HomeMy WebLinkAboutNORTH COLLEGE MARKETPLACE - AMENDED ODP - 42-08 - REPORTS - RECOMMENDATION/REPORTNorth College Marketplace, Amended Overall Development Plan, #42-08
May 21, 2009 P & Z Hearing
Page 7
and sidewalk networks in the surrounding neighborhoods adjacent to the property,
including a pedestrian/bicycle connection along the east side of the North College
Avenue bridge crossing of the Larimer & Weld Canal (at the northwest corner of the
subject property), as set forth in Section 3.2.2(C)(6).
The North College Marketplace, Amended 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 Amended ODP is considered to be in
conformance with Sections 3.6.3(C) - (F).
Section 2.3.2(H)(5) - The Amended ODP has two (2) existing wetlands and the
Larimer & 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.
Section 2.3.2(H)(6) - The Amended ODP is consistent with the Dry Creek Drainage
Basin Master Plan.
Section 2.3.2(H)(7) - This section of the LUC is not applicable to the Amended ODP
because there are no residential uses being proposed as part of the project.
The Amended ODP contains land uses that are permitted in the CCN, Community
Commercial — North College District, as well as 2 additional uses (drive-in
restaurant and gasoline station) that were approved by the Planning & Zoning
Board in august, 2008.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board approve the North College
Marketplace, Amended Overall Development Plan - #42-08.
North College Marketplace, Amended Overall Development Plan, #42-08
May 21, 2009 P & Z Hearing
Page 6
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.
Section 2.3.2(H)(2) — Although the Amended 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 Amended 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 & Weld Canal make the ability for
connecting streets into the adjacent properties to the north and east unfeasible. The
Amended ODP is considered to be in conformance with Sections 3.6.3(A) - (F).
The Traffic Operations Department and the Transportation Planning Department
previously 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. At that time the ODP was considered to be in conformance with the
Transportation Level of Service Requirements as set forth in Section 3.6.4(B). A
pedestrian/bicycle route, via a bridge/trail across the Larimer & Weld Canal,
connecting the shopping center with the residential neighborhoods to the north and
east, was being proposed with the ODP. Since the ODP was approved by the
Planning & Zoning Board on January 15, 2009 the ditch company's Board of
Directors has stated that they will not approve an easement to allow such bridge
crossing. Therefore, this pedestrian/bicycle connection cannot be implemented. The
Amended North College Marketplace, ODP contains a commitment for a
pedestrian/bicycle connection along the east side of the North College
Avenue bridge crossing of the Larimer & Weld Canal (at the northwest corner
of the subject property) to satisfy the Multi -modal Transportation Level of Service
requirements for motor vehicle, bicycle and pedestrian movement.
Section 2.3.2(H)(4) - The Amended ODP provides for the location of transportation
connections to adjoining properties for vehicular, pedestrian, and bicycle movement.
The Amended ODP provides for pedestrian and bicycle circulation systems to the
surrounding neighborhoods and Tavelli Elementary School via the existing street
North College Marketplace, Amended Overall Development Plan, #42-08
May 21, 2009 P & Z Hearing
Page 5
adjacent properties unfeasible. The Amended 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.
This criterion was satisfied with review and approval of the ODP in January, 2009.
Compliance with Section 3.4.1 of the LUC was addressed with the North College
Marketplace, Wetland PDP that was approved in February, 2009.
f. Section 2.3.2(H)(6) - Consistency with the appropriate Drainage Basin Master Plan.
The North College Marketplace, Amended ODP is consistent with the Dry Creek
Drainage Basin Master Plan.
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,
Amended 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, Amended 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, and possibly 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, alignments, and design are being further
determined with site specific development plans for the North College Marketplace.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the North College Marketplace, Amended ODP, staff makes
the following Findings of Fact:
Section 2.3.2(H)(1) - The Amended 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.
North College Marketplace, Amended Overall Development Plan, #42-08
May 21, 2009 P & Z Hearing
Page 4
The North College Marketplace, Amended 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, Amended 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 & Weld Canal cause the possibility for connecting streets into the adjacent
properties to the north and east to be undesirable and unfeasible. The Amended
ODP is considered to be in conformance with Sections 3.6.3(A) - (F).
The Traffic Operations Department and the Transportation Planning Department
previously 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. At that time the ODP was considered to be in conformance with the
Transportation Level of Service Requirements as set forth in Section 3.6.4(B). A
pedestrian/bicycle route, via a bridge/trail across the Larimer & Weld Canal,
connecting the shopping center with the residential neighborhoods to the north and
east, was being proposed with the ODP. Since the ODP was approved by the
Planning & Zoning Board on January 15, 2009 the ditch company's Board of
Directors has stated that they will not approve an easement to allow such bridge
crossing. Therefore, this pedestrian/bicycle connection cannot be implemented. The
Amended North College Marketplace, ODP contains a commitment for a
pedestrian/bicycle connection along the east side of the North College
Avenue bridge crossing of the Larimer & Weld Canal (at the northwest corner
of the subject property) to satisfy the Multi -modal Transportation Level of Service
requirement for motor vehicle, bicycle and pedestrian movement.
d. Section 2.3.2(H)(4) - Provisions for the location of transportation connections to
adjoining properties for vehicular, pedestrian, and bicycle movement
The North College Marketplace, Amended ODP provides for pedestrian and bicycle
circulation systems to the surrounding neighborhoods and Tavelli Elementary
School via the existing street and sidewalk networks in the surrounding
neighborhoods adjacent to the property, including a pedestrian/bicycle connection
along the east side of the North College Avenue bridge crossing of the Larimer &
Weld Canal (at the northwest corner of the subject property), as set forth in Section
3.2.2(C)(6).
The North College Marketplace, Amended 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 & Weld Canal on the north
and east sides of the property make the possibility for connecting streets into the
North College Marketplace, Amended Overall Development Plan, #42-08
May 21, 2009 P & Z Hearing
Page 3
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 (filings) ODP on 28.3 acres. Filing 1 is identified
for Wetlands and Filing 2 is identified for Commercial Uses (supermarket, gasoline station,
standard & drive-in restaurants, small retail, and bank). The applicant currently has a PDP
for Filing 1, containing existing wetlands on 10.9 acres, and a PDP for Filing 2, containing
the commercial shopping center on 17.4 acres, in various stages of the City's development
review process.
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 criterion was satisfied with review and approval of the ODP in January, 2009.
The breakdown of the filings and land uses on the Amended ODP is still as follows:
* Filing 1 (10.9 acres) ..... Existing Wetlands ... Type 1 Review as a PDP. On
February 24, 2009 the Administrative Hearing Officer approved the North
College Marketplace, Wetlands PDP, which deals with preservation,
enhancement, and improvements to the wetlands and storm drainage
portions of the North College Marketplace, ODP. This filing is now in the
Final Plan review process.
* Filing 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.
b. Section 2.3.2(H)(2) - Consistency with the required density range of residential uses
in the 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 pattern/connectivity standards, and the Transportation Level of Service
Requirements
North College Marketplace, Amended Overall Development Plan, #42-08
May 21, 2009 P & Z Hearing
Page 2
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
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.
The Planning & Zoning Board, on January 15, 2009, approved the North College
Marketplace, ODP.
F of
o�rt� Collins
i"EM NO a
MEETING DATE 5CI 7C>q
STAFF 5bje, 0/1-
PLANNING & ZONING BOARD
PROJECT: North College Marketplace, Amended 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 to amend the approved 28.3 acre, 2-phase (filings) Overall Development
Plan (ODP) for open space/wetland (public facility) and commercial land uses permitted in
the CCN, Community Commercial - North College District. The use on the 1st Filing (10.9
acres) is existing wetlands and the uses on the 2"d Filing (17.4 acres) are commercial
(supermarket, gasoline station, standard & drive-in restaurants, small retail, and bank).
The current proposal is to relocate the PROPOSED PEDESTRIAN BRIDGE crossing the
Larimer & Weld Canal, connecting the shopping center with Spaulding Lane to the north as
shown on the previously approved ODP, to a location along the east side of and adjacent
to the North College Avenue bridge crossing of the Larimer & Weld Canal (at the northwest
corner of the subject property). The property is (generally) located at the northeast corner
of North College Avenue and Willox Lane and is zoned CCN, Community Commercial -
North College.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The North College Marketplace, Amended 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.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750