HomeMy WebLinkAboutFEEDER SUPPLY - PDP - PDP130012 - REPORTS - RECOMMENDATION/REPORTFeeders' Supply Project Development Plan, #PDP130012
Planning & Zoning Hearing August 8, 2013
Page 20
2. At the time of submittal for Final Plan, the Apartment Building tower feature
along Willow Street shall be recessed back from the front wall plane of the
by at least two feet so as to promote a more pedestrian scale. This also
has the effect of physically interrupting the front building line to more
clearly define the area between the building and the public street which is
more in character with the surrounding area.
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Planning & Zoning Hearing August 8, 2013
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Code which governs the maximum allowable sound level at a receiving property
based on its zone district
E. Timing of Public Improvements. The improvements to Linden Street for the block
between Jefferson and Willow Streets are complete. Along Willow Street,
however, improvements will be based on the rate and extent of private
development and the possible future public participation of the City, and or the
Downtown Development Authority by way of a capital project.
9. Conclusion and Findings of Fact:
In evaluating the request for a P.D.P for Feeders Supply, Staff makes the following
findings of fact:
A. The P.D.P. is consistent with the Downtown Plan as adopted in 1989 and as
supplemented in 2006, and City Plan as adopted in 2011.
B. The three proposed land uses, standard restaurant, commercial and dwelling
units, are permitted in the R-D-R zone.
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 with one exception.
E. Section 3.4.7 — Historic and Cultural Resources — is satisfied but only with the
two proposed conditions of approval recommending changes to the proposed
number and shape of the windows on the southwest elevation of Feeders Supply
and recessing the central tower by two feet back from the front wall plane of
Apartment Building.
Recommendation:
Staff recommends approval or approval with conditions or continuance of Feeders
Supply P.D.P., #PDP130012, subject to the following two conditions:
At the time of submittal for Final Plan, and in order to comply with Section
3.4.7, the applicant shall provide architectural elevations for the Feeders
Supply Building that depict only one window on the upper level of the
southwest elevation, and that this window shall be subordinate in size to
the existing windows so as to not compete visually with the existing
building details.
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Planning & Zoning Hearing August 8, 2013
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There is no existing, mature landscaping associated with Feeders Supply. All
proposed landscaping consists primarily of planting deciduous shade trees in the
public right-of-way spaced at uniform intervals.
In general, based on review and evaluation by Staff, the Landmark Preservation
Commission and the State of Colorado Historic Preservation Office, the P.D.P. complies
with Section 3.4.7, subject to the following two conditions:
1. At the time of submittal for Final Plan, and in order to comply with Section
3.4.7, the applicant shall provide architectural elevations for the Feeders
Supply Building that depict only one window on the upper level of the
southwest elevation, and that this window shall be subordinate in size to
the historic windows so as to not compete visually with the historic
building details.
2. At the time of submittal for Final Plan, the Apartment Building tower
feature along Willow Street shall be recessed back from the front wall
plane by at least two feet so as to promote a more pedestrian scale. This
also has the effect of physically interrupting the front building line to more
clearly define the area between the building and the public street which is
more in character with the surrounding area.
7. Neighborhood Meeting:
A neighborhood information meeting was held on March 14, 2013. A summary of this
meeting is attached. The primary concerns raised by those in attendance, and their
resolution, were the following:
A. Access. Access for the Feeders Supply and New West Addition will via public
streets. A service alley intersecting with Linden Street will be provided for
emergency services, deliveries, trash removal and electrical transformer. Access
to the under -structure and at -grade parking for the Apartment Building will be via
a service alley intersecting with Willow Street.
B. Parking. There will be no off-street parking for Feeders Supply and the New
West Addition. There will be 54 off-street spaces for the Apartment Building.
Opportunities for on -street parking on Willow Street will improve over time as
Willow Street gets improved to the Two -Lane Collector standard.
C. Agricultural Heritage. A feeling of remorse was expressed for the loss of land
uses that function for the benefit of agriculture.
D. Noise. The sound generated from the activity of diners on the outdoor patios and
plazas will continue to be governed by the parameters of Chapter 20 of the City
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Planning & Zoning Hearing August 8, 2013
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The State recommends that only one new window be allowed and that this
window should be a little smaller than the existing, historic windows.
• There is a concern about the placement of the central tower feature of the
Apartment Building. The State recommends that this central tower be
recessed behind the planes of the apartment wings.
C. Section 3.4.7 (D) — Reuse, Renovation, Alterations and Additions
The reuse and renovation of Feeders Supply will preserve the original materials and
details, as well as the distinctive form and scale that contribute to the historic
significance of the building and historic district.
D. Section 3.4.7(F)(1) — New Construction
Both the attached New West Addition along Linden Street and the detached
Apartment Building along Willow Street are found to exhibit height, setback and
width that are similar to Feeders Supply on both block faces, with the exception of
the setback of the aforementioned central tower feature of the Apartment Building.
E. Section 3.4.7(F)(2) — New Construction
The new structures are found to be in character with Feeders Supply. The
horizontal elements, such as cornices and windows are aligned with those of
Feeders Supply. Window patterns, with the exception of the aforementioned
windows on the upper portion of the southwest elevation, strengthen the visual ties
among'the buildings.
F. Section 3.4.7(F)(3) — New Construction
The primary building material of Feeders Supply is white stucco over brick. The
primary material for the two new buildings is gray brick for the New West Addition
and red brick for the Apartment Building. This variety in materials is found to be
appropriate given the overall context of the surrounding area.
G. Section 3.4.7(F)(4) — New Construction
Visual and pedestrian connections between the site and neighborhood focal points,
such as the Northside Aztlan Center, are preserved by the extensions of public
sidewalks.
H. Section 3.4.7(F)(5) — New Construction
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• Current operation is acceptable at all key intersections.
• Operation at key intersections will be acceptable at full build -out of the
project.
• For the entire project, and without assuming any trip reductions, during the
morning peak, 96 trips are expected. During the afternoon peak, 99 trips are
expected.
• No new traffic signals or signal modifications will be required.
• No auxiliary lanes are required.
• Bike lanes currently exist on Linden and Willow and connect to the Poudre
River Trail
• The site is served by Transfort Routes 8 and 81 and within walking distance
of the Downtown Transit Center.
• Multi -modal Level of Service Standards can be achieved.
• The project is feasible from a traffic standpoint.
6. Section 3.4.7 — Historic and Cultural Resources:
A. Section 3.4.7(B) — General Standard
The project includes the Feeders Supply building which is located within an officially
designated historic district. The P.D.P. has been reviewed by staff and the
Landmark Preservation Commission. The P.D.P. has been found to provide for the
preservation and adaptive use of this historic structure. Further, the P.D.P. protects
and enhances the historical and architectural value of Feeders Supply. Finally, the
two new structures, the New West Addition and the Apartment Building, through the
use of design and site planning, are found to be compatible with Feeders Supply.
B. Section 3.4.7(C) — Determination of Landmark Eligibility
Feeders Supply has been designated as a historical structure that contributes to the
Old Town Historic District. This District is on the National Register of Historic
Places. This standard requires that the determination of eligibility, or in this case,
continued eligibility, for the National Register of Historic Places shall be according to
the processes and procedures of the Colorado Historical Society.
The State Historic Preservation Office has reviewed and evaluated the P.D.P. and
there are two primary concerns, one relating to Feeders Supply and one relating to
the Apartment Building. These concerns are as follows:
• There is a concern that the three proposed new windows on the upper level of
the southwest elevation of Feeders Supply are found to have an impact on
the large blank wall which is a character -defining feature of Feeders Supply.
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Planning & Zoning Hearing August 8, 2013
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R. Section 3.5.1(1) — Outdoor Storage Areas / Mechanical Equipment
The proximity of dwelling units to the potential restaurant is a laudable example of
mixed -use that is envisioned for the R-D-R zone. In order to address the issue of the
proper placement of outdoor mechanical equipment associated with a restaurant in
relation to the dwelling units, a note has been added to the Site Plan. This note states
that exterior air handling equipment and hood and duct exhaust systems that, when
operating, shall be mitigated in order to ensure compatibility for the future residents.
S. Section 3.5.1(J) — Operational /Physical Compatibility Standards
As noted above, the closeness of the dwelling units to the restaurant, while an urban
condition found in most cities, creates a challenge with regard to ensuring as much
peace and quiet for the future residents. To promote compatibility and minimize
disturbance, the Site Plan contains a note that the hours of operation for trash and
recycle pick up for both the residential and non-residential users be shall be limited to
business hours only, 8:00 a.m. to 5:00 p.m., Monday through Friday, and between Noon
and 5:00 p.m. on Saturdays and Sundays.
T. Section 3.6.4 — Transportation Impact Study
A T.I.S. was prepared for this P.D.P. The study estimated that the project would include
a standard restaurant, general office and 54 multi -family dwelling units. While the
general office component is now expected to be a secondary commercial use, and
could possibly be limited to the future conversion of eight studio apartments, its
inclusion into the trip generation for the project reflects a conservative approach to the
impact analysis. The study also includes an analysis for both pedestrian and bicycle
Level of Service. There were no reductions for alternative modes even though the
project is located within the T.O.D. and some modal split is to be expected. Estimated
trip generation was based on three proposed uses:
• Standard Restaurant — 10,000 square feet
• General Office — 4,500 square feet
• Apartments — 54 dwelling units
Three intersections were evaluated for Level of Service analysis:
• North College Avenue and Willow/Cherry Streets
• Linden Street and Willow Street
• Jefferson Street and Linden Street
The T.I.S. states the following:
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Planning & Zoning Hearing August 8, 2013
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M. Section 3.2.2(M)(1) — Parking Lot Landscape Coverage
This standard requires that 6% of the surface parking lot be landscaped in the form of
islands or 238 square feet. The Landscape Plan indicates 394 square feet of
landscaping thus complying with the standard.
N. Section 3.2.4 — Site Lighting
There will be two pole lights in the surface parking lot for the Apartment Building. All
other fixtures will be wall -mounted providing illumination along the two private alleys and
the Apartment Building courtyard. All fixtures will be fully shielded in compliance with
the standard. There is no illumination exceeding one -tenth foot-candle as measured 20
feet beyond the property lines.
O. Section 3.2.5 — Trash and Recycling Enclosures
The trash and recycling enclosure is located to the rear of the New West Addition and
Apartment building and served by the two private alleys. The areas are 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.
P. Section 3.4.7 - Historic and Cultural Resources
This standard is evaluated in a separate subsequent section.
Q. Section 3.5.1(G) - Building Height Review
The Apartment Building is 46 feet to the top of the fourth floor and 60 feet to the top of
the central tower. The height of Feeders Supply is 44 feet and 51 feet to the top of the
cupola. The New West Addition is specifically designed to be lower in height than
Feeders Supply.
There are -no views that are impacted by the height of the proposed buildings. 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. Finally, a new building under construction one block to the northeast along Linden
Street, Legacy Apartments, will be four stories upon completion.
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The enclosed bike spaces are provided in all the one and two bedroom units 46, but not
in the studios. The bike space is being provided a four x six foot alcove located near
the front door that can be concealed with a roll top door. This mini garage exceeds the
minimum requirement of six square feet per bike for enclosed storage.and is specifically
intended to be a sports closet which responds to the active lifestyle. The indoor storage
feature is supported by an over -sized elevator, lobby and hallways.
For the studios, there are fixed racks located in the public sidewalk directly in front of
their individual, entrances.
For the restaurant, estimated to be 20,000 square feet, there must be no less than one
space per 1,000 square feet, of which 0% are to be enclosed, requires 20 spaces to be
located in fixed exterior racks. In compliance, 20 fixed spaces are provided.
(For comparison purposes, and in case all or a portion of the commercial floor area
were to be converted to general office, for the 20,000 square feet, there must be no less
than one space per 4,000 square feet, 5, of which 20%, 1, must be enclosed, and 4 in a
fixed rack.)
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.
J. 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.
K. Section 3.2.2(K)(1)(a)1. — Residential Parking Requirements
This standard allows multi -family dwellings within the Transit -Oriented Development
(TOD) Overlay Zone to be relieved from having to provide the required minimum
number of parking spaces. This does not mean that parking is prohibited. While not
being subject to a required minimum number, the P.D.P. provides 54 spaces. This
equates to one space per dwelling unit and .7 space per bedroom.
L. Section 3.2.2(K)(2) — Non -Residential Parking Requirements
The number of spaces must not exceed a prescribed maximum ratio. There are no off-
street private parking spaces assigned to the non-residential land uses.
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B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and Activities
There are no uses and activities in the adjacent area that are considered to be
incompatible relative to each other. Buffering between uses, therefore, is not
applicable.
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 xx spaces, is located to the rear of the building and will
not be visible from Linden Street.
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 enclosures and electrical transformer are located in the alley
running along the southwest edge of the buildings and are screened by solid decorative
fences
G. 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.
H. Section 3.2.2(C)(4) — Bicycle Facilities
Both the commercial and residential components are required to provide a minimum
number of bicycle parking spaces with a percentage of spaces being enclosed.
For the residential component, the 54 dwelling units will yield 8 studios, 23 one
bedroom, and 23 two -bedroom units for a total of 77 bedrooms, of which 60%, 46, are
to be enclosed and 40%, 31, are to be in fixed exterior racks. In compliance, the P.D.P.
provides a total of 101 spaces, of which 68%, 69 are enclosed and 32%, 32, are fixed.
W/�
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M. 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 primary material is red brick. The base will be stone, beige in color. The central
tower will feature a generous amount of glass and steel in order to provide a pleasing
contrast with the brick and to contribute to horizontal relief by mitigating the length of the
building along Willow Street. In addition, two horizontal bands of stone, red in color, will
run across the length of the wall under the second and third level balconies.
In general, the building positively relates to the established context of both the
Downtown and R-D-R zone.
N. 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.
There are no walls or fences associated with the P.D.P.
5. Article Three Applicable General Development Criteria:
A. Section 3.2.1(D) — Tree Planting Standards
Four street trees placed in grates are already installed in a 20-foot wide public sidewalk
in the public right-of-way along Linden Street spaced on roughly 40-foot intervals.
These improvements were part of a public capital project. Eight new street trees would
be installed along Willow Street. These trees are also placed in grates in a 12-foot wide
sidewalk, spaced on 30-foot intervals. The plants selected exceed the minimum species
diversity requirement and meet or exceed minimum size standards.
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J. 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. The varying setback from the
property line allows for the New West Addition to feature a plaza and possibly an
outdoor dining patio.
K. 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.
The original windows in the Feeders Supply building will not be altered. There are three
casement windows proposed in new openings on the second floor for the purpose of
allowing light into the space.
The New West Addition will feature white window frames to complement Feeders
Supply but not to be identical in order to distinguish the historic windows.
The Apartment Building will feature balconies and decks and bay windows. Windows
are intended to remain unadorned with brick sills only and no lintels so as to not
compete visually with Feeders Supply detailing.
L. 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).
The Apartment Building will feature flat roofs at the third and fourth levels. As
mentioned, the fourth floor will be stepped back by six feet. This will allow both the third
and fourth levels to be topped with a cornice.
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G. 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.
All 54 total parking spaces are located either within the at -grade garage (41) or to the
rear of the building (13).
H. 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.
There are no spaces located along public street frontage. (There is on -street diagonal
parking in the public right-of-way along Linden Street and parallel parking in the public
right-of-way along Willow Street.)
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 fundamental design objective is for the Apartment Building is to be a modern
interpretation of a historic mill building. Grain mills have been a key part of agricultural -
industrial heritage of the general area. The peaked roof on the tower is meant to reflect
this character and is capped by a cupola which was usually an element of historic
buildings.
The Apartment Building is primarily red brick. The ground floor includes a base of gray
colored stone and store -front like components with tall glass windows, and separate
entrances to each individual unit. The main entrance to the lobby is highlighted by the
tower feature. Upper floors include windows with sills and balconies. All units above
the ground floor will feature these balconies, 70 square feet in area that are flush with
the wall plane. The size of these balconies, behind the wall plane, creates a recess that
provides a shadow line. The mass of the building is softened by fourth floor step back
of six feet allowing both the third and fourth levels to feature a cornice. The building
features four-sided architecture so there is no back -side where inferior materials are
used.
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The Apartment Building is organized as a 54-unit residential project with eight units on
the ground floor facing Willow Street designated as studio apartments. The applicant
has indicated, however, that these units are intentionally designed to allow conversion
to commercial space should future market conditions allow. Such conversion would add
activity and interest at the street level and is supported by Staff. If such conversion
occurs, the building would then qualify as being a Mixed -Use Dwelling and, therefore,
subject to Section 3.5.3. In anticipation of a possible conversion, staff provides the
following analysis:
(1.) Section 3.5.3(B)(2)(b) — The apartment building is located two feet behind
the property line, with the entrance and tower feature 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.
(3.) Section 3.5.3(C)(2) — The entrances relates to the organization of interior
space leading directly to the lobby and elevator and is 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 is a steel canopies over the entrance and there are no awnings.
(6.) The building features a recognizable base of native stone and storefront
glazing and entrances. There is a recognizable top with a cornice.
F. 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 Apartment Building fronts on Willow Street and is not located along the Poudre
River. Terracing is provided nonetheless with the fourth floor being stepped back from
the third floor.
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grates, pavers, benches, planter pots, public art and accent lighting. This project was
completed in 2012 and contributes to linking the Downtown to the Poudre River.
Current and future development along Linden Street will also contribute to filling the
gaps between Jefferson Street and the Poudre River (Legacy Apartments and River
District Block One — Encompass). The project will repay its share of the street
improvements.
D. 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 Feeders Supply Building has been designated as a historic structure and is located
within a National Historic District in conformance with Chapter 14 of the City Code. The
New West Addition to the southwest along Linden Street has been specifically designed
to be sensitive and respectful of the original historic building. For example, the addition,
while two stories, is of lower height than Feeders Supply. The addition is set back from
Linden Street further than the original building by a varying distance ranging from 10 to
28 feet.
Along Linden Street, the exterior materials have been selected to be a combination of
light and dark gray brick, like the new buildings in Old Town Square, so as to allow the
original building, with its white stucco facade, to gain a more prominent position along
the street. The second floor is stepped back from the first floor allowing better visibility
of the Feeders Supply facade. Both floors feature low parapet walls that purposely lack
embellishment or a stepped cornice. The southwest elevation (facing the Downtown
Athletic Club and CTL Thompson) will feature a gray brick base with the primary field
being a gray stucco.
The character and design of the New West Addition is allowed by the preceding section
to emphasize compatibility with the historic Feeders Supply. The Apartment Building,
however, is detached from the historic building by 78 feet and, therefore subject to the
requirements of subsection (3).
E. 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.
NO
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district by using compatible building materials, colors, scale, mass, and design
detailing of structures."
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. The proposal
provides housing within a cultural and shopping area close to amenities like the Poudre
River Trail. The preservation and adaptive re -use of the historic building allows for
economic revitalization that contributes to its preservation over the long term.
4. Article Four — Applicable R-D-R Zone District Standards:
A. Section 4.17(B)(2) — Permitted Uses
Standard Restaurants and Professional Offices are permitted in the R-D-R subject to
Administrative Review. The residential building consists of more than 50 dwelling units
and is permitted subject to Planning and Zoning Board review. Whenever a P.D.P.
consists of both Type One and Type Two uses, the P.D.P. must be processed subject
to review by the Planning and Zoning Board.
B. 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. is located at the corner of two public streets and does not include any new
public streets or alleys. Two private alleys, however, will be provided serving the rear of
the New West Addition and Feeders Supply for deliveries and serving both the garage
and surface parking spaces of the Apartment building. These two private alleys gain
access to both public streets.
C. 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.
The P.D.P. fronts on Linden Street which was recently upgraded by a City of Fort
Collins and Downtown Development Authority capital improvement project that included
enhanced streetscape features. These include widened sidewalks, street trees in
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Planning & Zoning Hearing August 8, 2013
Page 5
"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 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 LIV 5.1 Promote revitalization of existing under-utilized commercial and
industrial areas."
"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 and unique relationship between the
waterway and surrounding urban environment, and maintaining those natural
elements of the river as it passes through Downtown."
"LIV 7.1 Encourage a variety of housing types and densities, including mixed -use
developments that are well -served by public transportation and close to
employment centers shopping, services, and amenities."
"LIV17.1 Preserve historically significant buildings, site and structures
throughout Downtown and the community. Ensure that new building design
respects the existing historic and architectural character of the surrounding
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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. 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."
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hay warehouse and coal storage. The stepped parapets, gable roof and head -house
have been, and continue to be the building's defining features.
Between approximately 1917 and 1949 four subsequent additions were successively
added on along Willow Street. These four additions have been determined to have no
historic significance. In 1944, the stucco was added to the exterior. While there was no
significant building permit activity and relatively few changes since 1949, there were a .
number of additional alterations to the building that are not documented to a specific
date or timeframe.
Feeders Supply (the mill, grain elevator and hay warehouse) was included in the larger
Old Town Historic District, which was added to the National Register of Historic Places
in 1978.
The site was originally zoned I-G, General Industrial.
In 1996, the site was included in a larger rezoning that down -zoned 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 supplemented in 2006 with the
Downtown Strategic Plan.
The subject parcel is located within a larger area identified as a "Special River Area" on
the fringe of the Downtown. The Downtown Plan .(1980) 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 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,
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Planning & Zoning Hearing August 8, 2013
Page 2
future market conditions. The building consists of red brick, stone accents, cornice
details and the central glass tower is topped with a gable roof.
The garage contains 41 spaces, and combined with 13 surface spaces, results in a total
of 54 spaces achieving a ratio of one space per unit. The site is 1.19 acres in size and
located within the National Historic District and zoned R-D-R, River Downtown
Redevelopment District.
Recommendation: Approval with Condition
Executive Summary:
The P.D.P. is consistent with the Downtown Plan and City Plan. The P.D.P. complies
with the land use and development standards of the R-D-R zone. The P.D.P. complies
with the applicable General Development Standards of Article Three with one exception.
A Modification of Standard to allow less interior parking lot landscaping has been
evaluated and found to be not detrimental to the public good and nominal and
inconsequential in relation to the project as a whole. A condition of approval is
recommended in order to ensure that the Final Plan is in compliance with Section 3.4.7
— Historic and Cultural Resources.
Comments:
Background:
The surrounding zoning and land uses are as follows (note that Linden Street runs
northeast to southwest and Willow Street runs from northwest to southeast):
N: R-D-R; Interstate Batteries, Glass Shop and Bas Bleu Theatre;
NE: R-D-R; Willow Street, Single Family and Education and Life Training Center;
E: R-D-R ; El Burrito restaurant;
SE: R-D-R; Mawson Lumber and Kiefer Concrete, Ranchway Feeds;
S: R-D-R; New Bridges Day Shelter;
SW: R-D-R; Linden Street, CTL Thompson and Downtown Athletic Club;
W: R-D-R; Jefferson Park and Rodizio Grill;
NW: R-D-R; Schrader Oil (outside storage yard, warehouse, office and convenience
store with fuel sales and one -bay automatic carwash).
The mill and grain elevator wero constructed in 1910 by the Poudre Elevator Company
followed by the construction of the hay warehouse (the first northwest addition) in about
1917. The location was considered strategic with proximity to railroad tracks of the
Colorado and Southern Railway line to allow for loading and unloading of goods to and
from the train. The building featured a retail store, two and one-half story grain elevator,
V/�
F16wha,t Of
ITEM NO _4
MEETING DATE August 8, 2013
STAFF Ted Shepard
PLANNING & ZONING BOARD
Project: Feeders Supply, Project Development Plan, #PDP130012
Applicants: Feeders Supply, LLC
c/o Mr. Jon Prouty
1001 East Harmony Road, Suite 510
Fort Collins, CO 80525
Owner: Northern Colorado Feeders Supply, Inc.
359 Linden Street
Fort Collins, CO 80524
Project Description:
This is a request to renovate the existing Feeders Supply building at 359 Linden Street,
demolish three non -historic additions, and construct a new building addition along
Linden Street for a restaurant or commercial use called the New West Addition. The
request also includes a new four-story apartment building along Willow Street. The
original Feeders Supply building is designated as a historic structure.
The historic Feeders Supply building would be adaptively re -used primarily for a
restaurant or other permitted commercial uses. Both floors would be utilized and served
by an elevator. A small patio would be added along Willow Street. There would be no
major exterior changes.
The New West Addition along Linden Street would also be two stories and further set
back from Linden Street than Feeders Supply to offer views to the historic structure and
allow for a small, off-street patio. The proposed design, exterior materials and colors
are intentionally basic and relatively unadorned allowing emphasis to remain with the
historic and distinctive Feeders Supply building.
The Apartment Building along Willow Street would contain 54 dwelling units and be four
stories in height with the fourth floor stepped back from the lower three floors. The
building includes three stories of residential dwellings over a ground level parking
garage which is faced with studio apartments along Willow Street. The building is
accented by a glass tower feature which projects forward and is not stepped back. The
ground floor apartments would to allow for conversion to commercial space if justified by
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.g7