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Home My WebLink AboutFOX POINTE PLAZA - PDP - 16-06 - REPORTS - RECOMMENDATION/REPORTFox Pointe Plaza - PDP, #16-06 September 21, 2006 Planning and Zoning Board Hearing Page 7 4. Neighborhood Information Meeting The Fox Pointe Plaza, PDP contains a proposed land use that is permitted in the E — Employment Zoning District subject to a Planning and Zoning Board (Type 2) review. The proposed use is a Convenience Shopping Center containing office, retail, restaurant and drive-in restaurant uses. The LUC does require that a neighborhood meeting be held for a Type 2 development proposal unless the Director determines that the development proposal would not have significant neighborhood impacts.. In this case the Director did determine that the proposed Convenience Shopping Center, being similar uses to existing uses in the fully developed area surrounding the property, would not have significant impacts on the commercial and residential neighborhoods; therefore, a City -facilitated neighborhood meeting was not held to discuss this proposal. FINDINGS OF FACT/CONCLUSIONS After reviewing the Fox Pointe Plaza, PDP, staff makes the following findings of fact and conclusions: 1. The proposed land use, a Convenience Shopping Center, is permitted in the E — Employment Zone District. 2. The PDP complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The PDP complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.22 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Fox Pointe Plaza, Project Development Plan - #16-06. Fox Pointe Plaza - PDP, #16-06 September21, 2006 Planning and Zoning Board Hearing Page 6 The west elevation of the office/retail/restaurant building will be oriented to JFK Parkway, with greater than 50% of the west elevation located 15' - 25' from the right-of-way for that street, being a 4-lane arterial. 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 of has on -street parking. The north side of the building will be oriented to Boardwalk Drive, with the north side located 20' -22' from the existing right-of-way for that street, being a 2-lane arterial. There is a significant pedestrian plaza on the east side and at the northeast corner of the building that provides site improvements designed for pedestrian interest, comfort, and visual continuity between the building entries and the public sidewalk along Boardwalk Drive. In light of the plaza and other pedestrian -oriented site improvements, the exception to the build -to line standard, as set forth in Section 3.5.3(B)(2)(d)l , is warranted. Build -to Line. Section 3.5.3(B)(2)(c) states that: Buildings shall be located at least 10' and no more than 25' behind the street right-of-way of an adjoining street that is larger than a two -land arterial that does not have on -street parking. The west elevation of the office/retail/restaurant building will be oriented to JFK Parkway, with the majority of the west elevation located 15' - 25' from the right-of-way for that street, being a 4-lane arterial. The drive-thru coffee shop building, consisting of drive-thru windows on both sides of the building, does not relate directly to either Boardwalk Drive or JFK Parkway. There is, however, an enhanced pedestrian walkway between this building and the pedestrian plaza in front of the office/retail/restaurant building. Fox Pointe Plaza - PDP, #16-06 September 21, 2006 Planning and Zoning Board Hearing Page 5 d. The proposal complies with Section 3.2.2(K)(2) in that it provides 39 parking spaces for the 11,900 square feet of leasable floor area for the Convenience Shopping Center, containing office, retail, restaurant, and drive-in restaurant uses. This is less than the 59 spaces allowed for the proposed land use. 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 The PDP satisfies the criteria set forth in this section relating to the physical and operational characteristics of the buildings and uses, which are considered to be compatible within the context of the surrounding area. 2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings The PDP 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. Fox Pointe Plaza - PDP, #16-06 September21, 2006 Planning and Zoning Board Hearing Page 4 3. Article 3 - General Development Standards The PDP 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 proposed office/retail/restaurant building to be located at the corner of Boardwalk Drive and JFK Parkway, according to the standards set forth in this section. b. The proposal complies with Section 3.2.1(D)(2)(b) in that existing and new canopy shade (street) trees are provided at 35' - 40' spacing in the parkway (between back of curb and sidewalk) along JFK Parkway and at 35' - 40' spacing in the parkway (detached sidewalk) and behind the sidewalk (attached) along Boardwalk Drive. 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 10% of the total number of automobile parking spaces on -site, satisfying the minimum requirement of 5%. The bicycle rack in the pedestrian plaza between the two buildings will accommodate 4 - 5 bicycles and there will be 39 vehicular parking spaces on -site. 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 one existing curb cut from JFK Parkway and one new curb cut from Boardwalk Drive. Fox Pointe Plaza - PDP, #16-06 September 21, 2006 Planning and Zoning Board Hearing Page 3 E: E; existing federal building, office park (U.S. Post Office, Promontory) W: C; existing commercial/office/retail park (Fountainhead Center) The property was annexed in December, 1979 as part of the South College Properties Lemay Annexation. The property currently is part of the U.S. Post Office -owned property. 2. Article 4 - Districts The PDP complies with the applicable District standards as follows: A. Division 4.22 - Employment Zone District Office uses are permitted in the E — Employment Zoning District, subject to administrative review. This proposal, a Convenience Shopping Center, being an infill project on a small parcel of land in a fully developed area, complies with the purpose of the E District as it is a permitted, secondary land use in developed commercial and residential corridors containing a mix of office, retail, and residential uses along Boardwalk Drive and JFK Parkway. Also, the City's main post office, a Federal building, is directly south of this site. 1. Section 4.22(D)(4), Dimensional Standards The proposed height for the office/retail/restaurant building will be 28'-6", with a clock tower at the main entry extending to 3T-10" in height. This is a 2-story building. The proposed height for the drive- thru coffee shop building will be 17'- 6". This is a 1-story building. Section 4.22(D)(4)(a) states that the maximum height for all nonresidential buildings shall be 4 stories. Typically, a 4- story building would be a minimum of 48' - 50' in height. The proposed building height of 28'-6", with a 37'-10" tower element, in the shopping center is well under the maximum height allowed. Fox Pointe Plaza - PDP, #16-06 September 21, 2006 Planning and Zoning Board Hearing Page 2 * standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, and Division 3.5 - Building Standards, Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and * permitted uses and standards located in Division 4.22 - Employment District of ARTICLE 4 - DISTRICTS. Office uses are permitted in the E — Employment Zoning District, subject to administrative (Type 1) review. Retail, restaurant, and drive-in restaurant (drive- thru coffee shop) uses are permitted only in Convenience Shopping Centers as a Planning and Zoning Board (Type 2) review in the E District. The purpose of the E District is: Intended to provide locations for a variety of workplaces including light industrial uses, research and development activities, offices and institutions. This District also is intended to accommodate secondary uses that complement or support the primary workplace uses, such as hotels, restaurants, convenience shopping, child care and housing. Additionally, the Employment District is intended to encourage the development of planned office and business parks; to promote excellence in the design and construction of buildings, outdoor spaces, transportation facilities and streetscapes; to direct the development of workplaces consistent with the availability of public facilities and services; and to continue the vitality and quality of life in adjacent residential neighborhoods. 1� This proposal, a Convenience Shopping Center, complies with the purpose of the E District as it is a permitted, secondary land use in a developed commercial and residential corridor containing a mix of office, retail, and residential uses along Boardwalk Drive and JFK Parkway. Also, the City's main post office, a Federal building, is directly south of this site. COMMENTS: Background The surrounding zoning and land uses are as follows: N: E; existing office park (Landings) S: E; existing federal building (U.S. Post Office) ITEM NO. 4 MEETING DATE 9/21/06 STAFF Steve nlr City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Fox Pointe Plaza, Project Development Plan (PDP) - #16-06 APPLICANT: ZTI Development Group c/o Ed Zdenek 631 West Mulberry Street Fort Collins, CO. 80521 OWNER: U.S. Postal Service c/o Randy Alder 160 Inverness Drive West, #400 Englewood, CO. 80112 Moomey Enterprises, LLC c/o Larry and Judith Moomey 303 Apache Drive Lexington, NE. 68850 PROJECT DESCRIPTION: This is a request for a Convenience Shopping Center on 1.2 acres located at the southeast corner of Boardwalk Drive and JFK Parkway, just north of the main U.S. Post Office. The proposed uses are retail, office, and restaurant in a 2-story building at the corner and a drive-thru coffee shop in a 1-story building interior to the site. Access to the development would be from both adjacent streets. The subject property is in the E — Employment Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the following applicable requirements of the Land Use Code L( UC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT