HomeMy WebLinkAboutRIVER DISTRICT BLOCK ONE MIXED-USE (ENCOMPASS) - PDP - PDP120020 - REPORTS - RECOMMENDATION/REPORTDELICH ASSOCIATES Traffic & Transportation Engineering
2272 Glen Haven Drive Loveland, Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034 �71111r
MEMORANDUM
TO: Ted Shepard, Fort Collins Planning
Aaron Iverson, Fort Collins Transportation Planning
FROM: Matt Delich
DATE: March 4, 2013
SUBJECT: Nine Fish (Encompass) Transportation Impact Study — Pedestrian Level of Service
(File:.1234ME01)
The pedestrian level of service (LOS) evaluation provided in the "Nine Fish Transportation
Impact Study' (TIS), dated July 2012, indicated that two factors would not meet the minimum LOS
criteria. When our pedestrian evaluation was conducted there were some gaps in the sidewalk
system in the area of the site. However, I reviewed Google aerial photographs, taken in late 2012,
and determined that there have been improvements to the sidewalk system on both sides of Linden
Street. As a result of this review, both the Visual Interest & Amenities factor and the Security factor
will be at LOS A, which is acceptable.
Do not hesitate to contact me if you have questions or desire additional information.
POUDRE PRE -MIX
FISH LE GE.
ROCK TO
BURIED ROCK
REVEGETATIO
FEATURES
-VEGETATED ARMORED S/W BANK
-EXTENSIVE RIPARIAN HABITATAND
EMERGENT WETLANDS
-ISOLATED HABITAT AREA
-WIDENED CHANNEL
-SECONDARY CHANNEL IN HIGH FLOWS
-THREE RIFFLE DROPS W/ FISH LEDGES
-OVERLOOK @ RIVER ACCESS POINT
W/ INTERPRETIVE SIGNAGE
-COST $4.2 MILLION
RETAINING WALL
ROCK TOE PROTECTION
RIVER CHANNEL °
Additional Enhancements
• Three low, boulder drop structures added that span the river channel and alter the low -
flow hydraulic conditions to enhance aquatic habitat
• Fish ledges or overhangs created along the west bank toe at the elevation of the low -
flow water surface
• City recreation trail realigned to follow the top of the proposed levee alignment
• New access points from the trail to the river
Existing land use policies strive for the balance of recreational uses along the river with
minimized impacts to sensitive natural communities. The primary objective for the upper
reach, between College Avenue and the BNSF Railroad Bridge, is to expand the existing
drop structures to create recreational opportunities for boaters and at the same time
minimize impacts to the river's natural ecological system. Recreational improvements were
limited in the lower reach and enhanced in the upper reach to avoid ecological impacts
along the lower reach to the extent possible. Additional recreational opportunities will result
in increased river use and spectators. The upper project reach is more conducive to this
type of use as it currently includes a river overlook and open bank areas used for access
and spectator viewing. However, due to the significance of the natural areas upstream,
downstream and across from the site, management and monitoring of the site is necessary
to minimize the impacts as much as practical. The Plan for this reach, shown in the
attached figure labeled "Preferred Plan — College to BNSF Railroad," incorporates the
following components:
• Two new boulder drop structures, just upstream of the BNSF Railroad bridge, creating
"boat chutes" and play waves for paddlers
• Trail and access enhancements along the right bank
• Develop a monitoring and management plan to minimize the use and impacts to the
surrounding natural areas
This is the only alternative evaluated for the upstream reach, and it is considered to be part
of the preferred project plan.
The preferred plan for the project provides bank stabilization and stream stability of the
Poudre River between Linden Street and Lincoln Avenue. The plan also provides significant
ecological enhancements by creating and enhancing aquatic habitat and by providing
significant on -site revegetation and expansion of existing riparian habitat. The newly aligned
levee provides flood control and removes the Buckingham neighborhood from the 100-year
floodplain. New recreational opportunities are created in the reach between College Avenue
and the BNSF Railroad Bridge with the addition of two boatable drop structures and
trail/access enhancements.
The total project cost is approximately $4,540,000, which includes $4,260,000 for the
improvements between Linden Street and Lincoln Avenue and $280,000 for the
improvements between College Avenue and the BNSF Railroad Bridge. While each of the
alternatives analyzed provides the same level of channel stabilization and flood protection to
the project reach, they do not provide the same degree of enhancement to the reach. The
ecological, recreational and aesthetic enhancements provided by the preferred plan are
significantly greater than the other two alternatives.
v Ayres Associates
Three alternatives were developed for stabilizing the reach of the river between Linden
Street and Lincoln Avenue. The design alternatives were formulated based on the primary
project objectives, which include:
• Reach stabilization
• Ecological enhancement
• Improvement to or creation of new recreational features in the reach
• Flood control for Buckingham Neighborhood (remove from 100-year floodplain)
The alternatives were developed based on contributions from the River Team and the
various boards, commissions, and interest groups. To the extent feasible, the design
alternatives also incorporated themes and concepts proposed in the DRCIP.
Each of the three alternatives provide the same level of channel stabilization and flood
protection to the project reach. They do not, however, all provide the same degree of
ecological, recreational, and aesthetic enhancement to the reach. Hydraulic and ecological
analyses were conducted to evaluate and compare the alternatives. Cost estimates were
also developed for each alternative to assist in the evaluation.
The preferred plan was ultimately selected by the River Team. The decision considered
project costs, level of protection, and enhancement provided by the project. The River
Team also took into consideration public comment taken during the open houses.
The preferred plan for the project reach from Linden Street to Lincoln Avenue, as shown in
the attached figure, labeled "Preferred Plan- Linden to Lincoln," includes the following
components:
West Bank
• A reconstructed 2H:1V bank slope covered with riprap protection up to the 100-year
water surface level
• Riprap covered with layer of topsoil above the 2-year water surface elevation and then
planted with various tree and shrub species
• A retaining wall along sections of the bank to avoid encroachment of existing buildings
and property
• Revegetation of soils above riprap
• Boulder toe protection
• Low rock bench along bank at elevation of 2-year water surface, creating shoreline
variability and a planting surface for establishing vegetation near the low -flow water level
East Bank
Expanded left overbank area to increase conveyance and create space for development
of riparian habitat
Secondary channel added to the expanded overbank that increases conveyance and
creates backwater habitat
Levee
A set -back levee to allow for channel and ecological enhancement
100-year flood protection
Buried riprap placed along toe of levee to protect against erosion and channel migration
iv Ayres Associates
EXECUTIVE SUMMARY
The Poudre River Enhancement Project (PREP) is aimed at stabilizing two segments of the
Poudre River channel in downtown Fort Collins while providing ecological and recreational
enhancements. The project addresses two reaches between College and Lincoln Avenues.
The downstream project reach extends from Linden Street to Lincoln Avenue and
incorporates primarily channel stabilization and ecological enhancements. The upstream
project reach is bound by College Avenue at the upstream end and the Burlington Northern
Santa Fe (BNSF) Railroad bridge at the downstream end. Recreational enhancements are
the main improvements in this upper reach.
The project has been identified by the Poudre River Master Drainageway Plan (Ayres
Associates 2002-Draft) for the Poudre River corridor through Fort Collins and the City's
Downtown River Corridor Implementation Program (DRCIP) summary report (City of Fort
Collins 2000). The Master Plan identified the reach between Linden Street and Lincoln
Avenue as an area subject to flooding and flood damage. During the 100-year flood event,
water overtops the left'(east) bank and flows through the Buckingham subdivision and also
floods several businesses between Buckingham and Lemay Avenues. Damages associated
with these overtopping flows were estimated at nearly 0.5 million dollars for the 100-year
event. As a result, several alternatives were proposed for mitigating the flooding potential in
the reach. The Master Plan also identified the right bank between Linden and Lincoln as an
area of channel instability. Due to the presence of buildings on the right bank and the
potential for significant damage if erosion continues, the site was given the highest priority
ranking.
The DRCIP seeks to coordinate the implementation of existing and new projects, such as
the PREP, involving natural features, recreation, public infrastructure, historic resources,
flood mitigation, and development. Various projects were reviewed in the DRCIP study and
prioritized through community involvement and comment from City officials. Several of the
highest priority items pertain directly to the project reach from Linden Street to Lincoln
Avenue.
The PREP was initiated by the City Utilities staff and directed by members of the
Stormwater, Parks and Recreation, Advance Planning, and Natural Resources departments.
The Design Team is composed of representatives of the consulting firms of Ayres
Associates and EDAW. Additional comment and review was provided by "The River Team,"
which is composed of several City departments and individual City staff members who have
an interest in the Poudre River.
Historically, the Poudre River channel between Linden Street and Lincoln Avenue followed a
large meander to the east of its current alignment. The oxbow from this earlier alignment is
still visible in aerial photos. During the 1960s, the oxbow was bypassed creating the direct
channel between Linden Street and Lincoln Avenue. The relocation of the main river
channel caused the channel length between Linden Street and Lincoln Avenue to shorten by
approximately 1,200 feet. It also caused an increase in the channel slope to approximately
0.5 percent.
These changes in channel planform and slope have resulted in increased velocities and
shear stress conditions through the project reach. Both banks have been subject to erosion
and the channel bed has degraded down to bedrock along most of the reach. In an attempt
to arrest the erosion and protect the adjacent land, large amounts of concrete rubble and
debris have been dumped along both banks. Riparian vegetation is limited and its growth
inhibited by the rubble and near -vertical banks.
Ayres Associates
POUDRE RIVER ENHANCEMENT PROJECT
Linden Street to Lincoln Avenue
and
College Avenue to BNSF Railroad Bridge
Prepared for
City of Fort Collins
P.O. Box 580
Fort Collins, Colorado 80522
AWES
ASSOCIATES
P.O. Box 270460
Fort Collins, Colorado 80527
(970) 223-5556, FAX (970) 223-5578
Ayres Project No. 32-0509.01
P-RV10-TX.DOC
October 2003
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ATTACHMENTS
Aerial Map
Poudre River Enhancement Project — Executive Summary
Memorandum from Matt Delich, Delich and Associates, Consultant for the Applicant —
Transportation Impact Study — Pedestrian Level of Service Clarification
Letters Received from Public
Memorandum from Lucia A. Liley, Liley, Rogers and Martel, Legal Counsel for the
Applicant — Table of Contents describing the list of documents included as Evidence of
Record
Evidence of Record
F. Staff recommends a condition of approval regarding the proper
completion, as prescribed by the Federal Emergency Management
Agency, of the (1.) Conditional Letter of Map Revision prior to approval of
a Final Plan and (2.) the Letter of Map Revision which must be approved
by the City of Fort Collins and then properly submitted to the Federal
Emergency Management Agency prior to issuance of the Certificate of
Occupancy of the building.
G. Staff recommends a condition of approval regarding the proper completion
of an Easement that is necessary to be granted by the City Council for the
placement of permanent building components within the Linden Street
right-of-way prior to approval of a Final Plan.
RECOMMENDATION:
Staff recommends approval of Encompass, River District Block One,
#P.D.P.120020, subject to the following two conditions:
1. Staff recommends a condition of approval regarding the proper
completion, as prescribed by the Federal Emergency Management
Agency, of the (1.) Conditional Letter of Map Revision prior to
approval of a Final Plan and (2.) the Letter of Map Revision which
must be approved by the City of Fort Collins and then properly
submitted to the Federal Emergency Management Agency prior to
issuance of the Certificate of Occupancy of the building.
2. Staff recommends a condition of approval regarding the proper
completion of an Easement that is necessary to be granted by the
City Council for the placement of permanent building components
within the Linden Street right-of-way prior to approval of a Final Plan.
22
Jefferson/Linden and the Willow/Linden intersections will operate
acceptably with existing control and geometry.
4. In the long range (2035), given development of the proposed P.D.P., and
increase in background traffic, the College/Jefferson-Maple,
Jefferson/Linden and the Willow/Linden intersections will operate
acceptably with existing control and geometry.
5. Acceptable Level of Service is achieved for bicycle and transit modes
based upon the measures in the multi -modal transportation guidelines.
6. For pedestrians, Levels of Service are achieved for directness, continuity,
street crossings, visual interest and amenities and security.
6. Conclusion and Findings of Fact:
In evaluating the request for a P.D.P for Encompass, River District Block One,
Staff makes the following findings of fact:
A. The P.D.P. is in compliance with the Downtown Plan as adopted in 1989
and as amended in 2006, and City Plan as adopted in 2011.
B. The three proposed land uses, mixed -use dwellings, general office and
standard restaurant, are permitted in the R-D-R zone, subject to
administrative review per Section 4.17(B).
C. The P.D.P. complies with the applicable development standards of the R-
D-R zone per Section 4.17(D).
D. The P.D.P. complies with the applicable general development standards
of Article Three.
E. With regard to site lighting the reduced illumination in the parking lot after
10:00 p.m, the P.D.P. complies with the Alternative Compliance provision
of Section 3.2.4(E). The reduction in lighting accomplishes the purpose of
the equally well because the after 10:00 the usage of the parking
diminishes and the location behind the building, with limited public access,
is more protected than most other commercial parking lots. The proposed
illumination after 10:00 p.m. will contribute to protecting the natural area
from light intrusion. There would be no detriment to neighborhood
continuity and connectivity. Opportunities for non -vehicular access are not
impacted. The proposed design is innovative by reducing energy usage.
21
Y. Section 3.5.1(G) — Building Height Review
The building is 64 feet in height, to the top of the sloped roof of the fifth floor
penthouse which houses a loft for the fourth floor unit. There are no views that
are impacted by the height of the proposed building. The shadow analysis
indicates that there are no substantial adverse impacts on the distribution of
natural and artificial light on adjacent public and private property. There is no
infringement on the privacy of adjacent public and private property. Finally,
height of the building is compatible with the scale of the neighborhood in terms of
relative height, height -to -mass, length -to -mass and building -scale to human -
scale. Tall buildings in the vicinity include Ranch -Way Feeds, Northside Aztlan
Center, Willow Street Lofts, New Belgium Brewery and the Colorado State
University Engines and Energy Conversion Lab. A building under construction
across Linden Street, Legacy Apartments, will be four stories upon completion.
Z. Section 3.6.4 — Transportation Impact Study
A Transportation Impact Study was prepared for this P.D.P. The study includes
an impact analysis for both the short term (2017) and the long term (2035)
timeframes. The study also includes an analysis for both pedestrian and bicycle
Level of Service. Estimated trip generation was based on three proposed uses:
• General Office — 19,874 square feet
• Standard Restaurant— 5,639 square feet
• Apartments — 12 dwelling units
Four intersections were evaluated for Level of Service analysis:
• College/Jefferson-Maple
• Jefferson/Linden
• Willow/Linden
• Linden/Encompass Driveway
The following conclusions have been reviewed and accepted by the Traffic
Operations Department:
1. Current operation at the College/Jefferson-Maple, Jefferson/Linden and
Willow/Linden intersections is acceptable.
2. The College/Jefferson-Maple and Jefferson/Linden intersections are
currently signalized. The Willow/Linden intersection does not meet the
signal spacing criteria and, therefore, will not be signalized and remain a
four-way stop.
3. In the short range (2017), given development of the proposed P.D.P., and
an increase in background traffic, the College/Jefferson-Maple,
20
T. Section 3.4.1(G)(2) — Streambank Stabilization
As mentioned in the previous section under R-D-R zone district standard
4.17(D)(1)(a)1.2., streambank stabilization will utilize native vegetation and not
exposed rip rap.
U. Section 3.4.1(l) — Design and Aesthetics
The predominant building material facing the Poudre River is native stone.
Native landscaping will be planted on both the subject site and on the city -owned
embankment with permission to be granted by an easement. For persons using
the Poudre River Trail, the views to the subject parcel will continue to be
obscured by existing and proposed plant material.
V. Section 3.4.1(L) — Compatibility with Public Natural Areas or Conserved
Land
The area along the Poudre River is owned and managed by the City's Parks and
Recreation Department. The proposed project will be compatible with the
management of this area. The proposed continuous landscape buffer minimizes
wildlife conflicts and establishes a setback thereby providing a transition between
the development and the publicly owned conserved land.
W. Section 3.4.3 Water Quality
The stormwater runoff associated with the new additional impervious area will be
conveyed, treated, detained and released in accordance with the requirements of
Stormwater Utility.
X. Section 3.4.7 — Historic and Cultural Resources
No historic structures exist on the site or on adjacent sites. Nor is the site within
a historic district. There are also no historic designated structures or properties
on this block face on either side of Linden Street.
There are, however, three residential properties on this block on the opposite
side of Linden Street which contain buildings that were determined to be eligible
for Local Landmark Designation in a 2002 study conducted by the City. The
architectural elevations for the proposed building indicate a two-story element
along Linden Street with the third and fourth stories and fifth level penthouse
stepped back. This stepping back of the upper floor mass provides relief to the
surrounding eligible properties. The added articulation, horizontality and
placement of the taller components within the site's interior, contribute to
preserving the established character along Linden Street. Finally, the use of
native stone and brick complement the existing structures.
ILI
compliance with the standard, all new pole and building -mounted light fixtures will
be fully shielded and down directional.
The proposed reduction in illumination after 10:00 p.m. satisfies the Alternative
Compliance provision that the proposed illumination accomplishes the purposes
of this Section equally well or better than would a lighting plan which complies
with the standards of this Section. This is because after 10:00 p.m., there will be
fewer customers using the parking lot. Further, the parking lot is safer than
normal by being located and protected behind the building with limited public
access. The proposed illumination after 10:00 p.m. will contribute to protecting
the natural area from light intrusion. There would be no detriment to
neighborhood continuity and connectivity. Opportunities for non -vehicular access
are not impacted. The proposed design is innovative by reducing energy usage.
P. Section 3.2.5 — Trash and Recycling Enclosures
The trash and recycling enclosure is located on the southwest side of the building
and screened from Linden Street by gates. The area is of sufficient size to
accommodate the needs of all users. In order to protect the residences from
disturbance, the pick up times have been voluntarily limited to business hours
only, Monday through Friday, and between Noon and 5:00 p.m. on Saturdays
and Sundays.
Q. Section 3.3.1— Plat Standards
The plat, titled River District Block One Mixed -Use, complies with the
requirements for a legal subdivision of land. The lot fronts on a public street with
the proper dedication of public right-of-way and easements for utilities. Also,
drainage and emergency access easements have been provided as required by
the City's Stormwater Utility and the Poudre Fire Authority.
R. Section 3.4.1— Natural Habitats and Features
As noted in the previous section, the buffer provisions contained in Section
3.4.1(E) are specifically exempted per R-D-R zone district standard Section
4.17(D)(1)(a) which calls for a continuous landscape buffer but does not
prescribe a distance. This continuous landscape buffer would be provided as
described in the preceding evaluation of Section 4.17(D)(1)(a).
S. Section 3.4.1(F) — Protection of Wildlife Habitat and Ecological Character
The E.C.S. does not show the existence of a plant or wildlife species identified by
the City as a Sensitive or Specially Valued Species, or by state or federal
agencies as "threatened," "endangered," "species of concern," or "sensitive
natural community."
18
K. Section 3.2.2(C)(5) — Walkways
In addition to the public sidewalk on Linden Street, there is a pathway along the
River. This path will be constructed out of crusher fines as opposed to concrete
to better integrate with the riparian character.
L. Section 3.2.2(D)(E)(J) — Parking Lot Design
As mentioned, the off-street parking is divided between 31 spaces under the
structure and 34 surface spaces to the rear of the structure. Both lots gain
access to Linden Street in a safe and efficient manner. There is proper
separation between vehicles and bicycles and pedestrians. The surface parking
design exceeds the required minimum side lot line setback of five feet.
M. Section 3.2.2(K) (1) (a) 1. — Residential Parking Requirements
This standard allows mixed -use dwellings within the Transit -Oriented
Development (TOD) Overlay Zone to be relieved from having to provide a
required minimum number of parking spaces. While not being subject to a
minimum number, the P.D.P. provides 31 spaces under the structure that may be
allocated, at the developer's discretion, for the 12 dwelling units.
N. Section 3.2.2(K)(2) — Non -Residential Parking Requirements
The number of spaces must not exceed a prescribed maximum ratio.
Use
Size
Maximum Ratio
Quantity
Office
20,000 s .ft.
3/1,000 s .ft
60
Restaurant
4,400 s .ft.
10/1,000 s .ft.
44
Total Max Allowed
104
As can be seen, the P.D.P. is 39 spaces below the maximum allowed.
O. Section 3.2.4 — Site Lighting
The standard specifies that minimum lighting levels for parking and non-
residential building surrounds are one foot-candle. This illumination level is
provided with one exception. Parking lot lighting will be reduced by one-half
beginning at 10:00 p.m. in consideration of both the River corridor and the
residents living in close proximity to the proposed restaurant. Such reduction is
allowed per the Alternative Compliance option in Section 3.2.4(E)(2).
Also due to the unique location next to the River, illumination has been
specifically designed not to spill over into the buffer zone. Finally, in further
17
G. Section 3.2.1(F) — Tree Protection and Replacement
A Tree Mitigation Plan has been evaluated as four existing, non-native trees
(Siberian Elm) would be removed. In compliance with the standard, two of the
proposed street trees along Linden Street would be up -sized from two to three -
inches in caliper. All other trees along the River would be preserved. A pruning
schedule has been established that will allow for the following objectives:
• Allow for clearance for the proposed pedestrian path;
• Improve safety by removing dead and weak branches;
• Removal of selected lower branches allowing for partial/filtered views;
• Light thinning to improve health of the tree and improve aesthetics;
• No pruning over the River.
Standard tree protection notes have been added to the Landscape Plan
H. Section 3.2.2(B) — Access, Circulation and Parking — General Standard
In compliance with the standard, the parking and circulation system is designed
to fully integrate the proposed private improvements with the public street and
sidewalk system. For example, the storefronts and building entrances directly
face onto the public sidewalk matching the context of the Downtown. A plaza
identifies the office and proposed restaurant entrance. An outdoor dining patio
is provided. A pedestrian path intersects with Linden Street. A bus stop and
bench are proposed serving Transfort Routes #8 and #81. The Poudre River
Trail is located on the other side of the bridge. In general, there is an emphasis
on prioritizing bicycles and pedestrians by placing the parking lot under the
building and in the rear of the building.
Section 3.2.2(C) — Development Standards
The public sidewalk along Linden Street ranges in width from 5'8" where it
becomes attached to the street at the bridge to 9'9" feet not including the plaza.
The sidewalk features street trees in grates, raised planters, planter pots and
pedestrian lighting.
J. Section 3.2.2(C)(4) — Bicycle Facilities
The standard in place at the time the project was submitted (July 17, 2012)
required that the minimum number of bicycle parking spaces be no less than
10% of the vehicle spaces. With 65 vehicle spaces, 7 bike parking spaces are
required. The P.D.P. provides 26 bike parking spaces thus exceeding the
standard. Of this total, 22 are located within the parking garage and four are in
fixed racks along Linden Street.
16
that will form a continuous buffer at maturity. The plants selected exceed the
minimum species diversity requirement and meet or exceed minimum size
standards.
B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and Activities
Based on the requirements of the R-D-R zone district standards and the
recommendations of the E.C.S., the landscape plan emphasizes the transition
from the established urban character along Linden Street to riparian character
along the River. As mentioned, the formal row of street trees transition into
naturalistic plantings beginning at the edge of the garage entrance. Along the
River, the plants are specifically selected to complement and enhance the
riparian character. The species, size, quantity and location are intended to
create an extension of the existing ecology so that the proposed development
blends in with native landscaping thereby contributing to the buffering and the
natural feel along the embankment.
C. Section 3.2.1(E)(3) — Water Conservation
The site has been divided among three hydrozones and, per the standard; the
overall annual water use does not exceed 15 gallons per square foot over the
course of one growing season.
D. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping
The surface parking lot contains 34 spaces, is located to the rear of the building
and will not be visible from Linden Street. The 13 spaces that face the River are
screened by a continuous row of trees and shrubs all of which exceed 30-inches
in height and extend 100% of the length. The 13 spaces that face Ranch -Way
Feeds are at a lower topographical elevation, built into the grade and are
screened with a retaining wall and combined with a continuous row of trees and
shrubs for 100% of the length.
E. Section 3.2.1(E) (5) — Parking Lot Interior Landscaping
The parking lot landscaping provides 14% interior landscaping in the form of
islands thus exceeding the standard of 6%. In addition, there are 12 canopy
shade'trees which exceed the standard by one.
F. Section 3.2.1(E)(6) - Screening
The trash and recycling enclosure and electrical transformer are located along
the southwest edge of the building and are screened by a solid decorative fence.
15
T. Section 4.17(D)(4)(a) — Site Design — Naturalistic Landscaping
The natural qualities of the River landscape shall be maintained and enhanced,
using plants and landscape materials native to the River corridor in the design of
site and landscape improvements.
The selection of plant material along the river has been carefully evaluated to
complement the native vegetation, create a variety of heights and to enhance
wildlife habitat. In compliance with the standard, the following plants would be
placed along the Poudre River:
Trees: Lanceleaf Cottonwood, Autumn Brilliance Serviceberry, American Plum.
Shrubs: Chokecherry, Golden Currant, Crandall Clove Currant, Wax Currant,
Potentilla, Rabbitbrush, Sandcherry, Serviceberry, Snowberry,
Grasses: Blue Gama, Prairie Dropseed, Switchgrass, native seed.
These trees, shrubs and grasses are classified as being in the moderate
hydrozone. They are drought -tolerant, native plants that will maintain and
enhance the River corridor.
U. Section 4.17(D)(4)(b) — Site Design — Walls, Fences and Planters
Walls, fences and planters shall be designed to match or be consistent with the
quality of materials, the style and colors of nearby buildings. Brick, stone or other
masonry may be required for walls or fence columns.
Along the river, there is a planter attached to the building and a portion of the
building's exterior that would be constructed of native stone (Masonville
Sandstone). Along the south elevation, there is a wall that would be constructed
of brick that screens the trash and recycling enclosure and mechanical
equipment. There are no fences associated with the project.
5. Article Three Applicable General Development Criteria:
A. Section 3.2.1(D) — Tree Planting Standards
Four street trees placed in grates are provided in the public right-of-way along
Linden Street spaced on roughly 40-foot intervals. Along the River, the formal
row of street trees gives way to naturalistic plants that complement the native
ecology. The River will be buffered by native deciduous trees, shrubs and native
seed to create a riparian and upland riparian habitat as recommended by the
Ecological Characterization Study (E.C.S.). Along Ranch -Way Feeds., the
parking lot is screened by existing grade and a combination of trees and shrubs
14
commercial, there are street -facing store -front windows. For the residential,
there are aluminum clad wood windows with transoms at the fourth story.
R. Section 4.17(D)(3)(d)4. — Character and Image — Rooflines
A minimum pitch of 8:12 shall be used for gable and hip roofs to the maximum
extent feasible. Where hipped roofs are used alone, the minimum pitch shall be
6:12. Flat -roofed buildings shall feature three-dimensional cornice treatment on
all walls facing streets, the river or connecting walkways, unless they are stepped
and terraced back to form a usable roof terrace area(s). A single continuous
horizontal roofline shall not be used on one-story buildings except as part of a
design style that emulates nearby landmarks (or structures eligible for landmark
designation).
There are a variety of roof forms associated with the building. For the standard
restaurant, there is a flat roof that supports an outdoor terrace. For the
restaurant and office combined, there is a sloping roof that allows for day -lighting
and screening of mechanical equipment. For the residential, there is
predominantly a flat roof at the fourth story, which is punctuated by a fifth floor
penthouse (loft space for the fourth floor unit) featuring a pitched roof.
S. Section 4.17(D)(3)(e) - Materials
Textured materials with native and historic characteristics such as brick, stone
and wood, and materials with similar characteristics and proportions shall be
used in a repeating pattern as integral parts of the exterior building fabric, to the
maximum extent feasible. Other exterior materials, if any, shall be used as
integral parts of the overall building fabric, in repeating modules, proportioned
both horizontally and vertically to relate to human scale, and with enough depth
at joints between architectural elements to cast shadows, in order to better
ensure that the character and image of new buildings are visually related to the
Downtown and River context.
The building would incorporate a variety of materials that are intended to
establish a complementary relationship to both the Downtown and River context.
For example, along Linden Street, the Downtown character is continued by use
of native stone, traditional store -fronts with entrances accented by use of steel
canopies. Structural steel columns are exposed to complement the canopies
and to reflect the industrial historic character of the area. The second floor
features a brick exterior combined with painted hardee board siding with
aluminum reveals and fiber cement panels. The third and fourth floors feature
fiber cement panels and balconies. Along the river, the exterior materials would
include native stone, board formed concrete and store front glazing. In general,
the building positively relates to the established context of both the Downtown
and R-D-R zone.
13
• Along Linden Street, the building features store -front architecture
which contributes to pedestrian interest and an inviting streetscape.
• For vertical relief, there is native stone and storefront glass at the base,
a brick field with balconies in the middle, and fiber cement panels on
the upper floors.
• For horizontal relief, there is a large glass area on the left, native stone
and two entrances in the middle and the residential entrances on the
right.
• Overall, the building is divided into three distinct functions — office,
commercial and residential with each function having its own distinct
features.
• In summary, the building provides for both vertical and horizontal relief
and there is a clear distinction among the base, middle and top of the
structure.
P. Section 4.17(D)(3)(d)2. — Character and Image — Outdoor Spaces
Buildings and extensions of buildings shall be designed to form outdoor spaces
such as balconies, arcades, terraces, decks or courtyards, and to integrate
development with the landscape to the extent reasonably feasible.
Along Linden Street, the building entrances and walkway are elevated above the
street in a terrace -like manner and highlighted by a plaza. Along the river, there
is a deck above the one-story building component. In the rear, there is a terrace
facing south. For the upper residential stories, there are a variety of balconies
creating private outdoor space.
Q. Section 4.17(D)(3)(d)3. — Character and Image — Windows
Windows shall be individually defined with detail elements such as frames, sills
and lintels, and placed so as to visually establish and define the building stories
and establish human scale and proportion. Glass curtain walls and spandrel -
glass strip windows shall not be used as the predominant style of fenestration for
buildings in this District. This requirement shall not serve to restrict the use of
atrium, lobby or greenhouse -type accent features used as embellishments to the
principal building.
There are three types of windows each associated with the primary function of
the three uses within the building; office, commercial and residential. For the
office component, there are traditional windows combined with day -lighting
windows at the upper portions of the north -facing second story. For the
12
Of the 65 total parking spaces, 31 are located below the structure in a parking
garage. The remaining 34 spaces are in a surface lot at the rear of the building.
Access to the surface lot can only be gained from the parking garage.
M. Section 4.17(D)(3)(c)3. — Massing and Placement — Street Frontage
Proposed parking lots and/or vehicular use areas located within fifty (50) feet of
any street right-of-way shall not exceed fifty (50) percent of the street frontage of
the parcel upon which the parking lot or vehicular use area is proposed.
Since all parking is either within the garage or to the rear of the building, there is
no private parking lot along Linden Street. (There is on -street diagonal parking in
the public right-of-way.) The entrance to the garage is considered a vehicular
use area and is 20 feet wide which is only 9.3% of the total lot frontage of 214
feet.
N. Section 4.17(D)(3)(c)4. — Massing/Placement— Frequent Views/Access
No building wall shall exceed one hundred twenty-five (125) feet on the axis
along the River.
The proposed building is 97 feet in length on the axis along the river.
O. Section 4.17(D)(3)(d)1. — Character and Image — Articulation
Exterior building walls shall be subdivided and proportioned to human scale,
using offsets, projections, overhangs and recesses, in order to add architectural
interest and variety and avoid the effect of a single, massive wall with no relation
to human size.
The proposed building includes articulated features that break up the mass and
add character to the area. The building features four-sided architecture so there
is no back -side where inferior materials are used. Along Linden Street, the
building is characterized by the following:
• The building is divided into two distinct modules connected by a first
floor lobby and a second floor bridge.
• The westerly module is four stories in height as viewed from Linden
Street on the front and five stories as viewed from the parking on the
rear. The third and fourth stories of the western module are stepped
back from the first and second stories helping to reduce the mass
along the street.
• The easterly module includes a two story element that slopes down to
a one story element along the river.
(3.) Section (C)(2) — Entrances relate to the organization of interior
space and are not cosmetic. There are no false fronts or parapets.
(4.) Section 3.5.3(D) — The building includes articulated facades on all
four sides. There is no blank wall along the street.
(5.) There are steel canopies over the entrances and no awning is
longer than a single storefront.
(6.) The building features a recognizable base of native stone and
storefront glazing and entrances. There is a recognizable top with
a sloping roof on the east side and a flat roof with penthouse on the
west side.
K. Section 4.17(D)(3)(c)1. — Massing and Placement — Height/ Mass
Multiple story buildings of up to five (5) stories are permitted, however, massing
shall be terraced back from the River and from streets as follows: (1) buildings or
parts of buildings shall step down to one (1) story abutting the River landscape
frontage; and (2) buildings or parts of buildings shall step down to three (3)
stories or less abutting any street frontage.
The building is terraced in the following manner:
• Along the river, along a portion of the east side of the building, there is
a one-story component at grade level. The site slopes down from the
front along Linden Street into the parking garage and out to the rear of
the parcel featuring the surface parking lot. The one-story building
along the river is gradually revealed the further it moves_away from
Linden Street much like a walk -out basement as viewed from the side
property line. This one-story houses an office and bicycle storage
room. On top of this one-story building is a small terrace which is not
considered a story.
• Along Linden Street, the building is five stories. The fifth story is a loft
for the fourth floor unit. Floors three and four stepped back from floor
two by eight feet.
L. Section 4.17(D)(3)(c)2. — Massing and Placement— Parking Lots
Buildings shall be sited so that any new parking lots and vehicle use areas are
located in either: (1) interior block locations between buildings that face the street
and buildings that face the River, or (2) side yards.
10
The P.D.P. would complete the public street improvements as well as the
enhanced streetscape features that were installed in 2012 by the City of Fort
Collins and the Downtown Development Authority. These improvements were
intentionally terminated at the west property line of the subject parcel due to the
anticipation of pending redevelopment of the subject parcel.
H. Section 4.17(D)(2)(c) — Jefferson Streetscape Improvement Details
Redevelopment activity along the Jefferson Street frontage shall provide formal
streetscape improvements including street trees in sidewalk cutouts with tree
grates and planters to screen parking. Planters to screen parking shall be
designed and constructed to appear as integral extensions of the building design.
Materials used shall not be inferior to those used in the construction of the
principal building.
The P.D.P. does not front on Jefferson Street but incorporates the design
attributes of the public capital project (completed in 2011) along Linden Street by
including decorative pavements, benches, street trees in protective grates,
planters and trash and recycling receptacles that are consistent and of equal
quality.
Section 4.17(D)(3)(a) — Buildings — Landmarks Exception
Changes or additions to structures or properties designated (or determined by
the Landmark Preservation Commission to be eligible for designation) as
landmarks in accordance with Chapter 14 of the City Code shall be permitted to
emulate the shapes, sizes, proportions, heights, patterns and materials of the
landmark (or eligible) structure(s) rather than being required to conform to the
standards for buildings contained in this subsection (3).
The P.D.P. proposes to construct a new building. The existing warehouse would
be removed and is not eligible for local landmark designation.
J. Section 4.17(D)(3)(b) — Industrial and New Non-residential Buildings
Except as otherwise provided in this subsection (3), all new nonresidential
buildings, including industrial buildings, shall comply with the standards for
Mixed -use and Commercial Buildings contained in Section 3.5.3.
(1.) Section 3.5.3(13)(2)(b) — The building is located at the property line
thus complying with the standard that it be placed no further back
than 15 feet.
(2.) Section 3.5.3(C)(1) — The building is varied in height and includes
projecting and recessed elements that break up the mass.
9
The primary elements of the bank stabilization are stone, buried riprap, backfill
and geotextile fabric, mechanically stabilized earth and vegetated reinforced soil
slopes. No new trees are planned for the stabilization program as they would
threaten the stability of the bank. Instead, a mix of willows, grasses and sedges
will be planted as groundcover that promotes the riparian habitat. There are no
concrete or blank walls associated with the stabilization plan.
E. Section 4.17(D)(1)(b) — Outdoor Spaces and Continuous Walkway
On sites that have River frontage between Linden Street and Lincoln Avenue,
buildings or clusters of buildings shall be located and designed to form outdoor
spaces (such as balconies, arcades, terraces, decks or courtyards) on the River
side of the buildings and/or between buildings, as integral parts of a transition
between development and the River. A continuous connecting walkway (or
walkway system) linking such spaces shall be developed, including coordinated
linkages between separate development projects.
The P.D.P. provides the following features in compliance with the standard:
• Outdoor plazas and seating areas at grade;
• Terrace seating on deck above grade -level one-story;
• Courtyard spaces;
• Soft walking path by the river connecting to Linden Street;
• All elements are interconnected.
F. Section 4.17(D)(2)(a) — Street Connections — Maintain Existing Block Grid
System
Redevelopment shall maintain the existing block grid system of streets and
alleys. To the extent reasonably feasible, the system shall be augmented with
additional connections, including new walkway spines in substitution of streets
and/or alleys.
The P.D.P. does not include any new streets or alleys. As mentioned, a soft path
would be provided along the river at the top of the embankment.
G. Section 4.17(D)(2)(b) — Linden Streetscape Improvements
Redevelopment activity along the Linden Street frontage shall be designed to
provide for the extension of the streetscape improvements found between Walnut
Street and Jefferson Street, including on -street parking defined by landscaped
curb extensions, wide sidewalks with trees in cutouts and tree grates, and
pedestrian light fixtures. Specific design details are subject -to approval by the
City Engineer in accordance with the design criteria for streets.
8
The landscape buffer protects the ecological character of the natural habitat of
the Poudre River from the impacts of the proposed development.
Overall, in the area along the river, four existing trees will be removed and 12
new trees and 213 plants, divided among shrubs, ornamental grasses,
perennials, groundcovers and vines, will be added. This will result in a wider
riparian corridor and enhance the habitat and opportunities for wildlife.
C. Section 4.17(D)(1)(a)1. — Bank Stabilization Improvements
Any bank stabilization improvements shall consist of native plants and stone to
the extent reasonably feasible. If any structural materials such as concrete are
required, such materials shall be designed to emphasize characteristics of the
native landscape such as color, texture, patterns and proportions, in order to
minimize contrast with the River landscape.
The design of the bank and slope stabilization is based on the Cache La Poudre
River Bank Stability Evaluation prepared by the applicant. (Summary attached.)
The recommendations, working from the toe to the top of the bank include:
• Re -grading the embankment to a flatter slope;
• Removal of old concrete spoils;
• Toe stabilization using appropriately sized large rock boulders
anchored into bedrock;
• Adding boulders in a dry stack, combined with geotextile fabric and
backfill, to further enhance toe stabilization, including using
mechanically stabilized earth and vegetated reinforced soil slopes;
• Hard armoring with buried riprap;
• Single or stacked boulders combined with backfill;
• Willow plantings.
The stream bank stabilization program is in accordance with Poudre River
Enhancement Project, an addendum to the Poudre River Drainage Master Plan,
which documents the stabilization improvements as well as describing ecological
and recreational enhancements, adopted in 2003. (Please see attached.)
Further, all proposed improvements have been specifically designed to withstand
the 100-year flood (a flood event that has a 1 % chance of occurring in any one
year, and for this reach of the Poudre River, capable of conveying carrying
approximately 13,300 cubic feet per second.)
D. Section 4.17(D)(1)(a)2. — Bank Stabilization Visual Elements
The predominant visual elements in any bank stabilization improvements shall be
native vegetation and stone, notwithstanding the use of any integrated structural
elements. Blank walls shall not be used to retain the slope of the River bank.
and unique relationship between the waterway and surrounding urban
environment, and maintaining those natural elements of the river as it
passes through Downtown."
In fulfillment of City Plan, the proposed P.D.P. redevelops a former concrete
batch plant and enhances the relationship to the River with a continuous
landscape buffer. The site is located within the Targeted Infill and
Redevelopment Area and the P.D.P. would strengthen the connection between
the Downtown and the River.
4. Article Four — Applicable R-D-R Zone District Standards:
A. Section 4.17(B)(2) — Permitted Uses
The residential dwelling units are classified as Mixed -Use Dwellings because
they are located within a building containing two distinct uses, and are permitted
in the zone, subject to administrative review. Similarly, Office and Standard
Restaurant are also permitted subject to administrative review.
B. Section 4.17(D)(1)(a) — Transition between the River and Development —
River Landscape Buffer
In substitution for the provisions contained in Section 3.4.1(C) (Natural Habitats
and Features) requiring the establishment of "natural area buffer zones, " the
applicant shall establish, preserve or improve a continuous landscape buffer
along the River as an integral part of a transition between development and the
River. To the maximum extent feasible, the landscape buffer shall consist
predominantly of native tree and shrub cover. (See Figure 20.) The landscape
buffer shall be designed to prevent bank erosion and to stabilize the River bank
in a manner adequate to withstand the hydraulic force of a 100-year flood event.
As stated in the Phase I Environmental Assessment, the property contains one
building and consists of graded, unimproved land with a remnant concrete
parking lot located on the eastern portion of the Property. Presently, there is
minimal habitat value because of surrounding development and lack of a wide
riparian corridor. No raptor or songbird nests have been found on the site.
In compliance with the Code, there is a continuous landscape buffer along the
river on both the subject property and the City -owned embankment (within a
pending easement to be granted by the City). Plant selection was based on
qualities that promote native landscaping, habitat cover and bank stabilization
features. The quality and extent of site improvements are based on the results of
the Ecological Characterization Study, prepared by the applicant. (Please see
attached). For example, the trees and shrubs will be provided in sufficient
quantity along with a variety of plant heights thereby enhancing habitat diversity.
6
The intent is to bring patrons downtown with development that reinforces
the unique historic and environmental character."
"2.2.5 Encourage apartments, loft units, and/or offices on upper floors of
buildings."
"a. Any additional housing and jobs will help support the core by adding to
a critical mass of people living, working, and investing in downtown."
In fulfillment of the vision for Downtown, the proposed P.D.P. would contribute to
establishing a pedestrian and visual connection between the River and the
Downtown along Linden Street. The proposed treatment along the river would
provide additional landscaping and be compatible with the scenic, natural,
recreational values of the river. The proposed land uses would add to the mix of
activities associated with Downtown.
Further, the P.D.P. represents a re -development opportunity that offers a mix of
core -supportive uses. The addition of housing and jobs will contribute to the
critical mass of people living and working and investing in downtown.
3. City Plan Fort Collins — 2011:
The comprehensive plan was updated in 2011. While the proposed project
furthers the objectives of numerous policies, three are highlighted for emphasis:
"Policy ENV 24.4 Restore or enhance degraded or disturbed areas of the
Poudre Rive Corridor to improve natural habitat conditions, biodiversity,
and aesthetic and recreational values. Restoration and enhancement
projects may be performed cooperatively with adjacent private landowners
and.volunteer community groups."
"Policy LIV 5.1 Encourage redevelopment and Infill in Activity Centers and
Targeted Infill and Redevelopment Areas. Areas identified on the
Targeted Infill and Redevelopment Areas Map are parts of the city where
general agreement exists that redevelopment and infill would be
beneficial. "
"Policy LIV 45.3 The Poudre River Corridor has distinct segments
containing unique characteristics, opportunities, and constraints. The
Historic and Cultural Core Segment (College Avenue to Lemay Avenue)
segment of the river includes many of the community's oldest and most
significant historic and cultural features. Land uses in the area should be
more flexible than in other river segments and emphasize connecting the
river to Downtown, providing multi -purpose spaces that celebrate the
historic relevance of the river to the community, continuing the important
5
addition, special treatment of the riverfront is suggested that enhances the
attractiveness of the river and Downtown. The plan offers some specific
activities for the riverfront area, including a new performing arts theatre, an
open air amphitheater, botanical gardens, preservation of important
natural areas, quality hotel, active and passive open space areas and
limited retail activities." (Page 58.)
Under the section titled Policy 2, Land Use:
"Permit destination retail uses, light manufacturing, research and scientific
laboratories and similar uses in locations within the Poudre River Corridor
District that are compatible with the scenic, natural, recreational values of
the river." (Page 69.)
"Encourage the development of a special riverfront area that mixes
hospitality, hotel, recreation, entertainment, culture, and some limited retail
land uses in the Poudre River Corridor District and being especially
sensitive to the natural area features of the river. Specific activities which
should be encouraged in this area include a new performing arts theatre,
an open air amphitheater, botanical gardens, preservation of important
wetlands and vegetation, and water related recreation." (Page 70.)
Under the section titled Policy 3, Special Land Use Opportunities, Major Policy:
"Aggressively explore, develop and take action to attract major retail,
government, cultural, educational, entertainment, recreation and
employment anchors including new housing development, that enhance
the Downtown as the preeminent business, retailing and cultural center of
region." (Page 72.)
The Downtown Strategic Plan, 2006, states the following:
"2.1.2 Relative to the west side, the river corridor area presents a different,
additional set of opportunities for supportive redevelopment, which the
City and DDA should remain equally prepared to pursue or support if an
initiative arises. Redevelopment projects in the river area could
strengthen the commercial health of downtown as well, and if a core -
supportive development project or public works stimulus project emerges,
it should be supported."
"2. Particular core -supportive uses include housing, employment, mixed
live/work buildings, special attractions and architecture unique to the river
environment and historic setting(e.g. cultural/arts venues, a restaurant
with windows and outdoor spaces oriented to the river landscape,
educational institutes) and small neighborhood -serving commercial uses.
4
warehouse building located on the southern portion, and a parking area
located on the northern and eastern portions of the Property."
"The warehouse building was historically utilized for vehicle maintenance
activities with fueling operations conducted along the northwestern
exterior of the subject building. According to historical city directories, the
Property was occupied by the Poudre Pre -Mix Inc. from at least 1962
through 2009. According to an interview conducted with the Property
Owner, Mr. Tom Chandler, Poudre Pre -Mix, Inc. began operation at the
Property in 1959. Based on the review of City of Fort Collins Building
Department records, the office building, sheds, railcar, and cement
manufacturing equipment were removed from the Property in 2011."
"The subject building is currently utilized by Ranch -Way Feeds for the
storage of livestock feed supplies. The remainder of the Property consists
of graded, unimproved land with a remnant concrete parking lot located on
the eastern portion of the Property."
The site was originally zoned I-G, General Industrial.
In 1996, the site was included in a larger rezoning that downzoned the general
area bounded by North College Avenue, Jefferson Street, Lincoln Avenue and
the Poudre River from I-G, General Industrial to R-C, River Corridor as part of the
implementation of the Downtown Plan.
In 1997, the site was rezoned R-D-R, River Downtown Redevelopment as part of
the overall implementation of City Plan, the City's comprehensive plan.
The site was placed into the Transit -Oriented Development Overlay District
(T.O.D.) upon the original adoption of the District in 2007.
2. Downtown Plan:
Although not zoned D, Downtown, the site is located within the boundary of the
Downtown Plan originally adopted in 1989 and amended in 2006. The parcel is
also located within the area covered by the Downtown River Corridor
Implementation Program, approved in 2000.
The subject parcel is located within a larger area identified as a Special River
Area on the fringe of the Downtown. The Downtown Plan (1986) Concept Plan
states the following:
"The Downtown Corridor of the Poudre River is viewed in the plan as a
fragile, valuable and irreplaceable resource. Major pedestrian and visual
connections between the River and the Downtown are recommended. In
3
Staff is recommending two conditions of approval. The first condition addresses
the requirement that should the P.D.P. and Final Plan be approved, the applicant
must obtain from the Federal Emergency Management Agency approval of a
Conditional Letter of Map Revision and a Letter of Map Revision in order to
update the floodplain maps to reflect the results of the proposed bank
stabilization project.
Y4
The se�fcond condition addresses the proper timing and processing of the City
Council granting an easement for the building encroachment into the public right-
of-way.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: P-O-L, Public Open Lands; Heritage Park;
N.E.: P-O-L, Public Open Lands; Gustav Swanson Nature Area;
N.W.: R-D-R, River Downtown Redevelopment; Multi -family (Legacy Senior
Apartments — under construction);
S: R-D-R, River Downtown Redevelopment; Existing Industrial (Ranch -Way
Feeds);
E: C-C-R, Community Commercial — Poudre River District; Poudre River, Bike
Trail and Vacant (approximately 20 acres commonly referred to as the "Oxbow");
W: R-D-R, River Downtown Redevelopment; Existing Industrial (Ranch -Way
Feeds).
According to the Phase I Environmental Assessment, prepared by National
Inspection Services:
"According to the Larimer County Assessor, the current warehouse
building was improved on the Property in 1948. According to historical
aerial photographs, the Property was improved as early as 1956 and
consisted of a concrete manufacturing facility through at least 2009. The
facility consisted of the cement manufacturing operation with associated
equipment and an aboveground storage tank containing calcium chloride
(concrete accelerator) located on the northern portion, an office building
and railcar located on the central and southern portions, the current
2
of
Frt� Collins
.1EMNO 2
MEETING DATE tI A&c%ta-1 010.3
STAFF -TEn _S ftre,4t_p
HEARING OFFICER
PROJECT: Encompass, River District Block One, 418 Linden Street,
P.D.P, #PDP120020
APPLICANT: Nine Fish, LLC c/o Encompass
c/o BHA Design
1603 Oakridge Drive
Fort Collins, CO 80525
OWNER: Nine Fish, LLC
324 Jefferson Street
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to redevelop a former industrial site adjoining the Poudre River
for a mixed -use project consisting of general office, standard restaurant and
multi -family residential containing a total of 36,990 square feet. The building
would contain 20,000 square feet of general office, 4,400 square feet of standard
restaurant and 12 dwelling units. Parking is divided between a surface lot and
under the structure with a total of 65 spaces. The parcel is located at 418 Linden
Street on the west side of the river. The site contains 1.03 acres, is zoned R-D-
R, River Downtown Redevelopment District, and is within the Transit -Oriented
Development Overlay Zone.
RECOMMENDATION: Approval with two conditions.
EXECUTIVE SUMMARY:
The P.D.P. complies with the Downtown Plan as adopted in 1986, and as
amended in 2006, and City Plan as adopted in 2011. The P.D.P. also complies
with the permitted uses and development standards of the R-D-R zone. Further,
the P.D.P. complies with the general development standards of Article Three.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750