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HomeMy WebLinkAbout220 E. OLIVE ST. - ADDITION OF PERMITTED USE - APU110001 - CORRESPONDENCE - (11)Exhibit 9 Exhibit 10 OLIVE STREET PROPERTIES, LLC AUGUST 26, 2011 Exhibit 7 Exhibit 8 OLIVE STREET PROPERTIES, LLC AUGUST 26, 2011 Exhibit 5 Exhibit 6 OLIVE STREET PROPERTIES, LLL AUGUST 26, 2011 ANP Exhibit 1 Exhibit 2 OLIVE STREET PROPERTIES, LLC AUGUST 26, 2011 Request for Addition of Permitted Use At this time we are requesting that a permitted use for 220 East Olive Street be added for light industrial limited to the operation of a micro -brewery, micro -winery or micro -distillery. The specific uses envisioned include manufacturing operations, administrative operations and a tasting room. The tasting room would limit evening hours commensurate with other small micro -breweries downtown such as Equinox Brewing and Pateros Creek Brewing Company, which is currently no later than 9pm. Summary Addition of micro -brewing as a permitted use would bring further vitality and quality jobs to downtown Fort Collins and is compatible with the city's success in building a micro -brewing economic base. It would also create 10 new public parking spaces downtown and upgrade an existing property that is an eyesore and a magnet for graffiti Long term, the owner is still hopeful that the envisioned condo project can be built. However, given the current economic environment conversion to a micro -brewing use has the opportunity to provide an interim "highest and best" use of the existing facility with a reasonable investment. OLIVE STREET PROPERTIES, LLC AUGUST 26, 2011 Neighborhood Impact Since the property does not have any outside land for storage and all materials relating to the micro -brewing business would be stored inside the building, the addition of this permitted use will not change the appearance of the neighborhood and is not expected to drive traffic and parking requirements substantially different than previous uses. As with prior tenants whose use of this facility was for office space, the primary business activity is expected to be during the day. Neighborhood parking that is used by apartment residents in the Mathews area is largely vacated during the day, allowing use by manufacturing and administrative employees during their normal daytime work hours. The addition of 10 new neighborhood public parking spots would relatively equalize out any impact of visitors to a tasting room during evening hours. Given the proximity to downtown and the Mason Street Corridor it is expected that many visitors may walk or bike to the tasting room rather than drive. Enhanced Street Parking If the City approves this request for addition of permitted use and a lease is executed with a compatible tenant the owner is willing to eliminate the current head -in parking on the Olive Street side of the property, which are often perceived as private parking spaces. This change would allow the City to establish about 10 new on -street parking spots on Olive Street in front of the building and between Mathews and the alley to the West. This is a rare opportunity for a private improvement to result in a public benefit through the addition of more public parking in the Library Park area. OLIVE STREET PROPERTIES, LLC AUGUST 26, 2011 a) Use of the alley warehouse to repair vehicles (exhibit 4) b) Use of the southeast corner as a drive -through to pay utility bills (exhibits 5 and 6), with a night drop box (exhibit 7) and a vault (exhibit 8) c) Use of at least 6 garage bay doors on Olive Street to repair vehicles (exhibit 9) d) Use as a research and development lab for Vipont with heavy duty electrical requirements (exhibit 10) e) Use as office space for the Northern Front Range Metropolitan Planning Organization including operation of the SmartTrips and VanGo programs f) Use as office space by the City of Fort Collins including where the public was instructed to pay parking tickets prior to the construction of its new offices g) Use by a software company that regularly brought in customers for training courses. Prospective Use of the Property For more than a year the property owner has been promoting the "highest and best" use of the property, which was thought to be office space. Since much of the existing space in the building is windowless and remains cool even in the summer, two prospective tenants have indicated interest operating a micro -brewery or micro -winery. One of those prospective tenants is a startup micro -brewery that will not be able to locate their business in Fort Collins unless a suitable space can be found. Attached is a conceptual drawing for the type of renovation envisioned to support a micro - brewery business. The estimated cost of this project is $200,000 to $300,000. OLIVE STREET PROPERTIES, LLC AUGUST 26, 2011 Request for Addition of Permitted Use For 220 East Olive Street Background This request is for 220 East Olive Street in Fort Collins and the applicant is Olive Street Properties, LLC. The subject property is a 12,600 square foot lot with an existing 12,162 square foot building at the Northwest corner of Olive and Mathews that includes office space and warehouse space. The property faces a city parking lot to the south and Library Park to the East. Just to the North is a historical apartment building and just to the West is an alley. Prior to the Great Recession the city approved a number of modifications required to make a condominium project feasible on the property. Unfortunately after an asbestos remediation project was completed on the building there was a downturn in the Fort Collins real estate market and construction of the condos was halted, leaving the building in a state of partial deconstruction. See Exhibits 1, 2 and 3. There is an opportunity for urban renewal of this property with adaptive re -use to fit the current economic environment, which is described through this request for addition of permitted use. Historical Use of the Property While the property is zoned NCB there is very little "neighborhood" in the area. The apartment buildings and few houses that are in close proximity were in existence when previous uses of this property included: OLIVE STREET PROPERTIES, LLC AUGUST 26, 2011