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Home My WebLink AboutCOLLINWOOD NORTH, MAJOR AMEND. - 24-07 - REPORTS - RECOMMENDATION/REPORTCollinwood North, Major Amendment, File # 24-07 September 20, 2007 Planning and Zoning Board Hearing Page 7 northeast and southeast corners of the building with direct pedestrian connections between the public sidewalk along South Lemay Avenue to the main entrances to the building on the west side, adjacent to the parking areas. D. Division 3.6, Transportation and Circulation 1. Master Street Plan [3.6.1 ] —South Lemay Avenue is shown as a 4 lane arterial on the Master Street Plan. Rule Drive is a local street. This Major Amendment is consistent with the Master Street Plan, and provides the required internal driveway connections, therefore it satisfies this standard. FINDINGS OF FACT/CONCLUSIONS After reviewing the Collinwood North, Major Amendment, staff makes the following findings of fact and conclusions: 1. The proposed Personal & Business Service Shops use is permitted in the (MMN) Medium Density Mixed -Use Neighborhood District, subject to a Planning and Zoning Board review. 2. The Project Development Plan complies with all applicable district standards of Section 4.6 of the Land Use Code, MMN — Medium Density Mixed -Use Neighborhood District. 3. 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 Collinwood North, Major Amendment, File # 24-07. Collinwood North, Major Amendment, File # 24-07 September 20, 2007 Planning and Zoning Board Hearing Page 6 4. Site Lighting [3.2.4] - Down -directional, full cut-off pole mounted light fixtures are provided to illuminate parking lots, drive aisles, and walkway areas. As required, the lighting levels will not exceed 10 foot-candles on site, and the walkways will be illuminated by at least 0.5 foot-candles. B. Division 3.3, Engineering Standards 1. Plat Standards [3.3.1 ] - As required, the general layout of the lots, roads, driveways, utilities, drainage facilities, and other services within the proposed development are designed in a way that enhances an interconnected street system within and between neighborhoods. Proper right-of-way has been dedicated for public streets, emergency access easements, and utility easements have been provided as needed to serve the area being platted. 2. Water Hazards [3.3.3] — The Stormwater Department has reviewed the application and has indicated that the application satisfies the requirements of this standard. C. Division 3.5, Building Standards Building and Project Compatibility [3.5.1 ] — The architectural character is compatible with the architectural character of other existing development in the area. The 1-story, 17' to 29' high buildings will be constructed of stone veneer and stucco exterior wall siding, with concrete roof tiles. The materials are very similar to the materials on the existing Collinwood Assisted Care Community buildings on the southerly portion of the property. Main entrances face connecting walkways and street sidewalks. The 2 new buildings will be consistent with the height, scale, and mass of the existing Collinwood Assisted Care Community buildings, as well as other non-residential buildings in the area. 2. Mixed -Use, Institutional and Commercial Buildings [3.5.3] — The Major Amendment satisfies the "build -to" line standards set forth in Section 3.5.3(B)(2) in that the building along Rule Drive is set back a distance of 15' from the right-of-way line for that street. The building along South Lemay Avenue is set back from the right-of- way line for that street a distance of 49'-8", which is more than the 25' permitted; However, the development plan satisfies the permitted exception to the build -to line standard set forth in Section 3.5.3(B)(2)(d)1 in that pedestrian plazas are being provided at the Collinwood North, Major Amendment, File # 24-07 September 20, 2007 Planning and Zoning Board Hearing Page 5 sidewalk connections are provided from the on -site personal & business service shops to the adjacent street network. This standard is thereby satisfied. b. Transportation Impact Study [3.2.2(C)(8)] - The City's Traffic Engineer and the Transportation Planning Department have reviewed the applicants Transportation Impact Study and have found that it meets the required vehicular, pedestrian, bicycle, and transit Level of Service requirements. c. Access and Parking Lot Requirements [3.2.2(D)] - Pedestrian areas are clearly differentiated from vehicular areas. All off-street parking spaces have unobstructed vehicular access to and from the public streets. This standard is, therefore, satisfied. d. Parking Lots: Required Number of Spaces for Type of Use [3.2.2(K)(2)] - Non-residential Parking Maximums: This section of the Land Use Code limits personal & business service shop uses to a maximum of 4.0 spaces for each 1,000 square feet of gross leasable floor area. There is proposed to be 28,032 square feet of personal & business service shop uses; therefore, a maximum of 112 parking spaces can be provided in the parking areas that serve the buildings. A total of 110 on -site parking spaces are being proposed. This section of the LUC is being satisfied. e. Handicap Parking [3.2.2(K)(5)] — There are 5 handicap spaces provided in convenient locations. The standard is thereby satisfied. 3. Solar Access, Orientation, Shading [3.2.3] - The layout of the project does not cast'unreasonable shadows within the site or on adjacent properties so as not to impair the access to sunshine for potential solar energy systems or for solar -oriented rooftop surfaces. The buildings are generally 1-story structures, 17' in height, with 4 modular components being 29' in height. This standard is therefore satisfied. Collinwood North, Major Amendment, File # 24=07 September 20, 2007 Planning and Zoning Board Hearing Page 4 Personal & Business Service Shops are permitted in the (MMN) Medium Density Mixed -Use Neighborhood District, subject to a Planning & Zoning Board review. The Project Development Plan complies with all applicable district standards of Section 4.6 of the Land Use Code, MMN — Medium Density Mixed -Use Neighborhood District. 4. Article 3 of the Land Use Code - General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Landscaping and Tree Protection [3.2.1] a. Street Trees [3.2.1(D)(2)] - The applicant is satisfying the 30 to 40 foot spacing interval requirement with existing and proposed new street trees; therefore, the Major Amendment satisfies this standard. b. Minimum Species Diversity [3.2.1(D)(3)] -The number of trees on the Landscape Plan will not exceed the allowable number of a single species of trees. This will be determined with the Final Plan review. Therefore, the Major Amendment satisfies this standard. c. Parking Lot Perimeter Landscaping [3.2.1(E)(4)] -As required, the on -site outdoor parking areas are screened adequately from the street and adjacent office uses with plant material of sufficient opacity to block the required amount of vehicle headlights. d. Parking Lot Interior Landscaping [3.2.1(E)(5)] -All proposed parking lots provide a minimum of 10% of their total area as landscaped areas. This standard is, therefore, satisfied. 2. Access, Circulation and Parking [3.2.2] a. Direct On -Site Access and Off -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(6)&(7)] - Direct Collinwood North, Major Amendment, File # 24-07 September 20, 2007 Planning and Zoning Board Hearing Page 3 (d) the minor amendment does not result in a change in the character of the development. The Oakridge West 1st Filing PUD and Collinwood Amended PUP were development proposals that were reviewed and approved as Planning & Zoning Board (Type 2) Project Development Plan requests and were evaluated against the criteria and standards set forth in the City of Fort Collins Land Development Guidance System (LDGS). Section 2.2.10(B)(1) Procedure/Criteria for Major Amendments 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 Section 2.2.10(A) shall be deemed Major Amendments. Major Amendments to approved development plans or site specific development plans approved under the laws of the City for the development of land prior to the adoption of this Land Use Code shall be processed as required for the land use or uses proposed for the amendment as set forth in Article 4 (i.e., Type 1 review or Type 2 review) for the zone district in which the land is located, and, to the maximum extent feasible, shall comply with the applicable standards contained in Articles 3 and 4. 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 amendment is sought. The Oakridge West 1st Filing PUD and Collinwood Amended PUP were development proposals that were reviewed and approved as Planning & Zoning Board (Type 2) Project Development Plan requests and were evaluated against the criteria and standards set forth in the City of Fort Collins Land Development Guidance System (LDGS). The applicant is requesting to construct 2 new 28,032 square foot L-shaped buildings, known as Collinwood North, which will be located at the southwest corner of and front on South Lemay Avenue and Rule Drive. The new buildings will be on about 2.7 acres of the existing Collinwood Assisted Care campus. They will contain personal & business service shops, which constitutes a major change -in -use from the previously approved medical office uses on the same portion of the property. Parking would be located to the south and west of the buildings, with an access drive to Rule Drive and to the existing parking for the Collinwood Assisted Care Community to the south. 3. Division 4.6 of the Land Use Code, Medium Density Mixed -Use Neighborhood District (MMN Collinwood North, Major Amendment, File # 24-07 September 20, 2007 Planning and Zoning Board Hearing Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: E: RL; Existing single-family residential S: MMN; Existing senior -care facility W: MMN; undeveloped, vacant land N: MMN; Existing senior -care facilities The property was part of the Keenland Annexation in August of 1980. The subject property was subdivided as part of Lot 1 of the Oakridge West PUD 1st Filing subdivision plat. The subject property was approved for 14,000 square feet of medical office uses in 2 buildings, with associated parking, as part of the Oakridge West 1st Filing PUD approved by the Planning & Zoning Board in August, 1987. The subject property was approved for 2 Future Buildings, with associated parking, as part of the Collinwood Amended PUD approved by the Planning & Zoning Board in November, 1992. 2. Article 2 - Administration Section 2.2.10(A) Minor Amendments The Collinwood North, Major Amendment request proposes to construct 2 new buildings containing personal & business service shops, instead of the previously approved medical office uses, on about 2.7 acres of the existing Collinwood Assisted Care Community campus. The change -of -use and building/parking placement on the site constitute a change in character to the previously approved plans. Therefore, the request may not be considered as a Minor Amendment. !It must go through the Major Amendment development review process.. Section 2.2.10(A)(2) states that: Minor Amendments shall only consist of any change to any development plan or any site specific development plan which was originally subject to review by the Planning & Zoning Board (either as a Type 2 project or as a project reviewed by the Board under prior law) and was approved by the Board, provided that: ITEM NO. 2 MEETING DATE 9/20/07 STAFF 5tdV0-'.Ott _ Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Collinwood North, Major Amendment - File #24-07 APPLICANT: BHA Design, Inc. 1603 Oakridge Drive Fort Collins, CO. 80525 OWNER: Dana Rasic Bethesda Real Estate Company 15475 Gleneagle Drive Colorado Springs, CO. 80921 PROJECT DESCRIPTION: This is a request for 2 new buildings to be known as Collinwood North, containing 28,032 square feet in an L-shape on about 2.7 acres of the existing Collinwood Assisted Care campus, which will be located at the southwest corner of and front on South Lemay Avenue and Rule Drive. The new buildings will contain personal & business service shops. Parking would be located to the south and west of the buildings, with an access drive to Rule Drive and to the existing parking for the Collinwood Assisted Care Community to the south. The property is in the MMN - Medium Density Mixed -Use Neighborhood District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed Major Amendment for a change from medical office uses to personal & business service shops is permitted in the (MMN) Medium Density Mixed -Use Neighborhood District subject to a Planning and Zoning Board review, per Section 2.2.10(B)(1) the Land Use Code. The Major Amendment complies with all applicable district standards of Section 4.6 of the Land Use Code, MMN - Medium Density Mixed -Use Neighborhood District. The Major Amendment complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT