HomeMy WebLinkAbout3425 S. SHIELDS ST. MIXED-USE - PDP - 28-07 - REPORTS - RECOMMENDATION/REPORT (3)3425 S. Shields Mixed -Use PDP — Type II -- #28-07
January 17, 2008 P & Z Meeting
Page 6
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 approval of the 3425 S. Shields Mixed -Use Project
Development Plan - #28-07, requesting to add Type II commercial uses to the
administratively approved project.
6. Attachments:
■ Zoning exhibit
■ Full sized plan set
■ 3-D renderings of proposed project
• Transportation Impact Study dated June, 2007
■ Traffic Memorandum Update dated September 22, 2007
■ Neighborhood Meeting notes from second neighborhood meeting dated January
9"', 2008 (given to the Board at worksession dated January 11, 2008)
■ Type I PDP Staff Report dated November 1, 2007
■ Type I PDP Administrative Hearing Decision dated November 14, 2007
3425 S. Shields Mixed -Use PDP — Type II -- #28-07
January 17, 2008 P & Z Meeting
Page 5
2) Operational/Physical Compatibility Standards [Section 3.5.1 J]
It should be noted that the Type II uses do not necessarily require more
stringent review because of increased trip generation. The Type I uses
approved for this project include schools and places of worship or assembly
that are much higher intensity trip generating uses especially at peak times.
Type II uses are sometimes so categorized because of operational
characteristics that may be in conflict with the surrounding residential setting.
The residential neighbors who will be most impacted by this commercial
building's activities are the residents of the three residential buildings within
this development. The following is a brief summary of the rationale behind
Type II versus Type I uses. Personal and business service shops and clinics
are a Type II use because such businesses could have long hours or be
open on weekends. Financial services were made a Type II use because in
the MMN zone district a bank is allowed to have a drive through component.
Small animal veterinary clinics are a Type II use because of potentially long
hours and because noise from the animals may be a concern to neighbors.
Restaurant, limited mixed -use was added to the Land Use Code in the Fall
2006 biannual changes to allow for a low -impact neighborhood convenience.
The Board has the ability to modify the uses allowed or the operational
characteristics of the proposed Type II uses based on Section 3.5.1(J) of the
Land Use Code. Some of the operational characteristics of the proposed
Type II uses will be limited as a result of how the project was approved. If a
bank were to locate in this project, it would be without a drive -through
because the site plan has been approved without any drive -through facilities.
'Restaurant, limited mixed -use' is allowed only as a component in a mixed -
use building.
4. Findings of Fact / 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.
b. This Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
3425 S. Shields Mixed -Use PDP — Type II -- #28-07
January 17, 2008 P & Z Meeting
Page 4
B. Permitted Land Use: 'Personal and business service shops', 'offices,
financial services, clinics and small animal veterinary clinics' and
'limited restaurant, mixed -use' are permitted uses in the MMN—
Medium Density Mixed -Use Neighborhood District subject to a Type II
— Planning and Zoning Board review. [Section 4.6 (B)]
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]
No changes are proposed to the landscaping with this request.
2) Access, Circulation and Parking [Section 3.2.2]
No changes are proposed to the site plan with this request.
B. Engineering Standards — Division 3.3
1) Transportation Level of Service Requirements: [Section 3.6.4]
In order to determine if the transportation needs of this development can be
safely accommodated by the existing transportation system, it has been
demonstrated that adopted Level of Service standards will be achieved in
this infill site with a traffic impact study (TIS) prepared by a licensed traffic
engineer. The original TIS called for 15,000sf of general office and 7500sf of
specialty retail, which includes the anticipated Type I and Type II uses for
this site.
According to the ITE Trip Generation Manual, specialty retail is described as,
"generally small strip shopping centers that contain a variety of retail shops
and specialize in quality apparel; hard goods; and services such as real
estate offices, dance studios, florists, and small restaurants." This
description of the retail component is largely consistent with the retail that the
developer intends for this site.
C. Building Standards — Division 3.5
1) Building and Project Compatibility [Section 3.5.1 ]
No changes are proposed to the buildings with this request.
3425 S. Shields Mixed -Use PDP — Type II -- #28-07
January 17, 2008 P & Z Meeting
Page 3
standard. The standard for which the applicant requested a modification is Section
3.5.3(B)(1) Orientation to a Connecting Walkway. There were also two conditions of
approval of the Type I project which read as follows: 1) The Applicant shall provide
additional right-of-way and utility easement to current standards along S. Shields Street
during Final Plan review. 2) The Applicant shall provide additional landscape screening
within the Final Landscape Plan along the north and south property lines to buffer and
screen adjacent properties from the Project."
The subject property currently contains an RV storage lot and one residence with no
historical significance. A neighborhood meeting was not required for the Type I 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.
Although a neighborhood meeting was already held and was very well attended, the Land
Use Code requires a neighborhood meeting for any Type II (Planning and Zoning Board)
request, so another neighborhood meeting will be held just prior to the Planning and
Zoning Board worksession for this request. There are no changes to the plans nor new
information from what was presented at the first neighborhood meeting. Notes from this
neighborhood meeting will be provided to the Board at the worksession prior to the
hearing.
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-Nzone 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 uses fit within the purpose statement for this zone district.
3425 S. Shields Mixed -Use PDP — Type II -- #28-07
January 17, 2008 P & Z Meeting
Page 2
EXECUTIVE SUMMARY:
Personal and business service shops; offices, financial services, clinics and small animal
veterinary clinics; and limited mixed -use restaurants are permitted in the MMN—Medium
Density Mixed -Use Neighborhood District, subject to Planning and Zoning Board review.
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.
RECOMMENDATION:
Staff recommends approval of the addition of Type II uses to the approved 3425 S.
Shields Project Development Plan — Type I (# 28-07).
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 Comers
Condominiums, Willow Grove Village at Cunningham Comers, 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 approved Type I project includes redeveloping 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, with a total of 36 dwelling units. The property is zoned
MMN—Medium Density Mixed -Use Neighborhood District. Full-sized plan sets are
included in your packets. The applicant requested and received one modification of
ITEM NO. 5
MEETING DATE 1 / 17 / 08
6a .
STAFF Anne Aspen
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: 3425 S. Shields Mixed -Use Project Development Plan — Type II (# 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 add Type II commercial uses to a project that received approval at an
Administrative (Type 1) public hearing on November 1, 2007.
The administrative approval did not include all of the land uses that the developer
intended. The approved commercial uses include: convenience retail stores without fuel
sales; artisan and photography studios and galleries; child care centers and adult/daycare
respite centers. Additional commercial uses permitted in this zone include: personal and
business service shops; offices, financial services, clinics and small animal veterinary
clinics; and limited mixed -use restaurants. The developer wished to have these additional
uses approved. They were included in the Traffic Impact Study. The developer described
the commercial building as potentially having uses such as offices during the first
neighborhood meeting. An oversight led to an approval which did not include these uses.
In order for these additional uses to be approved, they must be reviewed at a Planning and
Zoning Board (Type II) public hearing.
No changes in the physical -layout of the -project -are -proposed -since the administrative
hearing. Since the project has already received approval as a Type I project, the Planning
and Zoning Board's purview is limited to reviewing the appropriateness of the proposed
additional Type II uses and any impacts they may have over and above the approved
commercial uses. The Planning and Zoning Board may not reconsider any other aspects
of the previously approved plans. The Type I project approval is vested.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT