HomeMy WebLinkAboutSEARS ODP - 32-00 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESJ
B Approximately two years following approval
0.52 Acres
C Approximately three years following approval
0.30 Acres
D Approximately four years following approval
0.44 Acres
E Approximately five years following approval
0.54 Acres
F Approximately six years following approval
1.68 Acres
If option "B" is developed
A'-C' Following approval 2.45 Acres
D'-E'-F' Within two years of construction of A'-C' 1.32 Acres
All public street improvements will be developed as a part of phase
one. The Pine Street extension will be built with phase E & F.
Public plaza and pedestrian spine will be developed with B & C.
Sincerely,
Mikal Torgerson
M. Torgerson Architects
W 143.26 FT, N 48 49' 51" W 250 FT, S 41 10' 51" W 66.69 FT, N 48 49'
9" W 75 FT, N 41 10' 51" E 160.E FT TPOB LESS R/R ROW DESC IN
2290-740
William C Sears
IMPS ONLY ON POR BLK 7, FTC, DESC: BEG AT PT ON SERLY LN SD
BLK 7 WH BEARS N 41 10' S1" E 106.74 FT FROM MOSTSRLY COR
SD BLK, SD PT BEING 35 FT DIS NERLY FROM C/L RR, TH N 48 49'
51" W 250 FT, N 41 10' 51" E 150 FT, S 48 49' 51" E 250 FT TO PT ON
SERLY LN SD BLK, TH S 41 10' 51" W 150 FT TPOB
NORTHERN COLO FEEDERS SUPPLY, INC
IMPS ON U P RR R/W, BLK 7, FTC
Wayne K Schrader
A tract of land located in the Northwest Quarter of Section 12,Township 7
North, Range 69 West of the 6th P.M., City of Fort Collins, County of
Larimer, State of Colorado, which considering the West line of said
Northwest Quarter as bearing N 00 00'00" E and with all bearings
contained herein relative thereto is more particularly described by the
following boundary lines:
Commencing at the Northwest Corner of Section 12; thence S 14 19'18" E
1800.70 feet to the True Point of Beginning, said point being the most
Northeasterly corner of that parcel of land deeded to Public Service
Company of Colorado on June 9, 1975, said point also being on the
Southerly right-of-way line of Willow Street; thence along said Southerly
right-of-way line S 48 50'34" E 382.56 feet; thence leaving said
right-of-way line S 41 09'26" W 284.27 feet; thence 469.36 feet along the
arc of a non -tangent curve to the right having a radius of 644.69 feet and
a central angle 41 42'48" and a long chord which bears N 24 42'36" W
459.06 feet; thence N 86 08'48" E 3.70 feet; thence S 69 18'34" E 55.25
feet; thence N 27 36'00" E 76.79 feet more or less to the True Point of
Beginning. Said parcel contains 2.040 acres more or less and is subject
to all restrictions, easements or rights -of -way now existing or in use.
(g) The proposed ODP contains a public plaza and pedestrian spine
that will be owned and maintained by a future HOA composed of
building owners with uses fronting these amenities. Any private
open space will be owned and maintained by the adjacent building
owners.
(h) This ODP will be phased as follows:
A Following approval. 1.37 Acres
4b The site is relatively flat, therefore meeting ADA requirements will
not be a problem.
4c All required easements will be dealt with in the PDP stage.
5a We are not aware of any natural features on the subject property.
6 We anticipate that all of the buildings within this ODP will be fire
sprinklered. Any further specific Fire Department issues will be
dealt with at the PDP stage.
7&8 Comments given by Water/Wastewater and Light and Power have
either been addressed in the attached engineering documents or
will be addressed in future PDP submittals.
9 Most of the current planning department comments are oriented
more toward PDP issues than ODP design issues. This is primarily
due to the focus that was given to the "Sears Building" in particular
in the conceptual review. We will further address these comments/
issues in future PDP submittals.
11 We have had several coordination meetings with the Advanced
Planning department as well as with the Historic Preservation
department regarding the structures within this ODP. As
mentioned above, we do not feel that the Sears Trostel Lumber
Yard is subject to Historic Preservation review as the structure can
only be construed to be eligible for historic designation if one
assumes that any potentially contributing structure to a potential
district is a historic resource that must be protected under the code.
As mentioned above, we feel that this is a faulty interpretation of
the City Code. We do however recognize that the Feed Store on
the corner of Linden and Willow is an eligible structure and intend
to protect the resource as provided for in the City Code.
(f) Legal Descriptions
NORTHERN COLO FEEDERS INC
POR OF BLKS 6 & 7, FTC, & PT OF NW 1/4 12-7-69 DESC AS COM AT
NW COR SD SEC, TH S 1740.4 FT, S 69 9' 35" E 102.21 FT, S 41 10-
51" W 7.96 FT, S 48 49' 9" E 50 FT,S 69 9' 35" E 179.1 FT, S 48 49' 9" E
182.07 FT, N 41 10' 51" E 67.49 FT, S 69 9' 35" E 203.76 FT, TH SERLY
ALG ARC OF CUR TO R HAV C/A 1 50' 1" & RAD 1124.7 FT & ARC
35.99 FT, L/C BEARS S 68 14' 35" E 35.99 FT TO PT ON TANG CUR,
SD PT BEING TPOB, TH SERLY ALG ARD OF CUR TO R-HAV C/A 9
11' 39" & RAD 1124.7 FT & ARC 180.48FT, UC BEARS S 62 43' 44" E
180.28 FT, TH N 41 10' 51"E 6.37 FT, S 48 49' 9" E 150 FT, S 41 10' 51"
4.13(D)(4)(a) seems not to apply to this project and 4.13(D)(4)(b)
(which states "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.") seems to apply more to the
PDP than this ODP, however we do intend to comply with this
provision in the code.
1g All buildings within this ODP will comply with the build -to -line
requirement.
1 h This ODP and all subsequent PDPs will comply with all applicable
General Development Standards as set forth in Article 3 of the
Land Use Code.
2c The site is still being shown to be in a shallow floodplain. This is
primarily due to the fact that the remapping that is being done as a
part of the Howes Street Outfall project is not complete yet. It is
expected that this remapping will remove this entire site from the
shallow floodplain.
2b,d &e
are addressed in our submitted engineering documents.
3c A TIS is included in this submittal.
3d Full roadway improvements along Linden, Willow, and Pine
adjacent to our project will be shown on our engineering
documents.
3f Utility easements adjacent to rights -of -way will be shown on
subsequent PDP submittals.
3g All access roads shall be designed and improved to City Standards.
3h The only easement that we anticipate being needed for this project
is for the Pine Street extension. The applicant will acquire these
easements as a part of the PDP submittal.
3i We have met with Mike Herzig of the Engineering Department
regarding the rail crossing for Pine Street. It appears that this will
be quite a contentious issue with the railroad, but we feel that the
positives outweigh the negatives and intend to pursue the railroad
crossing.
4a A TIS is included with this application.
(VII) We do not anticipate any land use conflicts within the ODP once it
is completely developed, as all of the uses are quite compatible. We will,
however, be developing this project in an area that is surrounded by some
existing industrial uses. In addition, the project is situated immediately
adjacent to a railroad track. We have retained an acoustic engineer to
assist us in building design in order to mitigate any railroad or industrial
noise's impact on our buildings. There are several retail and residential
uses adjacent to the site. We do not anticipate any conflicts between
these uses and our project.
(e) A conceptual review was held on June 12, 2000.
1 d The Zoning Department commented that the project would need to
comply with Section 4.13(D)(2) it is assumed that they specifically
meant parts (a) and (b):
(a) 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 proposed ODP provides for a pedestrian spine and plaza between
Linden and the new extension of pine. It also furthers the goal of
maintaining and expanding the existing block grid system by providing for
the extension of Pine Street.
(b) 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 ODP does not address the specific nature of this criteria, but we do
intend to extend the character of Linden Street as developed between
Walnut and Jefferson while still maintaining a distinct character of this
separate district.
le Zoning also commented that we need to comply with the limitations
outlined in Section 4.13(D)(3)Buildings(c)Massing and Placement &
(d) Character and Image
As was mentioned above, we do intend to comply with these items. The
building height and massing proposed in this ODP steps down as it
approaches the streetscape as well as the river. Some of the architectural
issues will be addressed in further detail at the PDP stage.
1f Zoning mentioned the need to comply with 4.13(D)(4) Site Design
Old Town Fort Collins. It is our sincere hope that this project will set the
stage for and encourage not only the redevelopment of the subject site,
but the redevelopment of the entire Old Town River Corridor area. The
planning of the Sears ODP was driven by many of the existing site design
constraints such as utilities, railroads, existing roads and historic
structures. A great deal of thought was given to the pedestrian
experience throughout the project. This drove the need for the internal
pedestrian access spine and plaza. It is our desire to make this ODP as
pedestrian friendly as possible, so we decided to provide a single central
parking area served by the extension of Pine Street. It was our feeling
that extending Pine Street would not only further the rectilinear grid street
pattern of the Old Town area, but also encourage the use of Pine Street
for vehicular circulation thereby reducing the number of vehicles on
Linden Street making it that much more pedestrian friendly. The ODP is
divided into two different options. Option "A" shows the ODP as
developed with several mixed use buildings. There is a fair chance,
however, that a large museum/Imax theater user will develop a portion of
the site for their use. The Museum use is fairly large, and would therefore
displace several of the mixed use buildings. This option is shown as
Option "B" on the attached ODP.
(V) No formal neighborhood meeting has been held relative to this
project. There have been several neighborhood meetings held to discuss
this project and the redevelopment of this district as a whole, but these
meetings were not sponsored by the city and advertised as required by
the code. We do intend to attend a city sponsored neighborhood meeting
in the future. We do not anticipate any major issues. The only concerns
that were voiced relative to our ODP were related to truck traffic. Most of
the neighboring property owners realize that the area will be redeveloped
in the future and with a few exceptions they seem to welcome this. They
have voiced some concerns about how our project and any future
redevelopment might impact their industrial uses during this transition
before they have a chance to be relocated. In particular, they expressed
concern about street improvements that might impact their ability to
maneuver tractor trailer rigs as they currently do on the adjacent streets in
question. The proposed ODP should do nothing to affect how they use
the streets.
(VI) The project is now known as the Sears ODP. It was previously
known as the Sears Trostel ODP. The name was changed to avoid any
confusion with the Sears Trostel Lumber yard which will continue business
under that name in another location.
criteria.
2. 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.
The will be one main parking lot/structure developed to serve all of the
buildings in the ODP. This is designed to be tucked behind the proposed
structures to the extent possible, however it will still either front Willow or
the new Pine. It is our intent to develop this structure in a similar way to
that of the new Mason Street parking structure where we would front retail
spaced on the streetfront with parking behind and above.
(II) The ODP as proposed provides for a pedestrian plaza and
circulation spine to be developed between Linden and the new extension
of Pine Street. This plaza and spine will be predominantly hardscaped,
but will include tree wells and landscaped planters similar to Old Town
Square. The streetscape along Linden will 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. As was mentioned earlier, this ODP does not
adjoin or contain any known wetlands or natural areas.
(III) The number of employees for each use is estimated as follows:
If option "A" is developed
A.
200 employees
B.
13 employees
C.
28 employees
D.
68 employees
E.
44 employees
F.
10 employees
If option "B" is developed
A'-C' 75 employees
D'-E'-F' 10 employees
(IV) This redevelopment project is intended to do for the Old Town
River Corridor, what the Old Town Square redevelopment project did for
pedestrian -oriented streetfronts and, lively outdoor spaces.
This project provides for the first true redevelopment in the Cache La
Poudre corridor. This ODP does provide for somewhat intensive
redevelopment of housing and businesses that would complement
Downtown. As mentioned before, we do intend to design the architecture
and site plans to draw from and complement the historic origin of Fort
Collins. If the Museum/[max option is developed, it would clearly provide
for the expansion of cultural opportunities in the downtown area. This
ODP does provide for a master plan that would extend the positive
characteristics of Downtown by providing for the extension of Pine Street,
and will develop a lively plaza and continue the pedestrian -oriented
streetfronts.
(2) Street Connections.
(a) 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 proposed ODP provides for a pedestrian spine and plaza between
Linden and the new extension of pine. It also furthers the goal of
maintaining and expanding the existing block grid system by providing for
the extension of Pine Street.
(b) 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 ODP does not address the specific nature of this criteria, but we do
intend to extend the character of Linden Street as developed between
Walnut and Jefferson while still maintaining a distinct character of this
separate district.
(c) Massing and Placement.
1. 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 adjacent to the River landscape frontage; and (2)
buildings or parts of buildings shall step down to three (3) stories or less
adjacent to any street frontage.
This ODP proposes one 5 story building which will be designed to have
massing step down to the street front so that the adjacent street facade
will be that of a three story building. The heights of the proposed
buildings do step down as they go toward the river as provided for in this
anticipated that the design of the sites as well as the buildings will be
sensitive to the historic character of Old Town while still promoting
innovative design. The buildings will all be built of quality materials
characteristic of this Old Town District.
Section 1.2.2 (K) fostering a more rational pattern of relationship among
residential, business and industrial uses for the mutual benefit of all.
We believe that mixing business and residential uses results in a more
rational pattern of development by increasing the vitality of the district and
decreasing the dependency on the automobile for commuting purposes.
Section 1.2.2 (L) encouraging the development of vacant properties
within established areas.
While portions of this ODP are occupied by several buildings, they are
generally of poor design and construction, with the exception of the
historic feed store and the new service station, and these buildings are
expected to stay. The majority of the site, however, is vacant property
used primarily for storage of industrial materials.
Section 1.2.2 (M) ensuring that development proposals are sensitive to
the character of existing neighborhoods.
As mentioned before, we recognize that we are redeveloping in the heart
of Old Town Fort Collins. We anticipate that the design of sites and
buildings will be very sensitive to the character of the existing
neighborhoods giving particular attention to massing, proportioning,
building details, and materials.
Section 1.2.2 (N) ensuring that development proposals are sensitive to
natural areas and features.
This project does not contain nor is it adjacent to any known natural areas
and features. It is our belief, however, that it will encourage the use of
some of the nearby natural areas.
Division 4.13 River Downtown Redevelopment District
(R-D-R)
(A) Purpose. The River Downtown Redevelopment District is intended to
reestablish the linkage between Old Town and the River through
redevelopment in the Cache La Poudre River (the "River') corridor. This
District offers opportunities for more intensive redevelopment of housing,
businesses and workplaces to complement Downtown. Improvements
should highlight the historic origin of Fort Collins and the unique
relationship of the waterway and railways to the urban environment as
well as expand cultural opportunities in the Downtown area. Any
significant redevelopment should be designed as part of a master plan for
the applicable group of contiguous properties. Redevelopment will extend
the positive characteristics of Downtown such as the pattern of blocks,
The proposed ODP proposes several infill mixed use projects that could
only be characterized as innovative in comparison to traditional
development in the city of Fort Collins. In addition, this project provides
for the renewal of a rather run down and poorly maintained industrial
district in the heart of Fort Collins.
Section 1.2.2 (C) fostering the safe, efficient and economic use of the
land, the city's transportation infrastructure, and other public facilities and
services.
This project provides for the redevelopment of an "infill" site in the heart of
Old Town Fort Collins. It is widely recognized by planning professionals
that this type of high density, infill development maximizes the efficient and
economic use of the land, city transportation infrastructure and other
public facilities and services.
Section 1.2.2 (E) avoiding the inappropriate development of lands and
providing for adequate drainage and reduction of flood damage.
The subject property has many existing drainage issues. The
development of this project will dramatically improve drainage and
flooding problems not only on the subject site, but also for adjacent
properties.
Section 1.2.2 (F) encouraging patterns of land use which decrease trip
length of automobile travel and encourage trip consolidation.
Infill mixed use development such as that proposed in this ODP typically
decreases VMT by those who work and live in such developments. Also
by virtue of its location in the heart of town, it is our belief that this project
will not only encourage trip consolidation, but also decrease the need for
many vehicular trips and encourage pedestrian trips.
Section 1.2.2 (G) increasing public access to mass transit, sidewalks,
trails, bicycle routes and other alternative modes of transportation.
The proposed project is located in very close proximity to mass transit,
sidewalks, trails and bicycle routes. The project will be designed to
promote access to these amenities and encourage their use.
Section 1.2.2 (I) minimizing the adverse environmental impacts of
development.
The redevelopment of this industrial site will improve the water quality of
site runoff. It will also replace several existing business that have much
more of an adverse environmental impact with businesses that typically
have little environmental impact.
Section 1.2.2 (J) improving the design, quality and character of new
development.
While design, quality, and character are very subjective terms, it is
utilize the services in a more pedestrian way.
Policy DD-5.5 Parking Lots. Parking lots must be located to minimize their
visibility from primary pedestrian streets, plazas and public spaces. Lots
should be located behind buildings, in side yards, or in the interior of
blocks throughout the Downtown District. Their visual impact can be
softened and screened with a perimeter landscape buffer. Large -surface
parking lots will be visually and functionally segmented to the extent
practical. Land devoted to surface parking lots should be reduced, over
time, through redevelopment and/or construction of structured parking
facilities.
The proposed ODP proposes a surface parking lot only as a temporary
measure. It is anticipated that as this ODP and district redevelop, there
will be a need for structured parking, and this ODP provides for the
surface parking area to become a parking structure when sufficient
demand has developed.
Policy DD-5.6 Parking Structure Facilities. Parking structures will be
encouraged and preferred over new surface parking lots. Parking
structures will not be allowed to dominate the street frontage. Other
parking structure considerations include:
a. Parking structures fronting primary pedestrian streets with retail or other
uses with a high level of walk-in clientele along the ground -level frontage,
should minimize interruptions in pedestrian interest and activity. On
other streets where a parking structure's ground level will be occupied by
cars, a landscaped setback should be required to soften the visual impact
on the street and sidewalk.
b. Use architectural elements to establish human scale at the street level
along the frontage of primary pedestrian streets, plazas and public spaces
where practicable.
c. Be compatible in architectural design with adjacent buildings.
d. Locate auto entrances so as to minimize pedestrian/traffic conflicts.
e. Provide a safe and secure environment for both pedestrians and
vehicular traffic.
The proposed future parking structure does front either Willow or the Pine
Street extension depending on how the ODP is built out. We do intend to
develop the facility consistent with this policy.
In addition to furthering the above mentioned principles and policies, we
believe that the proposed ODP also furthers the intent and purposes of
the Land Use Code in the following ways:
Section 1.2.2 (B) encouraging innovations in land development and
renewal.
streetscape improvements that presently exist on Linden between Walnut
and Jefferson from Jefferson to Willow. This will enhance the connection
between Old Town and the Civic Center and the Poudre River.
Policy DD-3.7 Street Pattern. The existing street pattern will retain the
historic street grid system. To maximize pedestrian access and safety,
physical features such as traffic -calming crosswalks may be added at mid -
block passages.
This ODP will not only retain the historic street grid system, it will enhance
it by providing for the Pine Street extension. We are proposing one mid -
block crosswalk that will not only act as a traffic calming feature, but will
hopefully become the Northwestern edge of a restored "parade ground" in
future redevelopment projects.
Policy DD-3.8 Public Spaces. New development and re -development
opportunities shall incorporate public spaces. A diversity of types and
scale of public areas will ensure a wide range of pedestrian destinations
throughout the Downtown, including large civic plazas, courtyards,
fountains, urban pocket parks and sidewalks. These public spaces will
provide meeting and gathering points for people and shall be within
close proximity to work, shopping, civic, cultural, and entertainment
activities.
The proposed ODP provides for a medium scale public plaza between
uses A and B on Linden street. We feel that this plaza will provide for a
gathering point and landmark within the district.
Policy DD-4.2 Adaptive Reuse. The City will support and encourage the
redevelopment and adaptive reuse of historically significant and
architecturally important structures, including but not limited to, the Trolley
Barn, Power Plant, and Northern Hotel.
This ODP provides for the adaptive reuse of the only historically
significant and architecturally important structure within its boundary, the
Feed Store on the corner of Linden and Willow.
Policy DD-5.1 Balanced Transportation Access. The City will lessen the
effect of auto congestion by emphasizing other transportation means,
including walking, bicycling, transit and rail. The efficiency of the
Downtown, regional and community street systems will be maximized for
access for all modes of transportation.
This project provides for bicycle lanes and is quite pedestrian focused.
We intentionally designed the ODP with parking tucked behind the
primary uses in an effort to encourage users to "dismount' their cars and
facing the street will be encouraged. New buildings will enhance and
enliven streets and create safe, pleasant public environments.
b. Blank walls should be avoided along streets, plazas and parks. If that is
not possible, building facades lacking windows, and/or other architectural
details facing or visible from these public spaces should be screened by
landscaping to buffer the impacts of building mass, or designed to have
architectural details that add visual interest to large walls.
This policy will be furthered in all respects although this level of detail will
likely come in future PDP submittals. We do intend to develop a vibrant
human scaled pedestrian experience throughout the project. Architecture
will be designed not only to be sensitive to human scaled proportions and
the unique character of the area, but also to draw the outdoors in and vice
versa. This "parkitecture" will not only develop lively and pleasant outdoor
spaces, but also promote a more seamless transition between the
outdoors and the indoors.
Policy DD-3.3 Architectural Elements to Maintain the Integrity of
Downtown. New buildings and public spaces will respect and be sensitive
to the design integrity of Downtown, such as:
a. Enhancing visual continuity and sense of place through the use of
building materials and design features sensitive to the character of
Downtown.
b. Reflecting excellence and high quality in their design.
While I surely have a bias relative to the excellence and high quality of the
designs to be built within the development, we absolutely intend to be
sensitive to the design integrity of downtown. We intend to build out of
similar materials and draw from prominent design features of the historic
downtown without simply replicating the historic architecture. Our design
intent is to draw from the existing Old Town architecture while still
maintaining a distinct feel and character for this district.
Policy DD-3.6 Design of Streets and Public Spaces. Streets and public
spaces within Downtown will be attractive, accessible, functional and
designed to enhance pedestrian and bicycle activity, such as:
a. Using public art, landscaping, and other street features that will create a
comfortable and pleasant environment for the pedestrian, while providing
continuous and clearly -expressed pedestrian circulation linkages to
interconnect the Downtown District with surrounding neighborhoods
and districts.
b. Ensuring that city streets and gathering spaces will link and provide
connections between Old Town, the Civic Center, surrounding
neighborhoods and the Poudre River.
As mentioned before, this project will provide a logical extension of the
PRINCIPLE DD-2: Promote and expand facilities, programs and events
that reinforce the Downtown as the center for cultural, recreation,
and entertainment in the community and region, and expand
educational opportunities in the Downtown.
If the Museum/Imax option is developed, it would undeniably expand
programs and events that would reinforce the Downtown as the center for
culture, recreation, and entertainment in the community and region as well
as expanding education opportunities in the downtown.
Policy DD-2.2 Cultural/Entertainment. Increase the number, diversity and
clustering of public and private entertainment facilities such as a new
performing arts center, open air amphitheater and stages.
This ODP would provide for numerous private entertainment facilities
including open plaza performance opportunities, historic education
opportunities and perhaps a Museum/Imax theater.
Policy DD-2.3 Education. The City will encourage a partnership between
education, cultural, and business institutions to improve opportunities for
learning and expanding Downtown's employment base. It will also work
to expand opportunities for providing educational programs and facilities
in the area.
If the Museum/Imax option is developed as a part of this ODP, it would
clearly further the goals of this policy. Even if the Museum option is not
developed, the ODP would expand downtown's employment base and
expand educational programs and facilities in the area.
PRINCIPLE DD-3: The design of streets, parking areas, public spaces
and buildings in the Downtown shall reinforce the unique and
distinctive character of the Downtown.
Policy DD-3.1 Character of Downtown. The visual distinctiveness of
Downtown and its component sub -districts will be maintained and
reinforced.
As mentioned before, the architecture, streetscape, and plazas developed
as a part of this ODP will be consistent with and reinforce the unique and
distinctive character of the existing downtown.
Policy DD-3.2 Architectural Elements Based on Human -Scale. Human -
scale design and architectural elements will be encouraged in Downtown.
Such elements may include signage, awnings, storefronts, and
proportional windows and other human -scale building details.
a. Mixed -use buildings, interesting street -edge facades, and windows
range of Colorado.
Policy GM-8.1 Remedy Infrastructure Deficiencies. The City will
selectively correct infrastructure deficiencies, such as storm drainage and
streets, so that infill development does not pay an infrastructure "penalty"
to remedy past problems in existing developed areas.
This redevelopment district is currently served by substandard roads,
utilities, drainage, sidewalks, etc. It is our hope that the city remains
consistent with this policy so that this and other redevelopment projects
do not pay an infrastructure "penalty".
PRINCIPLE DD-1: The Downtown will provide a balanced mix of land
use activities. While encouraging a mix of land uses throughout the
Downtown, the predominant land use character of each sub -district
will be maintained. Land use intensity should decrease as distance
from the center of each sub -district increases -- establishing a
transition between urban uses and adjacent neighborhoods. A mix of
housing types for all income levels, family types, and age groups, with
a variety of prices and rent levels, will be encouraged.
Policy DD-1.1 Land Use. Basic land use activities will be clustered in
distinct and compact sub -districts located to promote the movement of
pedestrians between areas and to efficiently use public services and
facilities, while preserving the historical buildings and character of the
area. A mix of complementary and supportive land uses will be
encouraged in each sub -district.
This ODP promotes this policy by developing a compact sub -district that
will promote pedestrian traffic between this project and adjacent facilities
both public and private.
Poudre River Corridor Sub -District
Policy DD-1.16 Land Use. Principal land uses adjacent to the Downtown
include a mix of public conservation and recreation areas, retail, of ices,
residential and light manufacturing. Development and redevelopment
opportunities, including both public and private activities, will enhance and
extend the existing Downtown uses and character toward the river,
provide an adequate buffer between new development and the natural
riparian environment, and integrate cultural and recreational opportunities
into this area.
This project clearly provides for the redevelopment of this area that we
believe will enhance and extend the existing Downtown uses and
character one more block toward the river.
potentially contributing structure to a potential district is a historic resource
that must be protected under the code. We believe that this liberal
interpretation of the code not only places an onerous burden on the
landowners within this ODP and district, but also sets a dangerous
precedent in which nearly any structure in the entire city could be
considered a potentially contributing structure to a potential district. It is
our belief that part of "raising the level of awareness and understanding of
and appreciation for the value of historic preservation in contributing to the
quality of life in Fort Collins" includes raising awareness of both good and
bad historic preservation efforts. We believe that the liberal interpretation
of this section of the City Code is an egregious example of poor historic
preservation efforts.
Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of
housing types and densities, including mixed -used developments, that are
well -served by public transportation and close to employment centers,
services, and amenities. In particular, the City will promote the siting of
higher density housing near public transportation, shopping, and in
designated neighborhoods and districts.
This ODP provides for several mixed -use buildings, all of which would be
in close proximity to public transportation, employment centers, services
and amenities such as Old Town Square and its many restaurants, bars,
entertainment, public services, shopping, etc.
PRINCIPLE ENV-1: Continually improve Fort Collins' air quality as the
city grows.
Policy ENV- 1.21 Land Use. The City shall support proposals for higher
density residential development and mixed land use development in
appropriate neighborhoods and districts, if they are designed to enhance
the use of alternatives to single -occupant motor vehicle transportation,
and if they comply with all other criteria necessary for approval of such
proposals.
The proposed ODP provides a mixed -use product that by virtue of its
location in the City of Fort Collins would likely reduce its residents'
dependance on single -occupant motor vehicle transportation.
PRINCIPLE GM-8: The City will promote compatible infill
development in targeted areas within the Community Growth
Management Area boundary.
The Sears ODP is the ultimate infill site, given the fact that it provides for
the redevelopment of the one of the original developments in Fort Collins,
and possibly one of the original developments in the whole of the front
color and finishes.
b. Residential street light fixtures shall be designed for human, pedestrian
scale, while providing an adequate level of illumination for safety.
c. Where higher pedestrian activity occurs, such as associated with
neighborhood or community centers, districts, or transit stops, a
combination of lighting options should be considered -- such as exists in
the Downtown -- with high mount fixtures for broad distribution of light
within the street, and with smaller pedestrian -oriented fixtures along the
sidewalk corridors.
We have had discussions with the City of Fort Collins Advanced Planning
department about establishing a thematic lighting pallette that will be used
not only throughout this ODP but also throughout the entire
redevelopment area. It is expected that this lighting pallette will be
consistent with this policy.
PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings,
outdoor spaces, parks, and gateway landscapes should be designed to
be functional, accessible, attractive, safe and comfortable.
We intend to develop the plaza within this ODP in a way that will serve as
a community gathering place similar to Old Town Square. We hope to
encourage festivals, street performers, "people -watching," and sidewalk
cafes to ensure that it is consistent with this principle.
PRINCIPLE CAD-5: The quality of life in Fort Collins will be enhanced
by the preservation of historic resources and inclusion of heritage in
the daily life and development of the city and community.
Policy CAD-5.2 Education and Awareness. The City shall raise the level of
awareness and understanding of and appreciation for the value of historic
preservation in contributing to the quality of life in Fort Collins.
We strongly agree with this principle and intend to use this ODP and its
architecture to further its goals. This ODP provides for the adaptive reuse
of the historic feed store building on the corner of Linden and Willow
Streets. All architecture designed within the ODP will be historically
sensitive, drawing from the past without replicating it. We also intend to
provide interactive historic kiosks and displays in the various buildings
depicting the unique and historic character of the area. If the museum
option is developed within this ODP we expect that this facility would also
dramatically further this principle. In addition, we intend to conduct an
archaeological survey of the ODP site in cooperation with the City of Fort
Collins Historic Resources department.
We do not, believe that it is the intent of the City Code to require that any
While many of these kinds of details will be addressed in future PDPs we
do intend to develop widened sidewalks with thematic furnishings and
pedestrian scale lighting. We also expect to have sidewalk cafes and
markets "spilling out" onto the sidewalk in some areas, adding further
pedestrian scale interest.
PRINCIPLE T-9: Private automobiles will continue to be an important
means of transportation.
Policy T-9.1 Vehicle Miles Traveled (VMT). To meet the City' s air quality
objectives, the City will establish a comprehensive program to reduce the
annual rate of growth of total daily vehicle miles traveled, so that it does
not exceed the rate of growth in population and employment.
It is generally agreed that infill, mixed use development, reduces the
project's occupant's dependancy on their automobiles by providing not
only increased access to transportation alternatives, but also by providing
many of the day-to-day needs in one area; theoretically reducing overall
VMT.-rµCprd i8 p-LpJS �+itzJ�ue-ro-�j+E sot--,
PRINCIPLE CAD-1: Each addition to the street system will be
designed with consideration to the visual character and the
experience of the citizens who will use the street system and the
adjacent property. Together, the layout of the street network and the
streets themselves will contribute to the character, form and scale of
the city.
Policy CAD- 1.2 Street Layout. New streets will make development an
integrated extension of the community. The street pattern will be simple,
interconnected and direct, avoiding circuitous routes. Multiple routes
should be provided between key destinations. Streets should be located
to consider physical features, and to create views and prominent locations
for civic landmarks such as parks, plazas and schools.
We believe that the addition of the Pine Street extension will further this
policy by making the district more interconnected and providing multiple
routes.
Policy CAD-1.5 Street Lighting. Lighting fixture design and illumination
should be tailored to match the context of the street. Lighting levels should
be designed to emphasize the desired effect and not the light source,
avoiding sharp contrast between bright spots and shadows, spillover
glare, and preserving " dark sky" views at night time.
a. The City should continue to explore new design options for the types of
fixtures available for use within any street condition, which enhance the
street environment by establishing a consistent style with height, design,
development pattern within a well-defined boundary.
Policy LU-1.1 Compact Urban Form. The desired urban form will be
achieved by directing future development to mixed -use neighborhoods
and districts while reducing the potential for dispersed growth not
conducive to pedestrian and transit use and cohesive community
development.
The proposed ODP is a mixed -use district that would reduce the potential
for dispersed growth. This project is also expected to encourage
pedestrian and transit uses through its design and location.
PRINCIPLE LU-2: The city will maintain and enhance its character
and sense of place as defined by its neighborhoods, districts,
corridors, and edges.
It is expected that this project will be the first of many redevelopment
projects in this area. Once redeveloped, we will hope to have achieved a
district unto itself with its own distinct character and sense of place. _ uwe,T M1(AwT -rUb T.
Principle T-7: The City will encourage the development of comfortable and
attractive pedestrian facilities and settings to create an interesting
pedestrian network.
This ODP will provide a logical extension of the very successful pedestrian
circulation in Old Town Square. We will continue the pedestrian friendly
streetscape that already exists on Linden, down from Jefferson to Willow,
providing a new pedestrian plaza and circulation spine.
Policy T-7.1 Pedestrian Facilities. The City will encourage the provision of
pedestrian scale improvements that tit the context of the area. The color,
materials, and form of pedestrian facilities and features should be
appropriate to their surroundings, as well as the functional unity of the
pedestrian network, through means such as:
a. Developing attractive improvements which enhance the character and
pedestrian scale of the urban environment including streetscape design,
vertical treatments, widened sidewalks, and furnishings.
b. Incorporating special design features, public art, and site details that
can enhance the pedestrian scale of streets and become an urban
amenity.
c. Encouraging outdoor cafes and activity areas that contribute to the
character and human scale of the sidewalk environment. Building design
and details should support the human scale of the street incorporating
such elements as windows and other openings, porches and recesses,
awnings, and patios.
September 12, 2000
Ron Fuchs
Planner
City of Fort Collins
281 North College
Fort Collins, CO 80522-0580
Dear Ron:
Attached is an ODP which encompasses the blocks between Linden and
College and the railroad tracks and Willow. The property in question is
owned by William C. Sears, Northern Colorado Feeders Inc., Resources
Corp., Schrader Oil Company, and Wayne K. Schrader. Bill Sears is the
applicant. The owners addresses are:
Northern Colorado Feeders Supply, Inc.
359 Linden St.
Fort Collins, CO 80524-2425
William C. Sears
PO Box 1087
Laporte, CO 80535
Union Pacific Land Resources Corp.
Mail Station 2903
801 Cherry Street
Fort Worth, TX 76102-6803
Schrader Oil Co
PO Box 495
Fort Collins, CO 80522-0495
Union Pacific Corp
Attn: Property Tax Dept.
1700 Farnam St 101h Flr S
Omaha, NE 68102-2010
Statement of Planning Objectives:
(1) The following City Plan Principles and Policies are achieved by the
proposed ODP.
PRINCIPLE LU-1: Growth within the city will promote a compact
320 West Olive
fart Collins, CO 80521
970.416.7431
1.888.416.7431
Fax: 970.416.7435
Email: mikal@aahitex.mm
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