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HomeMy WebLinkAboutNORTH COLLEGE MARKETPLACE - ADDITION OF PERMITTED USE - 23-08 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESWillox Ln. to the south. Currently, Pobre Pancho's Mexican restaurant and North College Motors auto dealership exist near the southwest corner of the proposed site. The eastern edge is currently a natural area with some wetlands extending into the center of the site. The natural area is mostly surrounded by the Larimer & Weld Canal to the north and east with a small section at the southeast corner abutting an existing residential property in the County. Immediately adjacent to the canal is County lands. The southeast corner of the intersection of E. Willox Ln and Blue Spruce Dr. is currently zoned a Medium Density Mixed -Use Neighborhood District (MMN). Properties west of North College Ave. and south of E. Willox Ln. are located in the Commercial — North College District (CN). Is the Proposed Use Compatible with the Neighborhood Context and with Section 3.5.1 of the Land Use Code? The proposed permitted uses for a fueling station and for a drive -through restaurant are compatible with the adjacent Commercial — North College District (CN) adjacent to the project to the west and south. The adjacent CN District, which is more permissive, allows the use of gasoline stations and drive -through restaurants with planning and zoning board approval. The proposed uses would adhere to existing land use code and meet a level of character as described in the North College Corridor Plan. Elements of the proposed uses in terms of structure height, scale, mass and bulk would parallel the structure requirements of the adjacent CN District requirements. Additionally, the location of the proposed uses would be along the outer edge (west and south) of the project closest to the CN District as opposed to the interior of the project site. Overall, the proposed permitted uses are not significantly different in visual character from adjacent permitted uses. Other areas within the project site provide opportunities for land use transition through the design of plaza spaces (serving as street -front area), gateway features, landscaped open space, and an enhanced natural area corresponding with the purpose of the CCN District to moderate land use intensity at the fringe of core commercial areas. Compliance with a Governing Overall Development Plan or Sub -area Plan The proposed project is within the North College Corridor Plan and will enhance North College Ave. Additionally, this project will be a catalyst development that will anchor the North College corridor and will become a significant retail destination. Among other things the project will update, upgrade, and install necessary infrastructure improvements to the area, place several underutilized properties into productive use, and generate significant TIF Revenue for use within the project area as well as for other URA target projects. The project will create an attractive gateway to the North College Avenue and North Ft. Collins business corridor and generate significant property and sales tax within the area. The project, when complete, will accomplish several objectives of the Plan which include, but are not limited to, utilizing undeveloped and underdeveloped land, improvement of pedestrian, bicycle, and vehicular circulation and safety, contribute to increased revenues for all taxing entities, facilitate the enforcement of laws and regulations applicable to the Renewal Area, eliminate blight, and develop the property in accordance with the Comprehensive Plan in a manner compatible with the project area. Addition of a Permitted Use Page 2 of 3 Addition of a Permitted Use North College Marketplace The following summary describes a plan to develop and redevelop the area generally located at the northeast corner of North College Avenue and Willox Lane in north Ft. Collins into a significant retail destination shopping center. Under this scenario, approximately $8 Million in Tax Increment Revenue bonds would be issued in the early stages of the project to fund Public Improvements including demolition and cleanup of blighted properties, off -site street improvements, wetlands mitigation and enhancements, gateway features and landscaping, and utility infrastructure. This request for the addition of permitted use includes restaurants with drive -through facilities and a retail store with fuel sales without the 3/4 mile minimum distance requirement. More specifically, the proposed permitted uses would allow for a maximum of one fueling station and three restaurant drive -through facilities. The request is intended to further facilitate the redevelopment of a critical property within the North College Avenue Corridor. Zone District The property is currently located in the Community Commercial — North College District (CCN). The current CCN District was adopted in 1995 and was revised to include supermarkets in 2001 and more recently, to include large retail 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. At this time it is unknown as to whether any previous zoning designations would have allowed the proposed additional permitted uses. Description of the Proposed Use and Previous Use The current project is planned for a significant retail center anchored by a large supermarket and/or retailers which will be significant draw for North College Avenue in Ft. Collins. Accessory uses will include approximately 30K+ s.f. of small retail shop space in several small buildings, a fueling station, and additional pads to accommodate restaurants, banks, or other retail end users. The Applicant has purchased approximately 23 acres in three parcels at the time of this application and is currently under contract to purchase 4 additional parcels as part of the development. Additionally, the current plan is not to incorporate the existing Pobre Poncho's Mexican restaurant and North College Motors auto dealership into the project on the hard corner of the site. Context The project site is generally located on the east side of North College Ave. at the northern 'Gateway' of the City limits. In its current state, North College Avenue lacks curb & gutter, sidewalks, and streetscape along both the east and west sides of the street as well as the operational capacity to accommodate the traffic generated by the development of the area. Within the site, proposed improvements are to extend to Grape St. to the north and to E. Addition of a Permitted Use Page 1 of 3 Compliance with Article Three of the Land Use Code The development and redevelopment of the existing site will comply with Article Three of the Land Use Code as described above in the question regarding compliance with governing sub- area plans. Compliance with Article Four of the Land Use Code Except for the permitted land uses requested, applicable standards of the CCN District will be met and brought into compliance as required by the District and as described above in the question regarding compliance with governing sub -area plans. Conditions of Approval None. Addition of a Permitted Use Page 3 of 3