HomeMy WebLinkAboutNORTH COLLEGE MARKETPLACE, SECOND FILING - PDP - 43-08 - REPORTS - RECOMMENDATION/REPORTNorth College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 13
RECOMMENDATION:
Staff is recommending the following condition of approval of the North College
Marketplace, Second Filing (King Soopers), Project Development Plan:
The developer shall be responsible for providing a payment to the City in
lieu of having to secure or obtain necessary street right-of-way and/or
easements for a pedestrian/bicycle bridge, and having to participate in the
cost of'construction of such bridge, along the east side of the North
College Avenue bridge crossing of the Larimer & Weld Canal. The payment
shall not exceed $125,000.00 and must be paid prior to any building permits
being issued for the North College Marketplace, Second Filing. The
payment shall be used by the City to defray the cost of right-of-way
acquisition, design and construction of said bridge at a later time.
Staff recommends approval of the North College Marketplace, Second Filing (King
Soopers), Project Development Plan - #43-08.
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 12
FINDINGS OF FACT/CONCLUSIONS:
After reviewing the North College Marketplace, Second Filing (King Soopers), Project
Development Plan, staff makes the following findings of fact and conclusions:
1. The PDP is in conformance with the approved North College Marketplace
ODP.
2. The proposed land uses are permitted in the CCN, Community Commercial —
North College District.
* The Planning & Zoning Board, on August 21, 2008, approved a request for
the Addition of Permitted Uses, being Drive-in Restaurants and Gasoline
Stations, per Section 1.3.4 of the LUC.
3. The Project Development Plan complies with applicable General
Development Standards contained in Article 3 of the Land Use Code, with two
(2) exceptions:
* Section 3.2.2(L) Parking Stall Dimensions. This section requires that
Two -Way Drive Aisle Widths for 60 degree angled parking be a minimum
of 24 feet. The applicant is proposing a width of 22 feet.
* Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and
Parking, Subsections 3.5.3(B)(1) & (2) Orientation to a Connecting
Walkway and Orientation to Build -to Lines for Streetfront Buildings. These
sections require that at least one (1) main entrance of any commercial or
mixed -use building face and open directly onto a connecting walkway with
pedestrian frontage. Two (2) buildings being proposed in the shopping
center (Building/Pad 1 and Building/Shops D) would not satisfy this
requirement.
The Planning & Zoning Board, on April 16, 2009, approved modifications of
these two (2) standards.
4. The Project Development Plan complies with applicable district standards of
Article 4, Division 4.19 CCN, Community Commercial — North College Zoning
District of the Land Use Code.
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 11
It is unlikely that the pedestrian/bicycle connection could be made with the
commencement of the North College, Marketplace, Second Filing
development plan. Therefore, City staff is recommending that a condition
of approval be placed on any approval of the PDP that states:
The developer shall be responsible for providing a payment to
the City in lieu of having to secure or obtain necessary street
right-of-way and/or easements for a pedestrian/bicycle bridge,
and having to participate in the cost of construction of such
bridge, along the east side of the North College Avenue bridge
crossing of the Larimer & Weld Canal. The payment shall not
exceed $125,000.00 and must be paid prior to any building
permits being issued for the North College Marketplace,
Second Filing. The payment shall be used by the City to defray
the cost of right-of-way acquisition, design and construction
of said bridge at a later time.
4. Conformance with the ODP
The subject property is the westerly portion of the North College Marketplace,
ODP that was approved by the Planning and Zoning Board in January, 2009;
and, the North College Marketplace, Amended ODP that is being reviewed
concurrent with this PDP. This parcel is identified as Commercial — 2nd Filing on
17.4 acres on both ODP's. The proposed uses are consistent with the permitted
Commercial/Retail uses in the CCN, Community Commercial — North College
District and the PDP is consistent with the Amended ODP.
5. Neighborhood Information Meeting
The North College Marketplace, Second Filing (King Soopers) - PDP contains at
least three proposed land uses that are permitted in the CCN, Community
Commercial — North College Zoning District subject to a Planning and Zoning
Board (Type 2) review. The proposed use is a supermarket -anchored shopping
center. The LUC requires that a neighborhood meeting be held for a Type 2
development proposal and a City -facilitated neighborhood meeting was held on
August 7, 2008, to discuss this proposal. Approximately 75 residents/interested
parties were in attendance. A copy of the Neighborhood Meeting Notes is
attached to this staff report.
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 10
j. The development plan complies with Section 3.5.4(C)(4) Pedestrian
Circulation in that it provides a network of sidewalks and pedestrian
walkways, both internal and external, that are at least 8' in width and
constructed of scored concrete material, distinguishing them from the
vehicular ways. The walkways will provide direct connections to the
building entries and the sidewalks give adequate and consistent
pedestrian connections around the site and to surrounding properties.
k. The development plan complies with Section 3.5.4(C)(5) Central
Features and Community Space in that a gathering place, containing a
kiosk, pedestrian plaza with benches, and a window shopping walkway
is being incorporated into the large retail establishment portion and the
entry pad sites (off of North College Avenue) portion of the
development.
E. Division 3.6, Transportation and Circulation
1. Section 3.6.4, Transportation Level of Service Requirements
The proposal complies with the requirements set forth in Section 3.6.4(C)
Transportation Impact Study. The applicant provided a Transportation
Impact Study (TIS) to the City with the PDP submittal documentation. The
Traffic Operations Department and the Transportation Planning
Department have reviewed and evaluated the TIS for development on the
North College Marketplace property. At that time the ODP was considered
to be in conformance with the Transportation Level of Service
Requirements as set forth in Section 3.6.4(B). A pedestrian/bicycle route,
via a bridge/trail across the Larimer & Weld Canal, connecting the
shopping center with the residential neighborhoods to the north and east,
was being proposed with the ODP. After the ODP was approved by the
Planning & Zoning Board on January 15, 2009 the ditch company's Board
of Directors has stated that they will not approve an easement to allow
such bridge crossing. Therefore, this pedestrian/bicycle connection cannot
be implemented. The Amended North College Marketplace, ODP
(being reviewed concurrent with this PDP) contains a commitment
for a pedestrian/bicycle connection along the east side of the North
College Avenue bridge crossing of the Larimer & Weld Canal (at the
northwest corner of the subject property) to satisfy the Multi -modal
Transportation Level of Service requirement for motor vehicle, bicycle and
pedestrian movement.
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 9
b. The development plan complies with Section 3.5.4(C)(1)(a)2 in that the
south and west elevations of the supermarket and the attached retail
spaces (Retail Building C) provide display windows, entry areas,
awnings, and architectural entry treatment that encompasses more
than 60% of each elevation.
c. The development plan complies with Section 3.5.4(C)(1)(b) in that west
and south elevations of Retail Building C, facing East Willox Lane and
North College Avenue, provide transparency (glass windows and
doors) between the heights 3' and 8' on at least 60% of the building
facades.
d. The development plan complies with Section 3.5.4(C)(1)(c) in that the
building facades will incorporate all 4 detail features required (color
change, texture change, material module change, and architectural or
structural bays through changes in plane).
e. The development plan complies with Section 3.5.4(C)(1)(d) in that it
contains parapet walls that conceal flat roofs and screens rooftop
mechanical from public view.
f. The development plan complies with Section 3.5.4(C)(1)(e) in that the
primary exterior building materials will consist of 2 colors of brick, a
smooth -face CMU block, and a split -face CMU block. There will be
colors of E.I.F.S. (stucco) accent materials.
g. The development plan complies with Section 3.5.4(C)(2)(a) in that it
will provide, as a minimum, 7 distinct architectural elements associated
with the customer entrances to the supermarket and attached retail
building.
h. The development plan complies with Section 3.5.4(C)(3)(c) in that the
closest point of the back side of the supermarket building, facing east
to the wetlands area, is set back 60' — 80' from the property line, 350' —
400' from the closest residence to the east, and is screened by shade
trees and deciduous and evergreen shrubs.
i. The development plan complies with Section 3.5.4(C)(3)(d) in that the
shopping center site provides direct and safe street crossings to the
adjacent land uses.
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 8
b. Orientation to Build -to Lines for Streetfront Buildings. Section
3.5.3(B)(2) states that:
Build -to lines based on a consistent relationship of buildings to the
street sidewalk shall be established by development projects, in
order to form visually continuous, pedestrian -oriented streetfronts
with no vehicle use area between building faces and the street.
Front facades for Pad Buildings 2, A, and B (streetfront buildings) in
this shopping center have direct pedestrian connections to the
proposed public sidewalk along North College Avenue without any
vehicular use between the building face and the street. Although there
is a drive-in lane between Pad Building 1 and North College Avenue
the Planning & Zoning Board, on April 16, 2009, approved a
modification of standard to allow a connecting walkway to the public
sidewalk along North College Avenue to cross this lane. Therefore, to
the extent reasonably feasible, this section is satisfied for Pad Building
1.
c. Build -to Line. Section 3.5.3(B)(2)(c) states that:
Buildings shall be located at least ten (10) and no more than
twenty-five (25) feet behind the street right-of-way of an adjoining
street that is larger than a two-lane arterial that does not have on -
street parking.
The proposed pad buildings along North College Avenue satisfy this
requirement.
3. Section 3.5.4, Large Retail Establishments
The proposal complies with the Land Use and Development Standards
and requirements set forth in this section, more specifically:
a. The development plan complies with Section 3.5.4(C)(1)(a)1 in that all
building elevations for the supermarket and attached Retail Building C
provide the required wall plane projections and/or recesses (of at least
3% of the length of any facade) that extend for at least 20% of the
length of any facade. There are no uninterrupted facade lengths
exceeding 100 horizontal feet.
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 7
wetlands were decreased to the point that less than 2.33 acres of
wetlands will be impacted by the development proposal.
Mitigation
The mitigation of the impacted wetlands will be at a 1.0 acre of impact to
1.0 acre of wetlands created. Onsite mitigation will occur in three areas.
The northern wetland, to remain undisturbed, will have two areas of
mitigation, totaling —0.3 acres. The largest mitigation site will occur in the
southern wetland, in an area disturbed to create a stormwater detention
pond totaling — 2 acres.
Mitigation includes the creation of wetland conditions reusing the soil from
the impacted wetlands to establish the appropriate conditions for wetland
vegetation to grow. The planting scheme includes a variety of plant
species ranging from wetland grasses up to cottonwood and willow trees
and shrubs. The amount of vegetation has been dramatically increased
over the normal requirements for a landscape plan, resulting in the
creation of wildlife habitat that is higher in value than the existing habitat.
Monitoring will begin after the construction of the wetlands is complete.
The monitoring will continue for a period of three years to ensure that
viable wetlands have been established, replacing the wetlands lost to
development.
D. Division 3.5, Building Standards
1. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings
The proposal satisfies the Relationship of Buildings to Streets,
Walkways and Parking standards.
a. The proposal complies with Section 3.5.3(B)(1) Orientation to a
Connecting Walkway for the proposed Pad Buildings 2, 3, A, and B
in that at least one (1) main entrance of these commercial buildings
faces and opens directly onto a connecting walkway with
pedestrian frontage to the public sidewalk along North College
Avenue. However, two (2) buildings being proposed in the shopping
center (Pad Building 1 and Pad Building D) would not satisfy this
requirement. On April 16, 2009 the Planning & Zoning Board
approved the applicant's request for a modification of the standard.
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 6
d. The proposal complies with Section 3.2.2(K)(2)(a) in that the project
will provide parking at a ratio of 4.6 spaces per 1,000 square feet of
leasable floor area for the proposed shopping center. This does not
exceed the maximum parking allowance of 5 spaces per 1,000 square
feet of floor area for a shopping center. The buildings will contain
A 67,582 square feet of supermarket, commercial, restaurant, and retail
uses. There will be 779 parking spaces on -site.
e. The proposal complies with Section 3.2.2(K)(5) in that it provides 20
handicapped parking spaces (of the total of 779 spaces on -site) with
accessible ramps directly in front of the buildings. A minimum of 16
handicapped spaces is required by the LUC.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.4, Environmental, Natural Area, Recreational and Cultural
Resource Protections Standards
1. Section 3.4.1, Natural Habitats and Features
Background
The development project is situated on a piece of property approximately
23 acres in size. The dominant land forms on the site are two wetlands of
moderate size (3.21 and 3.77 acres). The primary functions associated
with these wetlands are soil stabilization, wildlife habitat, flood control, and
groundwater discharge (seepage from the adjacent irrigation ditch).
Development proposal
The project as currently planned, is the culmination of a process that went
through several iterations over a period of one year. The initial
development proposal resulted in impacts encompassing the entire
wetland acreage (-7 acres) within the project boundaries. This was an
unacceptable option for the City. Following a series of review meetings, it
was agreed that the northern wetland would be protected from
development; the impacts to the larger wetland would be kept to an
absolute minimum. Following numerous iterations, impacts to the
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 5
a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides
"full tree stocking" within 50' of the buildings in accordance with the
standards set forth in this section.
b. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy
shade (street) trees are provided at a 40' spacing in the 10' wide
landscape parkways along North College Avenue and East Willox
Lane.
c. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site
parking areas will be screened from North College Avenue to the west
and East Willox Lane to the south with deciduous and evergreen shrub
plantings that will block at least 75% of the vehicle headlights and
extend along at least 70% of the street frontage along the parking
areas.
d. The proposal complies with Section 3.2.1(E)(5) in that it provides more
than 10% interior landscaping in the parking area containing more than
100 parking spaces, satisfying the minimum requirement of 10%.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides
adequate, secure, and convenient bicycle parking located near the
entrance to the buildings. Each of the 9 racks will accommodate at
least 4 bicycles, with a total of 44 spaces (5.6% of the 779 vehicle
spaces) provided, which exceeds the minimum of 39 spaces (5%)
required.
b. The proposal complies with Section 3.2.2(C)(5)(a) in that it provides
direct, safe, and continuous walkways and bicycle connections to
major pedestrian and bicycle destinations in the surrounding area.
c. The proposal complies with Sections 3.2.2(D)(1) & (2) in that it
provides for pedestrian and vehicle separation, to the maximum extent
feasible, via walkways from the proposed North College Avenue and
East Willox Lane street sidewalks to the building entrances and
protected pedestrian walkways from the main entries to the
supermarket east - west through the parking lot to the future pads
along North College Avenue; and, it provides unobstructed vehicular
access between the public streets (North College Avenue and East
Willox Lane) and the off-street parking spaces.
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 4
The Planning & Zoning Board, on January 15, 2009, approved the North College
Marketplace, Overall Development Plan (ODP), which contains the North College
Marketplace, Wetlands, 1st Filing on 10.88 acres and the North College
Marketplace, Commercial, 2"d Filing on 17.41 acres.
The Administrative Hearing Officer, on February 24, 2009, approved the North
College Marketplace, Wetlands PDP, which deals with preservation,
enhancement, and improvements to the wetlands and storm drainage portions of
the North College Marketplace, ODP. This PDP also includes overlot grading and
utilities on the shopping center portion of the ODP.
The Planning & Zoning Board, on April 16, 2009, approved requests for
modifications of standards set forth in Section 3.2.2(L) Parking Stall
Dimensions and Section 3.5.3(B) Relationship of Buildings to Streets,
Walkways and Parking, Subsection 3.5.3(B)(1) Orientation to a Connecting
Walkway.
2. Article 4, Division 4.19 of the Land Use Code: Community Commercial — North
College District
The proposed shopping center uses are permitted in the CCN Zoning District
subject to a Planning and Zoning Board review.
The PDP satisfies Section 4.19(D)(2) Land Use Standards in that no building in
the shopping center will approach, let alone exceed, the maximum 5 stories in
height allowed.
The PDP satisfies Section 4.19(E) Development Standards in that the
development plan complies with the applicable standards contained in the
Standards and Guidelines for the North College Avenue Corridor to the extent
that such standards apply to this property.
3. Article 3 of the Land Use Code: General Development Standards
The Project Development Plan complies with all applicable General Development
Standards, more specifically as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 3
This proposed new development will be on a vacant parcel of land and will tie into and
utilize existing roadways, utilities, and services in the area.
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: M1, C in Larimer County; Existing residential
S: CN, CCN in the City; Existing shopping center
E: M1, C in Larimer County; Existing residential
W: CN, CCN in the City; Existing North College Avenue commercial
Corridor
The property was annexed in pieces as part of the North College Annexation in
December, 1959; as the Nauta North College Annexation in April, 1965; and, as
the East Willox Lane First Annexation in July, 1975.
Zoning History (most recent to past):
The property is currently located in the Community Commercial - North
College District. The current CCN District was adopted in 1995 and was
revised to include supermarkets in 2002 and more recently, to include
large retail establishments in 2007.
Prior to the adoption of the Land Use Code and the rezoning to a CCN
District, the property was zoned Business Center (BC). Note: the BC zone
was essentially renamed to the CCN District because there is little
distinction between the permitted uses.
Prior to the BC zoning it was zoned Highway (HB) and Limited Industrial
(IL) as recent as 1995.
In 1976 the property was zoned HB and MM for medium density mobile
home, but it is unclear when it was rezoned from MM to IL.
The Planning & Zoning Board, on August 21, 2008, approved a request for the
Addition of Permitted Uses, being Drive-in Restaurants and Gasoline Stations,
per Section 1.3.4 of the LUC.
North College Marketplace, Second Filing (King Soopers), PDP, #43-08
May 21, 2009 P & Z Meeting
Page 2
standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 - Engineering Standards, Division 3.5 - Building Standards,
Division 3.4 - Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards, and Division 3.6 - Transportation and
Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS, with
the following two (2) exceptions:
- Section 3.2.2(L) Parking Stall Dimensions. This section requires that
Two -Way Drive Aisle Widths for 60 degree angled parking be a minimum
of 24 feet. The applicant is proposing a width of 22 feet.
- Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and
Parking, Subsections 3.5.3(B)(1) & (2) Orientation to a Connecting
Walkway and Orientation to Build -to Lines for Streetfront Buildings. These
sections require that at least one (1) main entrance of any commercial or
mixed -use building face and open directly onto a connecting walkway with
pedestrian frontage . Two (2) buildings being proposed in the shopping
center (Building/Pad 1 and Building/Shops D) would not satisfy this
requirement.
standards located in Division 4.19 Community Commercial - North College
(CCN) of ARTICLE 4 — DISTRICTS.
Supermarkets are permitted in the CCN — Neighborhood Commercial Zoning District,
subject to a Planning and Zoning Board (Type 2) review. Also, drive-in restaurants and
gasoline stations are permitted on this property, subject to a Type 2 review, after the
Planning & Zoning Board approved the addition of permitted uses in August, 2008. The
purpose of the CCN District is:
"..... for fringes of retail/commercial areas and corridors. This District is intended
for moderate intensity uses that are supportive of the commercial core or
corridor, and that help to create a transition and a link between the commercial
areas and surrounding residential areas. This designation is only for areas
identified for its application in the North College Corridor Plan.
This proposal complies with the purpose of the CCN District as it provides a
supermarket -based shopping center that is part of a larger overall development plan
(ODP) for commercial uses and wetlands/natural areas. This shopping center will serve
existing residential neighborhoods to the north, east, and west; and, the existing North
College commercial corridor.
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MEETING DATE �4 04
STAFF e►fe ®I
PLANNING & ZONING BOARD
PROJECT: North College Marketplace, Second Filing (King Soopers), Project
Development Plan - #43-08
APPLICANT: BHA Design, Inc.
c/o David Kasprzak
1603 Oakridge Drive
Fort Collins, CO. 80525
OWNER: Loveland Commercial LLC
1043 Eagle Drive
Loveland, CO. 80537
PROJECT DESCRIPTION:
This is a request for a supermarket -anchored shopping center at the northeast corner of
North College Avenue and East Willox Lane. The potential development site is
approximately 18 acres in size and the supermarket building (King Soopers) would be
about 123,000 square feet in size. Total building square footage in the center would be
about 170,000 square feet (including in -line retail shops attached to King Soopers and 7
smaller building pad sites). The primary access to the site will be from North College
Avenue and East Willox Lane. The property is in the CCN, Community Commercial
North College Zoning District. In addition to the supermarket the shopping center will
contain retail, restaurant (standard and fast food with & without drive-in), gasoline
station, and other commercial uses permitted in the CCN District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan (PDP) complies with the applicable requirements of the
Land Use Code (LUC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
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