HomeMy WebLinkAboutANDERSON PLACE 425 TENTH STREET ROMERO HOUSE - Filed GC-GENERAL CORRESPONDENCE - 2006-10-24North Star
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February 2, 2005
Mr. Marc Virata
City of Fort Collins Engineering
281 North College Avenue
Fort Collins, Colorado 50522-0580
Re: Variances for Street Improvements Adjacent to Romero House
Tenth Street and Romero Street
Proj: 203-18
Dear Marc:
The following is a request for variance from several portions of the "Larimer County
Urban Area Street Standards, October 2002". With the remodeling of the Romero House,
it has been required by the City that curb, gutter and sidewalk be constructed adjacent to
the existing lot. Because the existing streets do not meet current standards, it is not
possible to add the required curb gutter and walk in this area and meet the City's
Standards for geometry, etc. Romero Street is presently a 24' wide asphalt street with an
inverted crown and dirt on either side. Tenth Street has curb, gutter and attached walk on
the east side of the street and is 36' wide. There is not a crown on this street and the
entire street sheet flows to the east (away from the Romero House). It is proposed to use
a vertical outfall curb and gutter along the Romero House property with attached
sidewalk (because of Right of Way constraints). A summary of variances to the
LCUASS is as follows:
• Horizontal Geometry — As shown on the drawings, the street is proposed to have a
12' half width at the intersection and an 18' half width everywhere that parallel
parking is proposed. This was done because the streets to the east are 36' wide (an
old local standard). The narrowing at the intersection is proposed in order to keep
cars in the existing travel path and to help with the HCAP ramp configuration at
the intersection (directional).
• Outfall Curb — Because both streets drain away from the proposed curb, an outfall
curb is proposed for this project. The purpose of the curb in this area is only to
"define" the street and to provide a barrier between traffic and pedestrians on the
sidewalk. There will be no drainage conveyance in the curb and gutter.
• Curb Profile — Because this project will only have outfall curb, and because the
curb will need to match exactly existing grades of the existing asphalt (the lip of
gutter will be on the sawcut line), it is not possible to have a profile that meets
standards. There are several grade breaks that are larger than 0.4% and there are
700 Automation Drive, Unit I Windsor, Colorado 80550
970-686-6939 Phone • 970-686-1 1 88 Fax
videotaped for use in the museum. The museum will also serve as a community facility,
providing a space for activities such as readings by contemporary Hispanic writers and
display areas for art by local Hispanic artists.
At present PLF is the lead organization with Amigos de las-Tres Colonias/Friends of the Three
Colonies working as an auxiliary. Several organizations actively support the efforts to create
this museum, including but not limited to: the Tres Colonias neighborhood associations, the
Northern Colorado Hispanic Chamber of Commerce, the City of Fort Collins (including the
Office of Advance Planning and elected officials), the Fort Collins Museum, teachers of the
Poudre School District, the Northside Aztlan Recreation Center, the Architectural Preservation
Institute at Colorado State University (CSU), students in the fields of museum studies and
American history at CSU, a local chapter of the Questers, the Hispanic Heritage Committee,
the Landmarks Preservation Commission, and the Fort Collins Historic Society.
0
or
Response Letter for the restoration and change of use of the Historic Romero
House at 425 Tenth St., to be known as: Museo de las Tres Colonias, home
of John B. and Inez Romero
Please note, our responses are below each section in bolded New Times Roman typeface.
ITEM: Restoration and change of use for the Historic Romero House at 425 Tenth St.,
to be known as: Museo de las Tres Colonias, home of John B. and Inez Romero.
MEETING DATE: November 1, 2004
APPLICANT: Katherine Woods, Assistant Project Manager
315 South Sherwood St.
Fort Collins, CO 80521-2635
LAND USE DATA: Request to change the use and restore the historic Romero
House at 425 Tenth Street to its 1930's state (4 room mud plastered adobe house) for
use as a house museum to share local Hispanic culture with school groups and small
numbers of visitors. The property is within the City of Fort Collins and is currently
zoned RL — Low Density Residential District. The following departmental agencies have
offered comments for this proposal.
Marion Jones is the Project Manager, 1805 Pawnee Dr., Fort Collins, CO 80525. Poudre
Landmarks Foundation leases the house from the City and is located at 108 N. Meldrum,
Fort Collins, CO 80521
COMMENTS:
Zoning
Contact Info: Gary Lopez, 416-2338, glopez@fcgov.com
1. Museums are not a permitted use in the R-L Zone. However, based on
information that the restored home will be used as a house museum called
the Museo de las Tres Colonias, similar to the Avery House, we have
determined that it will really be more of a community facility, which is a
permitted use.
2. The proposed use is allowable in the R-L District as a community facility,
and it will be subject to a Type II (Planning and Zoning Board) review
process because the proposed use is different than its previous residential
use.
We are submitting the Project Development Plan for a Type II (P & Z Board) review as a
change of use to a community facility.
Light and Power
Contact Info: Monica Moore, 221-6700, mmoore@fcgov.com
1. Since no changes to service are proposed, there will be no fees, unless you
need to relocate the line when you relocate your meter.
2. Please contact Tom Rock at 221-6727 to coordinate when you plan to de -
energize the building.
When the demolition of later additions is finished, we will need to tie the meter into the
existing adobe structure. Our contractor will coordinate with Light and Power to do this
and pay any necessary fees.
Stormwater
Contact Info: Glen Schlueter, Stormwater Utility 221-6700
1. This site is in the Dry Creek drainage basin where the new development fee
is $5,000.00/acre which is subject to the runoff coefficient reduction. This
fee is to be paid at the time a building permit is issued. This is only charged
if there is an increase in imperviousness of 350 square feet or greater. It is
important to document the existing imperviousness so if some
imperviousness is eliminated it can be used to offset any new structures or
other imperviousness.
2. In the Dry Creek basin the two year historic release rate is 0.2 cfs/acre or
show that the development can release storm water from the area into the
larger system without increasing the peak discharge in the larger system.
Extended detention is required to treat the runoff. If there is not an increase
in imperviousness greater than 350 square feet, this requirement does not
apply. If a sidewalk is required, a variance to the detention could be
considered if it is justified. The existing impervious area needs to be
documented so that when some of the existing building is torn down, that
impervious area can be credited toward any future imperviousness.
3. This site is located in the Poudre River 500-year Moderate Risk Floodplain.
The only floodplain restriction is no critical facility use such as a daycare,
nursing home, school, hazardous material storage, etc. Contact: Marsha
Hilmes-Robinson 225-6036 if you have any questions.
We do not expect to increase imperviousness, but will document the existing
imperviousness and keep track of amount eliminated to balance against future
imperviousness. There will be no critical facility use on site.
WaterMastewater
Contact Info: Roger Buffington, 221-6864, rbuffington@fcgov.com
1. Since you plan to keep the water service for a hose bib and cap the sewer
line for possible later use, there are no changes planned and therefore no
comments or concerns.
Thank you.
Engineering
Contact Info: Marc Virata, 221-6605, mvirata@fcgov.com
1. Please contact Matt Baker in Street Oversizing at 224-6108 to ask if any
Street Oversizing Fees or Larimer County Road Impact Fees apply to this
project.
2. Eric Bracke in Transportation Planning at 224-6062 has waived the
Transportation Impact Study for this project.
3. Sufficient rights -of -way have already been dedicated on this site, so no
additional dedications will be required.
2
4. A Development Construction Permit, Development Agreement and Utility
plans may be required for this project depending on how other departments
weigh in on the project. Please stay in touch with Marc about this.
5. The project will need to design and construct sidewalk and curb & gutter
improvement adjacent to the lot in accordance with the Larimer County
Urban Area Street Standards. Context sensitive designs for the sidewalk
are open to discussion and implementation. With no access being proposed
onto the alley, alley improvements will not be required; however an escrow
of funds will be required in lieu of the construction requirement.
Matt Baker determined that with this use there would be a low trip volume and Street
Oversizing or Larimer County Road Impact Fees would not apply to this project. It is our
intention to have school busses drop off and pick up children off at the site and park at the
Streets Facility to lessen the impact on the neighborhood.
We did not get a determination on whether a Development Construction Permit,
Development Agreement or Utility Plans would be required for this site. When we are
informed what is needed, we will address it. (Marc Virata is on vacation until the 1511)
We request that appropriate representatives of City departments meet with our project
team to determine a context sensitive solution to the sidewalk issue. We would hope that
3.4.7 of the Land Use Code would inform this process.
Transportation Planning
Contact Info: Dave Averill 416-2643
1. Sidewalks do not exist currently in this area. Dave is sensitive to the
restoration effort but also to the neighborhood concerns raised recently at
the Northeast Neighborhood Plan Meetings, that adding sidewalks is the #1
pressing issue. Dave Averill, Marc Virata, Carol Tunner and Anne Aspen
agreed to work together on the sidewalk issue with the applicant to arrive at
a solution that is appropriate for both the project and for the neighborhood.
In 2003, this project was approved by the Landmark Preservation Commission as a
restoration project. "Restoration' in this context is defined by the Secretary of the
Interior's Standards for the Treatment of Historic Properties. The intent of this Standard,
and of the project, is to present the property as being "true" to its designated period of
significance, the 1930s. Insensitive addition of modern infrastructure, (particularly if
applied only to this property and not concurrently with the rest of the neighborhood),
would have an adverse effect on the interpretation of this cultural resource.
However, of course it is our intention to work with the neighbors and the City to find an
appropriate solution.
Advance Planning
Contact Info: Carol Tunner, Historic Preservation, 221-6597, ctunner@fcgov.com
and: Pete Wray, Project Manager for the Northside Neighborhoods Plan
(NNP), 221-6754, pwray@fcgov.com
1 The Romero House, site and the district that it is in are all Fort Collins
Landmarks. Designs need to adhere to Section 3.4.7 of the Land Use Code.
Carol will coordinate with City Staff to ensure that the project goes smoothly
through the development review process and she will advocate for any
needed improvements to be in alignment with the project's stated goal of
restoring the building to its 1930's state.
Pete Wray is the project manager for the Northside Neighborhoods Plan
(NNP) which includes the Andersonville Neighborhood area. He comments
that the museo is a project that is supported by the neighborhood. He adds
that the zoning comments above are consistent with the NNP direction. A
community facility is allowed in the RL classification and will not take away
from the character of this established neighborhood.
Recognizing that this is a unique situation, Pete also recommends a staff
and client coordination meeting to clarify requirements for site in regards to
applicable fees and infrastructure needs. While curb, gutter and sidewalks
are needed in this area, the timing of these improvements will need to be
coordinated with storm drainage facilities and other street improvement
projects including funding sources, which could take some time to resolve.
He will stay tuned to the project as well.
The project team appreciates the support provided by those in Advance Planning. We
look forward to attending a staff and client coordination meeting to clarify
requirements for the site in regards to applicable fees and infrastructure needs. The
Land Use Code 3.4.7 can guide us in determining final compliance with the review
criteria.
The Landmarks Preservation Commission approved our project design on November
3,2004.
Current Planning
Contact Info: Anne Aspen 221-6206, aaspen@fcgov.com
1. A neighborhood meeting will need to be held for this application.
Neighborhood meetings are typically held prior to submitting the project to
the City for review. Please contact me to coordinate this meeting. We'll
probably hold it at the Streets Facility since it's so close.
2. Since you will not be adding any new construction to the site, most of the
typical sections of the Land Use Code do not apply. The site must comply
with the Land Use Code, however, because of the change of use from'
house to house museum, even though it will have only light usage. There
are not too many provisions in the Land Use Code that will apply. Most are
listed above. I will do my best to make sure that this project is treated
appropriately with regard to the goals of the project. As I mentioned in the
conceptual review, this is a pretty unusual project for us so I'll try to pay
special attention and oversee so that it goes smoothly and so that if any
improvements are required that they are appropriate to the goals of this
project.
3. Please visit our website at www.fcgov.com/currentplanning/submifals.php
for a complete list of submittal requirements for your Project Development
Plan, but contact me before you begin to assemble your packet and we can
go through the list and tailor it for this project. Many of the submittal
requirements will not apply.
4. For your POP submittal, I suggest you create a plan which looks like your
site plan (C of the Stewart Architects Plan Set) but with the floor plan (A-1 on
!!
the Stewart Architects Plan Set) in place of the Existing Structure shaded
square. You should also provide basic information about the streets and
properties immediately surrounding the site, including building footprints.
You can make this a separate plan at a smaller scale or you might be able to
fit it on your existing site plan. That is primarily the information that we will
need to review unless a utility plan is required.
5. 1 spoke with Rick Lee in Building Inspection about the building permit
process, which will come after this development review process, to ascertain
whether there might be any issues with this unique process. Rick says that
under the Code the City uses, the Uniform Building Code (UBC), the building
would not be allowed to obtain a building permit without bathrooms and ADA
accessibility. I noticed on your plan set from Stewart Architects and
Planners that there is a note about using the International Building Code
(IBC) and treating the building as an 'artifact'. Rick says that with a memo
from the author of that note explaining that IBC process (more detail on the
note and information such as the definition of an artifact, showing that it
applies in this case, etc) with approval of the Chief Building Official, Felix
Lee, we could consider this an Alternate Method & Materials to satisfy
required accessibility. Please prepare this memo and provide to Rick Lee in
Building and Zoning to review to make sure that is in place by the time you
get to the Building Permit stage. Rick may be contacted at 416-2340 or
rdlee@fcgov.com. I'd appreciate it if you would copy me on those
correspondences as well so I can stay in the loop.
6. You will need to set up an appointment to submit your PDP application with
the Planning Tech in Current Planning at 221-6750. Incomplete submittals
will not be accepted.
7. If you have any questions about the project or process, please feel free to
contact me.
The neighborhood meeting has been scheduled for November 30, 2004 from 7 to 9 p.m. at
the Streets Facility. The Museo de las Tres Colonies will be open by appointment only for
between six and twelve hours a week. We appreciate and used the suggestions made for
preparing this submittal. The reference on the drawings to the International Building
Code was based on an assumption that this code would be adopted by submission.
However, treatment of this property as an historic building is covered by the Uniform
Code for Building Conservation (UCBC) and this code has been used by the City on other
projects. We will ask the Building Department that it be applied toward our project.
The submittal will be turned in on Wednesday, November 10, 2004
Memorandum
Date: January 4, 2005
To: Jack Gianola, City of Fort Collins
From: Mike Oberlander, North Star Design, Inc.
RE: 203-18 Romero House Curb and Walk Concept
The following summarizes the conceptual design proposed for 10`h Street and Romero
Street:
Existing Conditions:
• The existing street adjacent to the site has no curb, gutter or walk. Grades are very
flat, and it does not appear that the existing lot and the park drain to the existing
streets.
• Romero Street angles to the southeast in an attempt to line up through traffic east
of 10`h Street. Romero Street west of 10`h Street is about 24' wide, east of 10`h
Street it is 36' wide — there is about a 2' shift in the center of the intersection.
• 101h Street has curb on the east side and asphalt on the west. The street is about
36' wide and centered in the 54' ROW. The curb and gutter on the west is drive
over with attached walk the curb and gutter width is 2.6' wide, the walk is about
3.8' wide.
• 101h Street has no crown and sheet flows to from west to east and drains to the curb
and gutter. Romero Street has an inverted crown and drains to the center of the
street.
Proposed Improvements:
It is proposed to hold the actual centerlines of both streets (traveled way NOT right
of way) with this design. The 36' wide street was an old standard for a Local
Street. It is most similar to today's Connector street which allows 10' travel lanes
and 8' parking on both sides. Today's local street standard is 30' wide with a 16'
travel way (total) and 7' parking on each side — neither of these street types
typically has striping.
Because of the existing conditions around the project, a hybrid section is proposed:
o All of the curb will be outfall type. There is no street drainage that will
enter the curb, so it will spill to the east side of 10`h Street and the center
of Romero. The slope of the curb will match the existing asphalt.
o There is no need for drive over curb in this area. The lot is accessed from
an alley (unlike the lots to the west). A 6" vertical curb with 4.5' attached
walk is proposed. This allows more actual room to walk on than a drive
over curb.
o A "bump out" is proposed at the intersection. The %: width of the street is
proposed to be 12' from the centerlines. This should help keep cars in the
traveled way and provides the best opportunity to "line up" the
intersection.
o The areas of the street which will have parking will have a %a width of 18'.
This matches the 36' section to the west, but rather than splitting the
parking and traffic for 8' of parking and a 10' travel lane, it is proposed to
keep the travel lane 12' and only have 6' reserved for parking. This will
not be a problem as there is still -plenty of room for both parking and
traffic, but keeping the width at the intersection a little wider seemed more
logical.
o The Romero house and the adjacent park do not appear to drain to the
streets — they appear to be extremely flat and lower than the streets in
some places. There is no way to construct the curb and gutter in a way
that will improve the drainage on these two lots.
o As proposed, no additional right of way is needed for the project.
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CURB AND GUTTER/SIDEWALK
I ARIMER COUNTY CONSTRUCTION REVISION NO: 1 DRAWIING
URBAN AREA DRAWINGSSTREET STANDARDS DATE: 03/01/02 702
areas that are flatter than 0.5% (because of existing conditions). This is not a
problem because there is no drainage conveyance in the curb.
Attached walk — Detaching the sidewalks on this street would require the
acquisition of Right of Way off of the Romero House Site. This project is working
within the existing right of way and the only other sidewalks in this neighborhood
are attached walks. The attached walk is 4.5' (from top of curb to back of walk),
which is significantly wider than any other walk in this neighborhood.
This project, even without meeting current standards, will enhance the safety of
pedestrians and traffic in this area. It is not anticipated that this variance from the above
Standards will compromise the public health, safety and welfare.
Please call me with any questions or additional information that you may need for the
approval of this variance.
Sincerely,
Michael Oberlander, PE, LSI
�sSir°L;LEN, f-5
2'_6"
6"
1 1 /2"R. 4 1 /2"
I
N 2"R,
Gutter edge may be
tapered or battered.'
O ♦ .
(Typical for all Curb & _1 "• .. ••
& Gutter Types) o
VERTICAL
R 0.5"
3.63' 2
(� 3" e
9' a • e.
ROLL-OVER
(LOVELAND)
CURB AND GUTTER
LARIMER COUNTY CONSTRUCTION REVISION NO: 1 DRAWING
STREETANDARDS DRAWINGS DATE: 03/O1/02 701
FORT COLLINS ONLY
57' ROW (MIN.)
.5 36ROADWAY 5
A p
(MIN) 6. 6. (MIN)
PM PNYJY
IMIN I IMIN.1
B 6.5' MIN. FENCE SETBACK
UTIL.
ESMT, 10' 10' 9' UTIL.
I TRAVE TRAVE ESMT. _
PARK PAR
10'
LEFT
13' TURN 13'
TRAVEL TRAVEL
36' ROADWAY
INTERSECTIONS
(WHERE NEEDED)
ROADWAY WIDTH: 36' wide without bike lane; 42' wide with bike lane; 36; wide with left turn lane.
RIGHT OF WAY WIDTH: 57 (min) plus 16' (min.) utility easement.
TRAVEL LANES: Two lanes, 10' wide, 13' wide at intersections shared with bicyclists, or 10' wide where
bike lanes are required.
LEFT TURN LANES: 10' wide, at intersections where needed.
BIKE LANES: Bicyclists shall share the roadway with motor vehicles in the travel lanes.
Additional street width may be required to add bike lanes 6' wide on each side
to accommodate bike traffic within and leading to activity areas.
PARKING: Two lanes wide. Parking will be removed at intersections where a left turn lane is required.
PARKWAY: 6(min.) width. Additional width optional.
SIDEWALK: 4.5' (min.) width. Additional width may be required for higher pedestrian traffic
serving activity areas.
MEDIAN: Not required, except where necessary to control access and/or to provide pedestrian
refuge. Additional roadway and right of way width may be required.
WHERE USED: These specifications shall apply to streets where traffic volume on the street is
anticipated to be in the range of 1,000 to 2,500 vpd.
DESIGN SPEED: 30 MPH
SPEED LIMIT: 25 MPH
ACCESS: Access will be limited. Points of access must be approved by the Local Entity.
CONTINUITY: The street shall be continuous for no more than 1320 feet.
FENCES: Fences shall be setback a minimum of 6.5' from the parkway edge of the sidewalk.
CURB AND GUTTER: Vertical curb and gutter.
CONNECTOR LOCAL STREET
LARIMER COUNTY I DESIGN
URBAN AREA FIGURE
STREET STANDARDS
REVISION NO:
DATE:
09/11/00
1409J-0
7-8F
FORT COLLINS ONLY
4.5'
WALK
(MIN)
9'
UTIL.
ESMT.
ROADWAY WIDTH: 30' wide.
RIGHT OF WAY WIDTH: 51' (min)
TRAVEL LANES: 16' wide.
LEFT TURN LANES: None.
51ROW (MIN.)
30' ROADWAY
6'
�Ky f
16
TRAVEL
PARK PARK
7 7'
INTERSECTIONS
(WHERE NEEDED)
4.6
WALK
(MIN)
6
(WY
4IN)
6.5 Min. Fence Setback
9' UTIL.
ESMT.
BIKE LANES: Bicyclists to share travel lane with motor vehicles. Additional street width, up to 4'
wider, may be required in the travel lane to accommodate bike traffic to serve activity areas, such
as schools and parks.
PARKING: Two lanes 7wide.
SIDEWALK: 4.5' (min.) width. Additional width may be required for higher pedestrian traffic
serving activity areas.
MEDIANS: None.
WHERE USED: All residential local streets where traffic volume is anticipated to be 1000 vpd or
less. (unless the Narrow Residential Local Street or Rural Residential Local Street standards are used)
DESIGN SPEED: 25 MPH
SPEED LIMIT: 25 MPH
ACCESS: Access will be unlimited in accordance with these standards.
CONTINUITY: The street shall be continuous for no more than 1320 feet.
FENCES: Fences shall be setback a minimum of 6.5' from the parkway edge of the sidewalk.
CURB AND GUTTER: Vertical curb and gutter, or driveover. However, if driveover is used, the parkways must be
widened by Vend thereby, the required right of way width will increase by 2' to provide 53'.-
RESIDENTIAL LOCAL STREET
LARIMER COUNTY REVISION NO: FIGURE
URBAN AREA DESIGN
STREET STANDARDS FIGURE DATE: 09/11/00 7-9F
Project Comments Sheet
wi Selected Departments
City of Fort Collins
Department: Stormwater Utility
Date: November 16, 2004
Project:
ROMERO HOUSE (425 TENTH STREET) - PROJECT DEVELOPMENT
PLAN, #43-04 - TYPE II
All comments must be received by Anne Aspen in Current Planning, no later than
the staff review meeting: ( 1 J1 -7/0G
/ Doodmber-M. 2004
Note - Please identify your redlines for future reference
Issue Contact: Basil Harridan
Topic: Drainage
Number: 2 Created: 11/16/2004
[11/16/04] Please provide a letter stating that no additional impervious area is to to be
added.
The house is located on an unimproved street (no curb and gutter) If curb and gutter is
required by engineering, it would create dtrainage problems for adjacent properties, it is
recommeneded that no curb and gutter be added to frontage along Tenth Street and along
Romero Street.
1l l� b
Date
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat Site Drainage Report Other_
Utility Redline Utility Landscape
Page 1
PROJECT
COMMENT SHEET
Current Plannine
DATE: November 10, 2004 TO: Water/Wastewater
PROJECT: #43-04 Romero House (425 Tenth Street) — Project
Development Plan — Type II (LUC)
All comments must be received by Anne Aspen no later than the staff
review meeting:
M bV 1" 7
2004
Note - PLEAsE identify your redlines for future reference
jA o
CO
Name (pleqq print)
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat _Site _Drainage Report _Other
_Utility _Redline Utility _Landscape City of Fort Collins
ITEM: Restoration and change of use for the Historic Romero House at 425 Tenth St
MEETING DATE: November 1, 2004
APPLICANT: Katherine Woods
City Visions
315 South Sherwood St.
Fort Collins, CO 80521-2635
LAND USE DATA: Request to change the use and restore the historic Romero
House at 425 Tenth Street to its 1930's state (4 room mud plastered adobe house) for
use as a house museum to share local Hispanic culture with school groups and small
numbers of visitors. The property is within the City of Fort Collins and is currently
zoned RL — Low Density Residential District. The following departmental agencies have
offered comments for this proposal.
COMMENTS:
Zoning
Contact Info: Gary Lopez, 416-2338, glopez@fcgov.com
1. Museums are not a permitted use in the R-L Zone. However, based on
information that the restored home will be used as a house museum called
the Museo de las Tres Colonias, similar to the Avery House, we have
determined that it will really be more of a community facility, which is a
permitted use.
2. The proposed use is allowable in the R-L District as a community facility,
and it will be subject to a Type II (Planning and Zoning Board) review
process because the proposed use is different than its previous residential
use.
Light and Power
Contact Info: Monica Moore, 221-6700, mmooreCfcgov.com
1. Since no changes to service are proposed, there will be no fees, unless you
need to relocate the line when you relocate your meter.
2. Please contact Tom Rock at 221-6727 to coordinate when you plan to de -
energize the building.
Stormwater
Contact Info: Glen Schlueter, Stormwater Utility 221-6700
1. This site is in the Dry Creek drainage basin where the new development fee
is $5,000.00/acre which is subject to the runoff coefficient reduction. This
fee is to be paid at the time a building permit is issued. This is only charged
if there is an increase in imperviousness of 350 square feet or greater. It is
important to document the existing imperviousness so if some
E
imperviousness is eliminated it can be used to offset any new structures or
other imperviousness.
2. In the Dry Creek basin the two year historic release rate is 0.2 cfs/acre or
show that the development can release storm water from the area into the
larger system without increasing the peak discharge in the larger system.
Extended detention is required to treat the runoff. If there is not an increase
in imperviousness greater than 350 square feet, this requirement does not
apply. If a sidewalk is required, a variance to the detention could be
considered if it is justified. The existing impervious area needs to be
documented so that when some of the existing building is torn down, that
impervious area can be credited toward any future imperviousness.
3. This site is located in the Poudre River 500-year Moderate Risk Floodplain.
The only floodplain restriction is no critical facility use such as a daycare,
nursing home, school, hazardous material storage, etc. Contact: Marsha
Hilmes-Robinson 225-6036 if you have any questions.
Water/Wastewater
Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com
1. Since you plan to keep the water service for a hose bib and cap the sewer
line for possible later use, there are no changes planned and therefore no
comments or concerns.
Engineering
Contact Info: Marc Virata, 221-6605, mvirata@fcgov.com
1. Please contact Matt Baker in Street Oversizing at 224-6108 to ask if any
Street Oversizing Fees or Larimer County Road Impact Fees apply to this
project.
2. Eric Bracke in Transportation Planning at 224-6062 has waived the
Transportation Impact Study for this project.
3. Sufficient rights -of -way have already been dedicated on this site, so no
additional dedications will be required.
4. A Development Construction Permit, Development Agreement and Utility
plans may be required for this project depending on how other departments
weigh in on the project. Please stay in touch with Marc about this.
5. The project will need to design and construct sidewalk and curb & gutter
improvement adjacent to the lot in accordance with the Larimer County
Urban Area Street Standards. Context sensitive designs for the sidewalk
are open to discussion and implementation. With no access being proposed
onto the alley, alley improvements will not be required; however an escrow
of funds will be required in lieu of the construction requirement.
Transportation Planning
Contact Info: Dave Averill 416-2643
1. Sidewalks do not exist currently in this area. Dave is sensitive to the
restoration effort but also to the neighborhood concerns raised recently at
the Northeast Neighborhood Plan Meetings, that adding sidewalks is the #1
pressing issue. Dave Averill, Marc Virata, Carol Tunner and Anne Aspen
agreed to work together on the sidewalk issue with the applicant to arrive at
a solution that is appropriate for both the project and for the neighborhood.
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Advance Planning
Contact Info: Carol Tunner, Historic Preservation, 221-6597, ctunner@fcgov.com
and: Pete Wray, Project Manager for the Northside Neighborhoods Plan
(NNP), 221-6754, pwray@fcgov.com
1 The Romero House, site and the district that it is in are all Fort Collins
Landmarks. Designs need to adhere to Section 3.4.7 of the Land Use Code.
2 Carol will coordinate with City Staff to ensure that the project goes smoothly
through the development review process and she will advocate for any
needed improvements to be in alignment with the project's stated goal of
restoring the building to its 1930's state.
3. Pete Wray is the project manager for the Northside Neighborhoods Plan
(NNP) which includes the Andersonviile Neighborhood area. He comments
that the museo is a project that is supported by the neighborhood. He adds
that the zoning comments above are consistent with the NNP direction. A
community facility is allowed in the RL classification and will not take away
from the character of this established neighborhood.
4. Recognizing that this is a unique situation, Pete also recommends a staff
and client coordination meeting to clarify requirements for site in regards to
applicable fees and infrastructure needs. While curb, gutter and sidewalks
are needed in this area, the timing of these improvements will need to be
coordinated with storm drainage facilities and other street improvement
projects including funding sources, which could take some time to resolve.
He will stay tuned to the project as well.
Current Planning
Contact Info: Anne Aspen 221-6206, aaspen@fcgov.com
1. A neighborhood meeting will need to be held for this application.
Neighborhood meetings are typically held prior to submitting the project to
the City for review. Please contact me to coordinate this meeting. We'll
probably hold it at the Streets Facility since it's so close.
2. Since you will not be adding any new construction to the site, most of the
typical sections of the Land Use Code do not apply. The site must comply
with the Land Use Code, however, because of the change of use from
house to house museum, even though it will have only light usage. There
are not too many provisions in the Land Use Code that will apply. Most are
listed above. I will do my best to make sure that this project is treated
appropriately with regard to the goals of the project. As I mentioned in the
conceptual review, this is a pretty unusual project for us so I'll try to pay
special attention and oversee so that it goes smoothly and so that if any
improvements are required that they are appropriate to the goals of this
project.
3. Please visit our website at www.fcgov.com/currentplanning/submittals.php
for a complete list of submittal requirements for your Project Development
Plan, but contact me before you begin to assemble your packet and we can
go through the list and tailor it for this project. Many of the submittal
requirements will not apply.
4. For your POP submittal, I suggest you create a plan which looks like your
site plan (C of the Stewart Architects Plan Set) but with the floor plan (A-1 on
the Stewart Architects Plan Set) in place of the Existing Structure shaded
square. You should also provide basic information about the streets and
properties immediately surrounding the site, including building footprints.
0
k
You can make this a separate plan at a smaller scale or you might be able to
fit it on your existing site plan. That is primarily the information that we will
need to review unless a utility plan is required.
5. 1 spoke with Rick Lee in Building Inspection about the building permit
process, which will come after this development review process, to ascertain
whether there might be any issues with this unique process. Rick says that
under the Code the City uses, the Uniform Building Code (UBC), the building
would not be allowed to obtain a building permit without bathrooms and ADA
accessibility. I noticed on your plan set from Stewart Architects and
Planners that there is a note about using the International Building Code
(IBC) and treating the building as an 'artifact'. Rick says that with a memo
from the author of that note explaining that IBC process (more detail on the
note and information such as the definition of an artifact, showing that it
applies in this case, etc) with approval of the Chief Building Official, Felix
Lee, we could consider this an Alternate Method & Materials to satisfy
required accessibility. Please prepare this memo and provide to Rick Lee in
Building and Zoning to review to make sure that is in place by the time you
get to the Building Permit stage. Rick may be contacted at 416-2340 or
rdlee@fogov.com. I'd appreciate it if you would copy me on those
correspondences as well so I can stay in the loop.
6. You will need to set up an appointment to submit your PDP application with
the Planning Tech in Current Planning at 221-6750. Incomplete submittals
will not be accepted.
7. If you have any questions about the project or process, please feel free to
contact me.
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Statement of Planning Objectives for the restoration and change of
the Historic Romero House at 425 Tenth St., which will be known as
the: Museo de las Tres Colonias, home of John B. and Inez Romero
The mission of the Poudre Landmarks Foundation, Inc., (PLF) is to preserve, restore, protect,
and interpret the architectural and cultural heritage of the Fort Collins area. PLF manages
the following historic preservation projects: the Romero House, the Avery House Historic
District, the Fort Collins 1882-83 Water Works, and the Fort Collins Historic Homes Tour. The
PLF also provides educational programs about life in early Fort Collins through tours,
seasonal displays, and special events. The City of Fort Collins owns these three historic
properties and leases them to the PLF. The PLF maintains, manages, and interprets the
history of these properties in order to convey their historic significance to the public.
We now seek to preserve and restore the Romero House, located in the Andersonville
neighborhood, one of three neighborhoods established to serve the Sugar Beet industry. (The
other two neighborhoods are Buckingham and Alta Vista.) The City designated the Romero
House site as a local historic landmark in August of 2001, and accepted the donation of the
Romero House from a private benefactor and leased the house to the PLF in July 2002.
The State Historical Fund generously awarded a Historic Structure Assessment grant to the
PLF in October 2001, and an Archaeological Assessment grant in October 2002 to assist the
PLF in developing a treatment strategy for the Romero House. In addition to securing the
donation of the Romero House property, valued at $90,000 from Fort Collins Partners I, LLC,
the Amigos de la Casa Romero / Friends of the Romero House has raised over $90,000 to
date from individuals, community foundations, businesses and corporations. In July 2004,
the State Historical Fund awarded Poudre Landmarks Foundation a restoration grant of
$267,000.
We are now seeking the approval from Planning and Zoning for a Type II review for a change
of use from residential to community facility in an R-L zone. This will enable us to go forward
with creating the "Museo del [as Tres Colonias / Museum of the Three Neighborhoods.
Excerpts from Fort Collins City Plan, Principles and Policies (May 2004) applicable to
our project:
PRINCIPLE LU-2: The City will maintain and enhance its character and sense of
place as defined by its neighborhoods, districts, corridors, and edges.
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-5.1 Survey, Identification, and Prioritization. The City will determine
what resources are within the Growth Management Area, how significant these
resources are, the nature and degree of threat to their preservation, and methods for
their protection.
Policy CAD-5.2 Education and Awareness. The City will 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.
Policy CAD-5.3 Incentives. The City will use incentives to encourage private sector
preservation and rehabilitation of historic resources.
Policy CAD-5.4 Planning and Regulations. The City will formally recognize the
contribution of historic resources to the quality of life in Fort Collins through planning
and regulations.
Policy CAD-5.5 Landmark Designation Program. The City will actively encourage
property owners to designate their properties.
PRINCIPLE CAD-6: Artistic enrichment and cultural opportunity are
vital to community values, quality of life, and economic and social
wellness. The City will promote, encourage and stimulate the growth
of cultural development and participation.
Policy CAD-6.1 Role of City. The City will continue to sustain City -owned facilities
and City -initiated programming, and assist local arts organizations by providing
administrative consultation, marketing expertise, technical assistance, and box office
services.
Policy CAD-6.2 Types of Projects. The City will provide, maintain, and operate
historic and cultural facilities. A full range of performing, historical, and visual arts
programs will be produced and presented.
Policy CAD-6.3 Acquisitions. The City will acquire, exhibit, preserve and store
historic artifacts and works of art of local, regional, national and international
significance. The Art in Public Places program should continue in effect, to be
administered by City staff in conjunction with the Art in Public Places Board.
PRINCIPLE GM-12: The City will involve citizens in the planning and
decision -making processes of.government.
Policy GM-12.1 Support Citizens' Efforts. The City will support efforts by citizens'
organizations to promote and improve their neighborhoods, in accordance with the
following considerations:
a. Neighborhoods and the City will work hand -in -hand to identify neighborhood
needs, resolve issues, establish lines of communication, and maintain and
improve the quality of life.
b. Neighborhoods will have the capacity to arrive at solutions to address
neighborhood concerns through measures such as: matching grants which
would allow residents to initiate projects for their area; and direct assistance
from City staff members who act as neighborhood liaisons.
c. Neighborhoods and the City will work together to be a positive influence on
the lives of youth.
d. Every area of the City will be within a recognized neighborhood boundary
and represented by a neighborhood group.
e. Every neighborhood will contain a neighborhood gathering facility that
people can use, such as a park, school, or other activity area.
C. The Neighborhood Resources Office will continue to advise and support
individuals and neighborhood groups in identifying and addressing issues,
and in involving fellow citizens in the community.
M
Policy GM-12.3 Working with our Private Partners. The City will continue to work
with the development community in making the development review system more
predictable and efficient by defining permitted uses that can be approved more quickly,
subject to specific design standards to ensure compatibility with existing
neighborhoods, compliance with environmental regulations, and conformance with
City Plan.
IMPORTANCE OF THE PROPERTY
The Romero House exemplifies three historically significant features:
• It is a locally rare example of adobe architecture.
• It illustrates the specific activities of John B. and Inez Romero in the community.
• It represents the housing and lifestyle of workers in the sugar beet industry, which was a
major contributor to the Fort Collins economy in the first half of the twentieth century.
Restoring the house to the four -room adobe structure will allow us to best illustrate and
interpret all three of these aspects of historic significance.
The Romero House was originally a two -room adobe home, built by John Romero from straw
and clay dug from the backyard, with a later adobe addition added during the Depression.
Final wooden additions were added between the 1950s and the 1980s. Once restored, it
will be the only adobe home on its original site that will be open to the public in northern
Colorado. Although a few adobe homes exist in Wyoming, adobe homes are rare in regions
as far north as Fort Collins.
The house museum will recognize the importance of the sugar beet industry to the
development of Fort Collins, and of the immigrant and migrant workers who made that
industry possible. The contributions of these pioneers have been long overlooked. The Tres
Colonias neighborhoods are the historic center of the city's Hispanic culture. They were
originally established by the Great Western Sugar Factory in the early 1900's with the
purpose of providing land for the permanent housing of sugar beet workers. The Hispanic
community in Fort Collins and northern Colorado is diverse. The acquisition of this house is
recognized as a step toward interpreting its culture and history to the public. Many members
of this community warmly welcomed the concept of the Romero House Museum at the Fiesta
Open House on July 21, 2001. More than 300 people enjoyed donated food and
entertainment to celebrate the future Romero House museum.
In order to restore the Romero House to the period of historic significance: 1927 - 1940,
our plan includes:
1. Documentation, remediation of hazardous materials, and removal of post-1940
additions and associated site work
2. Restoration and repair of the original adobe structure including foundation, floor
structure, walls, and roof
3. Restoration and repair of the original windows and doors
4. Restore interior and exterior finishes
5. Restore the contextual landscape
The museum will be free and open to the public for tours led by trained docents a limited
number of hours each week, and will feature scheduled tours for school children
emphasizing the importance of the Hispanic settlers in the Tres Colonies neighborhoods to
the development of Fort Collins. An exhibit area will provide historical information about the
sugar beet industry, Hispanic pioneers in northern Colorado, and the cultural contributions of
Hispanics to the community. Oral histories from residents of the Tres Colonies are being
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