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Home My WebLink AboutNORTH COLLEGE MARKETPLACE, WETLANDS - PDP - 39-08 - REPORTS - RECOMMENDATION/REPORTNorth College Marketplace, Wetlands Project Development Plan - #39-08 February 23, 2009 Administrative Hearing Page 7 4. The Project Development Plan is in conformance with the approved North College Marketplace, Overall Development Plan. RECOMMENDATION: Staff recommends approval of the North College Marketplace, Wetlands Project Development Plan - #39-08 North College Marketplace, Wetlands Project Development Plan - #39-08 February 23, 2009 Administrative Hearing Page 6 2. Section 3.2.2, Access, Circulation and Parking The proposal does not contain any direct public access to the site, nor will there be any parking or vehicular circulation (other than for infrequent storm drainage facilities maintenance) on the site; therefore, this section does not apply. B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards The proposal complies with the requirements set forth in this section. 2. 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 Protection Standards The proposal complies with the applicable standards and requirements in this section as they relate to wetlands areas, buffer standards associated with wetlands, and appropriate vegetation in the wetlands. FINDINGS OF FACT/CONCLUSIONS After reviewing the North College Marketplace, Wetlands Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the CCN, Community Commercial North College Zoning District. 2. The Project Development Plan complies with the applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The Project Development Plan complies with the applicable district standards of Division 4.19 Community Commercial - North College (CCN) zone district. North College Marketplace, Wetlands Project Development Plan - #39-08 February 23, 2009 Administrative Hearing Page 5 3. Division 4.19 of the Land Use Code — Community Commercial — North College District Public facilities, which the existing wetlands and existing/future storm drainage facilities on -site are defined as, are permitted in the CCN, Community Commercial — North College Zoning District, subject to an administrative (Type 1) review. "Public facilities shall mean transportation -systems or facilities, parks and recreation and/or natural area program systems or facilities, water systems or facilities, wastewater systems or facilities, storm drainage systems or facilities, fire, police and emergency systems or facilities, electric utilities, cable facilities or other public utilities." The purpose of the Community Commercial — North College District is: "... for fringes of retail/commercial core areas and corridors. This District is intended for moderate intensity uses that are supportive of the commercial core or corridor, and that help 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 proposed new development will be on a vacant parcel and will tie into and utilize existing roadways, utilities, and services in the area. The PDP meets the applicable Land Use Standards and Development Standards in the Community Commercial — North College District. 4. 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 The proposal satisfies the applicable standards set forth in this section. North College Marketplace, Wetlands Project Development Plan - #39-08 February 23, 2009 Administrative Hearing Page 4 2. Proiect Description This is a request for the North College Marketplace, which is the 1 sc Filing of the approved North College Marketplace, ODP and deals with preservation, improvements (both wetland and storm drainage), and enhancements to the wetlands portions of the property, which consist of 10.56 acres of existing wetlands (Outlots B & C) and the Larimer & Weld Canal (Outlot A) on the north and east sides of the overall 28.29 acre property. A subdivision plat (containing Outlots A, B, C, Tract A, and street right-of-way dedication) is a document that is included as part of the PDP package that also includes Site & Landscape Plans and utility plans. The subdivision plat is divided into the following parcels: Outlot A: The south % of the Larimer and Weld Canal easement/right-of- way that consists of 2.597 acres. " Outlot B: The existing wetlands on the North College Marketplace property that consists of 7.917 acres on the north and east portions of the property. Outlot C: A strip of land on the east side of the east wetlands that consists of 0.046 acre. Tract A: A Temporary Construction Easement on 17.207 acres is being platted for the purpose of filling 2 small low quality wetland areas and doing some overlot grading on that portion of the property. No additional improvements are being considered on Tract A with this PDP. Street Right -Of -Way: A total of 0.527 acres of street right-of-way for North College Avenue and East Willox Lane is being dedicated with the plat. The total acreage for Outlots A — C, Tract A, and Street Right -Of -Way dedication is 28. 29 acres, as indicated in the Statement of Ownership and Subdivision on the plat. North College Marketplace, Wetlands Project Development Plan - #39-08 February 23, 2009 Administrative Hearing Page 3 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: M1, C in Larimer County; S: CN, CCN in the City; E: M1, C in Larimer County; W: CN, CCN in the City; Existing residential Existing shopping center and proposed new shopping center Existing residential Existing North College Avenue commercial Corridor and proposed new shopping center 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 January 15, 2009, approved the North College Marketplace, 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. North College Marketplace, Wetlands Project Development Plan - #39-08 February 23, 2009 Administrative Hearing Page 2 EXECUTIVE SUMMARY: This Project Development Plan (PDP) complies with the following applicable requirements of the Land Use Code L( UC): • the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; • the standards located in Division 3.2 - Site Planning and Design Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; • the standards located in Division 3.3 - Engineering Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; • the standards and requirements located in Division 3.4 - Environmental, Natural Area, Recreational and Cultural Resource Protection Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; • the standards located in Division 4.19 Community Commercial -North College (CCN) of ARTICLE 4 - DISTRICTS; and, • the PDP is in conformance with the approved North College Marketplace, ODP. Public facilities, which the existing wetlands on -site are defined as, are permitted in the CCN, Community Commercial — North College,Zoning District, subject to an administrative (Type 1) review. This proposed development containing wetlands and storm drainage facilities will be on undeveloped parcels and the limited improvements will tie into and utilize existing roadways, utilities, and services in the area. of ,F``o'rt� Collins (EM NO MEETING DATE STAFF �r HEARING OFFICER PROJECT: North College Marketplace, Wetlands Project Development Plan - #39-08 APPLICANT: BHA Design 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 the 1st Filing of the previously approved North College Marketplace, Overall Development Plan (ODP) and deals with preservation, improvements (both wetland and storm drainage), and enhancements to the wetlands portions of the property, filling of 2 small low quality wetlands, and overlot grading on the 28.29 acre property known as North College Marketplace. The proposed shopping center containing a King Soopers Supermarket is a separate development proposal (2"d Filing of the ODP) on 17.207 acres of the property that will require a public hearing by the Planning & Zoning Board at some time in the future. The wetlands property, being 7.963 acres in size, is on the north side of East Willox Lane, essentially at the intersection with Blue Spruce Drive, and is zoned CCN, Community Commercial North College. RECOMMENDATION: Approval Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750