HomeMy WebLinkAboutHELLENIC PLAZA - MAJOR AMENDMENT - 41-08 - REPORTS - RECOMMENDATION/REPORTHellenic Plaza, Major Amendment, #41-08
January 15, 2009 P & Z Hearing
Page 9
• the standard located in Section 3.2.2(J) - Setbacks. A modification to the
minimum landscape setback standard for parking lots along a lot line was
approved by the Administrative Hearing Officer on February 4, 2008.
G. Staff finds that the Major Amendment plan as submitted, based on the
proposed land use and its contextual compatibility with the surrounding land
uses, is not detrimental to the public good.
6. Staff Recommendation:
Staff recommends approval of the Hellenic Plaza, Major Amendment - #41-08.
Hellenic Plaza, Major Amendment, #41-08
January 15, 2009 P & Z Hearing
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windows at the street level, columns, archways, awnings, and outdoor
patios on along the street. The base treatments consist of precast
concrete/prefinished stucco and the building tops are recognizable with
sloping roof planes, gables and metal elements.
D. Transportation and Circulation [Section 3.6]
1) Master Street Plan [Section 3.6.1 ]: The PDP has been designed in
compliance with the Master Street Plan.
2) Streets, Streetscapes, Alleys and Easements [Section 3.6.2]: Streetscape
design and construction will conform to the Larimer County Urban Area
Street Standards.
3) Street Pattern and Connectivity Standards [Section 3.6.3]: This
development plan is designed to allow multi -modal access from the local
street system.
4) Emergency Access [Section 3.6.6]: The PDP has been designed with a
30 foot fire lane through the site for emergency access purposes.
S. Findings Of Fact / Conclusion:
After reviewing the Hellenic Plaza, Major Amendment, Staff makes the following findings
of fact and conclusions:
A. The proposed land use (mixed -use dwelling) is permitted in the MMN,
Medium Density Mixed -Use Neighborhood District.
B. The PDP complies with all standards located in Division 4.6 — Medium
Density Mixed -Use Neighborhood District of the Land Use Code.
C. The proposed land use (mixed -use dwelling) is permitted in the NCB,
Neighborhood Conservation Buffer District.
D. The PDP complies with all standards located in Division 4.9 — Neighborhood
Conservation Buffer District of the Land Use Code.
E. The Major Amendment complies with all applicable General Development
Standards located in Article 3 of the Land Use Code, with the following
exception:
Hellenic Plaza, Major Amendment, #41-08
January 15, 2009 P & Z Hearing
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C. Building Standards [Section 3.5]
1) Building and Project Compatibility [Section 3.5.1 ]: The architecture of this
project is of similar materials, height and size to other buildings in the
area. In the immediate vicinity of the project there area variety of
building types and heights, including one-story single-family residences,
two and three-story fratemity/sorority uses, a three-story multi -family
building, two-story University Alumni Center and large church. The
buildings on this site were arranged to be located far away from the
adjacent single-family residential properties to the west, and are
separated from the single-family residential properties to the east by an
arterial street.
2) Building Materials [Section 3.5.3(E)]: The proposed materials include
prefinished stucco, hardboard or cementitious siding, precast columns,
metal and asphalt roofing and aluminum storefront windows. The
proposed materials are similar to materials already being used in the
neighborhood.
3) Building Color [Section 3.5.1(F)]: The proposed colors for the project are
within the realm of the colors of existing buildings in the area. The colors
include light sand colored stucco, beige windows, grey shingles, tan/terra
cotta siding and bronze and copper detailing.
4) Relationship of Building to Streets, Walkways and Parking [Section
3.5.3(B)]: The main entrance of the buildings opens to a connecting
walkway with pedestrian frontage at the comer of Shields and Birch
Street. Dwelling unit entrances are oriented internal to the site for
privacy, and commercial facades feature entrances along Shields Street
and from the parking lot for convenience from both sides of the
neighborhood. The buildings are situated at the street comer, with no
vehicle use area between the building faces and the street. The building
along Shields Street is situated no more than 25 feet behind the street
right-of-way and the building along Birch Street is no more than 15 feet
from the right-of-way as required per this section.
5) Variation in Massing [Section 3.5.3(C)]: The buildings feature multiple
changes in height and height articulations, facades with multiple
projections and recessions, and changes in material and style to break up
the building massing.
6) Character and Image [Section 3.5.3(D)]: In order to add architectural
interest and variety and to avoid the effect of a single, massive wall, the
proposed buildings feature alternating materials on building bays,
Hellenic Plaza, Major Amendment, #41-08
January 15, 2009 P 8 Z Hearing
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14) Nonresidential Parking Requirements'[Section 3.2.2(K)(2)]:
Nonresidential uses are limited to a maximum number of parking spaces
based on the square footage of the gross leasable area of the occupancy
of specified uses. Since this is a mixed -use project, a minimum number of
residential parking spaces must be provided based on the number of
bedrooms per dwelling unit, but a maximum is not imposed for residential
projects as is for nonresidential developments. The applicant will not
designate residential or commercial parking spaces; therefore,
nonresidential parking maximums are not applicable for this development
proposal, and the applicant intends for the parking to be utilized for both
residential and nonresidential purposes.
15) Handicap Parking [Section 3.2.2(K)(5)]: This PDP proposes 4 parking
spaces, one of which is a van accessible handicap space as required per
this section.
16) Parking Stall Dimensions [Section 3.2.2(L)]: All parking spaces meet the
minimum parking stall dimensions. Compact parking stalls are proposed
for 40 percent of the total parking spaces (compact stalls are permitted in
long-term parking lots such as residential parking lots).
17) Site Lighting [Section 3.2.4]: The PDP proposes adequate lighting levels
for pedestrian and auto safety without spilling over into neighboring lots.
Light sources will be concealed and full -cutoff fixtures will be utilitized.
18) Trash and Recycling Enclosures [Section 3.2.5]: Two trash and recycling
enclosures are proposed — one on the north side and one on the west side
of the property. The enclosures will be constructed of materials to match
the buildings and will have ample room for recycling and trash collection.
B. Engineering Standards [Section 3.3]
1) Plat Standards [Section 3.3.1 ]: The plat prepared for this project meets
the applicable standards pertaining to lot layout and dedication of rights -
of -way and easements.
2) Development Improvements [Section 3.3.2]: The required improvements
for street frontages have been designed according to the applicable
design criteria and construction standards. A Development Agreement
will be prepared at the Final Plans stage of the project.
Hellenic Plaza, Major Amendment, #41-08
January 15, 2009 P & Z Hearing
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7) Curbcuts and Ramps [Section 3.2.2(C)2]: Curbcuts and ramps are located
at every point in this PDP where sidewalks intersect with drive aisles.
8) Site Amenities & Bicycle Facilities [Section 3.2.2(C)(3)&(4)]: This PDP
includes parking facilities for bicyclists in multiple locations convenient to
the building entrances.
9) Walkways [Section 3.2.2(C)(5)]: This PDP features walkways connecting
the street sidewalk and parking areas to the building entries, a walkway
from Birch Street to Coy Street and safe crossings where the sidewalk
must cross the drive aisles.
10) Transportation Impact Study [Section 3.2.2(C)(8)]: A Transportation
Impact Study evaluating all modes of transportation has been prepared in
accordance with Transportation Impact Study guidelines and it is included
with this staff report.
11) Access and Parking Lot Requirements [Section 3.2.2(D)]: The vehicular
access and parking lot have been designed to be safe, efficient,
convenient and attractive to all modes of transportation. Parking is
located near the buildings it serves and pedestrians are separated from
vehicles with walkways throughout the site. Access for the parking lot will
be provided from Birch Street and a right -out only exit along Shields Street
is proposed.
12) Parking Lot Layout [Section 3.2.2(E)]: The parking lot provides well-
defined circulation routes for pedestrians, bicycles and vehicles. Parking
stalls are perpendicular to the buildings. Landscape islands with raised
curbs are used throughout the project to define the parking lot entrance,
the ends of the parking aisles, internal access drives and to delineate
--walkways from drive areas._.._
Setbacks [Section 3.2.2(J)]: This proposal complies with the parking lot
setback requirements of this section in most areas by providing the
minimum setback areas along the lot lines. However, the applicant has
requested a modification to the minimum setback along a lot line along the
westemmost property line.
13) Residential Parking Requirements [Section 3.2.2(K)(1)]: This PDP
provides 91 total off-street parking spaces (50 standard spaces, 37
compact spaces and 4 handicap spaces. A minimum of 77 parking
spaces are required for the proposed 41 2-bedroom and 5 3-bedroom
dwelling units. On -street parking is also available on Birch Street.
Hellenic Plaza, Major Amendment, #41-08
January 15, 2009 P & Z Hearing
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A. Site Planning and Design Standards [Section 3.2]
1) Landscaping and Tree Protection [Section 3.2.1] -The PDP includes a
landscape plan that provides full tree stocking on the street frontages and
landscaping throughout the project. Several of the existing trees along
Shields Street will be preserved with this project and additional trees are
proposed along Shields and Birch Streets. Additional canopy and
ornamental trees are proposed along the parking lot landscaping area.
The trees will be of appropriate species and size as described in this
section.
2) Landscape Standards [Section 3.2.1(E)]: The proposed landscape plan
provides adequate screening for the residential developments to the west
with a six-foot cedar fence, dense shrubs and trees. All non -paved areas
on the site are designed with landscape areas (including perennial beds,
shrubs and turf grass). Foundation plantings are proposed along the
entire east and south sides of the buildings. All landscaping is designed to
comply with the water conservation techniques described in this section.
3) Parking Lot Landscaping [Sections 3.2.1(E)(4)&(5)]: Trees are provided at
regular intervals along the parking lot and side lot line setback areas.
Parking spaces are screened from the residential uses to the west with a
six-foot cedar fence in combination with shrubs and trees. Parking stalls
are screened from the streets, primarily by the buildings, but also by
strategically placed trees and shrubs. The parking lot features evenly
distributed interior landscaping islands beyond the minimal percentage
required.
4) Tree Protection [Section 3.2.1(F)&(G)]: All existing significant trees have
_..___been identified by the_City Forester.. Several significant trees are _
proposed to be removed, and will be replaced with mitigation trees
throughout the site. Replacement trees will be sized according to this
section.
5) Sight Distance Triangles [Section 3.2.1 (L)]: All areas of potential conflict
between vehicular traffic and pedestrians and cars been addressed with
low plantings in sight distance areas.
6) Access, Circulation and Parking [Section 3.2.2]: This PDP safely and
conveniently accommodates the movement of vehicles, bicycles,
pedestrians and transit.
Hellenic Plaza, Major Amendment, #41-08
January 15, 2009 P & Z Hearing
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in the NCB portion of the PDP. The ALLOWABLE LAND USES in the NCB
District portion of the PDP, as shown on the Hellenic Plaza, Major
Amendment Site Plan, are "Mixed -Use Building with Multi -Family, Medical
and dental clinics, professional offices and personal business and service
shops". These uses are subject to a Planning & Zoning Board review.
The Hellenic Plaza, Major Amendment proposal to change 7 units in the
mixed -use dwelling building from commercial/retail uses to residential uses
would increase the number of dwelling units from 39 to 46. The request
cannot be reviewed as a Minor Amendment because the amendment to the
PDP will result in an increase by more than one (1) percent in the previously
approved number of dwelling units (7 divided by 39 = 18%). This is set forth
in Section 2.2.10(A)(1)(a) of the LUC.
3. Compliance with Zoning District Standards
The proposed Major Amendment remains in compliance with the applicable standards in
Division 4.6 — MMN, Medium Density Mixed -Use Neighborhood District, as
determined with the approved Hellenic Plaza, PDP.
Permitted Uses: Mixed -muse dwellings are permitted in the MMN District subject to
administrative review. The commercial uses proposed include convenience retail
store(s) without fuel sales; artisan and photography studios/galleries; personal and
business service shops; offices; financial services; clinics and small animal
veterinary clinics; restaurant, limited mixed -use. All of the proposed commercial
uses are permitted in the MMN District as part of mixed -use developments that also
feature residential dwelling units.
The proposed Major Amendment remains in compliance with the applicable standards in
Division 4.9 — NCB, Neighborhood Conservation Buffer District, as determined with
the approved Hellenic. Plaza, _PDP.
Permitted Uses: Mixed -use dwellings on properties which are combined with any
other use subject to Planning & Zoning Board review are permitted in the NCB
District subject to Planning & Zoning Board review. The proposed commercial uses
include medical and dental clinics; professional offices and personal business and
service shops. All of the proposed commercial uses are permitted in the NCB
District as part of mixed -use developments that also feature residential dwelling
units.
4. Compliance with General Development Standards
The proposed project remains in compliance with the applicable general development
standards contained in Article 3 of the Land Use Code.
Hellenic Plaza, Major Amendment, #41-08
January 15, 2009 P & Z Hearing
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COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: NCB: Existing commercial use (Elderhaus Adult Day Care)
E: NCL: Existing single-family residential uses
S: CSU: Existing university uses (CSU Alumni Center)
W: MMN, RL: Existing single-family residential uses and existing sorority house
The Hellenic Plaza, Project Development Plan that was subject to an Administrative
review and approved by a Hearing Officer on February 4, 2008 includes the properties
located at 609 South Shields Street (single-family residential use to be demolished) and
635 South Shields Street (former fraternity use was demolished and property is currently
vacant). The approved PDP is a three-story mixed -use development on 1.67 acres. The
site is located at the northwest comer of South Shields and Birch Streets. The existing
PDP includes 39 two -bedroom and three -bedroom multi -family dwelling units (83 total
bedrooms) plus 8,203 square feet of commercial space.
2. Section 2.2.10(B) Major Amendments of the Land Use Code (LUC)
Section 2.2.10(Bx1) states (in part):
Amendments to any approved development plan or site specific development plan
that are not determined by the Director to be minor amendments under the criteria
set forth in subsection 2.2.10(A) Minor Amendments shall be deemed major
amendments. Major amendments to development plans or site specific
development plans approved under this Land Use Code shall be reviewed and
- -processed in the same manner as required for the original -development -plan for -- --
which an amendment is sought.
• The original Hellenic Plaza, PDP (in its entirety) was subject to an
Administrative review. The PDP contains one building defined as a mixed -
use dwelling, which was permitted as an Administrative review in both the
MMN, Medium Density Mixed -Use Neighborhood and NCB, Neighborhood
Conservation Buffer Districts at the time approval in February, 2008.
The Hellenic Plaza, Major Amendment request is now subject to a Planning
& Zoning Board review because of a LUC text amendment adopted in
October, 2008, that requires any mixed -use dwelling which is combined with
any other use subject to Planning & Zoning Board review in the NCB District
to be reviewed in the same manner. The proposed 7 new dwelling units are
'City of
F6rt Collins
ITEM NO C_1� .
MEETING DATE 111s/a 9
STAFF _�Zb ye o/-
PLANNING & ZONING BOARD
- UAZ�0%/
PROJECT: Hellenic Plaza, Major Amendment - #41-08
APPLICANT: Aller-Lingle-Massey Architects P.C.
c/o David Lingle
712 Whalers Way, B-100
Fort Collins, CO 80525
OWNER: Hellenic Plaza, LLC
PO Box 1613
Fort Collins, CO 80522
PROJECT DESCRIPTION:
This is a request to change seven (7) of the nine (9) retail units on the ground floor in the
approved Hellenic Plaza, Project Development Plan (PDP) to seven (7) two -bedroom
apartments similar to those on the second and third floors, above, at the north end of the
building. This will result in a total of 46 residential dwelling units, up from 39 dwelling units,
and 2 retail units in the project. The two (2) retail units will remain on the ground floor in the
prominent comer of the building at the South Shields Street — Birch Street intersection.
The property is in the MMN, Medium Density Mixed -Use Neighborhood and NCB,
Neighborhood Conservation Buffer Districts.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a proposal for a Major Amendment to a previously approved new mixed -use
development located at the northwest comer of South Shields and Birch Streets. Mixed -
use dwellings are permitted in the MMN District subject to Administrative review and
approval; and, in the NCB District subject to Planning & Zoning Board review and approval
if they are combined with any other use subject to Planning & Zoning Board review. This
proposal complies with the intent and standards of the MMN and NCB Districts, the
common development review procedures for development applications, and the applicable
general development standards in Article 3 of the Land Use Code, with the following
previously approved exception:
* the standard located in Section 3.2.2(J) - Setbacks. A modification to the minimum
landscape setback standard for parking lots along a lot line was approved by the
Hearing Officer on February 4, 2008.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750