HomeMy WebLinkAboutPlanning And Zoning Board - Minutes - 12/17/1998Chairperson: Glen Colton Phone: (H) 225-2760 (W) 898-7963
Vice Chair: Jerry Gavaldon Phone: (H) 484-2034 (W) 278-8876
The meeting was called to order at 6:30 p.m. by Chairperson Colton.
Roll Call: Davidson, Gavaldon, Meyer, Craig, Weitkunat, Carpenter and
Colton.
Staff Present: Eckman, Shepard, McCallum, McNair, Wamhoff, Ludwig,
Schlueter, Bracke, Olt, Edminster, Phillips, Baker and Deines.
Agenda Review: Chief Planner Ted Shepard reviewed the consent and
discussion agendas:
1.
Minutes of the September 4, September 18, October 2,
October 16 (Continued), November 6 (Continued),
November 20 (Continued), and December 18
(Continued), 1997 Planning and Zoning Board Hearings.
2.
Resolution PZ98-32 Easement Vacation.
3.
Modifications of Conditions of Final Approval.
• 4.
#24-96
Evergreen Park Block 5, Lots 1 & 2 — Project
Development Plan.
S.
#53-85AR
Centre for Advanced Technology P.U.D., 201h Filing, 90-
Bed Rehabilitation Facility — Preliminary & Final.
6.
#21-83M
Heart of the Rockies Christian Church — Overall
Development Plan.
Discussion:
7.
#35-98
Civic Center Parking Structure — Project Development
Plan.
8.
#37-98
Larimer County Courthouse and Block 31 Overall
Development Plan.
9.
#37-98A .
Larimer County Courthouse — Site Plan Advisory
Review.
Karen Weitkunat requested pulling the minutes of September 18 to correct the
dates on the minutes and the affidavit to be consistent. Staff will correct the
error.
Bob Davidson requested that item No. 4 be pulled to address compatibility
concerns.
• Jerry Gavaldon moved to approve items No. 1, 2, 3, 5 and 6. Karen
Weitkunat seconded the motion. The motion passed unanimously.
Planning and Zoning Board
Meeting of December 17, 1998
Page 2
Evergreen Park Block 5, Lots 1 & 2 — Project Development Plan
Staff presentation for item No. 4, the Evergreen Business Park located in
Block 5, lots 1 and 2 at the southeast corner of Bristlecone Drive and Blue
Spruce Drive. Zoning is I Industrial. To the north of the site is multi -family
apartment buildings zoned residential requiring an 80-foot setback from the
property line for which modification of this requirement is being requested. A
substantial amount of landscaping is planned to the north for further screening of
the building. A ditch is located on the north property line.
East of the site is a regional detention pond which creates a natural
separation of the residential subdivision to the east. The east elevation is in
excess of eighty feet. To the South are vacant lots for future industrial uses. The
property across the street is zoned I Industrial. An existing foundation on the
property will be removed.
Based on the usage proposed, commercial building standards are not
applicable. Staff feels that the addition of stucco accents will facilitate
compatibility with residential issues. Stucco will be on the street -facing fagade.
Metal siding on the remainder of the building will be earth toned colors as
required by Code. The building is consistent with the development of the
Industrial Park in the area.
Item No. 4: Karen Weitkunat recommends approval of the Evergreen
Park replat of Block 5, Lots 1 and 2 and approval of the modification of
standards finding it is not either detrimental to the public good nor impairs
the intent and purpose of the Land Use Code. Jerry Gavaidon seconded.
The motion passed unanimously.
Civic Center Parkina Structure — Proiect Development Plan. #35-98
PDP request for a parking structure located on 1.75 acres located at the
southeast corner intersection of LaPorte and Mason Street just west of North
College Avenue, zoned D, downtown zoning district.
Steve Olt presented an overview of the parking structure which is the first
of four sites planned for the Civic Center Project in the next two years, extending
to Cherry Street and Mountain Avenue. The proposed structure is 305,600
square feet, five stories containing 903 parking spaces. The maximum height of
the building is approximately 55 feet with tower elements at the corners. The
dominant portion of the building is 45 to 50 feet in height.
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Planning and Zoning Boa •
Meeting of December 17, 1998
Page 3
The parking structure proposed will displace current parking lots used for
downtown commercial located behind Opera Galleria along Mason Street. The
City has developed temporary surface parking to absorb the loss of parking for
commercial retail use in downtown Fort Collins during the course of construction.
The parking structure has 16,000 square feet of retail space on the ground
floor level facing Mason Street for multiple tenants on the west side of the
building. There is a planned 20 to 25 feet separation from the storefronts to the
curbline on Mason Street. This pedestrian area is raised 8 inches from street
level. Pedestrian movement will be confined to 16 to 20 feet along the
storefronts, with landscaping placed between the pedestrian area and the street.
Access to the parking structure is off Mason Street (one way north street)
and LaPorte Avenue. The parking structure is located directly across the street
from the proposed Justice Center. A vacant lot on the corner of LaPorte Avenue
and College has been approved for the construction of a 33-foot high multi -use
commercial building.
Traffic studies indicate that 700 trips will be generated from the retail
portion of the parking structure. The traffic study is entitled "Civic Center Project'
• and will be further explained by Eric Bracke. Glen Colton requested a summary
of the traffic impact analysis stating it was not included in Board information prior
to this meeting.
Jerry Gavaldon moved to take a fifteen -minute recess to review the traffic
report dated September of 1998. Discussion followed regarding Eric Bracke
presenting a summary of the traffic report before any vote is taken on the motion
for a recess.
Eric Bracke informed the Board that the traffic study included all projects
in the Civic Center. Land use includes City buildings, library, office of transit
center, retail transit center, retail parking structure, the St. Joseph school
expansion and the Justice Center. The proposed parking structure will not
generate trips, only accommodate the parking demand.
Twenty intersections in the downtown area were studied as to vehicle
numbers, pedestrian numbers and bicycle numbers. One intersection failed the
level of service standard at noon peak, that being the intersection of Magnolia
and College Avenue. Reasons for the failure are the needs for protected
northbound and southbound turns and the progression break. Long-term plans
include signalizing the two intersections of Maple and Magnolia and Mason
Street within five to six years as part of this project.
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Planning and Zoning Board
Meeting of December 17, 1998
Page 4
Plans include re -striping to accommodate bicycle lanes, LaPorte Avenue
having no bicycle lane from Howes east. A proposed plan will do away with one
of the two travel lanes in each direction, move parking and create bicycle lanes in
front of the Justice Center.
Eric Bracke assured the Board that Mason Street and LaPorte Avenue
can handle the peak traffic patterns, emphasizing that Mason Street is a one-way
street.
Jerry Gavaldon renewed his motion for a recess to study the traffic report.
Bob Davidson seconded the motion. The motion passed unanimously. A, recess
was taken.
Brian Chaffee, applicant for the project, introduced the design and
introduced the construction team members present in the audience, including the
landscaping team, project manager and the civil engineer. An overview of the
proposed building was presented through the use of diagrams, slides, site line
models, and a three dimensional exhibit of the proposal, including the Justice
Center which is to be built across the street from the parking structure.
Circulation patterns of vehicles: There are three lanes of entrance at each
access location on Mason Street and LaPorte Avenue. The center lane will be
reversible to adjust for need of ingress and egress at peak hours to create two
lanes of directed traffic. T.I.S. recommends a left-hand turn on westbound
LaPorte Avenue into the structure. Once in the parking structure, there are three
aisles of parking; a circulation up ramp and one way lanes for a total of five
stories.
Circulation patterns of pedestrians: T.I.S. recommends focusing
pedestrian crossing at intersection of LaPorte and Mason. To accomplish this,
the project has the primary vertical circulation elements centralized, that being
the stair tower and elevator to encourage intersection crossing in lieu of mid -
block crossing.
Circulation patterns of bicycles: T.I.S. recommends implementation of
bicycle lanes along Mason on either side of the tracks. The project includes one
of two bicycle lanes that will be on either side of Mason Street by moving the
curb inward 6 feet to create a bicycle lane on the east side of Mason.
The project incorporates streetscape improvement plan and existing
streetscaping with the downtown area. Design efforts were coordinated to
continue pedestrian access from College Avenue to points west.
Planning and Zoning 1300 •
Meeting of December 17, 1998
Page 5
•
Design and construction teams were given six specific design objectives
for the parking structure from the City by virtue of RFP:
(1) Enhance downtown urban environment
(2) Stimulate a pedestrian -friendly environment
(3) Create vibrant, active streetfront walkway system
(4) Compatibility with adjacent buildings
(5) Provide pedestrian linkages to other proposed projects
(6) Comply with Land Use Code in downtown District
a. maximum front setback of 15 feet;
b. continuity of facades
c. promote and accommodate outside activities to extent reasonable
d. 7- foot minimum sidewalk for outdoor caf6 settings
e. 25 feet from the curbline to front of buildings.
f. retail usage of parking structure on ground level
g. architectural design compatible with adjacent buildings
h. maximum height of 12 stories allowed
The team was challenged to accommodate 903 vehicles in a pedestrian -
friendly area. An analysis of existing buildings show straight edge alignment with
staggered cornice lines which design element has been incorporated into the
• parking structure by changing brick materials used. Recognizable elements of
the area include the spire on the St. Joseph Church, corner entries and vertical
elements. The resulting proposed building the parking structure is architecturally
recognizable and fits into the architectural design of the area.
Building mass: Sight line studies
1. East side of College Avenue, line of sight over Opera Galleria building.
Parking structure not visible.
2. East side of College Avenue, line of sight further north: Three buildings at the
north end at least 24 feet, that being the height necessary to block the view of
the parking structure from this sight line.
3. Southeast corner of College and Mountain: Looking diagonally northwest, the
Opera Galleria is visible. The parking structure is obscured.
4. Mountain Avenue, south side: Most of the existing buildings are tall enough
to block the view of the parking structure. Five feet 9 inches of the parking
structure will be visible over the buildings.
The proposed courthouse will also be five stories but is a more massive
building due to higher ceiling requirements per floor. The parking structure has
10-foot floor to floor; whereas, the courthouse will have up to 16 feet floor to floor.
The courthouse also has screens and rooftop elements adding to the more visual
• mass of this building as compared to the parking structure.
Planning and Zoning Board
Meeting of December 17, 1998
Page 6
The street fagade of the parking structure will be a combination of stone and
block wall with a streetside planter to discourage midblock pedestrian crossing.
Citizen input. Kermit Allard, chairman of the Downtown Development
Authority, urges the Board to pass the item as presented.
Board input and questions:
Jennifer Carpenter questioned the parking structure visibility from the
Northern Hotel. Standing on the street level, people will see the top of the
parking structure with more of the structure being visible as a person ascends the
stairs of the Northern Hotel. To make the structure more eye appealing, a
textured opaque coating over concrete will be a buff color similar to the stone
color on the west side of the building. Openings are planned for natural
ventilation. Metal grates and screens such as the pedestrian bridge leading to the
Opera Galleria will be painted metal green. A specific reference to the Walrus
Ice Cream shop indicates that a person seated outside the ice cream shop
probably will not see the structure.
Jerry Gavaldon questioned the T.I.S. recommendation for a left-hand
turnout of the structure onto LaPorte Avenue and is advised that left turns in and
out will be minimal or approximately 40 per hour. Eric Bracke confirms that this
left-hand turn can be eliminated.
Jerry Gavaldon questioned the view of the parking structure from the
backside of Opera Galleria. Similar material will be used as is presently on the
alley side of the Opera Galleria. City had conversations with representative from
the Opera Galleria who sees the structure as an asset with the walkway from the
parking structure to the Opera Galleria. Tenants of the Opera Galleria will be
using the parking structure per the agreement. The greater concern for Opera
Galleria will be tenants moving to the Justice Center.
Bob Davidson questioned the materials proposed for the east side of the
parking structure as will be seen from the Northern Hotel. The three buildings
across the street from the Northern Hotel are 19 feet tall with one to be increased
to 33 feet, which will leave a large part of the parking structure visible from the
Northern Hotel. Vertical treatments of this side of the structure would lessen
visual impact.
Jennifer Carpenter felt the design team needed to look at bringing
architectural articulation to the side of the structure visible from the Northern
Hotel. The Board was assured the applicant was making notes on their request
for a more pleasing appearance of this portion of the building.
r
Planning and Zoning Bo* •
Meeting of December 17, 1998
Page 7
• Bob Blanchard advised the committee that this being a PDP, it must either
be made a condition of approval or allowed to pass as presented.
The windows shown on the drawings are identical and extend to ground
level on the west side, or retail side of the structure, which Bob Davidson
questioned being too modern for the architecture and perhaps visually fighting
the design of the historic Old Town architecture. The Board was advised the
windows in the final product will be different and left to tenant discretion, and with
different lighting effects and merchandising efforts will create the variety needed
for the streetfront. The goal is to find tenants who are pedestrian -oriented.
Suggestions from the Board are to encourage tenants to break planes by
bricking, setback and forward projection. There will be two colors of baked
enamel aluminum options for storefront systems. Stainless steel signs of
perforated metal panels, back -lighted will create backdrop for lettering in the
daytime and have a translucent effect at night.
There are three stairways and two elevators planned for the parking
structure. A pedestrian on the top floor of the building can access a stairway to
the Opera Galleria ground floor which is a pedestrian safe zone, interior walkway
between the alley proper and the building. The second level has a connecting
pedestrian bridge to the mezzanine level of the Opera Galleria.
• Sally Craig asked the engineer to address the question of placing stairs to
break the solid plane. The engineer recommended this not be done due to
bicycle lanes. The building had to be raised to comply.with the 100-year flood
plain; the 1.5-foot wall with landscaping will encourage north and south
pedestrian travel.
A midblock walkway was discussed. Employees of the courthouse across
the street from the parking structure will be using the southwest corner
intersection for entrance into the courthouse. The stairway located on the
southeast side of the courthouse will not be egress stairs, therefore, employees
will not be using those stairs for entrance, which might have led to midblock
crossing. Staff informs the Board that PUC does not allow midblock crossing.
Pedestrians must be directed to signalized intersections.
Jerry Gavaldon voiced his overall concern for the Martinez Park
neighborhood and the increased traffic pattern of city and private vehicles and
asked if there was any mitigation that could be done to keep Cherry Street from
becoming a No. 1 constraint street. Staff advised that speed limits have been
reduced and crosswalks enhanced. City staff is working with the utility
department in an effort to limit city vehicles from using Cherry Street. Signal
lighting at Wood Street and LaPorte Avenue would result in rerouting city trucks
•
Planning and Zoning Board
Meeting of December 17, 1998
Page 8
onto College and the downtown area, which is not desirable. A traffic study
indicates that traffic volume has stabilized to 7000 vehicles per day.
Cherry Street on the master street plan is a collector street. Mr. Gavaldon
pointed out it is now behaving as an arterial street, indicating that efforts thus far
are not working. Staff reports that redistribution of traffic, whether noticeable or
not, is probably not because of growth. The population density of the city is to
the south, east and west; the west arterials being LaPorte and Mountain. As the
northeast grows, the south will also grow thus traffic will increase as the city
grows.
Karen Weitkunat requested an explanation regarding the request
modifications. Two modifications are being requested: (1) modifying the length of
parking stalls from 19 feet to 17 feet; (1) modifying the width of the drive aisles
from 24 feet to 18 feet 3 inches.
-Engineering analysis addressed the issue. In order to maximize usage of
the site, the requested modifications will allow for maximum usage without
increasing the floor area. Field tests were performed by the staff in conjunction
with the parking consultant indicating a 90 degree angle for head on parking
requires a 9 feet stall width. Angled parking requires 8 feet 4 inches as
designed for this parking structure.
The requested modification for reducing the parking stall length from 19
feet to 17 feet will not hamper any drive aisle traffic due to the one-way flow. The
requested modification for drive aisle width is from 24 feet to 18 feet 3 inches.
The facility is designed for mainly one-way drive aisles; the Land Use Code is
written for two-way traffic on drive aisles. In effect, the width of the proposed
drive aisles is greater than that required by Code. The middle drive aisle will be
18 feet 3 inches; the west side drive aisle is a planned 20 feet width. The Land
Use Code will be revised in the Spring to accommodate this type of situation.
Item No. 7: Jerry Gavaldon made the motion to approve the
modifications of standards requested of PDP 35-98 with findings that it is
neither detrimental to the public good nor impairs the intent and purpose of
the Land Use Code. Specific modifications are the requested decrease of
the drive aisle width and parking stall length as presently set forth in the
Land Use Code as noted in a memorandum received by the Board from
Steve Olt. Karen Weitkunat seconded the motion. Discussion followed
that the motion is strictly as to the modification requests. Roll call vote
unanimously approved.
Item No. 7: Karen Weitkunat recommended approval of PDP 35-98,
the Civic Center Parking Structure, as modified with the condition that the
Planning and Zoning Boo •
Meeting of December 17, 1998
Page 9
eastern fagade show architectural articulation, showing enhanced design
characteristics as noted in Section 3.5.3 (D)(2)(A)(3) which pertains to
fagade treatments. Jerry Gavaldon seconded the motion. Discussion with
applicant that the team understands the intent of the committee that the
east side visually compliment the fagades of the buildings on the east side
of College. Roll call vote passed unanimously.
In discussion, Jerry Gavaldon voiced that he felt the south side of the
structure should be included, recognizing that the east side was the view from
Old Town and the south side having limited view. He supported the motion,
expressing it is his belief the traffic reports should have been furnished to the
Board in a more timely manner and traffic should be considered more of a
concern than presented.
Comments from the board included complimenting the team efforts in
accomplishing a pedestrian -friendly facility reflecting the spirit of the Civic Center
as originally intended, the presentation of the project and willingness to consider
the Board's concerns.
.Ted Shepard, City Planner, presented two items for Planning and Zoning
• Board consideration: (1) The Larimer County Courthouse Block 31 Overall
Development Plan containing the proposed Larimer County Justice Center
located on 4 acres in the Civic Center subdistrict and (2) the site plan advisory
review for the Larimer County Courthouse which will be situated in the northeast
corner of Block 31 on property owned by Larimer County.
Other proposed uses for the Justice Center are a city park, parking lot,
future office buildings together with some existing office buildings which will
remain. A small park is planned in conjunction with the project and will be
adjacent to the courthouse. The consulting and design teams are the same as for
the parking structure.
The Board will be voting on (1) the Overall Development Plan in
accordance with the Land Use Code; (2) the site plan review as to location,
character and extent of the project in accordance with the City's comprehensive
plan.
The courthouse is located on property owned by the County. Ownership
of the rest of the block is by City, County and jointly held City and County
property subject to parks review. The structure will be five stories above grade;
one floor below grade which is secured parking and a sallyport.
The project was approved in a general election. The overall master plan
• included landscaping, unit paving and scored paving. Urban design principles
Planning and Zoning Board 1
Meeting of December 17, 1998
Page 10
were applicable in the structure to be a civic -minded facility. The top of the
courthouse is set back from the base. The base of the courthouse,is 34 feet;
tallest height is 75 feet. Materials used are masonry and stone; the entrance is
stone. Two colors of brick materials will be used to create arches and
expressions of columns on the base of the building. The top of the building is
again the two colors of brick. The very top design element is stucco. The
approach for the design of the building is for a specific base, middle and top.
Metal roofing and canopies are planned to be civic in nature and character.
Primary entry to the courthouse is at the intersection of LaPorte and
Mason Street. The entire building is secured with security checkpoints situated
inside the entrances. An additional entrance is on the opposite side of the
building with the entrances internally connected by a corridor. The building
contains 170,000 square feet, 155,000 square feet above street level; the
remainder is for the secured parking and a sallyport located below street level.
On the first floor will be County traffic court, clerks, law library and
probation offices. The second floor will house municipal court, the offices of the
district attorney and a food court facility intended to be a functional differentiation
and overlooking the park. The 3rd, 4th and 5th floors will house district court, 4
courtrooms per floor, public circulation, judges and staff. The greatest amount of
public circulation occurs on the lowest levels.
No citizen input.
Discussion as to ODP: Sally Craig requested pedestrian issues to be
discussed, specifically the crosswalk. Staff informs the Board that the street
crossing requirement will be direct on -site access to pedestrians and bicycle
destinations. Ms. Craig pointed out the street crossings were not been included
from the entrance corner to the parking structure across the street.
Staff addressed the concern, stating that each project has segments of
improvements attached. The courthouse project is governed by an
intergovernmental agreement between the City and County, with the County
funding responsible for "curb in" and City funding for "curb out." Completion of
the courthouse will be approximately 2.5 years creating the opportunity to
coordinate efforts during construction to complete specific projects such as for
utilities, a storm drainage project and also the enhanced crosswalk.
There is a funding gap between the City and County for enhanced
crosswalks. Staff advised Board funding will be provided by the City with
possible resources from the Street Oversizing Program and a Pedestrian
Program. The enhanced crosswalks will be provided for at staff level whether or
not attached as a condition to the ODP.
10
Planning and Zoning Boo
Meeting of December 17, 1998
Page 11
• Bob Davidson addressed the setback of the courthouse of 20 feet from the
street. He expressed a concern regarding safety and lack of landscaping such as
that in the parking structure separating street and pedestrian traffic. City planner
Ted Shepard responded the T.I.S. recommendation for the left-hand turn lane will
take away any parallel parking but that a bicycle lane will separate the
pedestrians from street activity. Downtown zoning does not require plantings up
to buildings; this structure is considered to be an extension of the downtown
pattern of bringing the sidewalk to the curb, emphasizing that this is an
institutional civic building.
Item No. 8: Jerry Gavaldon moved for approval of the Larimer
County Courthouse Block 31 ODP 37-98. Karen Weitkunat seconded the
motion based on compliance with Land Use Code. Roll call vote is
unanimous.
Concerning the advisory review, Karen Weitkunat asked if it was
appropriate to include conditions on Board approval. Bob Blanchard responded
conditional approval was not appropriate and could be overruled by a two-thirds
vote of the County Commissioners.
• Item No. 9: Karen Weitkunat recommended advising the Larimer
County Commissioners of Planning and Zoning approval of the advisory
review as to the location, character and extent of the courthouse.
Seconded by Sally Craig. Motion passed unanimously.
Other business: Work session January 15. Board members to consider
committee assignments. Meeting is adjourned.
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