HomeMy WebLinkAboutCHOICE CENTER MIXED-USE REDEVELOPMENT - PDP - PDP110006 (15-08) - REPORTS - RECOMMENDATION/REPORTS
and Recreational
Park Planning and Development Division
City of Fort Collins
MEMORADNUM
DT: April 9, 2008
TO: Anne Aspen, City Planner
FR: Craig L. Foreman, Manager Park Planning and Development ifY
RE: Choice Center Development, Sidewalk Connection on Creekside Park
This memo is my commitment to work with Jim Sell Design and the Choice Center
Development for the granting of an easement for the purpose of a sidewalk connection from the
Development to the Spring Creek Trail in Creekside Park.
cc: Lindsay Kuntz
215 North Mason Street • 3rd Floor • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6360 • FAX (970) 221-6586
Page 1 of 1
Anne Aspen - Anne,
From:
Brian Varrella
To:
Anne Aspen
Date:
10/27/2008 2:00 PM
Subject:
Anne,
CC:
Bob Smith
Anne,
We would like to add the following conditions to the PDP hearing text for the Choice Center:
1. No surface fill, excavation, or site grading may be initiated in the effective FEMA-regulatory floodway until a Conditional
Letter of Map Revision (CLOMR) is approved by FEMA.
2. Any utility installation activities in the effective FEMA-regulatory floodway will require a floodplain use permit and no rise
certification, shall be immediately returned to original grade upon completion, and be supported with survey information before
and after installation.
3. No building permits will be issued in the effective FEMA-regulatory floodway until a Letter of Map Revision (LOMR) is
approved by FEMA.
4. All allowable development in the FEMA-regulatory flood fringe or floodway must be preceded by approved floodplain use
permits.
Please review this information and offer any necessary revisions or suggestions. We would like to contact Walker May today and
share this information directly. Please contact me at 2217, or Bob at 6021, after you have had a chance to look at these
comments.
Thanks,
Brian
file://C:\Documents and Settings\AAspen\Local Settings\Temp\XPgrpwise\4905C98EFC1CFCP010013... 10/27/2008
0
of
F6rt Collins
Memo
Date: November 3, 2008
To: Rich Lopez, Administrative Hearing Officer
From: Anne Aspen, Senior City Planner 44'
Re: Choice Center Mixed -Use Redevelopment Project Development Plan,
Administrative Hearing on November 3, 2008
Planning, Development and
Transportation Services
Current Planning
281 N. College Ave.
PO Box 580
Fort Collins, CO 80522-0580
970.221.6750
970.224.6134 - fax
fcgo v. com/currentplanning
This memo is intended to be a supplement to the staff report for the Choice Center
Mixed -Use Project Development Plan to clarify that all standards contained in the Land
Use Code have been met or will be met by the project before final approval of the project,
except where a modification of standards is requested and granted. In particular, the
standards of Division 3, Section 3.3.3—Water Hazards will be met prior to final approval
of this project. The meeting of these standards is implied in the proposed condition of
approval, since FEMA cannot and will not approve the CLOMR without these standards
being met, but staff wishes to make these Final Plan review compliance with these
standards explicitly clear in the PDP approval.
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 13
shall be immediately returned to original grade upon completion, and
be supported with survey information before and after installation.
3. No building permits will be issued in the effective FEMA-regulatory
floodway until a Letter of Map Revision (LOMR) is approved by
FEMA.
4. All allowable development in the FEMA-regulatory flood fringe or
floodway must be preceded by approved floodplain use permits.
Attachments:
Zoning exhibit
Full sized site, architecture, landscape, and lighting plan set
Special Height Review submittal
Excerpts of the Transportation Impact Study dated April 2008
Modification of standards request, dated August 22, 2008
Letter of Intent from the City of Fort Collins for work done on the south of the property
Copy of review file
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 12
2 and creates a building with 4 stories on College and 5 stories on Choice
Center Drive. Building 3, as it exists also has a second floor on this lower
level, accessible only from Choice Center Drive. All retail space has large
commercial display -type windows framed with stone veneer fagade
treatments within the parameters of the standard.
4. Findings of Fact / Conclusion:
After reviewing the Choice Center Mixed -Use Project Development Plan - #15-08, staff
makes the following findings of fact and conclusions:
A. Mixed -use dwellings, multi -family and retail are all permitted uses in the C—
Commercial District, subject to an Administrative Hearing.
B. The Project Development Plan complies with all applicable district standards
of Section 4.21 of the Land Use Code, C—Commercial District.
C. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code, with
one exception:
i. Transportation Level -of Service Requirements [Section 3.6.4], where
the applicant seeks a modification to the standard.
D. The requested modification of standards complies with the procedural
standards in Section 2.8.2 (H)(1).
E. The Project Development Plan complies with all applicable administrative
standards contained within Article 2 of the Land Use Code.
5. Staff Recommendation:
Staff recommends approval of the request for modification and approval of the Choice
Center Mixed -Use Project Development Plan - #15-08 with one condition:
A. The Project Development Plan approval shall be contingent upon Federal
Emergency Management Agency (FEMA) approval of the Conditional Letter of Map
Revision (CLOMR). Construction in the floodway will be limited as follows:
1. No surface fill, excavation, or site grading may be initiated in the
effective FEMA-regulatory floodway until a Conditional Letter of Map
Revision (CLOMR) is approved by FEMA.
2. Any utility installation activities in the effective FEMA-regulatory
floodway will require a floodplain use permit and no rise certification,
v . � I d.., ..c,
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 11
cars, parties, etc. This project, on the other hand, is in effect the perfect
antidote to the original problem as it offers the student population
appropriate housing that is designed to meet their needs. The hearing
officer may increase the number of unrelated persons who may reside in the
four -bedroom units if he is satisfied that the project meets the needs of
students.
D. Development Standards for the Transit -Oriented Development (TOD)
Overlay Zone — [Division 3.10]
1) Site Planning [Section 3.10.3] Primary building entrances all face public
sidewalks or walkways that are designed to be like public sidewalks.
Parking lots are to the sides of the buildings. Buildings face streets or
private driveways that are designed to feel like public streets. Outdoor
gathering spaces are created by Building 1's configuration with courtyards
on the west side.
2) Streetscape and Pedestrian Connections [Section 3.10.4] This development
will be constructing streetscape improvements on College, Stuart and
Choice Center Drive. All have wide sidewalks to standard. The sidewalks
on College and Stuart will be detached with street trees in a parkway to
provide a sense of protection and buffering with traffic on College. The
walkway on Choice Center Drive will be a wide attached walk with trees in
cutouts with grates. Staff will work with the design team in Final Plan review
to resolve the changes proposed for the walkways in front of Buildings 3 and
4 that are currently an arcade but which are proposed to be attached walks
with no trees or foundation plantings. Aside from existing parking in front of
Buildings 3 and 4 which will remain, all parking is to the sides of or behind
the buildings, leaving the front entries easily accessible to pedestrians
without vehicular conflicts.
3) Character and Image [Section 3.10.5] All of the buildings feature multi-
faceted roofs which break the massing up into more human -scaled and
visually interesting volumes. Chevron -shaped roof volumes cut through the
rectangular volumes and provide visually interesting organization to the
spaces. Materials proposed for the project include stacked flagstone
veneers closest to pedestrian level, painted lapped metal panels, and
painted cementitious panels which highlight the base and articulation of the
structures. The colors proposed are low -reflectance earth -toned hues and
fairly subtle. Multiple store fronts. are unified with a repeating pattern of
fenestration and mullions which echo the pattern of downtown businesses.
As mentioned above, the development is mixed -use and contains residential
space that comprises at least 1/7th of the total square footage, so the
allowable height is the base height in the district which is three stories, plus
an additional story for a total of 4 stories. The site also has a significant
grade change from College Avenue towards the west which spans building
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 10
set back approximately 300 feet from the property line so its impact is
minimized. The impact is further minimized by the landscaping buffer.
5) Outdoor Storage Areas/Mechanical Equipment [Section 3.5.1 (1)]—All trash
and recycling areas are at least 20 feet from public walks and are screened
from view according to Section 3.2.5 of the Land Use Code. Trash
enclosure elevations will be reviewed in Final Plan Review. All HVAC
equipment will be located on the roof and screened from view.
6) Mixed -use, Institutional and Commercial Building Standards [Section
3.5.3]—Building 2 is a mixed -use building which fronts on both College
Avenue and Stuart Street with connecting walkways and sidewalks along
both streets. The College elevation is extended to the build -to line. A
single, large dominant building mass has been avoided in the proposed
building. Numerous changes in mass break up the volumes and are
integrally related to entries, building structure and the organization of space.
The proposed project contributes to the uniqueness of the Commercial zone
district and sets a higher bar for future residential and mixed -use projects in
the area. The design's emphasis on pedestrian spaces and more urban
streetscapes are tailored to this site both in terms of its immediate context
and its wider context within the zone district, especially in relation to the
University.
Most facades exceed the minimum wall articulations. Walls have clearly
defined bays, multiple changes in plane, materials and texture. During Final
Plan review, we will ensure that the architectural bays do not exceed 30
feet. All buildings have been designed with appropriate base and top
treatments including stone veneer bases and chevron shaped roof forms.
During Final Plan review we will address the 'future terrace' that is shown on
Building 4 and which cannot be vested as shown on the plans. It will need
to be added to the plans for approval now or be removed and added
through a minor amendment process later.
D. Supplementary Standards — [Division 3.8]
1) Occupancy Limits; Increasing the Number of Persons Allowed: [Section
3.8.16(E)(2)] This proposal is for multi -family and mixed -use dwellings
which contain 1-4 bedroom units which are specifically tailored to and
marketed to students. The 4-bedroom units do not meet the requirement to
house no more than 3 unrelated people. The ordinance was specifically
geared to prevent damage to established single-family residential
neighborhoods that often accompanies students in the form of noise, extra
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 9
4) Special Height Review [Section 3.5.1(G)] Buildings 1 and 2 are proposed to
be over 40 feet in height and thus are subject to this section of the Land Use
Code. The maximum height allowed in the C—Commercial Zone district is
3 stories. However, in the TOD Overlay Zone District, an additional story is
allowed over the base height for mixed -use projects, as described below. In
addition, the grade change allows for a 5t' story on the back side (west side)
of Building 2.
Building 1's highest roof height is 54'3" though the predominant height is
477'. Building 2's highest roof is 63'8" though the predominant height is
57'6".
The criteria for preserving views, minimal shadows, privacy and
neighborhood scale must be considered within the context of the site and
balanced with other interests that the project promotes. The project is
surrounded by commercial properties to the north, south and east. The
western portion of the site is sunken from the eastern portion that fronts on
College Avenue so the buildings' height appears shorter from the street. The
west property line is immediately adjacent to the BNSF railroad tracks which
are raised on an embankment of land rising to 14 feet at its tallest,
minimizing the appearance of the height of the project from the west. The
land beyond that is zoned E—Employment and is owned by Colorado State
University Research Foundation (CSURF). This site is immediately adjacent
to the Mason Corridor and a prime site for increased density, given its
proximity to the campus. Views of the foothills will be unavoidably altered as
there is no feasible way to reorient the site plan to minimize this intrusion into
the views. It is not anticipated that any single family homes will have
substantially altered views from their property.
The height of the buildings will contribute to significant new shadow casting
but with limited impacts to adjacent private property, most of which is
commercial or institutional in nature. Most shading will happen internally and
in the worst case scenario, on December 21, on College Avenue, which may
cause some maintenance issues during snow storms or icy conditions,
though the shadow does not reach College Ave until the afternoon, so
presumably the roads will have already been cleared. Snow and ice are
likely to be an issue in the western courtyards during winter. Staff will
suggest that this be addressed by the owner in their management plan.
There are no existing or planned residential areas immediately adjacent to
this site, so privacy is not a major cause for concern here. The project is
adjacent to a public park, Spring Creek Park, to the south but Building 1 is
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 8
sufficiently lit and to provide additional shielding in a few places to
protect adjacent properties from light spill and glare.
f. Trash and Recycling Enclosures [Section 3.2.5]—Trash enclosures
have been sized appropriately to accommodate trash and
recyclables. Trash enclosure elevations will be reviewed in Final
Plan Review.
B. Environmental, Natural and Cultural Standards — [Division 3.4]
1) Buffer Zone Performance Standards: [Section 3.4.1(E)(1)] The Spring Creek
is a protected natural feature that carries a buffer zone of 100 feet. The
buffer is shown on the site plan. No buildings or paved surfaces are
proposed within the buffer. A dense planting of appropriate trees and
shrubs are proposed to screen the view of the parking lot and building
beyond and to provide some mitigation habitat for wildlife.
C. Building Standards — [Division 3.5]
1) Architectural Character, Building Size, Mass and Scale [Section 3.5 (B) and
(C)]—The design of the project sets an enhanced standard of quality for
future redevelopment projects in the area. The elevations of Building 1 are
broken down into 3 "superbays" that align with the courtyards on the west
side. Each superbay is about 115'. Within these superbays, the elevations
are further broken down into roughly thirty-foot bays which lend a more
pedestrian scale to these immense facades. Building 2 blends with Building
1 and adds a very pedestrian oriented base on the south and east facades
with the retail use and commercial storefront windows. Additional
articulation is needed to meet the standards and will be done in Final Plan
review. Buildings 3 and 4 show additions and much -needed facelifts to
existing strip shopping buildings which are outdated. The project generally
sets an enhanced standard for future redevelopment with its architectural
detailing, commercial display windows and metal detailing.
2) Privacy Considerations [Section 3.5.1 (D)]—The project is quite urban in
nature, however zones of semi -private and public have been established
relatively effectively in the outdoor courtyard areas. The mixed -use nature
of the site provides some natural settings for interaction among neighbors in
a public space.
3) Building Materials [Section 3.5.1 (E)]—Both the materials and colors
proposed blend well with existing materials and colors and set an enhanced
standard for future redevelopment. Clear glass is used in all commercial
storefront windows and residential fenestration.
J
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 7
bicycles and pedestrians. Parking bays are mostly perpendicular to
the uses they serve, except where that was not possible due to the
orientation of the land or where parking exists in front of Buildings 3
and 4. Parking is broken into smaller lots that serve each building
and each side of Building 1. All landscaped islands are defined with
curbs. Required parking setbacks are met.
d. Parking Lots [Section 3.2.2 (K)]:
1.) Residential Parking requirements: [Section 3.2.2(K)(1)(a)] Since
the proposed Buildings 1 and 2 are multi -family and mixed -use
dwellings and since the project is within the City'sTransit-Oriented
Development (TOD) Overlay Zone District, there are no minimum
parking requirements. The proposed parking is significantly below
what would have been required outside the TOD Overlay Zone but
the plan counts on use of the readily alternative transportation
opportunities: walking to campus, biking to campus on the Mason
Trail when it is completed and riding the MAX BRT on the Mason
Corridor when it is complete. Parking on Choice Center Drive is
also available to residents.
2.) Non-residential parking requirements: [Section 3.2.2(K)(2)] Retail
parking is limited by maximums. In this site design, aside from the
new mixed -use parking to the south of Building 2, all retail parking
exists. Additions to the east facades of the buildings will eliminate
one row of existing parking and leave one row intact.
3.) Handicap Parking [Section 3.2.2(K)(5)]: The total number of
parking spaces in the project is 327. Section 3.2.2(K)(5)(d)
specifies that for this number, a minimum of 8 handicap accessible
spaces must be provided. Twenty handicap parking spaces are
provided. These spaces are located conveniently to the main
entry doors of each of the buildings.
4.) Parking Space Dimensions: [Section 3.2.2.(L)] The parking
dimensions indicated on the plans meet the minimum dimensions
required. Many spaces are dimensioned for overhang into the
paved and landscaped areas as allowed by Code. [Section 3.2.2
(L)] Where spaces overhang paved areas, the adjacent walk is at
least 6 feet wide.
e. Site Lighting [Section 3.2.4]—Proposed site lighting mostly meets
our lighting standards. All but one of the specified light sources are
concealed, down -directional luminaires, Additional work will be done
during final plan review to resolve the one fixture that is not in
compliance with the code, to resolve a few areas that are not
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 6
north as the Spring Creek Trail. Completion of the trail north to
Laurel St. is expected by 2009. These are constraints on this
project's ability to provide bike access that meets multi -modal level
of service standards as described in Appendix H of the
Transportation Master Plan, specifically for directness. A request
for modification of standard has been submitted with this project
(attached) which adheres to Section 2.8.2(H) of the Land Use
Code. The modification cites the hardship rationale and states
that adding bike lanes to either of these streets is neither practical
nor feasible. The Mason Corridor is not a direct path between
residents and their most common destination, CSU, but it is a
dedicated bike path that is not excessively indirect either. A more
northerly and thus more direct connection to this trail is not
feasible because of the grade change, the imminent bus rapid
transit fixed guideway and the existing BNSF railroad, all of which
are safely crossed at an existing underpass on the Spring Creek
Trail immediately south of the project. The project has provided an
8-foot wide bike and pedestrian path connecting to the Spring
Creek Trail which, in turn connects to the Mason Trail past the
railroad underpass.
5.) Transportation Impact Study. [Section 3.2.2(C)(8)] A
Transportation Impact Study was performed and submitted with
this proposal. Pertinent excerpts of the study are attached to this
staff report.
b. Access and Parking Lot Requirements [Section 3.2.2 (D)]:
1.) Pedestrian/Vehicle Separation [Section3.2.2.(D)(1)] Pedestrians
and vehicles are separated to the maximum extent feasible on this
infill and redevelopment site. Specially paved crosswalks connect
the walkways with the street sidewalk along College Avenue
where existing drive aisles prevent complete separation of
pedestrians and vehicles.
2.) Access: [Section3.2.2.(D)(2)] All off-street parking spaces have
unobstructed access to and from public streets. All off-street
parking is contained onsite.
3.) Location: [Section3.2.2.(D)(3)] Lot 1 contains parking for Building
1. Lot 2 contains parking for Building 2. As this project is within
the Transit -Oriented Development (TOD) Overlay Zone, there is no
minimum parking required per Section 3.10. Therefore, no
minimum guest parking is required either.
c. Parking Lot Layout [Section 3.2.2 (E)-(J)]: The parking lot is designed
with clear and logical circulation routes for vehicles, and also for
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 5
With 2 exceptions, standards have been met for interior parking lot
landscaping. In the south parking lot and the lot in front of Building 3, a
required landscape island to break up a row of 15 or more cars was not
provided. This will be addressed in Final Plan review. Sight distance
triangles are maintained at the driveway intersections. Landscaping notes
are included in the landscaping plan set and will be reviewed for
completeness and accuracy during Final Plan review.
2) Access, Circulation and Parking [Section 3.2.2]
a. Development Standards [Section 3.2.2 (C)]:
1.) Safety Considerations: [Section 3.2.2 (C)(1)]— Pedestrians,
bicycles and vehicles are separated to a large extent in this
project. Choice Center Drive, a private drive, and the other
internal access driveways connect streets and parking lots for auto
access. Trails, sidewalks and walkways connect to the regional
trails and public sidewalk network for pedestrians and bicyclists
with enhanced crosswalks where needed for safe separation. All
retail and residential uses take their primary access from the street
fronts along College, Stuart and Choice Center Drive. Bike racks
are conveniently located near all main entrances and are provided
in numbers that far exceed the standards in this section.
2.) Curb cuts and ramps [Section 3.2.2 (C)(2)] Curb cuts and ramps
are provided throughout the site.
3.) Site Amenities: [Section 3.2.2 (C)(3) and (4)] The design includes
convenient and ample parking facilities for bicyclists and ramps
and walkways for clear and direct access to all entrances.
Walkways: [Section 3.2.2(C)(5)] To the extent maximally feasible,
walkways within this infill and redevelopment site directly and
continuously connect pedestrian points of origin and destination.
Pedestrian access is provided from all primary doors to points
north in anticipation of redevelopment of the private property
between here and Prospect providing pedestrian connections.
Pedestrian connections are also made to the public sidewalks on
all frontages in logical and convenient locations.
4.) Direct Onsite Access to Pedestrian and Bicycle Destinations:
[Section 3.22(C)(6) and Section 3.6.41 There are no bike lanes on
College Avenue or Prospect Avenue between Shields and
Timberline. No bike lanes are proposed on the City's Bike Plan
because the high volumes and high speed of traffic along College
are not conducive to safe bicycling. Bicyclists are expected to use
the new Mason Corridor trail, which the City has constructed as far
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 4
Courtyards are proposed for the west sides of Building 1 to provide students
with sheltered areas in which to gather. Pedestrian access to the north has
been provided for in anticipation of future redevelopment on the private
properties under separate ownership to the north. Pedestrian connections
are made through the site to College Avenue on the north and south end of
Building 2 and at the north end of Building 4. Eight -foot wide pedestrian and
bike trail connections link the south end of the site with the Spring Creek
Trail and Mason Corridor trail beyond.
3) Development Standards for the Transit -Oriented Development (TOD)
Overlay [Section 4.21 (G)]—This site falls entirely within the TOD Overlay
boundary and complies with the standards contained in Section 3.10 as
described in the next section.
3. Compliance with applicable General Development Standards
A. Site Planning and Design Standards [Division 3.2]
1) Landscaping and Tree Protection: [Section 3.2.1 ]—The existing
undeveloped portion of the site contains a fairly dense canopy of trees.
Early on in the project, the City Forester met onsite with the development
team and assessed the health and significance of the existing trees. A
majority of the trees are either weedy species or in poor health or both. The
City Forester determined that very few of these required mitigation. Most
will be removed. Four will be saved. The remaining significant trees to be
removed will be mitigated by transplanting them on site or replaced with
upsized trees.
The Project Development Plan provides full tree stocking and street trees
throughout the project in order to form at least a partial urban canopy.
Street trees on College and Stuart are placed at 20-40 foot intervals in
landscaped parkways. The design team will select species from the City's
approved street tree list during Final Plan review. Screening of parked cars
from the park and natural area to the south will be achieved with a dense
planting of trees and mixed plantings of shrubs and ornamental trees.
Buildings 1 and 2 have appropriate foundation plantings. Details will be
reviewed in Final Plan review. Buildings 3 and 4 do not show foundation
plantings. They are existing buildings which have an arcade and no
landscaping. Proposed elevations for these 2 buildings were not submitted
in time for staff review prior to the hearing and appear not to have arcades.
These buildings may need to provide foundation landscaping. This issue
can be addressed as a condition of approval or informally during Final Plan
review.
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 3
2. Compliance with Applicable C—Commercial District Standards
A. Purpose: The purpose of the Commercial District is as follows:
"The Commercial District is intended to be a setting for development, redevelopment
and infill of a wide range of community and regional retail uses, offices and personal
and business services. Secondarily, it can accommodate a wide range of other uses
including creative forms of housing.
While some Commercial District areas may continue to meet the need for auto -
related and other auto -oriented uses, it is the city's intent that the Commercial
District emphasize safe and convenient personal mobility in many forms, with
planning and design that accommodates pedestrians. "
The proposed project will contain four buildings: a 4-story multi -family
residence in the westem portion of the site, a 4-5 story mixed -use dwelling at
the northwest comer of Stuart and College, and two rehabilitated, existing
retail buildings (one 1-story and one 2-story) along College Avenue, which
together will greatly increase the density of this infill and redevelopment site.
The project's close proximity to CSU, the Mason Corridor and regional bike
and walking trails make it a convenient and logical location for private
student housing. The project will provide much needed aesthetic
improvement for the existing retail buildings and will hopefully lay the
groundwork for high quality future redevelopment in the area.
B. Permitted Land Use: Multi -family dwellings, mixed -use dwellings and retail
are all permitted in the Commercial District, subject to a Type I —
Administrative Hearing.
C. Development Standards:
1) Land Use Standards [Section 4.21(D)]—The maximum building height in
this zone district is 4 stories. Buildings 3-4 are proposed to remain at one
and two stories. Building 1 is proposed at 4 stories. Building 2 is proposed
at 4-5 stories with 4 stories along College and 5 stories along Choice Center
Drive, where the grade drops down. These 4t' stories are allowable per
Section 3.10.5(F)(1)(a) because the proposed is a mixed -use development
in which at least 1/7t' is residential. This is described in more detail in the
following section.
2) Development Standards [Section 4.21(E)]—Site Design: The configuration
of the site encourages pedestrian activity. Retail and office uses are
proposed for the existing shops and the ground level of building 2.
Choice Center Redevelopment Project Development Plan -Type I - #15-08
November 3, 2008 Administrative Hearing
Page 2
EXECUTIVE SUMMARY:
Mixed -use dwellings are permitted in the C—Commercial District, subject to an
Administrative Hearing. This Project Development Plan complies with the applicable
Administrative and General Development standards and the standards of the C—
Commercial District, except where a modification of standard has been requested as
noted below.
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: C—Commercial, existing restaurant and retail (Chuck E. Cheese, Harbor Freight,
etc) with CC —Community Commercial, existing retail and office beyond;
E: C—Commercial, existing retail and office with LMN—Low Density Mixed -Use
Neighborhood District, existing single family houses beyond;
S: C—Commercial, existing retail, undeveloped land, and Spring Creek park and trail;
W: E—Employment and CSU: Undeveloped land with some Colorado State University
Research Facility (CSURF) agricultural facilities.
The western portion of the site is the former site of the Johnson Mobile Home Park which
was destroyed in the 1997 flood. The western portion of the site is now vacant land. The
eastern portion of the site contains the Choice Center strip shopping center which is in
operation. Portions of the site are currently in the floodplain and floodway. Since the flood
of 1997, significant capital improvements have been made both upstream and downstream
of this site to prevent a similar disaster from happening again. This site has far fewer
potential impacts than it did prior to these improvements, but the remapping of this parcel
is not official. The developer is in the process of working through this remapping and
updating of the site through a Conditional Letter of Map Revision (CLOMR) with assistance
from the City's Stormwater Utility. Therefore, any approval of the Project Development
Plan must be conditioned on FEMA approval as noted in the Findings section of this
report. Construction within the floodplain shall also be restricted per the condition, as
noted below.
A neighborhood meeting was not required for this project and none was held. No written
comments from the public have been received by the planner on this project. A few calls
have come in with basic questions about the project which were answered to the caller's
satisfaction. The project has had a sign posted, the hearing was noticed by mail to
affected property owners and notice of the hearing was posted in the Coloradoan.
717
City Of cM NO
Fort Collins MEETING DATE Ndv. mil. 2oDrA
STAFF AAws%2Pv�
HEARING OFFICER
PROJECT: Choice Center Mixed -Use Redevelopment PDP—Type 1 (#15-08)
APPLICANT: Dave Pietenpol
Jim Sell Design
153 W. Mountain Ave.
Fort Collins, CO 80524
OWNER: Capstone Development Corp.
431 Office Park Drive
Birmingham, AL 35223
PROJECT DESCRIPTION:
This is a request to redevelop a 10.49 acre site near the southwest comer of College and
Prospect which currently contains about 6 acres of vacant land and 5 existing buildings.
As proposed, 3 of the buildings will be razed, the remaining 2 will be rehabilitated and 2
new residential buildings will be constructed to create a mixed -use project that offers
private, off -campus student housing and retail. A total of 270,434 sf of residential space
is proposed with 166 one- to four -bedroom units in Building 1 and 55 two- to four -bedroom
units plus`7410sf of new retail in Building 2. The existing retail buildings along College will
be expanded by approximately 4000sf each to a total of about 30,920sf for Building 3 (on
two doors) and 15,910 for Building 4 (on one floor). The property is located near the
southwest comer of Prospect Street and College Avenue. The site is within City limits and
is zoned C—Commercial District.
RECOMMENDATION:
Staff recommends approval of the Choice Center Mixed -Use Redevelopment PDP—Type
1(#15-08) and associated modification with one. condition listed in the Findings section
below.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750