
Area of Adjacency
23
Project Compatibility: Complies
24
Conceptual Review – May 2020 Round 2 PDP – August 2020
ITEM 1, ATTACHMENT 14
Packet pg. 117
OAK 140 Planning and Zoning Board
Project Development Plan September 3, 2020
ITEM 1, ATTACHMENT 15
Packet pg. 118
We are the largest affordable housing developer and property
management company in Fort Collins.
Mission:
To build public and private
investment partnerships that foster
economic, cultural, and social
growth in the Downtown area.
Mission:
To create vibrant,
sustainable communities
throughout Fort Collins.
ITEM 1, ATTACHMENT 15
Packet pg. 119
PARTNERSHIP STRUCTURE
OAK 140
DDA HOUSING CATALYST
•Ground lease property from DDA
•Project Developer
•Housing component
•Operate, manage, maintain
•General Partner
•Land owner
•Equity contributor
•Commercial space owner
•Site plan review and approval
ITEM 1, ATTACHMENT 15
Packet pg. 120
EXPERIENCED DEVELOPER, AWARD-WINNING COMMUNITIES
ITEM 1, ATTACHMENT 15
Packet pg. 121
By Housing Catalyst
PROPERTIES OWNED AND MANAGED
1077
Affordable
Homes
90
Properties
55
Multi-family
Properties
35
Single Family
Homes
ITEM 1, ATTACHMENT 15
Packet pg. 122
PROJECT DEVELOPMENT PLAN OVERVIEW
Perspective View - SWCorner
5-story Mixed use – New Construction
79 housing units (100% affordable housing)
Downtown Infill Project
Ground floor commercial space with
podium parking on Level 2 and large south
facing terrace on Level 3
Utilize Low Income Housing Tax Credit
(LIHTC) Financing
ITEM 1, ATTACHMENT 15
Packet pg. 123
SITE CONTEXT – 140 East Oak Street
ITEM 1, ATTACHMENT 15
Packet pg. 124
BUILDING FEATURES
ArtfulHuman
4
Studio
58
1-bedroom
17
2-bedroom
79 Affordable Apartments
Contextual
Architecture
2 Ground Floor Commercial Condo Spaces
ITEM 1, ATTACHMENT 15
Packet pg. 125
ZONING: Downtown District (D)
Subdistrict: Historic Core Overlay: Transit Oriented Development
5.16.f: Multi-Family Housing and Mixed
Use are permitted uses in the Historic Core
The Downtown District is intended to provide a concentration of retail, civic,
employment and cultural uses in addition to complementary uses such as hotels,
entertainment and housing, located along the backdrop of the Poudre River Corridor.
ITEM 1, ATTACHMENT 15
Packet pg. 126
ADOPTED BY CITY COUNCIL IN 2017
Supports increasing “the supply of housing in
the Downtown area and encourage diverse
housing types, including choices for a variety of
income levels, demographics and lifestyles.”
Encourages “increased density and intensity
in strategic locations.”
Identifies the site at 140 E. Oak is as “High
Potential for Infill/Redevelopment.”
ITEM 1, ATTACHMENT 15
Packet pg. 127
A top priority is to increase the inventory of
affordable rental units.
ADOPTED BY CITY COUNCIL IN 2015
Set a goal for the City to facilitate the
development of affordable housing: 10% of the
City’s housing stock be affordable by 2040.
City is behind its goal of 6% by 2019 goal:
Current affordable inventory is ~4.8%; requires
300+ units to be produced annually until 2040.
ITEM 1, ATTACHMENT 15
Packet pg. 128
THE NEED FOR AFFORDABLE HOUSING
OAK 140 meets our community needs and priorities.
The City of Fort Collins believes one of the keys
to a healthy community is the ability to house
its residents in good quality, affordable housing.
City Council has prioritized improving
access to a broad range of quality housing
that is safe, accessible and affordable.
Fort Collins envisions a housing system that
provides housing options for all residents
regardless of income, age or life stage.
ITEM 1, ATTACHMENT 15
Packet pg. 129
WHO THIS PROJECT WILL SERVE
Sample occupations at 30 – 80% AMI
Food service/cook, cashier
Food delivery driver, food service supervisor
Customer service representative, retail staff member
Front desk staff, utility field technician, mechanical
assembly worker, property management
Sales manager, government specialist positions,
project coordinator
Retail/food service general/assistant manager,
construction support manager, finance manager,
entry-level marketing executive, insurance sales
Households earning between 30% and
80% of Area Median Income (AMI);
Individuals: $20,000-$52,000/year
Overall income average of residents will
be 60% of the AMI
100% Affordable Housing
ITEM 1, ATTACHMENT 15
Packet pg. 130
7
30% AMI Units
6
40% AMI Units
28
50% AMI Units
The overall income average will be 60% of the area median income (AMI).
29
70% AMI Units
8
80% AMI Units
AFFORDABLE HOUSING DOWNTOWN
ITEM 1, ATTACHMENT 15
Packet pg. 131
Historic Context
HISTORY AND OUTREACH
October 2016 Charrette
Identified significant need
and desire for affordable
housing for people working in
and around downtown
Broad participation from
community members, public
sector, business owners
Called for an active ground
floor, partnerships, and a
design complementary to
historic character and
reflective of our time
ITEM 1, ATTACHMENT 15
Packet pg. 132
PUBLIC OUTREACH PROCESS
OUTREACH HIGHLIGHTS
Provided tours of other Housing Catalyst developments for key stakeholders
Hosted dozens of individual and small group virtual meetings sharing the site design evolution and early architectural concepts
Neighborhood meeting presentation detailed the goals for the development, evolution of architecture, and design’s relevance
and cohesion with the neighborhood character + opportunity to share feedback
Unanimous approval by City’s Landmark Preservation Commission after implementing LPC changes and recommendations
Adjacent Property
Owner
Surrounding
Property & Business
Owners
DDA Board
(property owners)
Inclusive, Open Approach to Inviting Participation
Listened to Concerns and Ideas
Incorporated Feedback Into Design
Surrounding
Neighbors City Staff & LPC
ITEM 1, ATTACHMENT 15
Packet pg. 133
140 EAST OAK STREET & 143 REMINGTON STREET
ITEM 1, ATTACHMENT 15
Packet pg. 134
PROJECT EVOLUTION
LPC Round 1 Submittal LPC Round 2 SubmittalEast Elevation (Remington Street)
PROJECT UPDATES & CHANGES
79 Apartments (previously 78)
5 Stories (previously 6), reducing height by 13+ feet
66 Parking Spaces (previously 57)
Includes 143 Remington lot
Expanded building footprint on northeast corner with
apartments on ground level
Housing Catalyst will own one commercial space
WHAT REMAINS THE SAME
100% affordable housing targeting the downtown
workforce
Mixed-use building with ground-level office space and
pedestrian activation
Podium parking on Level 2
Outdoor terraces and amenity area on Level 3
Quality urban design and architecture
ITEM 1, ATTACHMENT 15
Packet pg. 135
LANDMARK PRESERVATION COMMMISSION
Unanimous Approval:
The LPC recommend to the Decision Maker approval of Oak 140
"Project feels integrated with its
historic context and
complements the surrounding
historic buildings.“
–LPC Commissioner
"Stepbacks are well done and
feel unforced, like a natural
extension of the overall
massing.“
–LPC Commissioner
"We really appreciate the
collaborative tone you brought
to the table. It set a new, high
bar for LPC discussions with
applicants.”
- Sr Historic Preservation Planner
Hearing I: June 17,2020 Hearing II: August 19, 2020
Chair requested that the Planning and Zoning Board be notified that the
project not only meets, but exceeds the code in some areas.
ITEM 1, ATTACHMENT 15
Packet pg. 136
Level 1 Lobby &
Commercial
ITEM 1, ATTACHMENT 15
Packet pg. 137
Level 3
Units & Amenities
Level 2 Parking
ITEM 1, ATTACHMENT 15
Packet pg. 138
Level 4 Units Level 5 Units
ITEM 1, ATTACHMENT 15
Packet pg. 139
LAND USE CODE COMPLIANCE
Section 4.16- Downtown Zone District StandardMet
Building Base Materials
Groundfloor Transparency (60% required)
Alley (Modfication), Sidelot and Rear Setback
Maximum Wall Length and Articulation
Upper Story Setbacks
Outdoor Activity
YES
Section 3.5.1 - Building and Project Compatibility
•General Standards
•Building Height (Modification), Mass, Size, and Scale
•Privacy
•Color YES
Section 3.2 Site Planning and Design Standards
•T3.2.1 Tree Protection
•3.2.2 Access, Circulation and Parking
•Bicycle Parking, Site Lighting, Dimension, Trash and Recycling Enclosures YES
Examples
ITEM 1, ATTACHMENT 15
Packet pg. 140
MATERIALS
Poudre Garage
Elizabeth Hotel
129S College 100 S College
3.5.1(E) Building Materials. General. Building materials shall either be similar to the
materials already being used in the neighborhood or, if dissimilar materials are being
proposed, other characteristics such as scale and proportions, form, architectural
detailing, color and texture, shall be utilized to ensure that enough similarity exists for
the building to be compatible, despite the differences in materials.
Downtown District: Lower story facades until any stepbacks must be constructed of
authentic, durable, high-quality materials.
Oak 140 Masonry,
29%
Architectural
Metal Panels,
29%
Stucco (graphic
pattern), 22%
Fenestration,
20%
+Mural Panels,
0.32%
ITEM 1, ATTACHMENT 15
Packet pg. 141
LUC Section 3.2.2(K)2
PARKING REQUIREMENTS
Level 1 Level 2
Level 1 - 9 spaces
Level 2 - 57 spaces
Provided Parking - 66 spaces
Required Parking - 59 spaces
ITEM 1, ATTACHMENT 15
Packet pg. 142
TRANSPORTATION
Reviewed and accepted by City
Project will have minimal impact on street system, intersections and
pedestrian crossings; no improvements required of applicant
Future GID-funded “bulb-out” will raise pedestrian level of service to
acceptable; no improvements required of applicant
“The pedestrian evaluation for the existing condition (without the
proposed development) indicates that the pedestrian level of service
is E/F” - Delich TIS memo
Traffic Impact Study Memo
Delich Associates - July 8, 2020
ITEM 1, ATTACHMENT 15
Packet pg. 143
MODIFICATION REQUESTS (2)
#1 Required: 5-foot alley setback on “storefront” frontage
LUC Sec. 4.16(B)(1) – Street Frontage and Building Placement
#2
Required: 56 feet, 4 stories
LUC Sec. 4.16(C)(1) – Building Height Limit
Proposed: 5-foot setback at ground level of Montezuma Fuller Alley
0-foot setback on levels 2 – 5 facing Montezuma Fuller Alley
Proposed: 57 ft, 9" and 5 stories
ITEM 1, ATTACHMENT 15
Packet pg. 144
MODIFICATION JUSTIFICATION
FOR STREET FRONTAGE SETBACK - LUC Sec. 2.8(H)(2)
•City-wide concern/important community need: Affordable Housing
•Need addressed: 79 units, 100% affordable, targets low and very low-income households
•Need defined: Affordable Housing Strategic Plan, City Plan, City Strategic Plan
…substantially alleviate an existing, defined and described problem of city-wide concern or would result in
a substantial benefit to the city by reason of the fact that the proposed project would substantially address
an important community need specifically and expressly defined…
…without impairing the intent and purpose of this Land Use Code…
•LUC 1.2.2(O) …encouraging a wide variety of housing opportunities…
…strict application…would render the project practically infeasible…
•Strict application results in loss of 12 parking spaces and 6-9 units
•This would render project infeasible
ITEM 1, ATTACHMENT 15
Packet pg. 145
MODIFICATION JUSTIFICATION
FOR STREET FRONTAGE SETBACK - LUC Sec. 2.8(H)
… not detrimental to the public good…
•Curb to building setback exceeded on Oak Street and
Remington Street
Standard’s focus is on pedestrian-oriented character, human scale,
visual interest
•5-foot setback maintained on Montezuma Fuller
Alley at ground level
ITEM 1, ATTACHMENT 15
Packet pg. 146
MODIFICATION JUSTIFICATION
FOR BUILDING HEIGHT - LUC Sec. 2.8(H)(2)
…substantially alleviate an existing, defined and described problem of city-wide concern or would result in
a substantial benefit to the city by reason of the fact that the proposed project would substantially address
an important community need specifically and expressly defined…
•City-wide concern/important community need: Affordable Housing
•Need addressed: 79 units, 100% affordable, targets low and very low-income households
•Need defined: Affordable Housing Strategic Plan, City Plan, City Strategic Plan
…without impairing the intent and purpose of this Land Use Code…
…strict application…would render the project practically infeasible…
•Strict application results in loss of 26 units
•This would render project infeasible
•LUC 1.2.2(O) . . . encouraging a wide variety of housing opportunities
ITEM 1, ATTACHMENT 15
Packet pg. 147
MODIFICATION JUSTIFICATION
FOR BUILDING HEIGHT - LUC Sec. 2.8(H)(4) & LUC Sec. 2.8(H)
…will not diverge from the standards…except in a nominal, inconsequential way…
•Increase is only 3% of the total building height
•Increase facilitates City goals: high-quality architecture and mixed-use infill
… not detrimental to the public good…
•Standard’s focus on pedestrian-oriented character, human scale,
visual interest continues to be met
•Metrics of the height limits are intended to convey a scale of building rather than an exact
point or line and are not intended to hinder architectural features or other design features
ITEM 1, ATTACHMENT 15
Packet pg. 148
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ELEVATION COMPARISONS
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