HomeMy WebLinkAboutJEFFERSON & LINDEN RESTAURANT - PDP - PDP160030 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (12)connections. The patio on the site's primary corner at Jefferson and Linden is meant to activate the
corner and invite pedestrian traffic flow between the Old Town and River Districts. The Union Pacific
Depot building at 200 Jefferson Street maintains its prominence on the block due to the 195-foot
open space between the two buildings that allows each building to stand alone while creating a
clear visual connection between the old building and the new. The height and placement of the
proposed building does not dominate or detract from the existing historic structures adjacent to the
site. Site placement also considers visibility of the Union Pacific building from the Jefferson and
Linden intersection. The view from the alley east of the Jefferson Block, looking across Jefferson
Street, is also meant to enhance a visual connection between Old Town District and the restaurant's
south entrance.
5) Staff concluded that the proposed design meets the requirement to preserve existing historic and
mature landscaping to the maximum extent feasible. Some details of the site plan were still in flux at
the date of LPC review, but the applicant was working with the City Forester to identify and preserve
many of the existing trees in the open parklike space between the Union Pacific Depot building and
the restaurant.
-2-
City of
Fort Collins
DATE: December 27, 2016
Planning, Development & Transportation
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
MEMORANDUM
TO: Hearing Officer
TH: Tom Leeson, Director of Community Development & Neighborhood Services
Clark Mapes, City Planner
FR: Maren Bzdek, Senior Historic Preservation Planner
RE: Landmark Preservation Commission (LPC) Findings of Fact and Conclusions Pertaining to
Jefferson and Linden Restaurant (PDP160030)
As provided for in Land Use Code Section 3.4.7(F)(6), in its consideration of the approval of plans for
properties containing or adjacent to designated, eligible or potentially eligible sites, structure, objects or
districts, the Decision Maker shall receive, and consider in making its decision, a written
recommendation from the Landmark Preservation Commission. This memorandum contains the
Landmark Preservation Commission's Findings of Fact and its motion for this project.
At its November 09, 2016 Regular Meeting, the Landmark Preservation Commission conducted a review
of the development project known as the Jefferson and Linden Restaurant (PDP160030) as authorized
under LUC Section 3.4.7(F)(6). The Landmark Preservation Commission adopted the following motion
on a vote of 6-0:
That the Landmark Preservation Commission recommend to the Decision Maker approval of the
Jefferson and Linden Project Development Plan (PDP260030), finding it is in compliance with the
standards contained in Land Use Code section 3.4.7 in regard to compatibility with the character of the
project's area of adjacency for the reasons stated in the staff report.
The Staff Report noted ways in which the project design has met the requirements of LUC Section 3.4.7,
including:
1) The setback, height, size, and massing of the proposed building references the Union Pacific depot
building to the west on the same block and achieves the requirements set forth in LUC 3.4.7(F)(1).
2) LUC 3.4.7(F)(2) requires new structures to provide visual ties to the historic buildings through design
elements and patterns. The proposed design meets this section through similar rectangular window
patterning, eave and ridge alignment with the Union Pacific passenger depot building on Jefferson
Street, and similar entrance design.
3) 3.4.7(F)(3) states that "The dominant building material of such existing historic structures adjacent
to or in the immediate vicinity of the proposed structure shall be used as the primary material for
new construction. Variety in materials can be appropriate, but shall maintain the existing
distribution of materials in the same block." Staff concluded that the proposed design meets this
section of the code and met an earlier LPC request for the addition of masonry materials to create
more cohesiveness with the most relevant historic structures within the area of adjacency. The
dominant building material of those buildings is brick. The current design now incorporates a grey
brick veneer exterior surface that begins at grade and rises to a height of 11'-6".
4) Staff concluded that the proposed design does not impede existing visual and pedestrian
Agenda Item 1
rooflines and construction methods can be appropriate means to create visual ties to the historic area of
adjacency, the code does not specifically mention either as required components for achieving visual compatibility.
Note: For purposes of 3.4.7(F)(3),(F)(4), and (F)(5), the historic structures for comparison with the
proposed building are those structures listed within the area of adjacency, which includes the Jefferson
Block, the Union Pacific passenger depot at 200 Jefferson Street, the Union Pacific freight depot at 350
Linden Street, and Feeders Supply at 359 Linden Street.
"(3) The dominant building material of such existing historic structures adjacent to or in the immediate vicinity of the
proposed structure shall be used as the primary material for new construction. Variety in materials can be
appropriate, but shall maintain the existing distribution of materials in the same block. "
Staff concludes that the proposed design meets this section of the code. The latest design iteration addresses the
Commission's comments shared at the September 14, 2016 and October 26, 2016 LPC meetings, which included
a request for the addition of masonry materials to create more cohesiveness with the most relevant historic
structures within the area of adjacency. The dominant building material of those buildings is brick. At the October
26 LPC meeting, the applicant presented a set of red brick brise soleil screen walls to address this section of the
code, but the majority of members felt that the steel structural system remained too visually prominent. The current
design now incorporates a grey brick veneer exterior surface on the south, west, and north elevations that begins
at grade and rises to a height of 1 V-6". While brick color has been mentioned in previous discussions, the code
does not specifically address color of building materials. Staff analysis concludes that the proposed light grey color
is subtle and does not negatively impact the ability of the existing historic buildings to maintain their physical
integrity, character, and eligibility.
Commission comments at the October 26 meeting also included questions about the overall variety of materials
used for the new building and how it relates to the existing distribution of materials on the same block. In addition
to the primary material of brick, the buildings in the area of adjacency incorporate commercial storefronts in a
variety of styles and composed of wood and glazing as well as stone and wood details on the buildings. Staff
concludes that the proposed variety of materials used on the new building are generally in keeping with the
existing distribution of materials found in the area of adjacency.
"(4) Visual and pedestrian connections between the site and neighborhood focal points, such as a park, school or
church, shall be preserved and enhanced, to the maximum extent feasible."
Staff concludes that the proposed design meets this section of the code. The proposed design does not impede
existing visual and pedestrian connections. The patio on the site's primary corner at Jefferson and Linden is meant
to activate the corner and invite pedestrian traffic flow between the Old Town and River Districts. The Union Pacific
Depot building at 200 Jefferson Street maintains its prominence on the block due to the 195-foot open space
between the two buildings that allows each building to stand alone while creating a clear visual connection
between the old building and the new. The height and placement of the proposed building does not dominate or
detract from the existing historic structures adjacent to the site. Site placement also considers visibility of the Union
Pacific building from the Jefferson and Linden intersection. The view from the alley east of the Jefferson Block,
looking across Jefferson Street, is also meant to enhance a visual connection between Old Town District and the
restaurant's south entrance.
"(5) To the maximum extent feasible, existing historic and mature landscaping shall be preserved, and when
additional street tree plantings are proposed, the alignment and spacing of new trees shall match that of the
existing trees.
Staff concludes that the proposed design meets this section of the code. Some details of the site plan are still in
flux but the applicant is working with the City Forester to identify and preserve many of the existing trees in the
open parklike space between the Union Pacific Depot building and the restaurant.
Item # 1 Page 4
Agenda Item 1
Staff concludes that the proposed design meets this section of the code. The setback, height, size, and massing of
the proposed building references the Union Pacific depot building to the west on the same block and achieves the
requirements set forth in LUC 3.4.7(F)(1). The Union Pacific building is approximately 31'-6" with a ridge height of
22'-0". The proposed restaurant ridge height is 25'-2". The proposed setback and width appears to be similar to
that of the Union Pacific Depot along Jefferson Street.
"(2) New structures shall be designed to be in character with such existing historic structures. Horizontal elements,
such as cornices, windows, moldings and sign bands, shall be aligned with those of such existing historic
structures to strengthen the visual ties among buildings. Window patterns of such existing structures (size, height,
number) shall be repeated in new construction, and the pattern of the primary building entrance facing the street
shall be maintained to the maximum extent feasible."
LUC 3.4.7(F)(2) requires new structures to provide visual ties to the historic buildings through design elements and
patterns. The transitional location of the development site from the dense core of buildings south of Jefferson to
the River District should allow for some flexibility in this regard if the design protects and enhances the historical
and architectural value of the adjacent historic properties and does not impact the ability of the historic structures
and the district to maintain their integrity and character, which is in keeping with the purpose and general standard
of this section of the code.
Staff concludes that the proposed design meets this section of the code for the following reasons:
Window pattern: In relation to this section of the code, the design includes six vertical storefront windows and a
triplet of green wall vine cages on the fagade (south elevation) that are inspired by the window pattern and
proportions in the Jefferson Block. The removal of the clerestory windows above the vertical windows on the south
elevation enhances the impact of their verticality. Window patterns and styles within the area of adjacency,
including the Union Pacific passenger depot building on the same block, vary to some extent but all are rectangular
and create a visual rhythm characterized by verticality.
Eave and ridge height alignment The similar eave and ridge heights between the new restaurant and the Union
Pacific passenger depot also create harmonic visual ties between these two buildings that would share the same
block along the north side of Jefferson Street.
Primary entrance: The primary entrance for the restaurant will be on Jefferson Street, in a location directly across
from the alley entrance on the other side of Jefferson Street, which provides a secondary access point and visual
connectivity into the Old Town District. Commission members have expressed varying degrees of concern
regarding the primary entrance. When reviewing the previous design on October 26, some Commission members
felt the offset location of the entrance and its lack of prominence on the Jefferson Street fagade were not in
keeping with the pattern of the primary entrances on the historic buildings. The applicants have strengthened the
visual prominence of the primary entrance by raising the height of the awning above the roofline, supporting the
awning with a wood timber screen over the storefront entry, and adding a backlit sign next to the screen. The
entrance position on the building remains offset towards the east end of the building to provide visibility for the bulk
of pedestrian traffic coming from Old Town and the River District via the intersection of Jefferson and Linden.
As the code requires, the primary entrance design of the Union Pacific Depot on the same block is most relevant
for this section. That entrance consists of an original awning over a central door that was been modified in the late
20t" century to include an enclosed vestibule constructed of painted wood and glazing with two side -entry doors
providing access to the original entry. The broader area of adjacency reveals an entrance pattern that includes
central and offset primary entrances and storefront entries with varying patterns of glazing and wood paneling as
well as one metal rollup garage door. In all cases, the entrance is on the primary street -facing fagade and is fairly
or clearly differentiated or visible to those approaching the building. The proposed entrance fits comfortably within
this existing pattern.
Building form and type: At a previous meeting, the Commission discussed that the roof slope and angle of the
exposed steel frame supports highlight the "Butler building" structure and whether this visible form and construction
method has an impact on the character and integrity of the historic district. Staff analysis concludes that, while
Item # 1 Page 3
Agenda Item 1
AREA OF ADJACENCY:
At the October 26 meeting, the Commission established an area of adjacency as follows:
• Old Town National Register Historic District, with particular attention to the Jefferson Block buildings
directly to the south (211-261 Jefferson Street)
• Union Pacific Passenger Depot (Rodizio), 200 Jefferson Street
• Union Pacific Railroad Freight Depot (Mawson Lumber) 350 Linden Street
• Feeders Supply (Ginger and Baker), 359 Linden Street
AREA OF ADJACENCY CHARACTERISTICS:
• 1 and 2 story buildings
• Brick and painted brick, commercial storefronts; stone, wood, and metal details
• Window patterns and styles vary but all are rectangular and create a vertical rhythm
• Primary entrances include both central and offset primary entrances and storefront entries with glazing and
paneled, solid doors
• Entrances are on the primary street -facing fagade and are fairly or clearly differentiated or visible to those
approaching the building
REVIEW CRITERIA AND STAFF FINDINGS:
Land Use Code (LUC) Section 3.4.7, Historic and Cultural Resources contains the applicable standards for
new buildings, where designated or eligible historic landmarks or historic districts are part of the development site
or surrounding neighborhood context. The proposed restaurant project at Jefferson and Linden Streets is within a
national historic district and therefore is subject to compliance with Land Use Code Section 3.4.7.
LUC Section 3.4.7(A), Purpose, states in pertinent part:
"This Section is intended to ensure that, to the maximum extent feasible:... new construction is designed to
respect the historic character of the site and any historic properties in the surrounding neighborhood. This Section
is intended to protect designated or individually eligible historic sites, structures or objects as well as sites,
structures or objects in designated historic districts, whether on or adjacent to the development site. "
LUC 3.4.7(B) General Standard states:
"If the project contains a site, structure or object that (1) is determined to be or potentially be individually eligible for
local landmark designation or for individual listing in the State Register of Historic Properties or National Register
of Historic Places; (2) is officially designated as a local or state landmark or is listed on the National Register of
Historic Places; or (3) is located within an officially designated national, state or City historic district or area, then,
to the maximum extent feasible, the development plan and building design shall provide for the preservation and
adaptive use of the historic structure. The development plan and building design shall protect and enhance the
historical and architectural value of any historic property that is: (a) preserved and adaptively used on the
development site; or (b) is located on property adjacent to the development site and qualifies under (1), (2) or (3)
above...
... New structures must be compatible with the historic character of any such historic property, whether on the
development site or adjacent thereto. "
LUC 3.4.7(F) New Construction:
Note: For purposes of 3.4.7(F)(1) and (F)(2), the historic structures for comparison with the
proposed building are those structures located on the same block face, which is the Union Pacific
passenger depot (Rodizio) at 200 Jefferson Street.
"(1) To the maximum extent feasible, the height, setback and width of new structures shall be similar to: (a) those
of existing historic structures on any block face on which the new structure is located and on any portion of a block
face across a local or collector street from the block face on which the new structure is located.... Notwithstanding
the foregoing, this requirement shall not apply if, in the judgment of the decision maker, such historic structures
would not be negatively impacted with respect to their historic exterior integrity and significance by reason of the
new structure being constructed at a dissimilar height, setback and width. Where building setbacks cannot be
maintained, elements such as walls, columns, hedges or other screens shall be used to define the edge of the site
and maintain alignment. Taller structures or portions of structures shall be located interior to the site. "
Item # 1 Page 2
Agenda Item 1
PROJECT NAME
JEFFERSON AND LINDEN RESTAURANT (PDP160030) - DEVELOPMENT REVIEW
EXECUTIVE SUMMARY
PROPOSED DESIGN AND SUMMARY OF DESIGN UPDATES: This is a proposed restaurant at the northwest
corner of Jefferson and Linden Streets. The site is located within the Old Town Fort Collins National Register
Historic District as well as the River Downtown Redevelopment Zone District. The proposed building consists of a
single story building of 5,690 square feet, with a width of 48' - 3", length of 132' -4"; and ridge height of 25' -2". The
visible exterior building materials include light grey brick veneer, charcoal grey metal panels, a grey metal roof,
charcoal grey painted steel C-channel, wood timber screens, and black aluminum storefront with clear glazing. The
large patio dining area extends 72'-6" from the east side of the building at the corner of Linden and Jefferson
Street. The east wall of aluminum storefront with clear glazing connects the indoor dining area and bar to the
outdoor patio space. The height of the proposed building is similar to the Union Pacific Depot and it would be sited
approximately 195 feet to the east of the depot. Some existing healthy trees will remain in place on the site, which
most recently served as the Jefferson Street Park.
The updated elevations for the proposed building begin on page 9 of the attached applicant packet. The applicant
has made the following changes to the building design since the October 26, 2016 meeting of the Landmark
Preservation Commission:
• Addition of a light grey brick veneer exterior surface on the south, west, and north elevations that begins at
grade and rises to a height of 11'-6". This use of brick replaces the previous application of red brick brise
soleil screens.
• The site wall on the east end of the building is now shown in the same light grey brick.
• Wood (8"x8") timber screens have replaced the brick brise soleil screen walls on the fagade.
• Height of the main building entrance has been raised and emphasized with an 8"x8" wood timber screen
detail to support the entry awning. The entrance design also features a backlit sign.
• Metal panels above the brick are now shown in charcoal color.
• Horizontal windows previously shown above the vertical windows on the south elevation have been
removed.
LPC'S ROLE:
At this meeting, the Landmark Preservation Commission will conduct additional review of an updated building
design based upon the extent to which it complies with LUC Section 3.4.7. Staff has determined that the updated
design of the proposed building is nearly finalized, that the applicant has successfully addressed the issues stated
in previous meetings, and it is appropriate for the Commission to perform a final development review and provide a
recommendation to the decision maker. If the Commission disagrees it may table the item for further review or may
place agreed upon conditions on its recommendation for staff to verify in the approval process for the final
development plan.
Item # 1 Page 1
1 inch = 333 feet
Jefferson and Linden Restaurant r
Vicinity Map
(Shows Zoning Districts Designations)
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication
arrangements for persons with disabilities. Auxiliary aids and services are available for persons with disabilities. V/TDD: Dial 711 for Relay Colorado.
Esta es una noticacion sobre la reunion de su vecindario o sobre una audiencia publica sobre el desarrollo o proyecto en la propiedad cerca de donde usted es el
dueno de propiedad. Si usted desea que esta notification sea traducida al espanol sin costo alguno, favor enviar un correo electronico en espanol a la siguiente
direction electronica: translai ai crov.mm.
Jefferson and Linden Project Development Plan
Administrative Hearing January 5, 2017
Page 11
NEIGHBORHOOD MEETING
Although not required, a voluntary open house neighborhood meeting was held on
August 8, 2016. Preliminary concept drawings were reviewed.
Questions and discussion mainly focused an issue unrelated to the proposed plan— the
property had previously been leased and managed by the City as a park that primarily
served as de facto living space for individuals experiencing homelessness. The
previous owner, Union Pacific Railroad, sold the property with a deed restriction on
certain uses including park use, which led to the proposed development plan by the
new owner.
FINDINGS OF FACT
Staff makes the following finding of fact and conclusions:
1. The Project Development Plan contains permitted uses and complies with the
applicable development standards of the River Downtown Redevelopment District in
Article 4. Division 4.17 of the Land Use Code.
2. The Project Development Plan complies with the applicable General Development
Standards of Article 3 of the Land Use Code with the exception of the requested
Modification of Standards.
3. The Project Development Plan complies with the applicable procedural and
administrative requirements of Article 2 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Jefferson and Linden PDP #160030 based on the
findings of fact found in the staff report, subject to the following condition: the applicant
shall record a shared parking easement and a Minor Amendment on the abutting
property to the west prior to Final Plan approval.
ATTACHMENTS:
1 Plans Set
2a LPC-Staff Presentation
2b LPC-Applicants Slides
2c LPC-Staff Report
2d LPC-Memo on Findings
2e LPC-Minutes
3 Parking Alternative Compliance Request
4 Traffic Study Memo
Jefferson and Linden Project Development Plan
Administrative Hearing January 5, 2017
Page 10
required mitigation for trees to be removed in consultation with the City Forestry
department. Mitigation involves both upsizing of new trees to be planted, and cash
payment to provide the mitigation off -site as necessary due to limited space on the site.
Key components of the landscape plan are plantings integrated into the patio area and
along the Linden Street sidewalk; foundation plantings along the Jefferson Street side of
the building; and a landscape area dominated by existing trees to remain on the west
side of the building.
— Staff finds that the landscape plan complies with this Section.
Trash and Recycling Enclosures - Section 3.2.5
Trash and recycling enclosures must be adequate and convenient and accessible as
appropriate for the proposed use.
A proposed trash and recycling enclosure is provided adjacent to the parking lot to the
west, fully screened from public view.
— Staff finds that the facility complies, and staff will ensure that the Final Plan will
further confirm the adequacy of the facilities in full detail for the restaurant use.
Site Lighting - Section 3.2.4
The purpose of this section is to ensure that the functional and security needs of a
project are met in a way that does not adversely affect the adjacent properties and
neighborhood.
All lighting fixtures are selected to complement the architecture and patio. All are down -
directional, full cutoff fixtures. No footcandle levels will exceed one -tenth as measured
20 feet from property lines as required under this standard.
— Staff finds that the plan complies.
Bus Stop - Section 3.6.5
This Section requires developers to provide bus stops where needed along transit
routes.
— Staff finds that the plan complies by providing a bus stop.
Jefferson and Linden Project Development Plan
Administrative Hearing January 5, 2017
Page 9
Key points regarding parking are:
1) The property will share the parking lot of the adjoining property to the west, with 13
spaces to be shared. A Minor Amendment will be filed for the abutting property,
and an easement will be recorded, to formalize the shared parking permanently,
prior to Final Plan approval.
2) A City parking lot exists 200 feet to the west which can help meet demand
generated by the restaurant.
3) A public parking garage is approved and will soon be constructed across Jefferson
Street 600 feet to the east.
4) Other public parking structures and street parking exist throughout Downtown and
are used to help meet demand by all Downtown businesses.
— Staff finds that the request for Alternative Compliance is justified in compliance with
the standard.
Handicap Parking - Section 3.2.2(K)(5)
Parking lots with less than 25 parking spaces are required to provide one handicap
parking space.
— A handicap space is being added to the shared parking lot to the west, as part
of this plan. Staff finds that this complies with the standard. This minor
adjustment to the parking lot will be included in a Minor Amendment to be filed
for the abutting property prior to Final Plan approval.
Bicycle Parking - Section 3.2.2(C)(4)(b)
For the restaurant use, at least 4 bicycle parking spaces are required.
— Staff finds that the 12 bike parking spaces provided along Jefferson Street comply.
Landscaping and Tree Protection - Section 3.2.1
Standards in this section require a fully developed landscape plan that addresses
relationships of landscaping to the street, the building, abutting properties, and users on
site. Also, standards address protection or mitigation of existing trees on the site,
21 trees of varying quality exist on site, as shown on the tree inventory in the attached
site plan set. The development plan protects 10 existing trees where feasible in the east
patio area and a landscaped area on the west side of the building; and also provides
Jefferson and Linden Project Development Plan
Administrative Hearing January 5, 2017
Page 8
At its November 9, 2016 Regular Meeting, the Landmark Preservation Commission
voted 6-0 to forward a recommendation of approval of the proposed development plan.
A memo is attached summarizing their discussion and findings. Also, minutes of the
meeting are attached.
Key findings from these several detailed attachments include the following: the setback,
height, size and massing are generally compatible with both the neighboring Union
Pacific depot and the area of adjacency as a whole; the visual connections include
references to the triplet window patterning and vertical window orientation on Jefferson
Block across the street to the south; the ridge height is similar to the Union Pacific
building to the west; and the proposed restaurant includes a primary entrance facing
Jefferson Street. The primary building material of the key buildings in the area of
adjacency is brick; the proposed design incorporates prominently placed brick accents;
and does not impede existing visual and pedestrian connections within the historic
district.
— Staff finds that the plan complies with Section 3.4.7 based on all of the
evaluation referenced above.
Building and Project Compatibility - Section 3.5.1
Standards in this Section require that the physical and operational characteristics of
proposed buildings and uses are compatible with the context of the surrounding area in
terms of building size, massing proportions, design character and building materials.
— Staff finds that the plan complies, as explained in discussion above regarding the
RDR zoning standards and historic resources standards in Section 3.4.7.
Parking - Section 3.2.2(K)
This Section requires off-street parking for development projects within the Transit
Oriented Development (TOD) overlay zone, based on square footage. For the
restaurant use, 22 parking spaces would be required. The requirements allow for
Alternative Compliance to justify fewer parking spaces if certain criteria are met. The
criteria and required findings are stated in 3.2.2(K)(3).
The plan is based on a request for Alternative Compliance to allow zero parking spaces.
The detailed requirements and corresponding request with proposed justification from
the applicant are attached. Also, the Traffic Impact Study addresses the issue and is
attached.
Jefferson and Linden Project Development Plan
Administrative Hearing January 5, 2017
Page 7
3. Compliance with Article 3 of the Land Use Code - Applicable
General Development Standards for All Development
Zoning district standards discussed above work in conjunction with General
Development Standards for all development city-wide in Article Three of the Land Use
Code.
Staff finds that the PDP complies with the applicable General Development Standards,
as explained below.
Historic and Cultural Resources - Section 3.4.7
This code Section contains standards for new building construction in historic districts,
and where the surrounding context includes designated or eligible historic landmarks.
The proposed project is within the Old Town Fort Collins National Register Historic
District and is also in close proximity to several such historic properties. Therefore, the
project must comply with Section 3.4.7.
Standards in this Section address topics that are also addressed in the RDR zoning
district standards. While the RDR standards apply, the unique location in the historic
district and at the edge of the zoning district lent priority to compliance with Section
3.4.7 and the LPC review process.
The single primary issue in the proposed plan has been the design of the building to
comply with the standards in this Section, given the pivotal location in the historic
district.
In review of the project under this Section, the Hearing Officer is required to receive and
consider a recommendation from the Landmark Preservation Commission (LPC).
The applicant team worked with staff to bring the plan to the LPC on three occasions as
the design evolved through an iterative process. The applicants responded to
comments and ideas throughout the process.
Staff's last presentation to the LPC contains imagery of the context used to evaluate the
compatibility of the plan, and is attached.
The applicants' last slide presentation to the LPC includes extensive imagery on the
evolution of the design, and is attached.
Staffs detailed evaluation of compliance with this Section is also attached separately —
the LPC staff report attachment comprises staff's evaluation and findings.
Jefferson and Linden Project Development Plan
Administrative Hearing January 5, 2017
Page 6
• Simple roof forms --flat, shed and gable roof forms corresponding to massing and
interior volumes/functions--as the dominant roof forms.
— Staff finds that the simple shed building form, with a shed roof, complies.
• Authentic building materials that contribute to visual continuity within the District.
Brick, wood, and architectural metals are listed.
— Staff finds that the plan uses these materials in a quality architectural design
consistent with the requirements.
• A clearly defined primary entrance featuring a sheltering element such as a
canopy, a recess, or a simple surround.
— Staff finds that the unique timber canopy feature over a clearly defined entrance
facing Jefferson Street, with a slightly recessed brick surround, complies.
• Any accent features to complement and not dominate the overall composition and
design of the building.
— Staff finds that additional timber accent features complement the entry canopy
feature and the overall use of authentic materials on the building.
Additional requirements for site development are:
• Walls, fences and planters must be designed to be consistent with the quality of
materials used on buildings.
— Staff finds that the brick walls and metal fencing around the patio are consistent
with the architecture.
• A well-defined street edge that may include landscaping, decorative paving, public
art, street furnishing with ornamental lighting and iron and metal work that reflect
on the agricultural/industrial heritage of the district.
— Staff finds that the patio walls and fencing, landscaping, decorative paving
features along the Jefferson Street sidewalk, and the bus stop are consistent with
this standard.
Jefferson and Linden Project Development Plan
Administrative Hearing January 5, 2017
Page 5
2. Compliance with Article 4 of the Land Use Code, Division 4.17 - Applicable
Downtown River Redevelopment Zoning District Standards
Staff finds that the proposed PDP complies with the applicable zoning district standards
as explained below.
Section 4.17(8) - Permitted Use
The proposed standard restaurant is permitted in the Downtown District, and requires
administrative review by a Hearing Officer (a `Type 1' use).
Section 4.1 7(D) (3) (c) — Character and Image
This subsection requires that new buildings be designed to demonstrate compatibility
with the historical agricultural/industrial characteristics of the RDR district in order to
promote visual cohesiveness and emphasize positive historical attributes. Such
characteristics include simple rectilinear building shapes, simple rooflines, juxtaposed
building masses that directly express interior volumes/functions, visible structural
components and joinery, details formed by brickwork, sandstone, sills, lintels, headers
and foundations and details formed by joinery of structural materials.
— Staff finds that the plan is based on contemporary interpretation of a simple shed -
type building, consistent with the standard.
Additional requirements for buildings are:
• Outdoor spaces such as balconies, arcades, terraces, decks or courtyards.
— The plan provides a patio space bounded by brick knee walls, planters, a
column to carry a sign, a stage, and other features that extend the architecture.
Staff finds that the plan complies.
• Windows defined with detail elements such as frames, sills and lintels, and placed
to establish human scale and proportion. Large glass panels are allowed for
atrium, lobby or greenhouse -type accent features as embellishments to the main
pattern of fenestration.
— Staff finds that the plan provides fenestration in compliance with the standard
with its windows and glass wall facing the patio.
Jefferson and Linden Project Development Plan
Administrative Hearing January 5, 2017
Page 4
STAFF EVALUATION:
1. Context and Background
Following the original establishment of Fort Collins in the area between Jefferson Street
and the river, the arrival of the railroad began to transform the area as an industrial
edge of town, a railroad corridor, a dumping ground, and storage area.
Planning for Downtown revitalization has been a major community effort since the
1970s, following a period of decline in the postwar decades; and this area has been a
notable topic, becoming known as the `River District'. Key aspects of planning have
involved cleanup of former industrial sites, and pursuing various linkages across
Jefferson Street.
Major progress has been made on these issues. The community has invested in
infrastructure and streetscape improvements. The RDR zoning district implements
adopted plans. A number of redevelopment projects have been completed or approved
in the area. Design guidelines provide detailed explanation of the context and character
of the area, and appropriate design of new construction, as intended under RDR zoning.
The design guidelines can be viewed or downloaded at:
http://www.fcgov.com/historiepreservation/pdf/rdr-design-guidelines. pdf
Following is a sample excerpt that gives a sense of the overall approach of the detailed
guidelines:
"In the future, the River Downtown Redevelopment Zone District connects Old Town
with the Poudre River, and celebrates its agricultural and industrial architecture and
the rich history of the area. It does so in creative ways that express a look to the
future, while respecting the past. The area will be known for new, well -designed infill
buildings and landscapes that offer opportunities for business and industry and also
facilitate relaxation, exposure to cultural activities and civic interaction.
Redevelopment and new development projects will be expected to respect and be
sensitive to the established ag-industrial character that distinguishes the River
Downtown Redevelopment."
Jefferson and Linden Project Development Plan
Administrative Hearing January 5, 2017
Page 3
LOCATION AND ZONING:
The purple area on the location map below is the D, Downtown zoning district across
Jefferson Street from the site. The RDR zone links the Old Town core and the river
corridor's parks and natural areas in the Public Open Lands zoning district, as well as
prominent destinations beyond across the river to the north.
Location Map A
N
Jefferson and Linden Project Development Plan
Administrative Hearing January 5, 2017
Page 2
EXECUTIVE SUMMARY:
The restaurant use, with its large patio at the street corner, is highly consistent with the
vision and purpose of the RDR zoning district, which is to strengthen the linkage
between the Old Town core and the Poudre River, through redevelopment in the area.
The site is a pivotal location where the Downtown retail/entertainment core meets the
area known as the River District, with Jefferson Street/SH 14 intervening as a
perceived barrier. The community has long explored and envisioned investment and
improvements that would reduce this perception and increase the draw for pedestrians
to cross Jefferson Street. The proposed plan extends the positive characteristics of
Downtown with improvements to streetfronts and a lively outdoor space.
The primary planning issue has been the building architecture and its contribution to
the historic district setting. The proposed building design has been highly developed
in an iterative process among the applicant team, the Landmark Preservation
Commission, and staff.
Parking presented a fundamental question in the process of preparing the plan.
Whether or not to introduce parking into the site was explored, with several factors
working against it: the site is characterized by existing trees throughout; access from
the streets is not permissible on the corner property; the number of new spaces that
could physically fit is limited; shared parking and public parking is available in the
vicinity; and the owner prefers to operate the restaurant as a more pedestrian -oriented
development without its own parking, in favor of tree preservation.
City of
F� t Collins
ITEM NO
MEETING DATE
STAFF
1
January 5, 2017
Clark Mapes
ADMINISTRATIVE HEARING
PROJECT: Jefferson and Linden Project Development Plan #160030
APPLICANT: Klara Roussow
Ripley Design, Inc.
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
OWNERS: JPUC Holdings, LLC
1 Old Town Square Suite 7
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This is a proposed Project Development Plan (PDP) located at the northwest corner of
Jefferson and Linden Streets in Downtown Fort Collins. A Union Pacific railroad spur
borders the property on the north. The owner of the proposed development owns the
adjoining property to the west, along with the Rodizio Grill restaurant, in the historic
Union Pacific Railroad Depot building.
The plan proposes a predominately single -story restaurant of 5,690 square feet with a
4,840 square -foot patio space on the east end of the building facing Linden Street,
which sets the building back 86 feet from Linden Street.
No new parking is proposed; the building will share existing parking with the adjoining
property to the west.
The property is located within the River Downtown Redevelopment (RDR) Zoning
District, and also within the Old Town Fort Collins National Register Historic District.
RECOMMENDATION:
Staff recommends approval of the Jefferson and Linden PDP #160030 based on the
findings of fact found in the staff report, subject to the following condition: the applicant
shall record a shared parking easement and a Minor Amendment on the abutting
property to the west prior to Final Plan approval.
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750