HomeMy WebLinkAboutHICKORY COMMONS - PDP - PDP110005 - REPORTS - RECOMMENDATION/REPORTHickory Commons P.D.P. January 14, 2013
Overall, the P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the City's adopted Levels of Service standards.
U. Section 3.6.5 — Transit Facilities Standards
Currently, this area is serviced by Transfort Route 8. The closest stop is on the west
side of North College Avenue, just south of Hickory Street across from Conifer Street.
This stop is southbound directional. The project is not required to provide any additional
Transfort accommodations.
6. Findings of Fact / Conclusion:
In reviewing and evaluating Hickory Commons P.D.P., Staff makes the following
findings of fact and conclusions:
A. The granting of the appropriate easement to allow the construction of the
walkway on the east side of the project adjacent to the Hickory Trail is a separate
process that must be properly completed in conjunction with P.D.P. and Final
Plan, contingent upon City Council approval.
B. The granting of a drainage easement on City -owned property is a separate
process that must be completed in conjunction with Final Plan and is contingent
upon City Council approval.
C. Hickory Commons P.D.P. complies with the applicable standards of Article Four,
Service Commercial District and Article Three, General Development Standards
of the Land Use Code.
RECOMMENDATION
Staff recommends approval of Hickory Commons, #PDP110005, subject to the following
conditions:
1. At time of submittal for Final Plan, the applicant shall provide architectural
elevations for all four sides of all 7 proposed buildings, providing sufficient detail
as to demonstrate full compliance with Section 3.5.3.
2. At time of submittal for Final Plan, the applicant shall have obtained the
necessary easements from City Council for this project.
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classified as a two-lane collector. Buildings 1 and 2 are set back 15 feet from the
property line.
R. Section 3.5.3(D)(2 — 6) — Character and Image
Elevations for building 1, 2 and 7 were provided with the P.D.P. submittal, illustrating
sufficient compliance in order to move forward with a hearing. Staff recommends a
condition of approval that at time of Final Plan submittal, the applicant is required to
provide architectural elevations for all four sides of all 7 proposed buildings, providing
sufficient detail demonstrating full compliance with these standards.
S. Section 3.6.2 — Streets, Streetscapes, Alleys and Easements
A five foot detached sidewalk transitioning to an attached sidewalk along Hickory Street
is proposed. This is responding to the condition of an existing waterline running parallel
to Hickory Street. As proposed, the sidewalk along Hickory Street allows for a
continuous and consistent landscaped area with street trees that are behind the
sidewalk, but still within the right-of-way. The applicant applied for and was granted a
LCUASS variance for the attached sidewalk.
There are no sidewalks proposed on Hemlock Street. This is due to Hemlock Street's
uniqueness, as it provides access primarily to a natural area. City Engineering has
determined that, due to Hemlock Street's existing condition, improving this street will not
be required with this P.D.P. At this time, cash, bond or a letter of credit will be required
for future Hemlock Street frontage improvements.
T. Section 3.6.4 — Transportation Level of Service
A Transportation Impact Study was submitted and evaluated by the City's Traffic
Engineering Department. Hickory Street is classified as a two-lane collector on the
Master Street Plan. The Hickory Commons site is in an area termed as "Commercial
corridors" and as such, acceptable overall operation at signal intersections during the
peak hours is defined as Level of Service D or better at unsignalized intersections.
The Study makes the following conclusions:
• The North College Avenue/Hickory. Street and the North College
Avenue/Conifer intersections will operate acceptably during the morning
and afternoon peak hours.
• No new traffic signals or signal modifications will be required with the
construction of the project. The Hickory Street/Site Access will not be
signalized.
• The pedestrian and bicycle Level of Service standard B for activity centers
will be met with this project.
• Overall, the project is feasible from a traffic engineering standpoint.
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M. Section 3.4.1(L) — Compatibility with Public Natural Areas
This standard requires projects to demonstrate compatibility with abutting natural areas.
While the site does not directly abut the Salyer Natural Area, it is directly across
Hemlock Street. The project employs the use of native grass seed on the southern half
and throughout the perimeter of the site as well as compatible plant materials. More
specifically, the Chokecherry was selected as an ornamental tree along Hemlock Street,
providing more ecological value for birds, further promoting compatibility with the Salyer
Natural Area to the south.
N. Section 3.5.1— Building and Project Compatibility
This Section requires that new projects be compatible with the established architectural
character and context of the general area. The standard also states that where the
architectural character is not definitively established, new projects should establish an
enhanced standard of quality. 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 P.D.P. meets the requirements of this section through articulation and mix of
exterior materials. Playing off the industrial appearance of the adjacent warehouse
uses, the project employs corrugated metal siding in places assisting with meeting the
compatibility standard. Overall, the building contains sufficient architectural features,
such as overhangs, entry features and fenestration, providing both horizontal and
vertical relief as well as materials and colors to be considered a compatible infill
development.
O. Section 3.5.1(1) — Outdoor Storage Areas/Mechanical Equipment
The trash collection area as well as the loading area are screened from public view
appropriately. Additional landscaping around the trash enclosure and loading area will
be included with final compliance. All mechanical and utility meters will be screened
and painted to match.
P. Section 3.5.3(B)(1) — Relationship of Buildings to Streets, Walkways and Parking
— Orientation to a Connecting Walkway
As previously mentioned, the buildings have entrances that open to a connecting
walkway. The walkway on the east side of the site has three connections to the adjacent
10 foot wide Hickory Trail.
Q. Section 3.5.3(B)(2)(a) — Relationship of Buildings to Streets, Walkways and
Parking — Build -to Lines
This standard requires the building to be located no more than 15 feet from the R.O.W.
of an adjoining street if the street is smaller than a full arterial. Hickory Street is
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Hickory Commons P.D.P. January 14 2013
When this P.D.P. was initially submitted in 2011, this section required bicycle parking
spaces equal to 5 percent of the total number of automobile parking spaces provided by
the development. As proposed, the project includes 53 vehicular parking spaces, thus
requiring 3 bicycle parking spaces. The project provides 6 bicycle parking spaces via 1
"ring -shaped" rack located between Hickory Street and Building 2, meeting this previous
standard.
H. Section 3.2.2(K)(1) - Parking
This standard requires projects to provide a minimum number of residential parking
spaces based on the number of bedrooms per dwelling unit. The project proposes 12
two -bedroom units and 14 three -bedroom units for a total of 66 bedrooms. The Land
Use Code requires 1.75 parking spaces for two bedroom units and 2 parking spaces per
three -bedroom unit. The project is required to provide 49 parking spaces total. The
P.D.P. provides 52 parking spaces; 32 standard width, 16 compact width and 4
handicapped accessible spaces.
Section 3.2.2(K)(5) — Handicap Accessible Parking
The proposed site plan satisfies this requirement in terms of the number of handicap
parking stalls, their location and configuration. The site plan shows 4 handicap spaces,
exceeding the 3 handicapped space requirements. The LUC also requires one van -
accessible handicapped space, which the plan will be required to show at time of final
compliance.
J. Section 3.2.4 — Site Lighting
The proposed site lighting complies with the requirements set forth in this section of the
LUC. Project lighting will feature down -directional and sharp cut-off fixtures.
K. Section 3.2.5 — Trash and Recycling Enclosures
The proposed trash collection / recycling enclosure satisfies the requirements of this
section. A new trash enclosure is proposed on the northwest section of the site and is
approximately 125 square feet in size on a concrete slab. As proposed, the enclosure
will be 6 feet in height, constructed of sheet metal on a steel frame.
L. Section 3.3.5 — Engineering Design Standards
This Section requires that the project must comply with all design standards,
requirements and specifications for services including (but not limited to) storm
drainage. The project proposes an outfall location for its' storm sewer on Salyer Natural
Area, City -owned property. This undetained off -site flow will require the granting of a
drainage easement by City Council. Staff is recommending a condition of approval
related to the granting of drainage easements prior to Final Plan submittal.
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landscape notes and trees on City -owned property will be maintained by the H.O.A., not
the City. The proposed landscaping satisfies the applicable LUC standards.
B. Section 3.2.1(E)(3) — Water Conservation Standards
Water conservation techniques and materials are incorporated into the landscape plan
by the use of drought tolerant trees and moderate water use plant materials where
practical. An automatic, underground irrigation system will be designed to address
specific needs of different plan species, soil conditions as well as the slope and aspect
of the different hydrozones.
C. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping
The parking consists of surface spaces, and is located internal to the site and screened
from public view by the building to the north as well as some shrub landscaping.
D. Section 3.2.1(E) (5) — Parking Lot Interior Landscaping
Parking lot areas dedicated on the site plan are required to devote at least 6% of the
area of the parking lot to landscaped areas. The entire parking lot area is 30,179
square feet in size. This translates into a minimum of 1,811 square feet of internal
landscaped area. As illustrated on the landscape plan, the parking lot provides 11
landscaped islands with trees, satisfying this requirement.
E. Section 3.2.1(F) — Tree Protection and Replacement
The City Forester surveyed the 19 existing trees on site that are proposed to be
removed. Of the 19 existing trees, 18 are Russian Olives and. 1 is a Siberian Elm.
Russian Olives and Siberian Elm are considered nuisance trees and require no
mitigation.
F. Section 3.2.2 — Access, Circulation and Parking
The site is primarily served by Hickory Street to the north, however there is access off of
Hemlock Street to the south. Pedestrians, bicycles and vehicles are separated to the
maximum extent possible in this proposed plan. The Hickory Trail runs adjacent to the
site on the eastern edge. The Hickory Trail is about % mile in length and connects the
Poudre River Trail to Hickory Street, providing direct access to pedestrian and bicycle
destinations.
G. - Section 3.2.2(C)(4) —Bicycle Facilities
(Note: this Section of the Land Use Code was amended after submittal of this project;
however the project was reviewed under the previous code section at the time of
submittal.)
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Hickory Commons P.D.P. January 14, 2013
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. A development review notification sign was posted on
the property and this hearing was noticed properly.
3. Compliance with Article Four, Service Commercial (C-S) Zone District
Standards:
The City of Fort Collins Land Use Code states the purpose of the C-S district is:
"The Service Commercial District is intended for high traffic commercial corridors
where a range of uses is encouraged to create a transition from commercial
operations on a highway, arterial street or rail spur, to less intensive use areas or
residential neighborhoods."
Hickory Commons P.D.P. is a mixed -use project that highlights the transitional flexibility
of this zone district.
A. Section 4.22(B)(2)(a)(7) - Permitted Use
As mentioned, mixed -use dwellings are a permitted use in the C-S zone, subject to
Administrative Review.
The future commercial uses are yet to be determined by the developer; however a note
on the site plan indicates that storage type uses such as warehouses, wholesale
distribution and indoor equipment rental are not permitted with this P.D.P., due to the
associated impacts of those uses.
B. Section 4.22(D) — Land Use Standards
The maximum height in the Service Commercial district is three stories. As proposed,
the project is 38 feet tall and three stories, within the height requirement.
4. Compliance with Article Three — General Development Standards:
The following General Development Standards are applicable to Hickory Commons
P.D.P.
A. Section 3.2.1— Landscaping and Tree Protection
The project provides full tree stocking within and around the site, meeting species
diversity requirements. Foundation plantings are provided appropriately. Kentucky
Coffee and Honeylocust trees are provided on the east side of the site, adjacent to the
bike path in the City R.O.W. Regular and attentive maintenance is stipulated in the
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Hickory Commons P.D. P. January 14. 2013
have a separate entrance that faces externally, toward a connecting walkway. Due to
the mixed -use nature of the units, the units will be separated from other units in the
same building with a 1 hour fire rated wall and all units will have a 13-R sprinkler system
installed.
Mixed -use buildings are permitted in the Service Commercial district subject to an
Administrative Review and public hearing. At this time, the specific commercial tenants
are unknown; however commercial uses such as artisan/photo studios, food
catering/food prep, professional offices and print shops would be approved as part of
the P.D.P. Uses such as dog grooming, light industrial uses, workshops and small
custom industry, microbreweries, wineries, small veterinary clinics and personal
business service shops would be conditionally approved, subject to a minor amendment
on a case -by -case basis. Due to general compatibility issues and compliance with other
applicable Land Use Code regulation concerns, storage type uses such as warehouses,
wholesale distribution, and indoor equipment rental are not permitted with this
application.
In addition, the dedication of a drainage easement on City -owned property (Salyer
Natural Area) is a separate procedure subject to approval by City Council. A condition
of approval is recommended ensuring proper completion of the necessary easements
required for the project.
As proposed, the P.D.P. satisfies the applicable criteria of the General Development
Standards of Article Three and the Service Commercial district standards of Article
Four. A condition of approval is recommended regarding the submittal of architectural
elevations for all proposed buildings and all elevations at time of Final Plan.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: L-M-N; Hickory Village Mobile Home Park;
S: P-O-L; Salyer Natural Area;
E: C-S; Warehouse, storage and various commercial uses;
W: C-S; Existing Single family residential and warehouse commercial use.
The subject property was part of the North College Annexation in December 1959 and
was first subdivided in Larimer County as part of the Riverside Park Subdivision in
1892.
2. Neighborhood Meeting and Notification
Mixed -use dwellings are a permitted use in the Service Commercial zone, subject to an
Administrative (Type 1) review and public hearing. According to Land Use Code Section
2.2.2(B), neighborhood meetings are mandatory for proposals subject to Planning and