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HomeMy WebLinkAboutProject Narratives - 01/15/2025 MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 300 E Mountain Avenue Basic Development Review | Narrative January 15, 2025 Past Meeting Dates: • Conceptual Review Meeting – 10/03/2024 • Neighborhood Meeting – N/A (not required with BDR process) Owner Info: • Existing owner – MOUNTAIN 300 LLC • Proposed owner - MOUNTAIN 300 LLC General Information The proposed project site is .09 acres, situated on a triangular parcel at the southeast corner of Chestnut St and Mountain Ave. The former building remained unused for several years following the move of longtime tenant, The Lyric, to their new location at North College. Demolition of the building was completed in the summer of 2024, and the site is well positioned for infill development with the opportunity to revitalize this corner of Old Town. This proposal plans to redevelop the site with a new 2-story building for use as offices with a green room to support the Armory next door. There will be a box office and shared bar expansion between the new building and the Armory. The site is located within the Downtown (D) zone district and Transit-Oriented Development (TOD) Overlay Zone, within the Historic Core (H/C) subdistrict. Site Layout & Parking The proposed site plan envisions a building-centric site, with the building being a typical zero-lot-line footprint, typical of Old Town. Given the unique shape and size of the site and proximity to the intersection at Mountain and Chestnut/Walnut, parking will be accommodated on-street and in nearby parking garages. General site circulation will be pedestrian oriented along Chestnut St and Mountain Ave. The applicant has submitted an alternative compliance request to the minimum parking requirements. The previous use did not have any parking on-site; therefore, no parking spaces will be eliminated as part of this project. There is existing on-street parking in front of the site along Mountain Ave and MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 Chestnut St, in addition to the nearby parking garages available to the public. This plan follows precedence set by surrounding businesses and coordinates with the existing neighborhood that is already pedestrian-friendly with cars parking in garages or on the street. Bike parking also exists along Mountain Ave, which can accommodate 4 bikes for the public. The required enclosed bicycle parking is located inside the building. Design & Architecture The 2-story, 7,370 sq foot building (plus a basement) is designed with purpose and creativity in mind. The design reflects an urban character that aligns with the vision outlined in the Downtown Plan. The building complements the historic character as well, by relation design features, utilizing high quality materials and incorporating transparency on both floors. Design features, such as faceted radial glazing on the corner and cladding patterns create visual interest and ample daylight into the building. The massing and scale of the building has similarity to The Armory building, with high-quality durable materials including laminate cladding, brick, and window glazing. Windows will also be similar in proportion and alignment to the existing windows on the Armory building. The mechanical screening on the roof will be stepped back from the façade to reduce the massing. The architectural roof elements on the Armory building will not be obscured by the new construction of the 300 E Mountain building. Compatibility Historic & Building The architecture will be compatible with the surrounding area, and also will celebrate the lot’s triangular shape and corner presence, while acknowledging the adjacent historic structure, the Armory. The building will incorporate the historic requirements and guidelines from the code, which will be reviewed by the HPC. Along with the historical compatibility, the height and use are also compatible for the area. The 2-story height and massing aligns with the adjacent Armory building and with the surrounding 2-4 story buildings within the area. The mix of building heights creates variety in the architectural landscape and supports a dynamic urban environment with a mix of uses. Downtown Plan According to the Downtown Plan, this area has many “creative industries” that are significant to the culture and economy. The Armory falls into this category as a music venue and with MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 several other creative industries located nearby, it makes this building an ideal addition to the area. The music marquee and box office are functional, while also adding character and complementing the artistic nature of the block. The Downtown Plan outlines 6 topic areas that help guide and enhance the vision of the area. For this project at 300 E Mountain, here are the policies that align with the intent of the plan: • Urban Design o Policy UD 1b: Transitions between Character Subdistricts. Provide appropriate transitions in building mass, bulk and scale between character subdistricts that have a different desired building scale, at the edge of Downtown adjacent to the Old Town Neighborhoods, and along the Poudre River Corridor o As a two-story building, with surrounding 2-4 story buildings, it is part of the transition in scale within the subdistricts of Old Town. o Policy UD 2d: Building Massing. Mitigate the impacts of larger buildings and additions through massing techniques that respond to positive, defining patterns in the surrounding area o Two story buildings are inherently compatible with the other buildings in the Historic Core due to the similar building heights. With the height consistent across the building frontage along Mountain Ave, this building won’t have any massing impacts on the other buildings. o Policy UD 3a: Context Sensitive Building Design. Clarify City requirements for the design character of new buildings to be context sensitive, drawing on existing patterns, terms of typology, building proportions and massing in the surrounding area o The proposed building will be sensitive to the surrounding context through articulation that is similar in mass and scale, materials will have similar type and scale, window proportions will have a similar pattern to the adjacent Armory building and the alignment will create continuity along the frontage. o Policy UD 3b: Building Materials and Fenestration. Clarify City requirements for building material and fenestration compatibility, while acknowledging the need for designs that exemplify the contemporary era of development o High-quality materials on the façade ensure that the building is compatible with other buildings, while some of the architectural features also showcase the artistic spirit of the area. o Policy UD 4a: New Buildings/Additions to Designated and Significant Buildings. Design new construction adjacent to historic buildings and additions to be MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 consistent with the Secretary of the Interior's standards and local preservation standards o The design of the building will adhere to historic preservation standards and will not impact or impede nearby historic resources. The architectural details will relate to the adjacent building and ensure that the historical significance of other buildings is not compromised. o Policy UD 5a: Street Level Interest. Street level space should be activated with building entrances, openings, windows and outdoor spaces for people o The building incorporates elements of transparency with many windows, high-quality materials, and a box office window that activates the street level and creates a place that people want to be. o Policy UD 5b: Streetscape Design. Continue a program of improving sidewalks along Downtown streets with paving details, street trees, pedestrian and landscape lighting, benches, planters, and other street furnishings appropriate to each character subdistrict o The sidewalks will remain accessible with existing street trees and bike racks, and the streetscape will ensure a safe and accessible pedestrian experience. o Policy UD 5e: Access Management. Limit curb cuts, driveways and drop-off areas, and restrict drive-through facilities that interrupt the continuity of pedestrian movements. o There are no proposed curb cuts, driveways or drop-off areas with this project, therefore the project aligns with this policy to limit these things and manage access to properties. • Transportation and Parking o Policy TB 2a: Bicycle Parking. Provide and manage easy-to-use, convenient bicycle parking that adequately accommodates existing and future demand. o There are convenient bicycle parking spaces located along Walnut and along Mountain that have availability to accommodate the existing uses as well as the proposed office and bar uses. • Market and Economy o Policy ME 1b: Commercial Space. Increase the supply of high-quality commercial space in the Downtown area. o The proposed office and Armory enhancements align with this policy in that it provides high-quality commercial space Downtown and is complementary to other surrounding uses. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 o Policy ME 1c: Employment. Strengthen primary employment, innovation, creative business and entrepreneurship in the Downtown area. o The office and Armory enhancements in the proposed project at 300 E Mountain will strengthen employment by providing additional office space Downtown. The project also fosters innovation and creative business because it supports to the Armory building next door, which is known for its cultural significance, creativity, and innovation. • Arts & Culture o Policy AC 1a: Networks. Establish and sustain networks for artists and creatives. o The greenroom proposed with this project will provide space for artists and creatives to work and the building will encourage as well as sustain networks for those artists by providing a place that furthers creativity and collaboration and provides additional accessibility with ramps and elevator for artists and staff. o Policy AC 1b: Around the Clock. Recognize and support Downtown’s 24-hour creative economy. o This project aligns with this policy in that it directly impacts the creative economy by increasing support for musical talent, providing more space for musical artists to create, and locating the project next to The Armory where artists can perform their work. • Energy and Environment o Policy EE 3b: Tree Canopy. Maintain and expand the Downtown tree canopy. o The existing trees along the adjacent streets will remain and the tree canopy will not be affected. o Policy EE 3c: Night Sky Protection. Reduce the impact of Downtown lighting on dark night skies, human health and wildlife habitat. o All proposed lighting will be Dark Sky compliant and will follow the requirements in the Land Use Code. By proposing these types of fixtures, the project will minimize the impact on human health and wildlife, while also enhancing safety onsite. Utilities The proposed project will be installing a new 6” Fire Service line off Mountain Avenue. An HDPE storm line will be installed within Chestnut Street that will route our downspout runoff to the existing storm line in Chestnut Street. The proposed project plans on utilizing the existing water meter pit/service MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 line and existing sanitary service line. Overall, there is very minimal utility work associated with this project. Drainage & Grading The proposed project is going to be maintaining existing drainage and grading patterns. Because existing runoff rates and existing impervious values are being maintained no detention is required. The applicant team has worked with City Leadership on a payment in-lieu for a 50-year life cycle analysis using Urban Drainages (MHFD) model for regional LID requirements. These funds would be used for larger regional projects, like the Oak Street stormwater gardens or the wetland improvements that treat stormwater from downtown. Therefore, no LID will be installed with the proposed project. Impact to Natural Features There will be no impact to natural features or trees. The applicant team has met with Forestry onsite to discuss tree impacts and there will not be any tree removal or mitigation required. During construction, proper care will be taken to ensure that existing trees are minimally impacted, and all Forestry department requirements will be met.