HomeMy WebLinkAboutPOUDRE VALLEY PLAZA P.U.D., PAD G - MAJOR AMENDMENT - 30-95C - REPORTS - RECOMMENDATION/REPORTPoudre Valley Plaza PUD, Pad G - Major Amendment, #30-95C
September 14, 2004 Administrative Hearing
Page 8
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Poudre Valley Plaza PUD, Pad 'G' (The Promenade) - Major
Amendment, staff makes the following findings of fact and conclusions:
The proposed land use is permitted in the NC — Neighborhood Commercial Zone
District.
2. The Major Amendment complies with the procedure/criteria set forth in Section
2.2.10(B) Major Amendments of the Land Use Code.
3. The Major Amendment plan complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code.
4. The Project Development Plan complies with all applicable Land Use and
Development Standards contained in Article 4, Division 4.19 of the Land Use
Code.
RECOMMENDATION:
Staff recommends approval of the Poudre Valley Plaza PUD, Pad 'G' (The Promenade)
- Major Amendment - #30-95C.
Poudre Valley Plaza PUD, Pad G - Major Amendment, #30-95C
September 14, 2004 Administrative Hearing
Page 7
2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings
The proposal satisfies all Relationship of Buildings to Streets,
Walkways and Parking standards.
Orientation to Build -to Lines for Streetfront Buildings. Section
3.5.3(B)(2)(a) states that:
To establish "build -to" lines, buildings shall be located and designed
to align or approximately align with any previously established
building/sidewalk relationships that are consistent with this
standard. Accordingly, at least thirty (30) percent of the total length
of the building along the street shall be extended to the build -to line
area. If a parcel, lot or tract has multiple streets, then the building
shall be built to at least two (2) of them according to (b) through (d)
below, i.e. to a street corner.
The south elevation of the mixed -use building on Pad 'G' will be oriented
to Arbor Avenue, to the south, with 39% of the south elevation located 12'
from the right-of-way for Arbor Avenue.
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.
The mixed -use building on Pad 'G' will be oriented to Arbor Avenue, a
local street to the south, and will be 12' from the street right-of-way.
5. Neighborhood Information Meeting
The Poudre Valley Plaza PUD, Pad 'G' - Major Amendment contains a proposed
land use that is permitted in the NC — Neighborhood Commercial Zoning District
subject to an administrative (Type 1) review. The proposed use is a new mixed -
use dwelling unit building. The LUC does not require that a neighborhood
meeting be held for a Type I development proposal and a City -facilitated
neighborhood meeting was not held to discuss this proposal.
Poudre Valley Plaza PUD, Pad G - Major Amendment, #30-95C
September 14, 2004 Administrative Hearing
Page 6
The building is oriented east — west, with the narrower building view
to properties to the east. The east building elevation presents a
varying height, with the building mass being approximately 24% of
the area between 40' and 48'-8".
2. Light and Shadow.
At the sun's lowest point, on December 21st, the taller building will
cast shadows on the parking lot for the Poudre Valley Plaza
neighborhood center and on the existing buildings on Pad 'E' and
Pad 'F' in the center. It will not have any affect on other adjacent
properties.
3. Privacy.
The building is located where it will not have impact on residential
neighborhoods i n t he area. I t i s s eparated a nd s hielded from t he
existing single-family residential neighborhoods to the east by the
existing building on Pad 'F' in the neighborhood center, significant
distances of 200' to 210' between this building and the single-family
residences, and Century Drive, a local street. It is separated from
the existing multi -family residential development to the south by
Arbor Avenue, a local street, and significant distances of 150' to
175' between this building and the multi -family residential buildings.
4. Neighborhood Scale.
A building greater than 40' in height should be located in either of
two areas: in the downtown area or in an established or developing
activity center. An activity center is defined as a neighborhood,
community, or regional shopping center, or an employment center
with over 300 employees. This proposed building would be located
on the southeast edge of Poudre Valley Plaza, an existing and
almost fully developed neighborhood center containing a mix of
office, retail, personal service, financial, and restaurant uses in 7
separate buildings. The existing buildings are 1-, 2-, and 3-stories
high, with some portions up to 40' in height.
Staff has determined that the additional 4'-8" to 8'-8" of building height
over 40' will not create adverse impacts on the surrounding area and is in
character with the overall intent of the Poudre Valley Plaza PUD
neighborhood center.
Poudre Valley Plaza PUD, Pad G - Major Amendment, #30-95C
September 14, 2004 Administrative Hearing
Page 5
The maximum building height identified on the previously approved
Poudre Valley Plaza PUD (including the proposed multi -story, mixed -use
building on Pad 'G') is 40'. This Major Amendment request is proposing
that the height of the 3-story building, at its highest point on the northerly
ridgeline, be increased to 48'-8' .
Section 4.19(E)(2)(d) in the NC - Neighborhood Commercial District
in the LUC states that all buildings shall have a minimum height of
20' and shall be limited to 5 stories.
Building Height Review. Section 3.5.1(G) states that:
All buildings or structures in excess of 40' in height shall be subject
to special review pursuant to this subsection (G).
The 3-story mixed -use building on Pad 'G', as proposed, will be 36'-8" high
to the roof eaves, 44'-8" high to the top of the roof peak on the southerly
side of the building, and 48'-8" high to the top of the highest roof peak on
the northerly side of the building. The applicant has submitted shadow and
view analyses based on Section 3.5.1(G) Building Height Review in the
LUC. Copies of the shadow and view analyses are attached to this staff
memo.
Staff has evaluated the criteria for a special review of buildings in excess
of 40' in height:
Views.
The taller building should not substantially alter the opportunity and
quality of desirable views within the area. In this instance, the
footprint of the 3-story building is approximately 12,500 square feet
in size and the placement of the building on the site is such that the
additional 4'-8" and 8'-8" (above 40') will not dramatically hinder
primary views to the foothills from the existing residential uses to
the east that are most affected. The building most affected, from a
view standpoint, is the existing office building on Pad 'F' of the
Poudre Valley Plaza PUD and that building is owned and primarily
occupied by the owners and developers of this new mixed -use
building on Pad 'G'. Also, the building on Pad 'F' is 2 stories, being
35' to 40' high, and has a significant effect on views of the foothills
from residences to the east.
Poudre Valley Plaza PUD, Pad G - Major Amendment, #30-95C
September 14, 2004 Administrative Hearing
Page 4
d. The proposal complies with Section 3.2.1(E)(5) in that it provides at
least 6% interior landscaping in the parking area (containing less than
100 parking spaces), satisfying the minimum requirement.
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
secure and conveniently located bicycle parking in the amount of 6.3%
of the total number of automobile parking spaces on -site, satisfying the
minimum requirement of 5%.
b. The proposal complies with Section 3.2.2(C)(5) 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 Section 3.2.2(D) in that it provides for safe,
convenient, and efficient bicycle, pedestrian, and vehicular movement
to and through the site. Vehicular access will occur via two existing
curb cuts from Arbor Avenue, one on the west side of the proposed
building to the existing surface parking area in the neighborhood
center, and a second directly to the residential parking garage under
the building.
d. The proposal complies with Section 3.2.2(K)(1) in that it provides 28
parking spaces in the basement parking garage under the building for
the 4 1-bedroom dwelling units and 12 2-bedroom dwelling units on the
2"d and 3rd floors. This exceeds by 1 space the minimum number of
spaces required.
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
Poudre Valley Plaza PUD, Pad G - Major Amendment, #30-95C
September 14, 2004 Administrative Hearing
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approved for a multi -story, mixed -use building that would contain retail, office,
and residential (7 dwelling units) uses.
2. Division 4.19 of the Land Use Code, Neighborhood Commercial Zone District
Mixed -use dwelling units are permitted in the NC — Neighborhood Commercial
Zoning District, subject to administrative review.
This Major Amendment request complies with the purpose of the NC District as it
provides a mixed -use dwelling unit building in an existing neighborhood center.
This proposed new building will be on the last remaining vacant parcel of land,
being Pad 'G', in the Poudre Valley Plaza PUD neighborhood center and will tie
into and utilize existing roadways, utilities, and services in the area.
3. Article 2 of the Land Use Code - Administration
This Major Amendment request complies with the Procedure/Criteria set forth in
Section 2.2.10(B) Major Amendments.
4. Article 3 of the Land Use Code — General Development Standards
The Major Amendment request complies with all applicable General
Development Standards 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 will provide
"full tree stocking" within 50' of the new building on Pad 'G', according
to the standards set forth in this section.
b. The proposal complies with Section 3.2.1(D)(2)(b) in that existing
canopy shade (street) trees are provided at a 32' spacing 3' behind the
existing 4' wide attached sidewalk along Arbor Avenue.
c. The proposal complies with Section 3.2.1(D)(3) in that no one species
of the existing and proposed 26 trees on the development plan
exceeds 50% of the total trees on the plan.
Poudre Valley Plaza PUD, Pad G - Major Amendment, #30-95C
September 14, 2004 Administrative Hearing
Page 2
Mixed -use dwelling units are permitted in the NC — Neighborhood Commercial Zoning
District, subject to administrative review. The purpose of the NC District is:
"..... intended to be a mixed -use commercial core area anchored by a
supermarket or grocery store and a transit stop. The main purpose of this District
is to meet consumer demands for frequently needed goods and services, with an
emphasis on servicing the surrounding residential neighborhoods typically
including a Medium Density Mixed -Use Neighborhood. In addition to retail and
service uses, the District may include neighborhood -oriented uses such as
schools, employment, day care, parks, small civic facilities, as well as residential
uses.
This District is intended to function together with a surrounding Medium Density
Mixed -Use Neighborhood, which in turn serves as a transition and a link to larger
surrounding low -density neighborhoods. The intent is for the component zone
districts to form an integral town -like pattern of development with this District as a
center and focal point; not merely a series of individual development projects in
separate zone districts."
This Major Amendment request complies with the purpose of the NC District as it
provides a mixed -use dwelling unit building in an existing neighborhood center. This
proposed new building will be on the last remaining vacant parcel of land, being Pad 'G',
in the Poudre Valley Plaza PUD neighborhood center.
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: NC; existing neighborhood center (Poudre Valley Plaza)
S: MMN; existing multi -family residential (Four Seasons)
E: RL; existing single-family residential (Four Seasons)
W: NC; existing neighborhood center (Poudre Valley Plaza)
The property was annexed into the City of Fort Collins in October, 1978 as part of
the West Horsetooth Annexation.
The current Major Amendment request is for a part of the Poudre Valley Plaza
PUD plan that was approved by the Planning and Zoning Board in December,
1995 for financial, office, retail, restaurant, and residential uses. Pad 'G' was
ITEM NO. 1
r
MEETING DATE 9/14/04
STAFF
Steve Olt
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Poudre Valley Plaza PUD, Pad 'G' (The Promenade) - Major
Amendment - #30-95C
APPLICANT: Lockwood Architects
c/o Dana Lockwood
217 Jefferson Street
Fort Collins, CO. 80524
OWNER: Poudre Plaza, LLC
1027 West Horsetooth Road
Fort Collins, CO. 80526
PROJECT DESCRIPTION:
This is a request for an increase in the number of residential dwelling units from 7 to 16
in a new mixed -use building on Pad 'G' of the Poudre Valley Plaza Planned Unit
Development (PUD) neighborhood center. The pad site is located at the northwest
corner of Arbor Avenue and Century Drive. The property is in the NC — Neighborhood
Commercial Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Major Amendment complies with the following 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, and Division 3.5 - Building Standards
of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and
permitted uses and standards located in Division 4.19 - Neighborhood
Commercial District of ARTICLE 4 - DISTRICTS.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT