HomeMy WebLinkAboutELIZABETH & CITY PARK CORNER REDEVELOPMENT - PDP - PDP120008 - REPORTS - RECOMMENDATION/REPORT (3)Date: June 5, 2012
To: City of Fort Collins Engineering
From: John A. Musa, Owner of 1107 City Park Avenue (Lot 1, Fairview I Ph
Subdivision)
RE: Construction and Emergency Access Easement — Elizabeth and City Park
Corner Redevelopment
As the owner of the above property, I am aware of the pavement reconstruction proposed
on Lot 1 by the redevelopment'project on Lot 2. 1 am also aware that an Emergency
Access Easement will be required on Lot 1 for the approval of the redevelopment of Lot
2. As the owner of Lot 1, I will allow for the required construction and will dedicate the
Emergency Access Easement as necessary.
The Emergency Access Easement will be dedicated by me so the redevelopment project
can move forward unencumbered.
I can assure you that no transfer of ownership of Lot 1 or Lot 2 would be considered
during the construction period.
Sincerely,
John A. Musa
I inch = 600 feet
1401 West Elizabeth Street
Elizabeth and City Park Corner Redevelopment, P.D.P. Staff Report June 11, 2012
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities necessary to
maintain the City's adopted Levels of Service standards.
4. Findings of Fact/Conclusion:
In evaluating the request for the Elizabeth and City Park Corner Redevelopment Project
Development Plan, Staff makes the following findings of fact:
A. The proposed land use, retail and restaurant, is a permitted land use in the
Community Commercial zone, subject to Administrative review.
B. The P.D.P. complies with the applicable General Development Standards of
Article Three and the Community Commercial zone district standards of
Article Four.
RECOMMENDATION:
Staff recommends approval of Elizabeth and City Park Corner Redevelopment Project
Development Plan, # PDP120008.
ATTACHMENTS:
Site Plan
Landscape Plan
Color Elevations
Page 7 of 7
Elizabeth and City Park Corner Redevelopment P.D.P. Staff Report June 11 2012
tandem with the articulation and other complementing architectural accents, create an
interesting building for the surrounding area.
Additionally, the colors proposed blend well with existing colors utilized on the adjacent
development to the south. A note on the elevations stipulating the use of clear glass to be
used in all commercial storefront windows and doors will be provided at time of final plan
submittal.
Section 3.5.3(B)(1) — Relationship of Buildings to Streets, Walkways and Parking —
Orientation to a Connecting Walkway
As previously mentioned, there is a direct connecting walkway out to public sidewalk along
City Park Avenue without crossing a driveway.
J. Section 3.5.3(B)(2)(a) — Relationship of Buildings to Streets, Walkways and Parking
— Build -to Lines
West Elizabeth Street is classified as a constrained four -lane arterial street. The building
is brought up to within 25 feet of the right-of-way, thus not exceeding the required 25 foot
build -to line.
K. Section 3.5.3(D)(1 — 6) — Character and Image
The building features grey stucco system with a brown CMU block veneer module on the
north elevation along West Elizabeth Street. Additionally, the project is anchored by a
tower element at the northeast corner. The red accent color for the metal roof of the tower
and steel canopy are vivid.
L. Section 3.6.4 — Transportation Level of Service Requirements
A Transportation Impact Study was submitted and evaluated by the City's Traffic
Engineering Department. West Elizabeth Street is classified as a 4 lane arterial street. The
detached sidewalk has been widened to 12 feet across to accommodate the expected
level of pedestrians and in fulfillment of the C-C zone's emphasis on walkability. The Study
makes the following conclusions:
• Operation at the key intersections will be acceptable under full build -out of
the project.
• No new traffic signals or signal modifications will be required with the
construction of the project.
• Multi -modal Level of Service Standards can be achieved.
• Overall, the development of Elizabeth and City Park Corner Redevelopment
is feasible from a traffic engineering standpoint.
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Elizabeth and City Park Corner Redevelopment P.D.P. Staff Report June 11, 2012
This section requires bicycle parking spaces equal to 5 percent of the total number of
automobile parking spaces provided by the development. As proposed, the project
includes 27 vehicular parking spaces. The project provides 10 exterior bicycle parking
spaces via 2 racks distributed throughout the development in convenient and logical
locations, exceeding the 5 percent minimum requirement.
H. Section 3.2.2(K)(2) - Parking
The development proposal satisfies the parking allowances for non-residential uses as set
forth in Section 3.2.2(K)(2) of the Land Use Code for the convenience store and fast food
restaurant uses in this project. There will be 27 parking spaces on the site, including 2
handicapped spaces, for the 7,406 square foot building. The combined uses would be
allowed to have 72 spaces maximum.
Section 3.2.4 — Site Lighting
Parking lot lighting will feature down -directional and sharp cut-off fixtures. There are no
lights that exceed the maximum allowable foot-candles.
J. Section 3.5.1— Building Project and Compatibility
This standard is designed to ensure compatibility of new buildings with the surrounding
context. As documented in the Campus West Area Study, there is no predominant
architectural character in the area. Consequently, the standard requires that new
development shall establish an enhanced standard of quality for future projects in the area.
The building contains sufficient architectural features, such as steel red canopy overhangs
and entry features promoting horizontal relief. In addition, detailing such as thick steel
kicker brackets on the tower feature have an architectural effect in proportion to the
cornice and roof. However, the effect the corner tower and projecting modules have on the
north elevation along West Elizabeth Street and the overall legibility of the building, are
somewhat diminished by the division of those modules into horizontal strips, with masonry
below and stucco system above.
K. Section 3.5.1 (E), (F) — Building Materials and Color
This standard requires that building materials shall either be similar to the materials
already being used in the neighborhood or, if dissimilar materials are being proposed,
other characteristics such as scale, and proportions, form, architectural detailing, color,
texture shall be utilized to ensure compatibility.
The proposed buildings use a combination of stucco, CMU veneer and prefinished metal
panel as the primary exterior materials. The arrangement of these materials and color, in
Page 5 of 7
Elizabeth and City Park Corner Redevelopment, P.D.P. Staff Report June 11 2012
B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
The vehicle use area will be effectively screened by an existing solid wall on the
west side of the site.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The project has 27 parking spaces in 9,311 square feet parking area, which
requires a minimum of 6%, or 559 square feet, of interior landscaping. The parking
lot features an island for the trash enclosure providing 72 square feet of landscaped
area as well as three smaller "internal" landscaped areas for a total 648 square feet
of interior landscaping area provided.
D. Section 3.2.1(E)(6) — Screening
The trash enclosure will be constructed of textured concrete block, painted to match
the building's exterior. Additionally, the trash enclosure will be landscaped with
evergreen shrubs and feather reed grass.
E. Section 3.2.1(F) — Tree Protection and Mitigation
Typical of an infill redevelopment site, there is an existing Linden tree onsite that will
be removed requiring mitigation. In terms of said mitigation, three new trees will be
upsized onsite (two 3 inch caliper Honeylocusts and one 2.5 inch caliper
Chanticleer Pear tree). The mitigation scheduled has been reviewed and approved
by the City Forester.
F. Section 3.2.2(B) — Access Circulation and Parking and Section 3.2.2(C)(5) -
Walkways
Primary access to the site is gained by the driveway along City Park Avenue. There
is a direct connecting walkway that links the building to the new 12 foot wide public
sidewalk being constructed by this P.D.P. along City Park Avenue and West
Elizabeth Street without an intervening drive aisle. In terms of internal circulation,
the applicant will include a "one way" sign letting motorists exiting the site onto the
adjacent Liqour Store site to the south know the shared access drive is one way
west bound.
G. Section 3.2.2(C)(4) — Bicycle Facilities
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Elizabeth and City Park Corner Redevelopment, P.D.P. Staff Report June 11, 2012
Review and Public Hearing. According to Land Use Code Section 2.2.2(B), neighborhood
meetings are mandatory only for proposals subject to Planning and Zoning Board review.
Therefore, a neighborhood meeting was not required, nor held, for this project.
Additionally, no written comments from the public have been received by the planner
regarding this project. The project has had a sign posted and this hearing was noticed
properly.
2. Compliance with Applicable Article Four, Community Commercial X-C) Zone
District Standards:
A. Section 4.18(B)(2)(c) - Permitted Uses
As previously stated above, retail and restaurants (both standard and fast food
without drive -through facilities) are a permitted use in the Community Commercial
zone, subject to an Administrative (Type 1) Review and Public Hearing.
B. Section 4.18(E)(1) — Site Planning
The configuration of shops in the proposed project orients toward the public
sidewalks along West Elizabeth Street and City Park Avenue. The building features
public entrances oriented to West Elizabeth Street in addition to the entrances off of
the off-street parking lot.
C. Section 4.18(E)(2) - Block Requirements
One building will sit on a single lot, on an existing block. More than 50% of the lot
frontage on both West Elizabeth Street and City Park Avenue consists of building
facades. The proposed building is 20 feet tall to the parapet, meeting the minimum
height requirement.
3. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The Project Development Plan provides full tree stocking, street trees, landscaped
and hardscaped areas where feasible and applicable. Street trees on City Park
Avenue are placed behind the attached 12 foot sidewalk at 30 - 40 foot intervals in 5
foot by 5 foot tree grates. In order to increase the number of trees on City Park
Avenue, an ornamental tree is provided 15 feet from the intersection of West
Elizabeth Street and City Park Avenue, opposed to a shade tree, pursuant to LUC
Section 3.2.1(K). Due to conflicts with water utilities, the project is unable to provide
street trees along the West Elizabeth Street frontage. Sight distance triangles are
maintained at the driveway intersections.
Page 3 of 7
Elizabeth and City Park Corner Redevelopment, P.D.P. Staff Report June 11, 2012
uses and higher density housing. Multi -story buildings are encouraged to provide a mix of
residential and nonresidential uses. Offices and dwellings are encouraged to locate above
ground -floor retail and services."
The proposed project is one story, 20 feet in height, with significant public sidewalk
improvements, and is in alignment with the vision of the Campus West Community
Commercial District Planning Study Report and the intent of the C-C zone district.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: CSU; Colorado State University Student Housing;
S: C-C; Existing retail (Campus West Liquor Depot), with multi -family beyond;
E: C-C; Campus West Redevelopment (two story mixed -use development);
W: C-C; Wendy's Drive -through Restaurant.
Historically speaking, the subject property was part of the 6th Fairview Annexation in
February, 1965 and was subdivided as the Eleventh Fairview Subdivision in August, 1969.
The building on 1 was first constructed in 1966 and its original use was a gasoline station.
In 1980, an addition was constructed and the building was remodeled for use as a
restaurant.
A. Campus West Community Commercial District Planning Study
The C-C zoning was placed on the Campus West area in 1997 in order to implement City
Plan. At the time, there was concern that the vision of C-C zoning was a significant
divergence from the existing character and development pattern of the area.
Consequently, the City of Fort Collins studied the area to rectify the vision of the zoning
with the constraints on the ground. In December 2001, the study was completed but did
not achieve adoption as an official "Sub -Area Plan" on equal status with the other plans
such as the City's Harmony Corridor Plan. The primary focus of the study was on the
commercial core along West Elizabeth Street. In general, the Elizabeth and City Park
Corner Redevelopment represents an incremental step toward upgrading the Campus
West neighborhood so that it is more urban and walkable by constructing new physical
public and private improvements.
B. Neighborhood Meeting
Retail and restaurants (both standard and fast food without drive -through facilities) are a
permitted use in the Community Commercial zone, subject to an Administrative (Type 1)
Page 2 of 7
City of
ort Collins
FEM NO
MEETING DATE iD 1 1
STAFF Le itiq ►'�
HEARING OFFICER
PROJECT: Elizabeth and City Park Corner Redevelopment P.D.P., #120008
APPLICANT: The Birdsall Group
c/o Cathy Mathis
444 Mountain Avenue
Berthoud, CO 80513
OWNER: Elizabeth and City Park Corner, LLC
c/o John Musa
1107 City Park Avenue
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This is a request to demolish the existing vacant building (formerly Consuelo's Mexican
Restaurant) at the southwest corner of West Elizabeth Street and City Park Avenue and
construct a new one-story, 7,406 square foot building for restaurant and retail use. At this
time, the specific tenants are not yet confirmed by the applicant/developer. As proposed,
the building will provide space for three tenants: a 2,694 square foot restaurant, a 1,758
square foot restaurant and a 2,954 square foot retail store. Additionally, the project will
have a new paved rear parking lot containing 27 parking spaces as well as bicycle parking.
The site is located within the Campus West Study Area and zoned Community
Commercial. Both restaurants and retail stores are permitted subject to an Administrative
Review and Public Hearing in the Community Commercial zone district.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed project is a commercial building that wraps the southwest corner of West
Elizabeth Street and City Park Avenue. The P.D.P. satisfies the applicable criteria of the
General Development Standards of Article Three and the Community Commercial (C-C)
district standards of Article Four. The proposed land uses are permitted in the Community
Commercial zone district. The City of Fort Collins Land Use Code states the purpose of the
C-C District is to "provide a combination of retail, offices, services, cultural facilities, civic
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750