HomeMy WebLinkAboutBLOCK 24 CHERRY STREET STATION - Filed GC-GENERAL CORRESPONDENCE - 2006-09-20Cultural, Library, and Recreational Services
Park Planning and Development Division
Citv of Fort Collins
DT: August 15, 2005
TO: Marc Virata, Civil Engineer
FR: Craig L. Foreman, Manager Park Planning and Development
RE: Cherry Street Station Project
This memo from Park Planning and Development is a "letter of intent" to grant a sanitary sewer easement to
the Cherry Street Station Project across a portion of Lee Martinez Park. The City's Right -of -Way Division
will work with the developer on the easement. City Council will have to approve the easement.
Construction should be coordinated with Park Maintenance staff and myself. The City should receive two
weeks notice before construction begins on the park property. Park property must be restored to existing
conditions after construction with City approval.
Cc: Helen Matson
215 North Mason Street • 3rd Floor • PO. Box 580 • Fort Collins, CO 80522 -0580 • (970) 221-6360 • FAX (970) 221-6586
There are no known wetlands or natural areas either on or adjacent to the site.
Additionally, the developer proposes a density that is consistent with the zoning on the
property, which is Community Commercial River Corridor (CCR).
(viii) Written narrative addressing each concerrAssue raised at the neighborhood
meeting(s), if a meeting has been held.
The proposed uses for this PDP are type 1 uses; therefore no neighborhood meeting is
required.
(ix) Name of the project as well as any previous name the project may have come
through conceptual review with.
The project went to Conceptual Review on October 18, 2004, and was referred to as a
"mixed use, mostly residential project on the north side of Cherry Street between College
and Mason."
Interoffice Memorandum
Date: 07/28/05
To: Don Bachman, City Engineer
Thru: Sheri Wamhoff, Development Review Manager
From: Marc Virata, Development Review Engineer
RE: Variance Request for Cherry Street Station
Interwest Consulting Group, on behalf of MTA Architects has submitted a variance
request pertaining to the Cherry Street Station development. This request dated July 26,
2005 is in regards to driveway approach grade criteria as specified in Chapter 8 of the
Larimer County Urban Area Street Standards (LCUASS). It is my opinion that this
variance request can be supported.
The variance request is in response to a driveway approach that connects to Cherry
Street. The driveway leads to underground parking proposed for the development.
Currently, a grade of 4% is proposed for a distance of 35 feet behind the flowline, where
4% is required for a distance of 65 feet per Figure 8-17 of LCUASS.
I agree with the rationale provided by Interwest in granting the variance request. The
intent of the 4% requirement of Figure 8-17 in minimizing steep slopes at drive
approaches, is to reduce the likelihood of drivers having difficulty entering and exiting
the driveway in winter (icy) driving conditions and to also better ensure that drivers can
more easily stop behind the sidewalk should a pedestrian be crossing the driveway. A
4% slope for 35 feet is relatively level area for vehicles to traverse behind the sidewalk
and long enough length for a vehicle to stop within the 4% grade to adequately address
the winter condition and pedestrian conflict situation noted previously.
It is difficult to envision the standard being met (a distance of 65 feet) given the amount
of area the site has to work with in creating the underground parking. In addition, it
appears that the granting of the variance request should not be detrimental to the public
good as 35 feet at 4% provides adequate length for vehicles to stop and react. Please let
me know if I can provide any additional information.
WRITTEN NOTICE OF APPEAL SEp2 1 2
TO THE CITY CLERK
OFCLERt`
THE CITY OF FORT COLLINS
1. Action Being Appealed: Hearing Officer Denial of Cherry Street Station PDP,
Current Planning File #9-05
2. Date of Hearing Officer Action:. September 16, 2005
3. Names, Addresses, Telephone Numbers and Signature of All Appellants (With
Description of How They are a Party -in -Interest):
Mikal S. Torgerson (Co -applicant, and Owner of an Interest in
M. Torgerson Architects
223 North College Avenue
Fort Collins, CO 80524
(970) 416-7431
e�
Signature
Property)
RECEIVED
CURRENT PLANNING
4. Grounds for Appeal Including Specific "Allegations of Error" Pursuant to
Section 2-48 of the City Code, and a Summary of the Facts Contained in the
Record on Appeal Supporting the Claims (of our "Allegations of Error"):
Relevant laws were not properly interpreted and applied as follows:
Alleaation of Error #1: The Hearing Officer finds that the applicant has
proposed a four-story building. We allege that the Hearing Officer did not apply
the Land Use Code properly, and when the Land Use Code is applied properly,
the building qualifies as a three-story building.
Facts Contained in the Record Regarding "Alienation of Error #1":
(a) Floor Plans are not necessary during the review of the PDP in order to
ensure the building is 3 stories.
Section 2.4.2(C) Step 3 of the LUC that states that the submittal
requirements for a PDP are listed in the "development application
submittal master list." This master list doesn't list floor plans as a required
PDP submittal item.
Section 2.7(C) Step 3(C) of the LUC states that "an application for
Building Permit shall include all items, materials and document that are
required by the adopted Uniform Building Code." This would include floor
plans.
Section 2.7.3(H) Step 8 goes on to explain "an application for a Building
Permit shall be reviewed for compliance with the site specific
development plan, " or in other words, a Building Permit application will
be reviewed for compliance with the PDP approval.
Ok
auk,, P�
through the PDP. Any of the input of these consultants might require the
need for the floor plans to change dramatically, and we need the flexibility to
do so. Also, we need the flexibility to adapt floor plans of any of the units
based on preferences of the buyers. The exact configuration of our
mezzanines is related to the interior floor plan design, not the building
exterior, and not PDP related issues. There really isn't a reason to make a
building permit issue into it a PDP issue. It is our understanding that floor
plans have never been required to be reviewed as part of a PDP application
in the history of the Land Use Code, there is no reason to single our project
out and arbitrarily start.
(b) As proposed and submitted to Current Planning, the floor plans for the third
story include a mezzanine that absolutely does qualify as a mezzanine, and
the building is therefore a 3-story building.
We discussed the design of our mezzanines with two of the plans examiners
from the Building Inspection office (Rick Lee & Russ tiojrtl), the Director
of the Building and Zoning Department (Felix Lee), and the Director of
Community Planning and Environmental Services (Greg Byrne), and they all
concur that as designed, they are mezzanines, and we have a 3 story
building.
(c) The Hearing Officer report correctly points out that 3.8.17(A)(2)(a) restricts a
mezzanine to 1/3 of the total area of the floor below it. The Hearing Officer
report then goes on to incorrectly state, "In other words, no less than two-
thirds of the main floor must be open to the full height of the ceiling above it."
The "in other words" phrase adds attributes to the LUC language that the
code does not say or even imply. In fact neither The New Illustrated Book of
Development Definitions nor the Webster's Third New International Dictionary
support the Hearing Officer's expanded definition of mezzanine. The hearing
officer has simply provided an incorrect interpretation of the code language.
To further exemplify this point, even fully enclosed mezzanines are allowed
under both the UBC and the LUC. Rick Lee of the Building Inspection office
confirms that an enclosed mezzanine is so common that the ICBO
(international Council of Building Officials) host lectures on this very subject.
Mr. Lee has personally attended such conferences.
Alleviation of Error #2: The Hearing Officer concludes that a maximum height
of seventy (70) feet does not comply with Section 3.5.1(C) and does not meet the
criteria in Section 3.5.1(G). We allege that the Hearing Officer did not apply the
Land Use Code properly, and when the Land Use Code is applied properly, the
proposed building with a 55 foot cornice with a maximum height of seventy (70)
feet in a pediment feature does comply with both 3.5.1(C) and the criteria in
Section 3.5.1(G).
Facts Contained in the Record Regarding Allegation of Error #2:
(a) Regarding whether or not Cherry Street Station PDP complies with LUC
Section 3.5.1(C) as it relates to building compatibility, the Hearing Officer
says that the site is bounded on two sides by POL zoned land and is the
southern -most end of the CCR district. The Hearing Officer goes on to say
lighting standards in the LUC. The fagade is primarily brick and the
windows are proposed to be clear glass, therefore the building will not
create much glare. The Cherry Street Station building will cast
shadows on railroad right-of-way, City -owned park land, and city -
owned land along College Avenue, and on a small portion of an
automobile sales lot. Snow and ice doesn't affect a train's ability to
operate, therefore there will be no adverse impact on adjacent
properties regarding the project's contribution to additional
accumulation of snow and ice during the winter. There are no
windows or gardens on adjacent properties that will be affected.
Privacy.
The attached exhibit D was presented at the hearing as part of the
Powerpoint presentation. The level of privacy in the neighborhood will
be maintained by the open space inherently surrounding the building.
No residential area is adjacent to the Cherry Street Station site and
properties nearest the building are businesses, which would not be
affected by the standards of privacy set forth here. There is a mixed -
use project under construction about 400 feet to the west of the
project called Mason Street North. Our building is triangular, and
oriented in a way that none of it's facades are oriented toward Mason
Street North.
Neighborhood Scale.
The attached exhibits E & F were presented at the hearing as part of
the Powerpoint presentation. Our building is located in the CCR zone
district. It is proposed to be a 3 story building, roughly 55 feet from
the ground to the cornice line, and roughly 70 feet to the tallest point
on the roof peak. The site is over 700 feet away from the top of the
bank of the Poudre River, and another 150 feet to the river itself. The
site is currently surrounded by railroads, vacant properties, City -
owned park -related properties, and redevelopable properties. The
block directly south of the site currently has a fast food restaurant, a
vacant tire store building, and an operational tire store building. This
block south of our site is zoned Downtown, and is designated in the
Downtown Strategic Plan as being appropriate for a building 115 feet
tall. Block 33, southwest of our site houses the trolley barn, and is
otherwise primarily vacant. Block 33 is also zoned Downtown, and is
designated in the Downtown Strategic Plan as being appropriate for a
building 80' tall. The Mason Street North Project, zoned LMN, is
currently under construction, and is located just over 400' west of our
proposed building, across two railroad tracks, a public street and a
vacant parcel. The buildings in Mason Street North are 39' tall at the
peak. North, across two railroad tracks from our site, abutting College
Avenue is a used car sales and auto repair business in the CCR zone
district. Both of these uses are non -conforming to the CCR zoning
district, therefore this property is zoned for redevelopment. Our
proposed building acts as a transition. The river transitions into the
redevelopment sites in the CCR zone just north and northeast of our
site. Our site transitions between said redevelopment sites and the
block south of us.
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N51 FELSBURG
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engineering paths to transportation solution
To: Date:
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Address:
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Project:
ivD.Z &-(�(�FHU Project #
Subject
Th following items are transmitted:
via:
Herewith Under Separate Cover ❑
Courier U.S. Mail Ja Overnight Delivery ❑
Item
Copies
Descri tion/Remarks
Comments:
The above items are submitted: At your request ❑ For your review ❑ For your files ❑
For your approval ❑ For your action ❑ For your information
cc:
Sender:
6300 South Syracuse Way, Suite 600 Centennial, CO 80111 tel 303.721.1440 fax 303.721.0832
www.fhueng.com info@fhueng.com
08/15/2005 15:37 FAX 570 416 7435 M.TOROERSON ARCHITECTS Z 002/004
08/15/2005 14:52 3037210832
MFELSBURG
r4HOLT &
ULLEV I G
FELSBURGHOLT&ULLEVIG
engineering paths to transportation solutions
August 15, 2005
Mr, Troy Jones
M, Torgerson Architects
223 N. College Avenue
Fort Collins, CO 80924
RE: North College Avenue Improvements
FHU Project No. 02-180
Transfer of CADD/Electronic Files
Dear Mr. Jones,
PAGE 02
At the request of the City of Fort Colllna, we are providing electronic files to you for the above
referenced project for your convenience and use in your work associated with North College
Avenue, subject to the following terms and conditions:
Our electronic files are compatible with AuteCAD 2004. We make no representation as to the
compatibility of these files, with your hardware or your software beyond the specified release of
the referenced specifications.
The electronic files / drawings being furnished to you are as shown on Page 3 of this document
Data oontalned on these electronic files was part of our Instruments of service for the City of
Fort Collins. Any other use or reuse by you or by others will be at your sole risk and without
liability or legal exposure to Falsburg Holt & Ullevig (FHU) and the City of Fort Collins (City), By
accepting these files, and signing below, you agree to make no claim and hereby waive, to the
fullest extent permitted by law, any claim or cause of action of any nature against FHU and the
City, our officers, directors, employees, agents or su bconsultants that may arise out of or in
connection with your use of the electronic files, Furthermore, you shall, to the fullest extend
permitted by law, indemnify, and hold FHU and the City harmless against all damages, liabilities
or costs, including reasonable attomeys' fees and defense costs, arising out of or resulting from
your use of these electronic files.
Slnce the project Is now complete, these electronic files may not necessarily reflect the actual
as -constructed conditions, and as such we make no representation regarding the accuracy or
6.300 Snurh Syracuse Way, Suite 600 Centennial, CO 801.11 tnl 303.721.1440 fax 303,721.0832
www.fhueng.com infeQfhucng,com
C (NCOLLEGEHIBLERRIEGERTCE.WPD 3/24/031
TEMPORARY CONSTRUCTION
KNOW ALL MEN BYTHESE PRESENTS: That
J. RIEGER, of the County of Larimer and State of Colorado,
College Avenue, Fort Collins, Colorado ("Grantors"), in con.
($10.00) in hand paid, receipt of which is hereby acknowled
valuable consideration, do hereby grant, bargain, sell and con
COLLINS, a Colorado m..,,;cipal corporation, whose addrei
Fort Collins, Colorado ("Grantee"), a temporary construction
construction of Federal Aid Project No. AQC 2873-117 and f
North College Avenue and Jefferson Street/Riverside Av
"Project"), as shown on Exhibit'7% together with all rights and I
or incidental to the reasonable and proper use of such easemer
and across the tract of land as described on Exhibit "TCE" (the
to the following terms and conditions:
1. Grantee's use of this Easement shall allow the use of
to the Grantors Property at all times during the Project.
It is further understood thatthe easement described h
completion of the construction of the Improvements by the
event later than July 1, 2004.
AND THE UNDERSIGNED, for themselves and their s
hereby covenant and agree that until termination of this
structures or improvements shall be placed on said easement
successors or assigns and that said use of such easemc
obstructed or interfered with and the City of Fort Collins agi
recording of this easement to restore the premises to a compar
when this easement was granted.
WITNESS OUR HAND(S) AND SEALS) thisladay of
GRANTORS:
J HMeryyDs Mike Rieger
HIBLER and MICHAEL
ose address is 425 N.
ration of Ton Dollars
I, and other good and
to the CITY OF FORT
> 300 LaPorte Avenue,
cement for use
sct No. STA 0142-039
e Improvements (the
leges as are necessary
and to, over, and under
sementArea"), subject
vehicular access point
terminates 30 days after
of Fort Collins, but in no
:essors and assigns, do
sement, no permanent
the undersigned or their
shall not otherwise be
s by acceptance and/or
le condition as they were
2003.
08J15/2005 15:37 FAX 970 416 7435 M.TGRGERSGN ARCHITECTS fm 003/004
08/15/2005 14:52 3027210532
FELSBUFrSHOLT&LILLEV I G
PAGE 03
North College Avenue improvements
CADD / Electronic Files
August 15, 2005
Page 2 of 3
completeness of the electronic files you receive. You are hereby advised to verify and conflrm
the actual construoted field conditions when making use of these files and data.
Because information presented on the electronic files can be modified, unintentionally or
otherwise, we reserve the right to remove all indicia of ownership and/or involvement from each
electronic display.
Under no circumstances shall delivery of the electronic files for use by you be deemed a sale by
us, and we make no warrantles, either express or Implied, If merchontabllity and fitness from
any particular purpose. In no event shall we be liable for any loss of profit or any consequential
damages as a result of your use or reuse of these electronic files.
FELSBURG HDLT & ULLEVIG M.
- —0 r1l +
r •
TITLE: Sr, 4 ZSJwe ✓ TITLE
DATE: �'- / 5 — d S
CC: Mr. John Lang, PE / City of Fort Collins
DATE: $/I00
08115/2005 15:38 FAX 970 418 7435
00/15/2005 14052 3037210832
M.TORGERSON ARCHITECTS
FELSSURGHOLT&ULLEVIG
2 004/004
PAGE 04
North College Avenue Improvements
CADD I Eleotronlo Files
August 15, 2005
Page 3 of 3
Autocad Drawings for the North College AVama Improvements
Horder.dwg
05/25/2004
01:13
PM
Design.dwg
08/09/2004
09:29
AM
Drain.dwg
08/31/2004
12:22
PM
HCL.dwg
05/25/2004
01:12
PM
HCLcurh.dwg
DE/03/2004
10:16
AM
prsliminAry toes,dwg
D0/11/2004
11:09
AM
R00230PLN02.dwg
02/28/2005
10:43
AM
R00230PLN05.dwg
02/17/2005
02:55
PM
ROW.dwg
05/25/2004
01:12
PM
9heetMapkey.dwg
05/25/2004
01:12
PM
eit:e.dwg
05/25/2004
01:12
PM
Topo.dwg
05/25/2034
01112
PM
Xutil.dwg
00/31/2004
12:23
PM
Sent By: CITY RIGHT OF WAY; 970 418 2209;
Feb-1-08 2:45P11; Page 3
L. OF OM M )ss
COUNTY OF A 7L )
The foregoing instrument was acknowledged before me
2003, by Jack Hibler, as Grantor.
Witness my hand and official seal.
My Commission expires: r �
Notary Public
STATE OF COLORADO )
)SS
COUNTY OF LARIMER )
The foregoing instrument was acknowledged before
2003, by Mike Rieger, as Grantor.
Witness my hand and official seal.
My Commission expires:`
9SHAVIN GRIMES
NOTARY PUBLIC XN Public
STATE OF COLORADO
My CAIMUSSiw1 Ea piror Aug. 1, 20.05
day of -5,
0011L oy: 6117 M1UM1 Ut WAY; w1w 410 dduwi ; Page wiu
j
EXHIBIT 'TC8'
Page 1 of 3
LOCATION SKETCH
HIBLER AND RIEGER T
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Page 2 of 3
DESCRIPTION OF PARCEL NO. TE11 PROJECT NO. STA
AND RIEGER TEMPORARY CONSTRUCTION EASEMENT
A Temporary Construction Easement being Parce
Department of Transportation, State of Colorad
0142-039, located in the Northeast quarter of Se
North, Range 69 Went of the Sixth Principal Mar
Collins, Larimer County, Colorado, the said easet
in Block 24 City of Fort Collins, the said
portion of that certain tract of land described
recoraeu wuvembui , !. 99 at Reception No. 991C
Clerk and Recorder of the said Larimer C
particularly described as follows;
42-039, THE HIBLER
No. TE11 Ot the
Project No. STA
tion 11 Township 7
iian, City of Fort
nt is also located
Lsement is also a
. a Quit Claim Deed
941 records of the
arty, being mure
Considering the east line of the said northeast:; quarter of Section
11 as bearing North 00 degrees 23 minutes 57 seconds East between a
found 3° brass cap monument at the east quarter.; corner of the said
Section 11 and a found 3 1/41, brass cap monument, at the northeast
corner of the said section 11, based upon G.P.S. observation;
Commencing at the northeast corner of the said
THENCE along the said east line of the nor
00 degrees 23 minutes 57 seconds West for a dim
to the easterly prolongation of the south line
THENCE along the said prolongated line,
south line of Block 24, North 89 degrees 39 mi
for a distance of 162.44 feet to the east li:
described at Reception No. 99100941 and to
BEGINNING of this description;
THENCE continuing along.the said south li
89 degrees 39 minutes 56 seconds West for a dim
THENCE leaving the said south line, North
04 seconds East for a distance of 5.00 feet;
otion 11;
ast quarter, South
ce of 1406.96 feet
the maid Block 24;
id along the said
es 56 seconds West
of the said tract
he TRUE POINT OF
of Block 24, North
.ce of 174.79 feet;
degrees 20 minutes
THENCE south a9 degrees 39 minutes 56 *econds East for a
distance of 173.76 feet to the said east line of "the tract described
at Reception No. 99100941;
THENCE along the said east line along a r
the loft having a radius of 980..37 feet a c
degrees 17 minutes 54 seconds and an arc length
subtended by a chord of South 11 degrees 24 min -
for a distance of 5.11 feet to the point of be.
871 square feet more less.
The above described tract is subject to all
ways now existing or of record.
I hereby state that the above description was
true and correct to the best of my professic
and opinion.
WALLACE C. MUSCOTT COLORADO P.L.S. 17497
P.O. BOX 580 FORT COLLINS, CO 80522
-tangent curve
:ral angle of )o
5.11 feet, being
s 13 seconds East
ning. Containing
and rights of
cared by me and is
knowledge, belief
'�r,;,,-
03
INTERWEST ■ CONSULTING G R O U P
July 26, 2005
Mr. Don Bachman
City of Fort Collins Engineering Department
281 North College Avenue
Fort Collins, CO 80522
Re: Cherry Street Station
Dear Don:
Please consider this as the Variance Request for the driveway approach grade at the
private drive entrance for the Cherry Street Station development. In particular, we
request a variance to reduce the 65-foot minimum distance from Cherry Street's northern
flowline at a maximum grade of 4% as required by Larimer County Urban Area Street
Standards (LCUASS) Figure 8-17, dated 8/7/00.
We are adhering to the initial maximum grade of 4% for a distance of approximately 35-
feet behind the northern flowline of Cherry Street. It is our opinion that this distance is
an adequate landing area to accommodate a standard size passenger vehicle waiting to
turn onto Cherry Street. Due to this development providing underground parking, we
have designed a ramp with a maximum 10% grade, which starts 35-feet north of the
flowline. With this letter we would like to request a variance to allow a 35-foot landing
at no greater than 4% from the northern flowline.
Therefore it is concluded that a variance to allow a 35-foot minimum distance as
measured from flowline of Cherry Street at a maximum grade of 4% will not compromise
the health, welfare, and safety of the public. It is respectfully requested that the above
variance be granted.
If you have any questions or need additional information, please do not hesitate to contact
me at 970.674.3300, ext 106.
oPPp0 REG/S
r
Sincerely, vo��PT Afz ; P
16-wl �i
33441
r to¢
Robert Almirall, P.E. 90,`•., ; • �,
SGNAL ENG\
1218 W_ ASH, STE. C WINDSOR, COLORADO 80550
�IL_910.67a 3308 no- 9)0.67,, 303
Statement of Planning Obiectives —
Cherry Street Station P.D.P.
(i) Statement of appropriate City Plan Principles and Policies achieved by the
proposed plan,
Principle HSG-1: A variety of housing types and densities will be available
throughout the urban area for all income levels.
Cherry St. Station fulfills a need in the Old Town area for residential
properties.
Policy EXN-1.41nfill Development and Redevelopment-InfilUredevelopment
policies, standards, and procedures will apply to proposals for such activity in
designated areas ... For parcels under twenty (20) acres, such infill and
redevelopment activity will be supported if designed to complement and
extend the positive qualities of surrounding development and adjacent
buildings... Compatibility with these existing elements does not mean
uniformity. Forms of potential infill development include: The addition of new
dwellings on vacant lots and other undeveloped parcels...
This development project will complement traditional 'Old Town'
architecture as well as extend the 'Old Town' environment further
north along College Ave. It is noted that this development is not
expected to be uniform with other buildings in this area, but the
architecture will coordinate.
Principle DD-1: The Downtown will provide a balanced mix of land use
activities.
Cherry St. Station is within itself a mixed -use building that will
incorporate both commercial space and residential lofts.
Policy DD-1.1 Land Use -Basic land use activities will be clustered in distinct
and compact sub -districts ... A mix of complementary and supportive land
uses will be encouraged...
This project is continuing an existing cluster of residential uses in the
Downtown area of Fort Collins as well as adding a
'complementary/supportive' use in the commercial component of the
development.
Policy DD-1.5 Housing -The City shall encourage apartments, loft units, single
room occupancy (SRO) units, and uses of similar character, on upper floors
of buildings in the Old City Center sub -district.
This project furthers this policy because it contains apartments and/or
loft residential units, the majority of which are on the upper floors of
the building.
Principle DD-3: The design of streets, parking areas, public spaces and
buildings in the Downtown shall reinforce the unique and distinctive character
of the Downtown.
The parking component of this development is below grade and
therefore nearly fully hidden from view, which prevents it from
detracting from the Old Town atmosphere. Additionally, along Cherry
Street, the building fagade and relationship to the street/pedestrians
has an urban feel, which is also reminiscent of the majority of
Downtown.
Policy DD-3.1 Character of Downtown -the visual distinctiveness of Downtown
and its component sub -districts will be maintained and reinforced.
The architecture of Cherry St. Station draws from historic depots as
well as from the Historic Power Plant, located right here in Fort
Collins. With these as design influences, the building will enhance the
'visual distinctiveness of this area.
Policy DD-3.2 Architectural Elements Based on Human Scale -Human scale design and
architectural elements will be encouraged in Downtown.
The two main entrances to this development (along Cherry Street and on the
east side of the building) will both have awnings as well as entry stairs that will
also serve as an entry feature.
Policy DD-3.3 ...Enhancing visual continuity and sense of place through the use of
building materials and design features sensitive to the character of Downtown...
The exterior materials on Cherry St. Station will consist of brick and either stone
or cast stone. Also, the windows and doors will be reminiscent of traditional
storefronts within the Downtown area.
Policy DD-3.5 Public Safety -The design of buildings, parking areas and streets will
provide a sense of security and safety for users. Adequate lighting, visibility and location
of facilities collectively shall add to a secure 24-hour environment for employees,
students and visitors.
This project will comply with all city regulations on exterior lighting for both
aesthetic and safety reasons. Additionally, the sub -grade parking structure will
be fully secure and accessible to building residents only for safety and security
reasons.
00 Description of proposed open space, wetlands, natural habitats and features,
landscaping, circulation, transition areas, and associated buffering on site and in the
general vicinity of the project.
This property does not have any wetlands or natural habitats and features on site.
Several mature Austrian Pines are found on the site, some within the proposed
building's footprint as well as outside of it. The Developer expects to save the majority
of these trees, which tentatively includes relocating five of them. Furthermore, the
landscaping consists of street trees along Cherry St. and foundations plantings as
required. Circulation within the project consists of the entrance to the sub -grade parking
structure as well as the pedestrian level building entrance along Cherry St. An auxiliary
entrance, incorporating an ANSI compliant ramp, is proposed on the east side of the
building. The development site is in the Community Commercial River Corridor (CCR)
zone district, and therefore buffering will be sensitive to the Poudre River but not
intensive due to the separation created by the Burlington -Northern railroad tracks on the
west side of the property.
(fii) Statement of proposed ownership and maintenance of public and private open
space areas; applicant's intentions with regard to future ownership of all or portions of
the project development plan.
As this is a mixed -use project, there are several variations of maintenance and
ownership within the building. The commercial unit will be sold to an individual business
owner, and each residential unit will be sold to individual homeowners. The land,
building exterior and parking structure will be owned and maintained by the condo
association.
(iv) Estimate of number of employees for business, commercial, and industrial uses.
This project incorporates 1 commercial condo unit. The unit is expected to have not
more than 3 employees during any one shift. It will be a for -sale commercial condo,
marketed to businesses with a minimum of client visits and walk-in business.
(v) Description of rationale behind the assumptions and choices made by the applicant.
The City of Fort Collins Comprehensive Plan (City Plan) states that promoting infill over
the development of virgin farmland at the periphery of the community is a goal of the
City. This project is on an infill site. Additionally, City Plan encourages the
enhancement of the downtown area as well as encourages the provision of additional
housing in Downtown, both of which are accomplished by this project. We see this
project as a win -win between the developer and the City.
NO The applicant shall submit as evidence of successful completion of the applicable
criteria, the completed documents pursuant to these regulations for each proposed use.
The Planning Director may require, or the applicant may choose to submit, evidence
that is beyond what is required in that section. Any variance from the criteria shall be
described.
As you can see, our submittal addresses the applicable criteria in the Land Use Code,
the Larimer County Urban Area Street Standards, the City Code, and the City's
Stormwater regulations.
(vii) Narrative description of how conflicts between land uses or disturbances to
wetlands, natural habitats and features and or wildlife are being avoided to the
maximum extent feasible or are mitigated.