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HomeMy WebLinkAboutTHE PLAZA @ PAVILION LANE - PDP - 37-07 - REPORTS - RECOMMENDATION/REPORTPavilion Lane PDP, #37-07 January 17, 2008 P & Z Meeting Page 8 Zoning Board (Type 2) review. The proposed uses are a hotel (lodging establishment), office, standard restaurant, and retail. The LUC requires that a neighborhood meeting be held for a Type 2 development proposal and a City - facilitated neighborhood meeting was held on November 14, 2007, at the Prudential Prime Properties office, to discuss this proposal. Present at the meeting were the development team, the City's project planner, and 2 adjacent property owners representing one (1) residence in the Parkway Townhomes to the north. Their only concern centered around the potential treatment along the north property line of this development. Their request was for a fence to be used as a deterrent for children in the neighborhood that currently play on this undeveloped property. The developer is proposing a 6' high solid fence along the north property line. A copy of the notes taken at this meeting is attached to the staff report. FINDINGS OF FACT/CONCLUSIONS After reviewing The Plaza @ Pavilion Lane PDP, staff makes the following findings of fact and conclusions: 1. The proposed land uses are permitted in the HC - Harmony Corridor District. 2. The Project Development Plan, containing defined primary and secondary land uses in the Harmony Corridor District, is in conformance with the policies of the Harmony Corridor Plan and Harmony Corridor Standards and Guidelines. 3. The Project Development Plan complies with all applicable district standards of Section 4.26 of the Land Use Code, HC Zoning District. 4. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of The Plaza @ Pavilion Lane Project Development Plan - #37-07. Pavilion Lane PDP, #37-07 January 17, 2008 P & Z Meeting Page 7 The building facades (with multiple entries) in the three (3) pad site buildings have direct pedestrian connections to the existing public sidewalks along Pavilion Lane and JFK Parkway, without any vehicular use between the building faces and the streets. Build -to Line. Section 3.5.3(B)(2)(b) states that: Buildings shall be located no more than 15' from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on -street parking. Section 3.5.3(13)(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 buildings on Pad Sites 2 & 3 are located a distance of 8' to 12' from the right-of-way (ROW) line for Pavilion Lane, a Commercial Local Street. The building on Pad Site 1 is located a distance of 15' to 16' from the ROW line for JFK Parkway, a Four -Lane Arterial Street. These 'build -to' line distances comply with the requirement of the LUC. Fagade Treatment. The buildings satisfy the Minimum Wall Articulation standards set forth in Section 3.5.3(C)(2)(a) for the hotel and the three (3) pad site buildings. D. 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 City's Traffic Engineer has reviewed the TIS and has determined it to be acceptable. 4. Neighborhood Information Meeting The Plaza @ Pavilion Lane, PDP contains a mix of proposed land uses that are permitted in the HC - Harmony Corridor Zoning District subject to a Planning and Pavilion Lane PDP, #37-07 January 17, 2008 P & Z Meeting Page 6 existing retail centers to the north, west, and south. It is adjacent to existing and proposed residential uses to the north, northeast, and east. The building design and massing proportions of the hotel and pad site buildings reflects a complementary and compatible style with that of the existing commercial, office, and retail uses that surround this property. b. The proposal complies with the requirements set forth in Section 3.5.1(C) Building Size, Height, Bulk, Mass, Scale. The hotel building will contain a total of 47,790 square feet of floor area on three (3) floors. The building footprint will be 15,930 square feet. The overall height of the building is 40'-0", which is slightly taller than the two- and three-story buildings (ranging from 20' to 35' in height) on all four sides of this property. The three (3) pad site buildings will generally be about 20' in height, with elements of each building between 25' to 35' high. c. The proposal complies with the requirements set forth in Section 3.5.1(E) Building Materials. The building materials will consist primarily of stucco siding (several different colors) with masonry material (9' in height from the ground up) on all 4 sides of the buildings. These materials and colors are present in the existing buildings in the surrounding area, where stucco is the predominant material and masonry materials exist at the foundations. 2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings The proposal satisfies the Relationship of Buildings to Streets, Walkways and Parking standards, more specifically: The proposal complies with Section 3.5.3(B)(1) in that the primary entrances to the office / restaurant / retail buildings face and open directly onto walkways with pedestrian frontage that connect to the public sidewalks along Pavilion Lane and JFK Parkway without having to cross driveways or parking lots. 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. Pavilion Lane PDP, #37-07 January 17, 2008 P & Z Meeting Page 5 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. There will be bike parking spaces (with racks) for 7 bikes, which satisfies the minimum of 7 spaces 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 a direct walkways from the Pavilion Lane and JFK Parkway street sidewalks to the building entrances and 2 enhanced crosswalks from the internal pedestrian system to the front building entry for the hotel; and, it provides an unobstructed vehicular access between Pavilion Lane and the off-street parking spaces. There will not be vehicular access to the site from JFK Parkway. d. The proposal complies with Section 3.2.2(K)(2)(a) in that the project will provide 128 parking spaces for the hotel (84 units at 1 / unit allowed) and office, standard restaurant, and retail uses (18, 000 square feet at an average of 4.5 spaces per 1,000 square feet). This does not exceed the maximum parking allowance of 165 spaces. e. The proposal complies with Section 3.2.2(K)(5) in that it provides 5 handicapped parking spaces (of the total of 128 spaces on -site). 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 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility a. The proposal complies with the requirements set forth in Section 3.5.1(B) Architectural Character. This development is adjacent to Pavilion Lane PDP, #37-07 January 17, 2008 P & Z Meeting Page 4 of the Harmony Corridor Plan and the Harmony Corridor Standards and Guidelines. 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 a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides "full tree stocking" within 50' of the new buildings, according to 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 6' wide landscape parkway along Pavilion Lane and the 9' wide landscape parkway along JFK Parkway.. c. The proposal complies with Section 3.2.1(D)(3) in that no one species of the proposed 62 new trees on the development plan exceeds 25% of the total trees on -site, or 9 trees. d. The proposal complies with Section 3.2.1(E)(4)(a) in that trees are being provided at a ratio of 1 tree per 25 lineal feet along Pavilion Lane and 1 tree per 40 lineal feet in the parking setback area along the north and west property lines. e. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site parking area will be screened from Pavilion Lane to the south and the retail uses to the west with deciduous and evergreen shrub plantings that will block at least 70% of the vehicle headlights and extend along at least 70% of the street frontage along the parking area; and, the parking area on the north side of the hotel will be screened from the existing residential use to the north with a 6' high solid fence and deciduous shrubs that will block at least 75% of the vehicle headlights. f. The proposal complies with Section 3.2.1(E)(5) in that it provides at least 6.0% interior landscaping in the parking area (containing more than 100 spaces), thereby satisfying the minimum requirement. Pavilion Lane PDP; #37-07 January 17, 2008 P & Z Meeting Page 3 2. Division 4.26 of the Land Use Code - Harmony Corridor District The proposed hotel, office, retail, and standard restaurant uses are permitted in the HC Zoning District subject to a Planning and Zoning Board review. The hotel (lodging establishment) and standard restaurant uses are defined as Secondary Uses in this district. The PDP meets the applicable Land Use Standards, more specifically: Section 4.26(D)(1) Harmony Corridor Land Use Standards. This development proposal complies with the Harmony Corridor land use and locational standards as adopted by the City and is in conformance with the policies of the Harmony Corridor Plan. 2. Section 4.26(D)(2) Secondary Uses. The proposed secondary uses (hotel, standard restaurant) in this PDP are in compliance with this section of the LUC, which requires that secondary uses not occupy more than 25% of the total gross area of a development plan. The proposed Plaza @ Pavilion Lane, PDP on Lot 1 of the Goodwill Industries of Denver PDP is 2% of the Potential Regional Shopping Center or Community Shopping Center as identified in the Harmony Corridor Plan and Regional Shopping Center as identified in the Goodwill Industries at Harmony Centre PDP. Within this area there are existing major employment, retail, restaurant, and residential uses. The PDP meets the applicable Development Standards, more specifically: 1. Section 4.26(D)(3) Dimensional Standards. This development proposal complies with Section 4.26(D)(3)(a) that sets forth the maximum building height for all non-residential buildings, which is six (6) stories. The hotel will be three (3) stories (a maximum of 40') in height and the three (3) pad site buildings will be one (1) story.(a maximum of 35') in height. 2. Section 4.26(E)(1) Harmony Corridor Development Standards. This development proposal complies with the Harmony Corridor design standards as adopted by the City and is in conformance with the policies Pavilion Lane PDP, #37-07 January 17, 2008 P & Z Meeting Page 2 standards located in Division 4.26 Harmony Corridor (HC) of ARTICLE 4 — DISTRICTS. Commercial / Retail Uses (including lodging establishments, offices, retail, and standard restaurants) are permitted in the HC - Harmony Corridor Zoning District, subject to either an Administrative (Type 1) review or a Planning and Zoning Board (Type 2) review. The purpose of the HC District is: "..... to implement the design concepts and land use vision of the Harmony Corridor Plan -- that of creating an attractive and complete mixed -use area with a major employment base." This proposal complies with the purpose of the HC District as it provides permitted Primary Uses and Secondary Uses in an area identified as "Potential Regional Shopping Center or Community Shopping Center' in the Harmony Corridor Plan. The area bounded by Boardwalk Drive to the east, Troutman Parkway to the north, East Harmony Road to the south, and South College Avenue to the west was previously identified and defined with the Goodwill Industries at Harmony Centre PDP as part of a Regional Shopping Center. 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: HC; existing residential (Parkway Townhomes) S: HC; existing retail (Goodwill Industries) E: HC; existing & proposed residential (Reflections Senior Apartments, Settler's Green) W: HC; existing retail (shopping center) The property was annexed into the City in December, 1979 as part of the South College Properties Annexation. The property was platted as Lot 1 of the Goodwill Industries of Denver Subdivision in July, 2006. ITEM NO. 2 MEETING DATE 1/17/08 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: The Plaza @ Pavilion Lane, Project Development Plan - #37-07 APPLICANT: Ennis Associates c/o Don Ennis 13994 Turnberry Court Broomfield, CO. 80020 OWNER: PA Investments LLC c/o William Albrecht 4836 South College Avenue Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for a hotel, office, retail, and standard restaurant uses on 3.19 acres, being Lot 1 of the previously approved Goodwill Industries of Denver Subdivision. There will be four (4) buildings: the hotel being three stories (40'-0") in height and containing 47,790 square feet; and, the three (3) pad sites, each containing one-story buildings (up to 35'-0" in height) that are 6,000 square feet in size. The property is located at the northwest corner of Pavilion Lane and JFK Parkway and is in the HC - Harmony Corridor Zoning 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; * standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fart Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT