HomeMy WebLinkAboutBELLE CLAIRE, 310 S. COLLEGE AVE. - PDP - 26-05 - REPORTS - MODIFICATION REQUEST• Due to the vertical clearance of the underground parking structure, the
trash enclosure location is best suited in the northeast corner, where
there is a mechanical room located down below. This allowed the
architect to lower the ceiling height in the mechanical room to allow for
the trash building at this location.
In summary, the Belle Claire building provides downtown Fort Collins with a uniquely
redeveloped site. The building architecture, pedestrian enhancements and live/work
opportunities, create a great infill project that will be another quality landmark for the
community.
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship are not caused by the act or
omission of the applicant."
The applicant has proposed that the modification of the standard meets the
requirements of Sections 2.8.2 (H) (1), (2), and (3) of the LUC.
Justification
The proposed plan meets the code equally well or better by creating a covered
enclosure that blends in with the architecture of the building and surrounding
walls. The trash/recycling building will be entirely enclosed with a roof and will
be finished with the same buff sandstone as the main building. There will be a
single door on the south that will provide access to both the trash and recycling
receptacles within the structure. There will also be a pair of doors on the east
alley level for trash/recycling collection. This creative solution will alleviate
potential smells and visual impacts often associated with trash. Additionally, the
trash will be picked up more frequently than the typical once a week. Access for
the trash trucks is located on the alley side, directly across from the dumpster for
ADP, thus providing a more direct and convenient way for pickup.
2. Belle Claire satisfies the need for infill projects in the city. By redeveloping an
unused site within the urban core, downtown Fort Collins gains another
interesting building and continues to revitalize the urban center.
3. The proposed plan has had to overcome some challenging existing site
conditions. There are several hardships associated with a compact site such as
this.
• The property is located in a floodplain resulting in the finished floor of the
building being raised. There is 2 Meet of fall between the southwest
corner and the northeast corner, creating some challenges with the
existing alley grading. The trash enclosure building is also unique in that
the access door for people is 1.7 feet above the alley. There are three
steps down into the trash/recycling building. The trash truck pick up will
be on the lower (alley) side.
• With the new building located at the corner, the surface parking lot had to
be placed on the east side of the building. The lot is just wide enough to
accommodate both building and parking; therefore there is not enough
room for a trash truck to maneuver through the parking lot.
May 24, 2005
Modification Request
Belle Claire Project Development Plan
This request is for a modification to the trash enclosure setback requirement as outlined
in Division 3.5.1 Building and Project Compatibility of the City of Fort Collins Land Use
Code. The modification being requested is from Section 3.5.1(I)(1) Outdoor Storage
Areas/Mechanical Equipment. This regulation reads that:
"No areas for outdoor storage, trash collection or compaction, loading or
other such uses shall be located within twenty (20) feet of any public
street, public sidewalk or internal pedestrian way.."
The proposed Belle Claire project is a six story mixed use building located on the corner
of two intersecting streets. There is a parking lot located on the east side of the
building, with a trash/recycling enclosure building at the northeast corner. Due to the
small nature of the site, the location of the building and the below -grade parking, it was
difficult to place the trash area within the surface parking lot and provide easy access
for the trash truck. Therefore, the enclosure is located 12.5 feet from the public way.
The request is to allow a trash enclosure to be less than 20 feet from a public
way.
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the
Planning and Zoning Board shall review, consider, and approve, approve with
conditions or deny an application for a modification based upon:
"...the granting of the modification would neither be detrimental to the public good
nor impair the intent and purposes of this Land Use Code; and that:
(1) the plan as submitted will advance or protect the public interests and
purposes of the standard for which the modification is requested equally
well or better than would a plan which complies with the standard for
which a modification is requested; or
(2) the granting of a modification from the strict application of any standard
would result in a substantial benefit to the city by reason of the fact that
the proposed project would substantially address an important
community need specifically and expressly defined and described in the
city's Comprehensive Plan, adopted policy, ordinance or resolution (such
as, by way of example only, affordable housing or historic preservation)
or would substantially alleviate an existing, defined and described
problem of city wide concern (such as, by way of example only, traffic
congestion or urban blight), and the strict application of such a standard
would render the project practically infeasible; or