HomeMy WebLinkAboutNORTH COLLEGE MARKETPLACE - ODP - 42-08 - REPORTS - RECOMMENDATION/REPORT4(4t�
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North College Marketplace, Overall Development Plan, #42-08
January 15, 2009 P & Z Hearing
Page 7
* Section 2.3.2(H)(6) - The ODP is consistent with the Dry Creek Drainage Basin
Master Plan.
* Section 2.3.2(H)(7) - This section of the LUC is riot applicable to the ODP because
there are no residential uses being proposed as part of the project. ,
* The ODP contains land uses that are permitted in the CCN, Community
Commercial — North College District, as well as 2 additional uses (drive-iri
restaurant and gasoline station) that were approved by the Planning & Zoning
Board.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board approve the North College
Marketplace, Overall Development Plan - #42-08.
North College Marketplace, Overall Development Plan, #42-08
January 15, 2009 P & Z Hearing
Page 6
small retail, and bank). The applicant currently has a PDP for Phase 1, containing
existing wetlands on 10.9 acres, and a PDP for Phase 2, containing the commercial
shopping center on 17.4 acres, in the City's development review process.
* Section 2.3.2(H)(2) — Although the ODP is in the CCN District this section of the
LUC is not applicable because there are no residential uses being proposed as part
of the project.
* Section 2.3.2(H)(3) - The ODP conforms to the Master Street Plan requirements,
the street pattern/connectivity standards, and the Transportation Level of Service
Requirements. The ODP fronts on North College Avenue and Willox Lane. No other
public streets are proposed with this ODP. It is considered to be in compliance with
the Master Street Plan, as set forth in Section 3.6.1(B). The ODP, being
approximately 28.3 acres in size, provides for multiple private drive accesses to
both North College Avenue (to the west) and Willox Lane (to the south). The
existing wetlands and the existing Larimer and Weld Canal makes the ability for
connecting streets into the adjacent properties to the north and, east unfeasible. The
ODP is considered to be in conformance with Sections 3.6.3(A) - (F). The Traffic
Operations Department and the Transportation Planning Department have reviewed
and evaluated the required Transportation Impact Study (TIS), as set forth in
Section 3.6.4(C), for development on the North College Marketplace property. The
TIS is in conformance with the Transportation Level of Service Requirements.
* Section 2.3.2(H)(4) - The ODP provides for the location of transportation
connections to adjoining properties for vehicular, pedestrian, and bicycle movement.
As part of the proposed trail connection to Spaulding Lane (including the bridge
across the Larimer and Weld Canal as part of this development proposal) the North
College Marketplace, ODP provides for pedestrian and bicycle circulation systems
to Tavelli Elementary School via the existing street and sidewalk networks in the
surrounding neighborhoods adjacent to the property, as set forth in Section
3.2.2(C)(6).
The North College Marketplace, ODP provides for private drive accesses to North
College Avenue (a 4-lane arterial street) and Willox Lane (a 2-lane arterial street).
The existing wetlands and the existing Larimer and Weld Canal on the north and
east sides of the property makes the possibility for connecting streets into the
adjacent properties unfeasible. The ODP is considered to be in conformance with
Sections 3.6.3(C) - (F).
* Section 2.3.2(H)(5) - The ODP has two (2) existing wetlands and the Larimer and
Weld Canal that warrant buffer zones and these features are shown on the plan.
Compliance with Section 3.4.1 of the LUC is being addressed with the North
College Marketplace, Wetland PDP that is currently in development review.
North College Marketplace, Overall Development Plan, #42-08
January 15, 2009 P & Z Hearing
Page 5
g. Section 2.3.2(H)(7) - Application of standards relating to housing density and mix of
uses
This section of the LUC is not applicable to the North College Marketplace, ODP
because there are no residential uses being proposed as part of the project.
3. Division 4.19 CCN. Community Commercial — North College District:
The North College Marketplace, ODP contains proposed land uses that are permitted in
the CCN District, subject to either an Administrative or Planning & Zoning Board review.
4. Transportation:
Primary access points to the property will be from 2,-aAd-pessieljr-3; private drives from
North College Avenue, to the west, and from 3 private drives from Willox Lane, to the
south. The actual private drive locations and alignments are being further determined with
site specific development plans for the North College M/�irketplace.
5. Neighborhood Meeting: (�►
Section 2.2.2(B) sets forth the requirement that a neighborhood meeting shall be held for
any development proposal subject to Planning and Zoning Board review. An ODP is
defined as a development application (proposal) and will be processed as a Planning and
Zoning Board review, as set forth in Section 2.3.2(G). Therefore, neighborhood meeting
was required and one was held on August 7, 2008, to discuss the North College
Marketplace development proposal. Primary concerns expressed were the impact of the
new supermarket on the existing Albertson's Supermarket to the south of Willox Lane, the
character of this new shopping center as it relates to the North College vision, the lighting
impacts on the adjacent neighborhoods from the shopping center, and the lack of direct
pedestrian/bicycle connections to the shopping center from the surrounding
neighborhoods. A copy of the notes taken at the neighborhood meeting is attached to this
staff report.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the North College Marketplace, ODP, staff makes the
following Findings of Fact:
* Section 2.3.2(H)(1) - The ODP is in compliance with the applicable criteria and zone
district standards in the Land Use Code. As set forth in Section 2.1.3(B)(2), an ODP
shall be required for any property which is intended to be developed over time in 2
or more separate project development plan submittals. This request is for a 2-phase
ODP on 28.3 acres. Phase 1 is identified for Wetlands and Phase 2 is identified for
Commercial Uses (supermarket, gasoline station, standard & drive-in restaurants,
North College Marketplace, Overall Development Plan, #42-08
January 15, 2009 P & Z Hearing
Page 4
and Weld Canal cause the possibility for connecting streets into the adjacent
properties to the north and east to be undesirable and unfeasible. The ODP is
considered to be in conformance with Sections 3.6.3(A) - (F).
The Traffic Operations Department and the Transportation Planning Department
have reviewed and evaluated the required Transportation Impact Study (TIS), as set
forth in Section 3.6.4(C), for development on the North College Marketplace
property. The TIS is in conformance with the Transportation Level of Service
Requirements. A pedestrian/bicycle route, via a trail connecting the shopping center
with the residential neighborhoods to the north and east, is being proposed with the
ODP. A bridge across the Larimer and Weld Canal is proposed as part of the trail.
d. Section 2.3.2(H)(4) - Provisions for the location of transportation connections to
adjoining properties for vehicular, pedestrian, and bicycle movement
As part of the trail connection to Spaulding Lane, including the bridge across the
Larimer and Weld Canal, the North College Marketplace, ODP provides for
pedestrian and bicycle circulation systems to Tavelli Elementary School via the
existing street and sidewalk networks in the surrounding neighborhoods adjacent to
the property, as set forth in Section 3.2.2(C)(6).
The north College Marketplace, ODP provides for private drive accesses to North
College Avenue (a 4-lane arterial street) and Willox Lane (a 2-lane arterial street).
The existing wetlands and the existing Larimer and Weld Canal on the north and
east sides of the property makes the possibility for connecting streets into the
adjacent properties unfeasible. The ODP is considered to be in conformance with
Sections 3.6.3(C) - (F).
e. Section 2.3.2(H)(5) - Show the general location and size of natural areas, habitats
and features within the property boundaries of the ODP
The North College Marketplace, ODP has two (2) existing wetlands and the Larimer
and Weld Canal that warrant buffer zones and these features are shown on the
plan. Compliance with Section 3.4.1 of the LUC is being addressed with the North
College Marketplace, Wetland PDP that is currently in development review.
f. Section 2.3.2(H)(6) - Consistency with the appropriate Drainage Basin Master Plan.
The North College Marketplace, ODP is consistent with the Dry Creek Drainage
Basin Master Plan.
North College Marketplace, Overall Development Plan, #42-08
January 15, 2009 P & Z Hearing
Page 3
As set forth in Section 2.3.2(H), an ODP shall comply with the following criteria:
a. Section 2.3.2(H)(1) - Consistency with zone district standards (Article 4)
This is a request for approval of a 2-phase ODP for wetlands and commercial land
uses permitted in the CCN, Community Commercial — North College District, as
defined in Section 4.19(13)(2)(b)4 — Public facilities, Section 4.19(B)(2)(c) —
Commercial/Retail Uses, and Section 4.19(13)(3)(c)4 - Supermarkets .of the City of
Fort Collins LUC. The breakdown of the phases and proposed land uses is as
follows:
• Phase 1 (10.9 acres) ..... Existing Wetlands ... Type 1 Review as a PDP.
• Phase 2 (17.4 acres) ..... Proposed Commercial Uses (supermarket,
gasoline station, standard & drive-in restaurants, small retail, and bank) ...
Type 2 Review as a PDP because of the proposed supermarket, drive-in
restaurants, and gasoline station.
The proposed land uses on the North College Marketplace, ODP are consistent with
the permitted uses, subject to either Administrative review or Planning & Zoning
Board review, in the CCN, Community Commercial — North College District. The
addition of the drive-in restaurant and gasoline station uses on this specific site was
approved by the Planning & Zoning Board on August 21, 2008.
b. Section 2.3.2(H)(2) - Consistency with the required density range of residential uses
in the District.
Although the North College Marketplace, ODP is in the CCN District this section of
the LUC is not applicable because there are no residential uses being proposed as
part of the project.
C. Section 2.3.2(H)(3) - Conformance to the Master Street Plan requirements, the
street pattem/connectivity standards, and the Transportation Level of Service
Requirements
The North College Marketplace, ODP conforms to the Master Street Plan
requirements, the street pattern/connectivity standards, and the Transportation
Level of Service Requirements. The ODP fronts on North College Avenue and
Willox Lane. No other public streets are proposed with this ODP. It is considered to
be in compliance with the Master Street Plan, as set forth in Section 3.6.1(B).
The North College Marketplace, ODP, being approximately 28.3 acres in size,
provides for multiple private drive accesses to both North College Avenue (to the
west) and Willox Lane (to the south). The existing wetlands and the existing Larimer
North College Marketplace, Overall Development Plan, #42-08
January 15, 2009 P & Z Hearing
Page 2
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.
2. Land Use:
Compliance with the City of Fort Collins Land Use Code:
As set forth in Section 2.1.3(B)(2), an ODP shall be required for any property which is
intended to be developed over time in 2 or more separate project development plan
submittals. This request is for a 2-phase ODP on 28.3 acres. Phase 1 is identified for
Wetlands and Phase 2 is identified for Commercial Uses (supermarket, gasoline station,
standard & drive-in restaurants, small retail, and bank). The applicant currently has a PDP
for Phase 1, containing existing wetlands on 10.9 acres, and a PDP for Phase 2,
containing the commercial shopping center on 17.4 acres, in the City's development
review process.
F6rt Collins
ITEM NO _ . . .3...
MEETING DATE //is 149
STAFF '7/P'Ue
PLANNING & ZONING BOARD
PROJECT: North College Marketplace, Overall Development Plan - #42-08
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 approval of a 28.3 acre, 2-phase Overall Development Plan (ODP) for
open space/wetland (public facility) and commercial land uses permitted in the CCN,
Community Commercial - North College District. The proposed use on Phase 1 (10.9
acres) is existing wetlands and the proposed uses on Phase 2 (17.4 acres) are commercial
(supermarket, gasoline station, standard & drive-in restaurants, small retail, and bank).
The property is (generally) located at the northeast comer of North College Avenue and
Willox Lane. It is zoned CCN, Community Commercial - North College.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The North College Marketplace, ODP complies with the applicable review criteria in the
Land Use Code (LUC), including the ODP criteria, the CCN, Community Commercial —
North College District, the General Development Standards, and the adopted Master
Street Plan.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: M1, C in Larimer County; Existing residential
S: CN; Existing shopping center
E: M1, C in Larimer County; Existing residential
W: M1 in Larimer County, CN in the City; Existing North College Avenue
commercial corridor
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750