HomeMy WebLinkAbout3425 S. SHIELDS ST. MIXED-USE - PDP - 28-07 - REPORTS - RECOMMENDATION/REPORT3425 S. Shields Mixed -Use Project Development Plan — Type I (# 28-07)
November 1, 2007 Administrative Hearing
Page 10
B. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code, with
two exceptions:
• Section 3.3(C)(1) Engineering Standards, Public Sites, Reservations
and Dedications and
• Section 3.5.3(B)(1) Mixed -Use, Institutional and Commercial
Buildings, Relationship of Buildings to Streets, Walkways and Parking,
Orientation to a Connecting Walkway where the applicant seeks a
modification to the standard.
C. The Project Development Plan complies with all applicable district standards
of Section 4.6 of the Land Use Code, MMN—Medium Density Mixed -Use
Neighborhood District.
5. Staff Recommendation:
Staff recommends and approval of the request for modification and approval of the 3425
S. Shields Mixed -Use Project Development Plan - #28-07 with one proposed condition:
A. The Applicant shall provide additional right-of-way and utility easement to
current standards along S. Shields Street during Final Plan review.
6. Attachments:
Zoning exhibit
Statement of Planning Objectives, dated August 2007
Modification request letter dated October 11, 2007
Neighborhood Meeting Notes dated August 27, 2007
Written comments from community members
Shadow Analysis and 3-D renderings of proposed project
Transportation Impact Study dated June, 2007
Traffic Memorandum Update dated September 22, 2007
Full sized plan set
3425 S. Shields Mixed -Use Project Development Plan — Type I (# 28-07)
November 1, 2007 Administrative Hearing
Page 9
j. Orientation to Build -to Lines: The proposed commercial building will sit 25
feet from the Shields Street right-of-way which meets the build -to line
standard. The commercial building creates a visually continuous,
pedestrian -oriented streetfront with no vehicle use between the building
faces and the street. [Section 3.5.3(B)(2)]
k. Variation in Massing: The commercial building has been designed with
appropriate changes in volume, with the four towers anchoring the
corners and identifying the main entrances. Residential units in the
project have been designed with numerous changes in height, roof form
and numerous projecting and recessed elements. Changes are related
to units, entrances and functions of the internal spaces. [Section
3.5.3(C)]
I. Character and Image, Site Specific Design: The proposed project
contributes to the uniqueness of the Medium Density Mixed -Use District.
The buildings are designed with appropriate and high -quality materials
and detailing which will be a quality, higher density residential and
commercial addition to this area. The design of the commercial and
residential buildings has enough in common to create a sense of
architectural coherence, and detailing and massing which clearly
identifies their commercial and residential characters, respectively.
[Section 3.5.3(D)(1)]
m. Fagade Treatment: All residential and commercial facades exceed the
minimum wall articulations. Walls have clearly defined bays, changes in
plane, materials and texture, and well articulated fenestration. A few well
detailed false doors and windows are proposed in the side elevations
where real doors and windows are not feasible. All facades have
materials and design characteristics consistent with those on the front
elevations. Entrances are clearly identified with tower elements and
arched awnings. No awning extends farther than a single store front.
[Section 3.5.1(D)(2),(3),(4) and (5)]
n. The base and top standards are met in this proposal. The bases are all
brick with appropriate brick detailing. The tops are patterned stucco,
sloping and pitched roofs and tower elements. The overall effect is
architecturally balanced. [Section 3.5.1 (D)(6)]
4. Findings of Fact I Conclusion:
After reviewing the 3425 S. Shields Mixed -Use Project Development Plan - #28-07, staff
makes the following findings of fact and conclusions:
A. The Project Development Plan complies with all applicable administrative
standards contained within Article 2 of the Land Use Code.
3425 S. Shields Mixed -Use Project Development Plan — Type I (# 28-07)
November 1, 2007 Administrative Hearing
Page 8
a maximum height of 42 feet. The mass of the building is broken up by
three tower elements on the Shields (east) elevation. The center tower is
mirrored on the West elevation. The height of the two corner towers on
the Shields (east) elevation is 51 feet. The central tower on both the east
and west elevations is 55 feet. These towers contribute to the variety and
legibility of the buildings. These tower elements will not appreciably
affect anyone's views of the foothills more than the buildings themselves
do. The commercial building is set back substantially from the north and
south property lines. At the worst case scenario on December 21"from
gam to 12 noon, a small additional area will be shaded on the property to
the north. The additional height of the tower elements will not impact
privacy for neighbors since there is no habitable space within the tower
and there are no windows in the towers. The towers are proposed to
break the mass of the large commercial building up so that it will fit into
the scale of the area. [Section 3.5.1 (G)(1)]
g. Outdoor Storage: All outdoor storage is adequately screened.
Mechanical equipment will be rooftop mounted. [Section 3.5.1 (1)]
h. Mixed -Use, Institutional and Commercial Buildings: This project meets
the intent of the Mixed -use, Institutional and Commercial Building
standards in Section 3.5.3 in that the buildings are attractive and the
pedestrian system is direct, pleasant and human -scaled. Vehicular
movements are accommodated on the site. Due to site constraints, a
connecting walkway is not possible. Enhanced crosswalks are provided
where the walkway crosses the drive aisle. The applicant has submitted
a request for modification for the connecting walkway standard,
addressed in the next subparagraph below. [Section 3.5.3]
i. Relationship of Buildings to Streets, Walkways and Parking, Orientation
to a Connecting Walkway: The sidewalk along Shields Street allows
connections to the front and back entries of the commercial building
without crossing a drive aisle. The residential buildings are surrounded
by drive aisles and parking, so the walkway must cross the drive aisle.
The applicant has submitted a request for modification, proposes
enhanced crosswalks at two intersections with the drive aisle and has
called them out on the site plan. If the modification is granted, staff will
work with the applicant on the details of the enhanced crosswalk in Final
Plan review. The modification request cites the 'equal to or better than'
rationale. A compliant plan could be created if the residential buildings
were pushed to the edges of the property, but this would push the
buildings uncomfortably close to the neighbors, creating privacy and
compatibility issues. This plan allows the greatest privacy from neighbors
and good overall planning with a central gathering feature for residents.
The walkway to Shields is direct and drive aisle crossings will be
mitigated with either raised or patterned and colored concrete for safety.
[Section 3.5.3(B)(1)]
3425 S. Shields Mixed -Use Project Development Plan — Type I (# 28-07)
November 1, 2007 Administrative Hearing
Page 7
B. Engineering Standards — Division 3.3
a) Plat standards: Applicants are required to dedicate rights -of -way for
public streets, drainage easements and utility easements to serve the
area being developed and/or platted. This project is platting the parcel.
During staff review of the project, City staff requested some additional
right-of-way along Shields Street. The applicant intends to dedicate this
additional right-of-way but wishes to combine this with some other .
changes the surveyor will make all together during Final Plan review. In
order to assure the City that this dedication will happen, the applicant has
agreed to this being a stipulation of approval of the project. See Section
5.A of this staff report for staffs suggested condition of approval. [Section
3.3 (C)(1)]
C. Building Standards — Division 3.5
a. Architectural Character- The architectural design proposed for this project
consists of substantial brick bases, vertical hardiboard siding and stucco.
Roofs are pitched with tower elements in the commercial building to
break up the massing of the structure and highlight the entry volume.
[Section 3.5.1 (B)]
b. Building Size, Height, Bulk, Mass, Scale: The proposed buildings are
larger than surrounding existing developments. The design incorporates
high quality materials and building massing is deftly articulated, in the
residential buildings with a variety of roof pitches and archetypal
residential forms, and in the commercial building with tower elements at
the corners and main entry. [Section 3.5.1 (C)]
c. Privacy Considerations: As mentioned earlier, the applicant opted to
locate the residential buildings in the center of the site rather than at the
edges and by doing so has substantially increased the privacy afforded
between the proposed and existing developments. [Section 3.5.1 (D)]
d. Building Materials: The surrounding residential areas employ a variety of
materials, mostly wood siding but also some brick and stucco. The
proposed buildings are brick, siding and stucco, with soldier courses,
banding, sills, lintels and metal awnings. All windows are clear glass.
Fenestration is detailed with sills, lintels and mullions which mirror
patterning in the stucco. [Section 3.5.1 (E)]
e. Building Color: Shades selected unify the development and blend into the
neighborhood. [Section 3.5.1 (F)]
f. Special Height Review: The residential buildings are 39 feet to the ridge
lines and therefore do not need special height review. The commercial
building exceeds 40 feet and requires special height review. The bulk of
the building has a 39-foot cornice height with a shallow 3:12 roof pitch to
3425 S. Shields Mixed -Use Project Development Plan — Type I (# 28-07)
November 1, 2007 Administrative Hearing
Page 6
the street sidewalk on Shields. As a part of the siting of this project, the
auto circulation loops around the residential buildings. This design pulls
the three-story buildings away from the property lines and existing
neighbors but precludes a connecting walkway as described in the Land
Use Code. The applicant has submitted a request for modification to the
standards pertaining to connecting walkways, including this one. The
applicant intends to provide enhanced crosswalks and extra landscaping
where the walkway crosses the drive aisles. Staff will work with the
applicant on the details of the enhanced crosswalks in Final Plan review if
the modification is granted. [Section 3.2.2 (D)(1)] Access is
unobstructed and all off-street parking is located onsite. Guests will be
able to park in the commercial spaces during off -hours for the
businesses. All vehicular areas will be paved with either asphalt or
concrete. All lighting for the project is down -directional and fully shielded.
[Section 3.2.2(D)]
e) Parking Lot Layout: The circulation routes and parking bays throughout
the site are clearly delineated and logical given the site constraints.
Landscape islands are provided in accordance with code standards.
[Section 3.2.2(E)]
f) Setbacks: The parking bay closest to Shields Street is set back from the
street well in excess of standards. The parking bays along lot lines are
also set back in excess of standards. [Section 3.2.2 (J)]
g) Required Number of Off-street Spaces for Type of Use: Each residential
building contains 12 units: 4 one -bedroom units and 8 two -bedroom units
for a total of 36 units: 12 one -bedroom and 24 two -bedroom units. A
minimum of 60 residential spaces is required and provided as 24
standard spaces, 24 compact spaces, 9 garage spaces and 3 handicap
accessible spaces. There is at least one signed van -accessible space,
according to Code. [Section 3.2.2 (K)(5)(d)] Commercial parking must
not exceed 3 spaces per 1000sf of floor area. The commercial building is
a little over 18,OOOsf, so a maximum of 55 spaces is allowed. 55
commercial spaces are proposed, plus 3 handicap accessible spaces.
This parking will also be used by residents and their guests as shared
parking.
h) Parking Stall Dimensions: Compact spaces are acceptable if they total
40% or less of the total number of spaces provided, which this project
meets. [Section 3.2.2 (K)]
i) Site Lighting: All lighting fixtures and lighting levels meet City standards.
All light fixtures feature full shielding and full cutoff and minimize glare
with external and internal house -side shields where needed. [Section
3.2.4]
j) Trash and Recycling Enclosures: The trash enclosures have been sized
to accommodate trash and recyclables. The trash and recycling areas
will be sufficiently screened from view. [Section 3.2.5]
3425 S. Shields Mixed -Use Project Development Plan — Type I (# 28-07)
November 1, 2007 Administrative Hearing
Page 5
Along the south property, the existing fence is in poor repair and will need
to be replaced with a 6-foot cedar fence unless an agreement is reached
with any affected properties to provide an acceptable alternate plan, such
as a dense planting of conifers. Details will be discussed in Final Plan
review. [Section 3.2.1(E)(1)]
c) Landscape Area Treatment: All non -paved areas are proposed to be
planted with appropriate plantings including turf and shrub or perennial
planting beds. Foundation plantings are provided along more than 50%
of the high -use and high visibility facades of the building. [Section
3.2.1(E)(2)]
d) Parking Lot Interior Landscaping: The parking lot interior contains trees
and shrubs in landscape islands that exceed code standards. All
landscape islands exceed minimum dimensions and planting
requirements and are edged with raised concrete curbs. The applicant is
very interested in creating a bioswale in the eastern parking lot and will
explore that possibility in Final Plan Review. [Sections 3.2.1(E)(4) and
(5)]
e) Tree Protection and Replacement: There are several existing significant
trees on the site that the developer plans to preserve and protect through
construction. No significant trees will be removed with this project so no
mitigation is required. Appropriate tree protection notes are on the plans.
[Section 3.2.1(F)]
f) Landscape Materials, Maintenance and Replacement: Appropriate
notations have been made on the plans to ensure compliance with these
standards. [Section 3.2.1(1)]
g) Utilities: The landscape plan does not show any conflicts with existing or
proposed utilities. Details will be reviewed in Final Plan Review. [Section
3.2.1(K)]
2) Access, Circulation and Parking [Section 3.2.2]
a) Safety Considerations: The safety of pedestrians, especially where they
cross the drive aisles will be enhanced with the addition of special paving
which is called out on the plans but will be reviewed in detail during Final
Plan Review. [Section 3.2.2 (C)(1)(a) and (5)(b)]
b) Curbcuts and Ramps: Curbcuts and ramps are provided throughout the
site. Staff will work with the applicant to fine tune the ramps during Final
Plan review. [Section 3.2.2 (C)(2)]
c) Bicycle Facilities: The design includes convenient parking facilities for
bicyclists associated with the residential buildings but not the commercial
building. The applicant will provide commercial bike parking during Final
Plan review. [Section 3.2.2 (C)(4)]
d) Pedestrian/Vehicle Separation: Walkways through the site are as direct
as possible. A connecting walkway leads from the commercial units to
3425 S. Shields Mixed -Use Project Development Plan — Type I (# 28-07)
November 1, 2007 Administrative Hearing
Page 4
site. [Section 4.6 (D)(1) and (2)]. Lot pattern: This project proposes a
commercial building facing Shields and three residential buildings on
private drives. There is a secondary access point onto Richmond. No
other street connections are feasible in this infill site. The residential
buildings face the private drives. [Section 4.6 (D)(2)(d)] Central
Feature: The residential area of the project is approximately 2 acres.
The project is providing approximately 6700 square feet of plaza
space for the residents, which exceeds the six percent or 5227 square
feet minimum. The central gathering space is limited on this tight infill
site but it is adequate to meet the code. Staff will work with the
developer in final plan review to maximize this space for the residents'
benefit. [Section 4.6(D)(3)]
D. Development Standards:
Block requirements: As stated earlier, because of existing surrounding
development patterns, it is not possible for this project to extend the existing
street patterns or block patterns from the neighborhoods to the north or west.
A street connection will be made to the south to connect with Richmond.
[Section 4.6(E)(1)] Building Height: The proposed buildings are all three
stories. [Section 4.6(E)(1)(d)]
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]
This project provides more than adequate tree stocking and landscaping
to meet code standards. Details of the landscape plan will be reviewed in
Final Plan Review.
a) Street Trees: Three new canopy shade trees are included with the three
existing street trees on the Shields frontage to meet attached sidewalk
standards. [Section 3.2.1(D)(2)]
b) Buffering: The siting of the residential buildings in this project achieves a
good deal of buffering in that the setbacks from the property lines are 40-
60 feet, not the minimum of 5-8 feet. In addition to the site design
considerations, canopy shade trees, ornamentals and, where possible,
coniferous trees are proposed along the perimeter to provide canopy and
screening between this project and the surrounding existing residential.
At the ground level, all setback areas will be planted with shrubs and
perennials. Along the north property line, there is a 6-foot cedar fence in
good repair which will remain to enhance the buffering. There is an
existing wall along the west property line which will likewise remain.
3425 S. Shields Mixed -Use Project Development Plan — Type I (# 28-07)
November 1, 2007 Administrative Hearing
Page 3
2. Compliance with Applicable MMN—Medium Density Mixed -Use Neighborhood
District Standards
A. Purpose: The purpose of the MMN—Medium Density Mixed -Use
Neighborhood District is as follows:
The Medium Density Mixed -Use Neighborhood District is intended to be a setting for
concentrated housing within easy walking distance of transit and a commercial district.
Secondarily, a neighborhood may also contain other moderate -intensity complementary and
supporting land uses that serve the neighborhood. These neighborhoods will form a
transition and a link between surrounding neighborhoods and the commercial core with a
unifying pattern of streets and blocks. Buildings, streets, bike and walking paths, open
spaces and parks will be configured to create an inviting and convenient living environment.
This District is intended to function together with surrounding low density neighborhoods
(typically the L-M-N zone district) and a central commercial core (typically an N-C or C-C
zone district). The intent is for the component zone districts to form an integral, town -like
pattern of development, and not merely a series of individual development projects in
separate zone districts.
The proposed project largely meets this purpose statement. The parcel is
one of a few MMN parcels that are adjacent to NC zoned parcels to the
south which contain medical offices, an urgent care center, a child care
center and an auto service shop. This project will contain four three-story
buildings. The building on Shields is intended to be commercial offices. The
three interior buildings will be residential. Three story residential buildings
provide a more concentrated residential density but also represent a
departure from the single story buildings common in the immediate area. At
the neighborhood meeting, an overwhelming majority of the 60 in attendance
made it very clear that they are not interested in any linkages such as a
pedestrian connection between the neighborhoods to the north and west and
Shields Street, so no connection through this project has been proposed.
This infill site is unable to make any street connections to the north or west
because of existing patterns of development.
B. Permitted Land Use: `Mixed -use dwelling units' is a permitted use in
the MMN—Medium Density Mixed -Use Neighborhood District subject
to a Type I — Administrative Hearing. [Section 4.6 (B)]
C. Land Use Standards:
Density: The project is a mixed -use residential redevelopment of an
approximately three -acre site. There are 36 residential units
proposed which meet the overall minimum density required in this
district. The project will be built in one phase. The three residential
buildings are not required to be a mix of housing types on this small
3425 S. Shields Mixed -Use Project Development Plan — Type I (# 28-07)
November 1, 2007 Administrative Hearing
Page 2
RECOMMENDATION:
Staff recommends approval of the 3425 S. Shields Project Development Plan — Type I (#
28-07) and the associated request for modification of standards with one condition.
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: RL—Low Density Residential (Existing single-family residential: Chapparal
subdivision with Wagon Wheel subdivision beyond);
E: MMN—Medium Density Mixed -Use Neighorhood District (Existing multi-
family residences: Five Oaks Village at Cunningham Corners
Condominiums, Willow Grove Village at Cunningham Corners, Chestnut
Village Condominiums and Rosetree Village at Cunningham Corners
Condominiums);
SE: MMN—Medium Density Mixed -Use Neighborhood District (Existing Multi-
family residences: Rose Tree Village)
S: MMN—Medium Density Mixed -Use Neighborhood District (Existing duplex
residences: Horsetooth Commons) and NC —Neighborhood Commercial
(Existing commercial: Grease Monkey); and
W: MMN—Medium Density Mixed -Use Neighborhood District (Existing
townhome residential: Casa Grande Condominiums) with RL—Low Density
Residential (Existing Wagon Wheel subdivision) beyond.
The subject property currently contains an RV storage lot and one residence with no
historical significance. A neighborhood meeting was not required for this project but since
the property is in a largely residential area, the developer agreed to hold one. The
meeting was held on August 27, 2007 and was attended by approximately 60 residents
and property owners. Notes from the meeting are attached.
Staff has received written comments and a few phone calls about this proposal. Callers
were primarily concerned with traffic impacts to the existing neighborhood and Shields
Street, the potential introduction of young/student renters to their neighborhood and
problems associated with that, and stormwater drainage concerns triggered by a previous
storm drainage issue in a nearby development.
Three letters received prior to the hearing have been attached.
ITEM NO. 1/1
IRE���� MEETING DATE I1 1 O
STAFF
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: 3425 S. Shields Mixed -Use Project Development Plan — Type I (# 28-
07)
APPLICANT: Joanna Frye
VF Ripley Associates
401 W. Mountain Ave.
Fort Collins, CO 80521
OWNER: Chris Matkins
1643 Dogwood Ct.
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a proposal to redevelop the approximately three -acre site at 3425 S. Shields, near
the northwest corner of Shields and Richmond, into a four -building project with one three-
story commercial building on Shields and three three-story, multi -family residential
buildings behind. A total of 36 dwelling units are proposed. The property is zoned MMN—
Medium Density Mixed -Use Neighborhood District.
EXECUTIVE SUMMARY:
Mixed -use dwellings are permitted in the MMN—Medium Density Mixed -Use
Neighborhood District, subject to an Administrative Hearing. This Project Development
Plan complies with the applicable requirements of the Land Use Code, including
Administrative and General Development standards and the standards of the MMN—
Medium Density Mixed -Use Neighborhood District, except where a modification has been
requested.
The applicant has requested one modification to standards in writing (attached). The
standard for which the applicant requests a modification is Section 3.5.3(B)(1) Orientation
to a Connecting Walkway.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CC.80522-0580 (970) 221-6750
PLANNING DEPARTMENT