HomeMy WebLinkAboutWILLOW AND PINE MULTI-FAMILY - PDP - PDP180006 - REPORTS - RECOMMENDATION/REPORT•
Agenda Item 8
PROJECT NAME
WILLOW STREET RESIDENCES, PROJECT DEVELOPMENT PLAN — PDP180006
STAFF
Jason Holland, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request to construct a 5-story multi -family residential building on 2
acres located southwest of the intersection of Willow Street and Pine Street
(223 Willow Street). A total of 197 dwelling units are proposed. A total of 159
parking spaces are provided. The project is located within the (R-D-R) River
Downtown Redevelopment Zone District and the Transit -Oriented
Development (TOD) overlay zone.
A modification request is included with the PDP to LUC Section 3.2.2(L) to
reduce the parking lot drive aisle width for one parking stall. Alternative
is compliance is requested to satisfy the parking lot interior landscape standards
described in Section 3.2.1(E)(5) and building foundation landscape standards
in Section 3.2.1(E)(2)(d).
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APPLICANT:
OWNER:
RECOMMENDATION
EXECUTIVE SUMMARY
Eduardo Illanes
OZ Architecture
3003 Larimer St.
Denver, CO 80205
CA Ventures
130 E. Randolph St
Fort Collins, CO 80524
Approval
The proposed Willow Street Residences PDP complies with the applicable requirements of the City of Fort Collins
Land Use Code (LUC), more specifically:
• The PDP complies with process located in Division 2.2 — Common Development Review
Procedures for Development Applications of Article 2 — Administration.
Item 8, Page 1
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40 Agenda Item 8
• The PDP complies with all applicable standards located in Article 3 — General Development
Standards, subject to approval of the Modification to the parking drive aisle standard and
landscaping alternative compliance. 0
• The PDP complies with all applicable (R-D-R) River Downtown Redevelopment District standards
in Division 4.17 of Article 4.
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
North
River Downtown Redevelopment
Giddings Machine Shop (Bas Bleu Theatre); Willow
District (R-D-R)
Street Lofts; Aztlan Community Center
South
River Downtown Redevelopment
Great Western Railway; Union Pacific Depot Building
District (R-D-R)
(Rodizio Grill)
East
River Downtown Redevelopment
Millhouse Apartments; Ginger and Baker restaurant
District (R-D-R)
West
River Downtown Redevelopment
Schrader Oil Co. commercial building
District (R-D-R)
The property was annexed and platted in 1873 as a part of the original City map. The site is currently used as a
vehicle maintenance yard and has one concrete and metal building.
2. River Downtown Redevelopment Zone District — Design Guidelines:
The Fort Collins River Downtown Redevelopment Zone District Design Guidelines were adopted in June of 2014.
The document provides guidelines that promote the community's vision for the R-D-R zone through compatible
new construction and redevelopment. The guidelines are intended to support investment that builds a strong,
pedestrian -oriented urban fabric and encourages creative design that is compatible with the historic context by
providing architectural detail and forms that are unique to the district. The guidelines outlined in this document
were codified into the Land Use Code, under Article Four, in the R-D-R zone district development standards which
are discussed in the next section.
The Key Principles for Design are outlined on pages 25 and 26 of the R-D-R Design Guidelines:
"These design principles establish expectations for design at a "high level" for the River Downtown
Redevelopment Zone District and shall apply to all improvement projects.
ACHIEVE EXCELLENCE IN DESIGN
Each project in the district should express excellence in design, and it should raise the bar for others to
follow. This includes using high quality materials and construction methods and paying attention to detail.
PROMOTE CREATIVITY
Innovation in design is welcomed in the district. Exploring new ways of designing buildings and spaces is
appropriate when they contribute to a cohesive urban fabric. This type of creativity should be distinguished
from simply being "different."
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Agenda Item 8
DESIGN WITH AUTHENTICITY
The district should be defined by buildings and places that reflect their own time. The result should be a
sense of authenticity in building and materials. All new improvements should convey this quality.
DESIGN WITH CONSISTENCY
Buildings and places in the district should have a cohesive quality in the use of materials, organization of
functions and overall design. Each new project should also embody a single, consistent design concept. "
DESIGN FOR DURABILITY
Buildings and spaces in the district should be designed for the long term with durable materials.
DESIGN FOR SUSTAINABILITY
Aspects of cultural, economic and environmental sustainability that relate to urban design should be woven
into all new improvements.
ENHANCE THE PUBLIC REALM
Sidewalks, promenades and other pedestrian ways should be designed to invite their use through
thoughtful planning and design. Improvement on private property also should enhance the public realm
where they
abut.
ENHANCE THE PEDESTRIAN EXPERIENCE
• Each improvement project should contribute to a pedestrian -friendly environment. This includes defining
street edges with buildings and spaces that are visually interesting and that attract pedestrian activity.
•
PROVIDE SIGNATURE OPEN SPACES
These include public and private yards, promenades, plazas and courtyards. Enhance natural resources
and habitat for wildlife on -site, for the public to experience.
KEEP THE PARKING SUBORDINATE
Parking lots and parking structures should support other functions and not dominate the setting. They
should be visually buffered.
Staff Comments:
Building forms, materials and accent elements are arranged to provide a distinctive design that
adequately complies with the RDR district guidelines.
3. Compliance with the R-D-R, River Downtown Redevelopment Zone District:
The project complies with all applicable R-D-R District standards:
A. Section 4.17(B)(2) — Land Use
Multi -family dwellings are a permitted use in the R-D-R District, in this case subject to a Type 2
Planning and Zoning Board review for residential projects that contain more than fifty (50) dwelling
units, or more than seventy-five (75) bedrooms.
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Agenda Item 8
B. Section 4.17(D)(2) — Development Standards — Street and Walkways
1) Section 4.17(B)(2)(a) Streets. Redevelopment shall maintain the existing block grid system of
streets and alleys. To the extent reasonably feasible, the system shall be augmented with
additional connections, such as new streets, alleys, walkway spines, mid -block passages,
courtyards and plazas, in order to promote a fine-grained pedestrian circulation network that
supplements public sidewalks.
Staff Comments: Standard met. The project maintains the existing block pattern by providing
the main vehicular entrance at the Willow/Pine intersection. This divides the project into two
buildings, reinforcing the intended pattern of building placement along Willow Street which
reduces the overall mass and scale of the building program.
With regards to augmenting the system with additional connections, no new opportunities to
provide mid -block passages are feasible.
2) Section 4.17(B)(2)(a) Driveways. To the extent reasonably feasible, driveways and curb cuts
must be minimized in order to avoid disruption to the sidewalk network, by using shared
driveways between properties. The width of driveways and turning radii must be minimized
except where truck access is required.
Staff Comments: The PDP meets the requirements of this section. Driveway cuts and
disruptions to the sidewalk network are minimized by reducing the width of the main entrance
drive aisle to twenty feet. Two driveway entrances are required to provide required fire access.
C. Section 4.17(D)(3)(b) — Development Standards — Buildings — Programming, Massing and
Placement
1) Section 4.17(D)(3)(b)(1) Height/Mass. Multiple story buildings of up to five (5) stories are •
permitted, provided that massing is terraced back from the River and from streets so that
multiple story buildings are stepped down to one (1) story abutting the River landscape
frontage and are stepped down to three (3) stories or less abutting any street frontage. Such
terraced massing shall be a significant and integral aspect of the building design. Where new
buildings are placed next to existing shorter buildings that are expected to remain, the new
buildings must be stepped down in such a manner as to minimize their impact on the shorter
buildings.
Staff Comments: Standard met. Both buildings provide a significant 3-story step -back along
the street frontage, with a minimum step -back of 7 feet provided, increasing to 9 feet at the
building corners. Where Building B is placed next to the existing shorter Union Pacific Depot
building (Rodizio Grill) along the train track side of the project, a 12'-0" step back at the fourth
story is provided in order to minimize the impact of Building B.
2) Section 4.17(D)(3)(b)(2) Parking lots. Buildings shall be sited so that any new parking lots and
vehicle use areas are located in either. (1) interior block locations between buildings that face
the street and buildings that face the River, or (2) side yards.
Staff Comments: Requirement met. All parking is located to the rear and side of Buildings A
and B.
3) Section 4.17(D)(3)(b)(3) Street frontage. Proposed parking lots and/or vehicular use areas
located within fifty (50) feet of any street right-of-way shall not exceed fifty (50) percent of the
street frontage of the parcel upon which the parking lot or vehicular use area is proposed.
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Agenda Item 8
Staff Comments: Requirement met. The majority of the street frontage is defined by Buildings A and B. Parking
areas along Willow Street are limited to the access drive between Buildings A and B, which are screened by a
low wall incorporated into the plaza space.
4) Section 4.17(D)(3)(b)(5) Outdoor spaces and amenities. To the extent reasonably feasible, all
development shall provide on -site outdoor space such as courtyard, plaza, patio or other
pedestrian -oriented outdoor space. To the extent reasonably feasible, outdoor spaces shall be
visible from the street and shall be visually or physically connected with any outdoor spaces
on adjacent properties.
Staff Comments: The PDP complies with this standard by providing two pedestrian -oriented
courtyard spaces flanking the entrance driveway, adjacent to the Willow Street right-of-way
between Buildings A and B. Pavers are provided at the vehicle entrance, and the width of the
driveway is narrowed to 20 feet, to enhance the physical connection between the two outdoor
spaces.
D. Section 4.17(D)(3)(c) — Development Standards — Buildings — Character and Image
This Section states that: New buildings shall be designed to demonstrate compatibility with the
historical agricultural/industrial characteristics of the 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.
1) Section 4.17(D)(3)(c)(1) Outdoor spaces. Buildings and extensions of buildings shall be
designed to form architectural outdoor spaces such as balconies, arcades, terraces, decks or
• courtyards.
Staff Comments: Standard met. The building arrangement provides outdoor spaces —including
the ground -level courtyard along Willow Street, individual unit balconies sufficiently sized for
outdoor seating, and shared upper -level outdoor terraces to the rear of Buildings A and B.
2) Section 4.17(D)(3)(c)(2) Windows. Windows shall be individually defined with detail elements
such as frames, sills and lintels, and placed so as to visually establish and define the building
stories and establish human scale and proportion. Windows shall be placed in a symmetrical
pattern relative to the wall and massing. Glass curtain walls and spandrel -glass strip windows
shall not be used as the predominant style of fenestration for buildings in this District. This
requirement shall not serve to restrict the use of atrium, lobby or greenhouse -type accent
features used as embellishments to the principal building.
Staff Comments: Standard met. All windows are sufficiently defined and detailed. All windows
are framed and inset, with the window openings recessed a minimum of two inches, to
emulate a symmetrical window pattern and emphasize the vertical nature of windows in the
River District. Header details and sill infill panels are provided within the inset frame to
adequately meet the standard.
The window design provided reflects the RDR Guidelines (see page 61 of the Guidelines),
which recommends that "a window frame should be located so that a distinct profile is present.
It should be slightly recessed and a shadow line should be visible".
3) Section 4.17(D)(3)(c)(3) Roof forms. Flat, shed and gable roof forms corresponding to
massing and interior volumes/functions shall be the dominant roof forms. Flat -roofed masonry
buildings shall feature three-dimensional cornice treatment integral with masonry on all walls
• facing streets, the River or connecting walkways. Additional decorative shaped cornices in
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Agenda Item 8
wood (or other material indistinguishable from wood) shall be permitted in addition to the top
masonry cornice treatment. Sloped metal roofs are allowed. Barrel roofs may be used as an
accent feature but must be subordinate to the dominant roof. Specialized or unusual roof
forms, including mansards and A -frames, are prohibited. A single continuous horizontal
roofline shall not be used on one-story buildings except as part of a design style that emulates
nearby landmarks (or structures eligible for landmark designation).
Staff Comments: Standard met. Flat roof forms are provided that correspond appropriately to
massing and interior volumes. Variations in the cornice treatments at the 3rd story and at the
roofline provide an adequate decorative shaped three-dimensional cornice treatment.
4) Section 4.17(D)(3)(c)(4) Materials. Building materials shall contribute to visual continuity within
the District. Textured materials with native and historic characteristics, such as brick, stone,
wood, architectural cast stone and synthetic stone in historically compatible sandstone
patterns only, architectural metals and materials with similar characteristics and proportions
shall be used in a repeating pattern as integral parts of the exterior building fabric. Masonry
units must wrap around the corners of walls so as to not appear as an applied surface
treatment. Other exterior materials, if any, shall be used as integral parts of the overall building
fabric, in repeating modules, proportioned both horizontally and vertically to relate to human
scale, and with enough depth at joints between architectural elements to cast shadows, in
order to better ensure that the character and image of new buildings are visually related to the
Downtown and River context. Lapped aluminum siding, vinyl siding, smooth -face concrete
masonry units, synthetic stucco coatings and imitation brick are prohibited.
Staff Comments: Standard met. The proposed buildings include brick, masonry, metal panels,
cement panels and steel accents. No prohibited building materials are proposed. Materials
wrap all building corners in accordance with the standard.
5) Section 4.17(D)(3)(c)(5) Primary entrance. The primary entrance must be clearly identified and •
must be oriented to a major street, pedestrian way, place, courtyard and/or other key public
space. The primary entrance must feature a sheltering element such as a canopy or be
defined by a recess or a simple surround.
Staff Comments: Standard Met. Both building entrances orient towards Willow Street. To
define the entrances, a wood accent feature is provided along the building facades. Above the
wood feature, a brick accent feature is provided with a Flemish lattice bond brick pattern. The
entrances are also recessed to provide the sheltering element and further define the entrance
locations.
6) Section 4.17(D)(3)(c)(6) Accent features. Accent features, where used, must complement and
not dominate the overall composition and design of the building and may include secondary
entrances, loading docks, garage bays, balconies, canopies, cupolas, vertical elevator/stair
shafts and other similar features.
Staff Comments: Standard met. Accent features are used appropriately. The overall building
design is cohesive and provides accent features and material patterns that provide a positive
design response for the R-D-R District. Examples of accent features provided include:
• exposed steel channels at the street level,
• recessed brick accents aligned with the 3 stories along Willow Street,
• hung balconies,
• planters,
• wood beam entrance treatments,
• metal cornices and parapets, and
• inset residential porches at the ground level along Willow Street. •
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• 7) Section 4.17(D)(3)(c)(7) Awnings and canopies. Awnings and canopies must complement the
character of the building and must be subordinate to the facade. Colors must be solid or two
(2) color stripes for simplicity.
Staff Comments: Standard met. While no traditional awnings or canopies are provided,
entrances are appropriately defined with recessed porches and overhanging steel channels to
complement the building character and provide additional visual interest along the street.
E. Section 4.17(D)(4) — Development Standards — Buildings — Site Design
1) Section 4.17(D)(4)(b) Walls, Fences and Planters. Walls, fences and planters shall be
designed to match or be consistent with the quality of materials, the style and colors of nearby
buildings. Brick, stone or other masonry may be required for walls or fence columns.
Staff Comments: Standard met. Raised concrete planters are provided along the street
frontage. Low concrete walls are provided along the entrance courtyard to provide visual
definition and screen the parking stalls.
2) Section 4.17(D)(4)(c) Street Edge. A well-defined street edge must be established and shall
be compatible with the streetscape in the public realm. Components may include any of the
following: planted areas, 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 Comments: Standard met. Raised planters, decorative paving and seating are proposed
along the street frontage.
3) Section 4.17(D)(4)(e) Parking. Where parking lots are highly visible from streets or pedestrian -
oriented outdoor spaces, a visual buffer must be provided. Such buffering may consist of any
of the following singularly or in combination: a low solid screen wall, a semi -opaque screen or
a living green wall consisting of plant material sufficient to provide a minimum of seventy -five -
percent opacity year-round or other screening device that is sensitive to pedestrian activity.
Staff Comments: Standard met. Low concrete walls and landscape beds are provided along
the entrance courtyard to provide visual definition and adequately screen the parking stalls.
4. Compliance with Article 3 of the Land Use Code — General Development Standards
The project is compliance with all applicable General Development Standards with the following relevant
comments provided:
A. Section 3.2.1 Landscaping and Tree Protection
1) Section 3.2.1(D)(1)(c) Full tree stocking. "full tree stocking" shall be required in all landscape areas
within fifty (50) feet of any building or structure. Landscape areas shall be provided in adequate
numbers, locations and dimensions to allow full tree stocking to occur along all high use or high
visibility sides of any building or structure. Canopy shade trees, evergreen trees and ornamental
trees may be provided to meet this requirement. Exact locations and spacings may be adjusted at
the option of the applicant to support patterns of use, views and circulation as long as the
minimum tree planting requirement is met.
Canopy shade trees 30'-40' spacing
Coniferous evergreens 20'-40' spacing
Ornamental trees 20'-40' spacing
Staff Comments: Standard met. Trees are provided around the perimeter of the proposed building
isin accordance with the minimum spacing requirements of this section.
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Agenda Item 8
2) Section 3.2.1(D)(2) Street trees.
Staff Comments: Standard met. Street trees are shown on the PDP plans along Willow Street in
sidewalk cut-outs protected by tree grates. Future Willow Street improvements are planned to be
implemented by the City as part of a City capital improvement project. Street trees, sidewalk
improvements, character features and angled parking will be installed by the City.
3) Section 3.2. l (E)(2)(d) Foundation Plantings. Exposed sections of building walls that are in high -
use or high -visibility areas of the building exterior shall have planting beds at least five (5) feet
wide placed directly along at least fifty (50) percent of such walls.
Staff Comments: Standard met through Alternative Compliance.
Alternative Compliance:
LUC 3.2.1(N) — Alternative Compliance. Upon request by an applicant, the decision maker
may approve an alternative landscape and tree protection plan that may be substituted in
whole or in part for a landscape plan meeting the standards of this Section. (1) Procedure.
Alternative landscape plans shall be prepared and submitted in accordance with submittal
requirements for landscape plans. Each such plan shall clearly identify and discuss the
modifications and alternatives proposed and the ways in which the plan will better accomplish
the purposes of this Section than would a plan which complies with the standards of this
Section. (2) Review Criteria. To approve an alternative plan, the decision maker must first find
that the proposed alternative plan accomplishes the purposes of this Section equally well or
better than would a plan which complies with the standards of this Section.
In reviewing the proposed alternative plan for purposes of determining whether it
accomplishes the purposes of this Section as required above, the decision maker shall take
into account whether the alternative preserves and incorporates existing vegetation in excess •
of minimum standards, protects natural areas and features, maximizes tree canopy cover,
enhances neighborhood continuity and connectivity, fosters nonvehicular access or
demonstrates innovative design and use of plant materials and other landscape elements.
Staff Comments: Standard met through Alternative Compliance. As a substitute for providing
planting beds at least five feet wide placed directly along at least fifty percent of the buildings'
street frontage, the applicant proposes above ground concrete planters. Spacing of the planters
extends along the entire building walls facing Willow Street. The proposed design alternative is a
sufficient alternative to the standard, providing landscaping along 100% of the building walls, with
durable planters that provide an appropriately scaled accent feature. The applicant has provided
an alternative compliance request, attached with the staff report.
4) Section 3.2.l(E)(5) Parking Lot Interior Landscaping. This section requires that six (6) percent of
the interior space of all parking lots with less than one hundred (100) spaces, and ten (10) percent
of the interior space of all parking lots with one hundred (100) spaces or more shall be landscape
areas. Each landscaped island provided shall include one (1) or more canopy shade trees, be of
length greater than eight (8) feet in its smallest dimension. Landscaped islands shall be evenly
distributed to the maximum extent feasible in order to maximize areas of shading in the parking lot.
Staff Comments: Standard met through Alternative Compliance. The applicant has provided an
alternative compliance request, attached with the staff report. The intent of the standard is to
provide sufficient placement of parking lot islands to shade surface parking and provide landscape
interest placed within rows of parked cars. Portions of the parking lot are under the buildings and
therefore shaded by the buildings. Interior parking lot standards would not apply to portions of the
parking lot that are under the buildings.
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The remaining 32,368 square feet of surface parking incorporates 3.2% of interior landscaping.
The applicant provides an additional 1,341 square feet of landscaping, with shade trees, located
between Buildings A and B. While this landscape area is not technically part of the parking lot
interior, because it is not within the parking bays, the location is in close proximity to the parking
stalls and does provide visual interest, landscape height and additional shading of paved areas.
Landscaping is also incorporated in the plaza area, which helps screen the parking bays from
public view.
In addressing the alternative compliance criteria, staff's comment is that the overall landscape
design is adequate to demonstrate innovative design and use of plant materials and other
landscape elements, in accordance with the alternative compliance criteria.
B. Section 3.2.2 — Access, Circulation and Parking
1) Section 3.2.2(B) General Standard. The parking and circulation system within each development
shall accommodate the movement of vehicles, bicycles, pedestrians and transit, throughout the
proposed development and to and from surrounding areas, safely and conveniently, and shall
contribute to the attractiveness of the development. The on -site pedestrian system must provide
adequate directness, continuity, street crossings, visible interest and security as defined by the
standards in this Section. The on -site bicycle system must connect to the City's on -street bikeway
network. Connections to the off -road trail system shall be made, to the extent reasonably feasible.
Staff Comments: Standard met. The site circulation system proposed sufficiently accommodates
vehicles, bicycles, and pedestrians -- with safety and convenience adequately addressed.
2) Section 3.2.2(C)(a) and (b) Safety Considerations. To the maximum extent feasible, pedestrians
shall be separated from vehicles and bicycles.
(a) Where complete separation of pedestrians and vehicles and bicycles is not possible, potential
hazards shall be minimized by the use of techniques such as special paving, raised surfaces,
pavement marking, signs or striping, bollards, median refuge areas, traffic calming features,
landscaping, lighting or other means to clearly delineate pedestrian areas, for both day and night
use.
Staff Comments: Standard met. Pedestrian and bicycle routes are provided within the parking
areas with ramped curbs, striping and medians provided to help delineate pedestrian areas.
(b) Where pedestrians and bicyclists share walkways, the pedestrian/bicycle system shall be
designed to be wide enough to easily accommodate the amount of pedestrian and bicycle traffic
volumes that are anticipated.
Staff comments: Standard met. In areas where walkways are provided within the vehicle use
areas, these walkways are not less than 5 feet in width to adequately address the anticipated
pedestrian and bicycle traffic volume.
3) Section 3.2.2(C)(2) Curbcuts and Ramps. Curbcuts and ramps shall be located at convenient, safe
locations for the physically disabled, for bicyclists and for people pushing strollers or carts.
Curbcuts and Ramps. Curbcuts and ramps shall be located at convenient, safe locations for the
physically disabled, for bicyclists and for people pushing strollers or carts. The location and design
of curbcuts and ramps shall meet the requirements of the International Building Code and the
City`s Americans With Disabilities Act ramp standards and shall avoid crossing or funneling traffic
through loading areas, drive-in lanes and outdoor trash storage%ollection areas.
Staff comments: Standard met. Ramped curbs have been provided to assist access to bicycle
. parking areas, in addition to required ADA ramps provided at handicap parking locations.
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Agenda Item 8
4) Section 3.2.2(C)(4) Bicycle Facilities.
Staff comments: Standard met. This Section requires one bicycle space per bedroom, for a total of .
236 bicycle spaces required. To meet the minimum bicycle parking requirements, the development
must provide required bicycle parking for both Enclosed Bicycle Parking and Fixed Bicycle Racks,
as defined in the Land use Code. 60% of the spaces must be enclosed (covered) and 40% must
be fixed.
Placement of the bicycle facilities are adequately convenient and easily accessible to building
entrances and walkways, in accordance with the defined bicycle parking requirements.
According to the applicant's land use table, 38% or 88 bicycle spaces are provided in fixed
locations and 62% or 148 spaces enclosed (covered) spaces are provided. While the project notes
only 38% of the bicycle parking spaces as fixed, many of the covered bicycle parking spaces are
also fixed, therefore meeting both the 40% threshold and the 60% requirement.
5) Section 3.2.2(C)(5)(a) Walkways — Directness and Continuity. Walkways within the site shall be
located and aligned to directly and continuously connect areas or points of pedestrian origin and
destination, and shall not be located and aligned solely based on the outline of a parking lot
configuration that does not provide such direct pedestrian access. Walkways shall be unobstructed
by vertical curbs, stairs, raised landscape islands, utility appurtenances or other elements that
restrict access and shall link street sidewalks with building entries through parking lots.
Staff comments: Standard met. Adequate walkway routes are provided through the parking areas.
Ramped curbs are provided to assist access to building entrances within the covered parking
areas.
6) Section 3.2.2(D) Access and Parking Lot Requirements. All vehicular use areas in any proposed
development shall be designed to be safe, efficient, convenient and attractive, considering use by
all modes of transportation that will use the system, (including, without limitation, cars, trucks,
buses, bicycles and emergency vehicles).
Section 3.2.2(D)(1) Pedestrian/Vehicle Separation. To the maximum extent feasible, pedestrians
and vehicles shall be separated through provision of a sidewalk or walkway. Where complete
separation of pedestrian and vehicles is not feasible, potential hazards shall be minimized by using
landscaping, bollards, special paving, lighting and other means to clearly delineate pedestrian
areas.
Staff comments: Standard addressed. Pedestrian routes are provided within the parking areas,
with ramped curbs, striping and medians provided to delineate pedestrian areas.
7) Section 3.2.2(K)(1)(a)1. Multi -family dwellings and mixed -use dwellings within the Transit -Oriented
Development (TOD) Overlay Zone shall provide a minimum number of parking spaces as shown in
the following table:
Number of Bedrooms/Dwelling Unit
Parking Spaces Per Dwelling Unit
One or less
0.75
Two
1
Three
1.25
Four and above
1.5
Staff comments: Standard addressed. Minimum off-street parking for the project is provided based
on the TOD requirement. 158 parking spaces are required. 159 spaces are provided. Of the total,
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58 compact parking spaces are provided, or 38%, which complies with the maximum permitted
40% compact parking space standard.
8) Section 3.2.2(L) Parking Stall Dimensions.
Staff comments: Standards met, and with a Modification request. All applicable parking stall and
drive aisle dimensional requirements of this section are adequately addressed. A modification
request is required for one parking stall which provides 17 feet of drive aisle space, where 24 feet
is required. This is discussed further in the staff report.
C. Section 3.2.4 — Site Lighting
Staff comments: Standards met. A photometric plan was submitted for the project. As proposed, the
project complies with the lighting design standards in Section 3.2.4. All exterior building lighting is
provided by down -directional and sharp cut-off fixtures.
D. Section 3.2.5 — Trash and Recycling Enclosures
Staff comments: Standards met. Trash and recycling are provided within the parking areas and are
fully screened in from public view in accordance with the requirements of this section. A trash and
recycling detail sheet has been provided and is attached with the staff report. A trash and recycling
management narrative has also been provided and has been accepted by staff. This information is
outlined on page 7 of the applicant's planning objectives and on the detail sheet.
In accordance with the General Standard Section 3.2.5(B), the proposed plans describe an
arrangement of enclosures for the project that provide adequately sized, conveniently located,
accessible trash and recycling to accommodate the specific needs of the proposed use.
In accordance with Section 3.2.5(C)(2), the amount of space provided for the collection and storage of
recyclable materials is appropriate for the recyclable materials generated.
E. Section 3.3.1— Plat Standards
The layout of driveways, utilities, drainage facilities, easements and other services are designed in
accordance with the City's engineering standards. The plat demonstrates proper dedication of public
rights -of -way, drainage easements and utility easements that are needed to serve the area being
developed.
F. Section 3.4.2 - Air Quality and Section 3.4.9 - Health Risks
1) Section 3.4.2 General Standard. The project shall conform to all applicable local, state and
federal air quality regulations and standards, including, but not limited to, those regulating odor,
dust, fumes or gases which are noxious, toxic or corrosive, and suspended solid or liquid
particles. The project shall be designed and constructed to comply with the dust control
measures contained in the Dust Control Manual to the extent required therein.
2) Section 3.4.9(A) — Purpose. This Section is intended to protect the occupants of and visitors to the
site following development from health risks that may be presented by the existence of dangerous
chemicals, metals or other substances, microorganisms, germs, bacteria or viruses, which pose a
health risk to the potential occupants of and/or visitors to the development site if permitted to
develop.
3) Section 3.4.9(B) — General Standard. If, because of credible evidence in the possession of the City
or the applicant, whether written or otherwise, there is a reasonable suspicion or belief that the
development site contains dangerous chemicals, metals or other substances, microorganisms,
• germs, bacteria or viruses, which pose a health risk to the potential occupants of and/or visitors to
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the development site if permitted to develop, then the applicant shall either take such actions as
are necessary to satisfy the decision maker that such health risks have been reasonably mitigated,
or shall demonstrate to the decision maker by presentation of written statements from either the
Larimer County Health Department or from specialists appropriate in education and training to
examine the risks, showing that the suspicion of danger and health risk is scientifically unfounded
and that actual, reasonable risk is unlikely.
Staff comments:
Proposed Protect Site Background Information
This proposed development project includes areas with known subsurface contamination.
September 2002: An oily sheen was observed and reported near the south bank of the Cache La
Poudre River in Fort Collins. Investigation revealed a non -aqueous phase liquid (NAPL) "plume" and
associated concentrations of organic compounds that exceeded soil and groundwater quality criteria
and other ecological screening values. It was determined the plume originated on the former gas plant
property, located on what is now the Schrader Oil property (south of present-day Northside Aztlan
Community Center or NACC), and extended under Willow Street to the Cache La Poudre River.
November 2004: A Removal Action under the Federal Comprehensive Environmental Response,
Compensation, and Liability Act (CERCLA) was initiated by the United States Environmental
Protection Agency (EPA). The City of Fort Collins, Public Service Company of Colorado (PSCo), EPA,
and Schrader Oil were identified as stakeholders; PSCo and Schrader Oil were identified as
responsible parties, liable for cleanup of the site. The City, Schrader Oil Company, PSCo and the EPA
entered into an Administrative Order on Consent (the "AOC"), which allocated responsibility for
cleanup costs and set forth legal responsibilities and commitments of the parties. In order to maintain
the integrity of the AOC required remediation and protect human health and the environment, the
Schrader Oil Company executed and recorded the Covenant to Restrict Use of Property, Larimer
County Clerk and Recorder Reception #2004-0118593. The Covenant runs with the land.
November 2016: Phase I Environmental Site Assessment (ESA) and Limited Subsurface Assessment
report performed for site in accordance with scope and limitations of Environmental Protection Agency
(EPA) requirements (ASTM Standard E 1527-13 and EPA AAI Rule) by Paragon Consulting Group,
Inc. Eighteen borings were completed at the property to depths ranging from approximately 10 to 20
feet below grade. Soil and groundwater samples were collected. Report recommendations include:
a) additional assessment not warranted at subject property at this time;
b) if redevelopment occurs, containers, tanks, unusable equipment and stained soils should
be removed;
c) if redevelopment occurs, an under -slab vent system should be installed as a precaution;
d) requirements of the Covenant should be followed including prohibited construction of
underground buildings, basements or parking garages without consent of Covenant
Beneficiaries and soil disturbances be minimized;
e) impacted materials be managed in accordance with Federal, State and local regulations.
August 2017: EPA closed out the CERCLA project for this proposed development project area.
February 2018: Additional soils and groundwater testing completed by National Inspection Services.
Report recommendations include:
(1) extensive data has been collected for the site and it is estimated minimal issues
associated with environmental conditions will be encountered;
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(2) majority of environmental conditions will be associated with removal of impacted soils and
groundwater from northwest portion of the property during the installation of caissons
providing building structural support;
(3) a Soils Management Plan (SMP) should be used requiring environmental oversight and
testing be implemented during all of the intrusive construction activities at the site;
(4) Impacted soils and groundwater be managed and disposed of in accordance with
applicable regulations and industry practices.
Willow Street Residences Development Proposal Information:
AOC Stakeholders: Covenant stakeholders given notice of proposed development project via
electronic mail March 21, 2018. AOC stakeholder meeting to discuss proposed development project
and approach to addressing environmental contamination concerns took place April 2, 2018 among
stakeholders, including EPA Region 8 representative and representatives from: Applicant/Developer
(OZ Architecture, CA Ventures), City staff (Attorney's Office, Environmental Regulatory Affairs,
Planning Services), Paragon Consulting Group, Inc, and National Inspection Services.
Soils Management Plan: Final SMP submitted by National Inspection Services (NIS) and describes
the necessary procedures for handling, re -use, transport, and disposal of soils excavated during
construction activities, including dewatering activities. Attachments include: site location map, key
figures from Paragon 2016 study, 2018 test pit figures, compilation of 2016 benzene and naphthalene
data, limits of historical landfill on the Poudre River site, as well as soils and groundwater data from
2018 NIS assessment. (see attachments 17 and 18 provided by the applicant: Final Soils Management
Plan and Soils Management Plan Diagrams)
Colorado Department of Public Health and Environment (CDPHE) Voluntary Cleanup Program
(VCUP): The Applicant/Developer is intending to participate in the VCUP program. National Inspection
Services staff, on behalf of the Applicant/Developer, has met with CDPHE regarding VCUP application
for this proposed development site. It is anticipated this project will be qualified and accepted into the
VCUP program.
Third Party Environmental Compliance Review: The City of Fort Collins contracted TRC
Environmental Corporation (TRC) to:
(1) provide assistance to the City to determine whether the proposed development plans
demonstrate compliance with applicable regulations;
(2) review the technical environmental reports and plans for the proposed project to provide
input on whether reports and plans are sufficient and conclusions and methods accurate;
(3) assist the City to provide notes on final development plans ensuring the construction and
mitigation measures are adequately developed and expectations for implementation are set.
Summary:
All requirements outlined in the Covenant must be adhered to for this proposed development project,
during any development and construction activities and on an on -going basis after development. The
Environmental Site Assessments completed for the site identified that the majority of contamination is
located in soils and groundwater in the northwest portion of the site. The proposed project will utilize
approximately 80 caissons to limit soil disturbances and approximately 30 caissons will be within the
most contaminated area (the "green zone" on map); caissons will be installed down to 20 feet from
grade. It is estimated that 2 to 3 dump -truck loads of impacted soils and 2 to 3 pumper truck loads of
contaminated water will need to be handled and disposed of according to State and Federal
regulations for hazardous waste. If gas tank remnants and unusable equipment are discovered during
construction activities, they will also be handled and disposed of according to State and Federal
. regulations. The project is proposing use of vapor mitigation systems in overall building plans. Based
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on the benzene, naphthalene and radon concerns, systems will be designed to include both passive
barriers for intrusion and an active vapor mitigation system, like a sub -slab ventilation system using
sub -slab piping and a blower. All buildings will meet international and local amended building codes •
including an appropriate area classification for electrical equipment associated with an active sub -slab
ventilation system. Participation in the Colorado Department of Public Health and Environment
(CDPHE) Voluntary Cleanup Program (VCUP) is expected. This State program provides tax incentives
to Developers for meeting multiple environmental health and safety requirements, including quality
assurance testing verifying vapor intrusion mitigation systems are installed currently and functioning
properly. TRC _ Environmental Corporation review concludes the proposed project is in general
compliance with applicable environmental requirements and is being developed in a manner "which
will provide adequate protection to future occupants, construction workers, the general public and the
environment." By Final Development Plan (FDP), notes will be included on site, grading, utility and
landscape plans acknowledging known contamination and referencing the Soils Management Plan
(SMP) for the site. Prior to start of site work, City staff will confirm the entity that is in place for
providing SMP Oversight Personnel and verify the project's participation in the State VCUP program.
Staff has determined that the proposed development project satisfies LUC 3.4.2 and LUC 3.4.9.
Images
See Attachment 17-b: Coal Plume Exhibit and Covenant Stakeholders (City Exhibit)
See Attachment 17-c: Compilation of 2016 Environmental Assessment Data -- Provided by the
Applicant as part of the Final Soils Management Plan (also included on page
26 of the Final Soils Management Plan)
G. Section 3.4.7 — Historic and Cultural Resources
Because the PDP is adjacent to sites that are designated, eligible or potentially eligible as historic
resources, the proposed building is reviewed by the Landmark Preservation Commission. A
memorandum from historic preservation staff will be provided to the Board summarizing the LPC
recommendation. The LPC meeting is scheduled for September 19, 2018. The memorandum will
be provided to the Board on September 20, 2018.
H. Section 3.5.1(C) — Building and Project Compatibility - Building Size, Height, Bulk, Mass,
Scale
The arrangement of building form, mass, materials and accent elements are effective in reducing
the overall apparent mass and scale of the building, adequately complying with the criteria of this
section.
L Section 3.5.1(G)(1) Building Height Review and Special Height Review
The purpose of this Section is to establish a special process to review buildings or structures that
exceed forty (40) feet in height. Its intent is to encourage creativity and diversity of architecture and
site design within a context of harmonious neighborhood planning and coherent environmental
design, to protect access to sunlight, to preserve desirable views and to define and reinforce
downtown and designated activity centers. All buildings or structures in excess of forty (40) feet in
height shall be subject to special review pursuant to this subsection (G).
(a) Review Standards. If any building or structure is proposed to be greater than forty (40) feet in
height above grade, the building or structure must meet the following special review criteria:
1. Light and Shadow. Buildings or structures greater than forty (40) feet in height shall be designed
so as not to have a substantial adverse impact on the distribution of natural and artificial light on
adjacent public and private property. Adverse impacts include, but are not limited to, casting •
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Agenda Item 8
shadows on adjacent property sufficient to preclude the functional use of solar energy technology,
creating glare such as reflecting sunlight or artificial lighting at night, contributing to the
accumulation of snow and ice during the winter on adjacent property and shading of windows or
gardens for more than three (3) months of the year. Techniques to reduce the shadow impacts of
a building may include, but are not limited to, repositioning of a structure on the lot, increasing the
setbacks, reducing building mass or redesigning a building shape.
Staff Comments: Criteria met. A shadow analysis has been provided by the applicant. The
applicant has also provided a building height review narrative on pages 6 and 7 of the Planning
Objectives. Per the criteria, staff finds that the shadowing does not have a substantial adverse
impact on the distribution of natural and artificial light on adjacent public and private property. Nor
does the shadowing preclude the functional use of solar energy technology or cause an undue
accumulation of snow and ice on adjacent private property or public right-of-way.
2. Privacy. Development plans with buildings or structures greater than forty (40) feet in height
shall be designed to address privacy impacts on adjacent property by providing landscaping,
fencing, open space, window size, window height and window placement, orientation of balconies,
and orientation of buildings away from adjacent residential development, or other effective
techniques.
Staff Comments: Criteria met. There are no substantial privacy impacts to adjacent property due to
the location of the building on the site and the physical separation of the balconies and other
outdoor spaces from adjacent properties.
3. Neighborhood Scale. Buildings or structures greater than forty (40) feet in height shall be
compatible with the scale of the neighborhoods in which they are situated in terms of relative
height, height to mass, length to mass and building or structure scale to human scale.
Staff Comments: Criteria met. There are no substantial building scale impacts that need to be
further addressed through this criterion — the project design is compatible with the scale of the
neighborhood in terms of relative height, height to mass, length to mass and building or structure
scale to human scale due to the project addressing all applicable RDR and Article 3 design
standards.
J. Section 3.5.2 - Residential Building Standards; 3.&30 - Multi -Family Development Standards.
Staff Comments: All applicable standards met. The building design provides a high level of quality
in terms of building articulation, material choice and placement, and placement of courtyards and
balconies that satisfies the building requirements of these sections. The extensive articulation of
the building form and use of masonry, panel systems and lap siding provide an appearance that is
consistent with the architectural design expected within the R-D-R zone.
Variations in massing and placement of durable materials and cornice details at the street level
help provide a human scale and break down the overall scale of the building. Varied patterns of
recesses and projections provide vertical and horizontal interest.
Entrances are clearly identified and articulated with a sheltering element and change in mass.
K. Section 3.6.4 — Transportation Level of Service Requirements
A Transportation Impact Study was submitted with this PDP (see attached). The TIS analyzed the
anticipated traffic for the development and concluded that the impact from the added traffic is nominal.
The operation at the intersections of College/Cherry-Willow and Linden/Willow will continue to meet an
acceptable level of service. Bike and pedestrian Level of Service in the area will also be acceptable.
The City's capital improvement project along Willow from Linden to College will construct the ultimate
street section for Willow.
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Agenda item 8
5. Modification of Standard Request to LUC Section 3.2.2(L) — Parking Stall Dimensions
Request for Modification: .
The applicant requests a modification to allow a reduction in the parking lot drive aisle width from 24 feet to 17
feet for one parking space, as configured on the proposed site plan.
Land Use Code Overview:
This code section requires that parking lot drive aisles be at least 24 feet in width to accommodate two-way
traffic and to provide sufficient space to maneuverer in and out of the parking space.
The reason for this regulation is to ensure that the parking lot configuration can adequately serve the
occupants of the project without unreasonable impacts that would be counter to the purpose of the Land Use
Code. This is reflected in Land Use Code Section 1.2.2 — Purpose.
The purpose of the 24-foot drive aisle requirement is also reflected in the parking standards:
LUC 3.2.2- Access, Circulation and Parking - (A) Purpose. This Section is intended to ensure that the parking
and circulation aspects of all developments are well designed with regard to safety, efficiency and convenience
for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas.
LUC 3.2.2 (D) Access and Parking Lot Requirements. All vehicular use areas in any proposed development
shall be designed to be safe, efficient, convenient and attractive, considering use by all modes of
transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles and
emergency vehicles).
Land Use Code Modification Criteria:
"The decision maker may grant a modification of standards only if it finds that the granting of the modification
would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies with the standard for which a modification is
requested; or
(2) the granting of a modification from the strict application of any standard would, without impairing the intent
and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-
wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project
would substantially address an important community need specifically and expressly defined and described in
the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the
strict application of such a standard would render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to
such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness
or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict
application of the standard sought to be modified would result in unusual and exceptional practical difficulties,
or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship
are not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this
Division to be modified except in a nominal, inconsequential way when considered from the perspective of the
entire development plan, and will continue to advance the purposes of the Land Use Code as contained in
Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing
how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4).
Item 8, Page 16
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Agenda Item 8
Applicant's Justification:
The applicant has provided a modification request, attached to this staff report. The Applicant requests that the
modification be approved and provides justification for Criteria (1) and (4).
Staff Finding for the Modification:
Staff finds that the request for a Modification of Standard to Section 3.2.2(L) — Parking Stall Dimensions, is
justified by the applicable standards in 2.8.2(H)(1):
The plan as submitted will promote the general purpose of the standard for which the modification is requested
equally well or better than would a plan which complies with the standard for which a modification is requested.
Staff Finding: Safety, efficiency and convenience for vehicles is provided equally well with the reduced drive
aisle width, in a location that is not detrimental to the public good, because the modification is limited to one
parking space within a privately controlled parking lot and the affected parking space has been made wider to
provide additional maneuvering space.
Neiqhborhood Meeting
A neighborhood meeting was held on March 8, 2018 at the City's PDT building at 281 North College Avenue,
Conference Room A. The meeting notes are attached to this staff report.
Three key concerns have been raised:
Parking impacts to available on -street parking in the area;
Amount of off-street parking provided by the project;
Building height, mass and scale concerns.
Findings of Fact/Conclusion
In evaluating the proposed Willow Street Residences Project Development Plan PDP180006, staff makes the
following findings of fact:
The PDP complies with process located in Division 2.2 — Common Development Review Procedures for
Development Applications of Article 2 — Administration.
The Modification of Standard to LUC Section 3.2.2(L) — Parking Stall Dimensions, is justified by the
applicable standards in 2.8.2(H)(1): The plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better than would a plan which complies
with the standard for which a modification is requested. Safety, efficiency and convenience for vehicles is
provided equally well with the reduced drive aisle width, in a location that is not detrimental to the public
good, because the modification is limited to one parking space within a privately controlled parking lot and
the affected parking space has been made wider to provide additional maneuvering space.
The alternative plan for foundation plantings accomplishes the purpose of LUC 3.2.1(E)(2)(d) equally well
or better than a plan that meets the standard.
The alternative plan for parking lot landscaping accomplishes the purpose of LUC 3.2.1(E)(5) equally well
or better than a plan that meets the standard.
The PDP complies with relevant standards
provided that the modification is approved.
Development Standards,
The PDP complies with the relevant (R-D-R) River Downtown Redevelopment District standards
Division 4.17 of Article 4.
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Agenda Item 8
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board approve the Willow Street Residences Project
Development Plan PDP180006 and Modification of Standard to Land Use Code Section 3.2.2(L) based on the
findings of fact included in this staff report.
ATTACHMENTS
1-a. Vicinity Map
1-b. Willow Street Residences Hearing Documents Memo
1-c. Statement of Planning Objectives
2. Legal Description
3. Site Plan Drawing
4. Plat
5. Architectural Elevations, Renderings, Enlarged Drawings
6. Landscape Plan and Details
7-a. Transportation Impact Analysis
7-b. Transportation Impact Memo Updated
8. Utility Plans
9. Drainage and Erosion Control Report
10. Soils Report
11. Lighting Plans
12. Shadow Analysis
13. Parking Plan Vignettes
14. Material Sample Scans
15. Fire Circulation Diagram
16. Trash Enclosure Plans and Elevations
17-a. Final Soils Management Plan (SMP)
17-b. Coal Plume Exhibit (Provided by City)
17-c. Compilation of 2016 Environmental Assessment Data (from SMP)
18. Soils Management Plan Diagrams
19. Request for Alternative Compliance - Foundation Planting
20. Request for Alternative Compliance - Interior Pkg Lot Landscaping
21. Engineering Variance Request - Entrance
22. Modification Request - Drive aisle width at 1 parking stall
23. Willow Street Residences LPC Package
24. Offsite Utility Work - Letters of Intent
25. DDA Letter of Support
26. Letter of Support from Stu MacMillan
27. Letters of Concern from Residents
28. Neighborhood Meeting Notes
29. LPC 9-5-2018 Meeting Recommendation Memo (to be provided via separate cover)
Item 8, Page 18
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