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HomeMy WebLinkAboutHELLENIC PLAZA (635 S. SHIELDS ST.) - PDP - 30-05A - REPORTS - RECOMMENDATION/REPORTHellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 13 D. The PDP complies with all standards located in Division 4.9 — Neighborhood Conservation Buffer District of the Land Use Code. E. The PDP complies with all applicable goals and policies adopted within the West Central Neighborhoods Plan. F. The PDP Complies with all applicable General Development Standards located in Division 3 of the Land Use Code, with the following exception: • the standard located in Section 3.2.2(J) - Setbacks. A request for alternative compliance to the minimum landscape setback standard for parking lots along a lot line has been submitted. G. Staff finds that the modification request to reduce the minimum landscape setback along the western property line along the parking lot satisfies the intent of the standard equally well as a compliant plan. H. Staff finds that the project as submitted, based on the proposed land use and its contextual compatibility with the surrounding land uses, is not detrimental to the public good. 5. Staff Recommendation: Staff recommends approval of the modification request to Section 3.2.2(J) for the Hellenic Plaza PDP. Staff recommends approval of the Hellenic Plaza PDP, #30-05A. Attachments: Vicinity Map Neighborhood Meeting Summary Site, Landscape and Building Elevation Plans Traffic Impact Study Modification Request Letter View Analysis 3-Dimensional Artistic Renderings Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 12 projections and recessions, and changes in material and style to break up the building massing. 7) Character and Image [Section 3.5.3(D)]: In order to add architectural interest and variety and to avoid the effect of a single, massive wall, the proposed buildings feature alternating materials on building bays, windows at the street level, columns, archways, awnings, and outdoor patios on along the street. The base treatments consist of precast concrete/prefinished stucco and the building tops are recognizable with sloping roof planes, gables and metal elements. D. Transportation and Circulation [Section 3.6] 1) Master Street Plan [Section 3.6.1 ]: The PDP has been designed in compliance with the Master Street Plan. 2) Streets, Streetscapes, Alleys and Easements [Section 3.6.2]: Streetscape design and construction will conform to the Larimer County Urban Area Street Standards. 3) Street Pattern and Connectivity Standards [Section 3.6.3]: This development plan is designed to allow access multi -modal access from the local street system. 4) Emergency Access [Section 3.6.6]: The PDP has been designed with a 30 foot fire lane through the site for emergency access purposes. 4. Findings Of Fact / Conclusion: After reviewing the Hellenic Plaza PDP, Staff makes the following findings of fact and conclusions: A. The proposed land use (mixed -use dwelling) is permitted in the MMN — Medium Density Mixed -Use Neighborhood District, subject to Administrative review. B. The PDP complies with all standards located in Division 4.6 — Medium Density Mixed -Use Neighborhood District of the Land Use Code. C. The proposed land use (mixed -use dwelling) is permitted in the NCB — Neighborhood Conservation Buffer District, subject to Administrative review. Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 11 already hindered by large trees and buildings to the west. The views of the foothills are best from vantage points along or south of Birch Street and are already limited along Shields Street. While the proposed buildings will undoubtedly change the views along Shields Street as the property develops from being vacant, the views of the foothills are already extremely limited and will be impacted only minimally with this proposal. The significant views of the foothills from along Birch Street and south of this property will not be impacted with this proposal. Privacy for existing dwelling units in this neighborhood is provided by aligning the buildings along the streets (Birch and Shields) but with the unit entrances internal to the site. The ground -floor commercial uses will have entrances on both sides to serve both sides of the neighborhood, but all residential access is oriented towards the parking lot. The buildings are placed south and east of the residential uses to the west to avoid overlooking their backyards, and the parking lot extends around the eastern building to limit this development's impacts on the Elderhaus property. As indicated above, this development plan is compatible with the scale of other buildings in the neighborhood including fraternity/sorority houses, the University Alumni Center, church and multi -family buildings. While the buildings are larger than many of the single-family residential uses in the neighborhood, it should be noted that the neighborhood features a wide variety of building proportions and intensities given its proximity to the University. The proposed buildings feature many elements that bring the scale down to human proportions including patios, ground floor windows and detailing, many projections and recessions and foundation landscaping. 5) Relationship of Building to Streets, Walkways and Parking [Section 3.5.3(B)]: The main entrance of the buildings opens.to a connecting walkway with pedestrian.frontage at the corner of Shields and Birch Street. Dwelling unit entrances are oriented internal to the site for privacy, and commercial facades feature entrances along Shields Street and from the parking lot for convenience from both sides of the neighborhood. The buildings are situated at the street corner, with no vehicle use area between the building faces and the street. The building along Shields Street is situated no more than 25 feet behind the street right-of-way and the building along Birch Street is no more than 15 feet from the right-of-way as required per this section. 6) Variation in Massing [Section 3.5.3(C)]: The buildings feature multiple changes in height and height articulations, facades with multiple Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 10 C. Building Standards [Section 3.5] 1) Building and Project Compatibility [Section 3.5.1]: The architecture of this project is of similar materials, height and size to other buildings in the area. In the immediate vicinity of the project there area variety of building types and heights, including one-story single-family residences, two and three-story fraternity/sorority uses, a three-story multi -family building, two-story University Alumni Center and large church. The buildings on this site were arranged to be located far away from the adjacent single-family residential properties to the west, and are separated from the single-family residential properties to the east by an arterial street. 2) Building Materials [Section 3.5.3(E)]: The proposed materials include prefinished stucco, hardboard or cementitious siding, precast columns, metal and asphalt roofing and aluminum storefront windows. The proposed materials are similar to materials already being used in the neighborhood. 3) Building Color [Section 3.5.1(F)]: The proposed colors for the project are within the realm of the colors of existing buildings in the area. The colors include light sand colored stucco, beige windows, grey shingles, tan/terra cotta siding and bronze and copper detailing. 4) Building Height Review [Section 3.5.3(G)]: Because the proposed building exceeds 40 feet in height, it is subject to the special height review standards in this section. A shadow analysis, visual analysis and summary of conclusions were submitted and are attached. The shadow analysis indicates the shadow locations for June 21 and December 21 at 9:00 a.m. and 3:00 p.m. On June 21 shadows do not extend beyond the street right-of-way in the morning hours and do not extend beyond the property boundaries in the afternoon. On December 21, when shadows are longest, shadows may extend beyond this property, slightly into the rear yards of properties to the west in the morning, and into the front yards of properties to the east in the afternoon. Staff finds that the shadow impacts proposed do not have substantial adverse impacts on these properties, as the shadows extend only slightly onto these properties even on the longest day of the year. The visual analysis provided clearly depicts the existing views from seven different vantage points from which the project will be commonly viewed. Several of these vistas are towards the foothills as required by this section. Staff finds that many of the views of the foothills in this area are Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 9 spaces are required for the proposed 34 2-bedroom and 5 3-bedroom dwelling units. On -street parking is also available on Birch Street. 15) Nonresidential Parking Requirements [Section 3.2.2(K)(2)]: Nonresidential uses are limited to a maximum number of parking spaces based on the square footage of the gross leasable area of the occupancy of specified uses. Since this is a mixed -use project, a minimum number of residential parking spaces must be provided based on the number of bedrooms per dwelling unit, but a maximum is not imposed for residential projects as is for nonresidential developments. The applicant will not designate residential or commercial parking spaces; therefore, nonresidential parking maximums are not applicable for this development proposal, and the applicant intends for the parking to be utilized for both residential and nonresidential purposes. 16) Handicap Parking [Section 3.2.2(K)(5)]: This PDP proposes 4 parking spaces, one of which is a van accessible handicap space as required per this section. 17) Parking Stall Dimensions [Section 3.2.2(L)]: All parking spaces meet the minimum parking stall dimensions. Compact parking stalls are proposed for 40 percent of the total parking spaces (compact stalls are permitted in long-term parking lots such as residential parking lots). 18) Site Lighting [Section 3.2.4]: The PDP proposes adequate lighting levels for pedestrian and auto safety without spilling over into neighboring lots. Light sources will be concealed and full -cutoff fixtures will be utilitized. 19) Trash and Recycling Enclosures [Section 3.2.5]: Two trash and recycling enclosures are proposed — one on the north side and one on the west side of the property. The enclosures will be constructed of materials to match the buildings and will have ample room for recycling and trash collection. B. Engineering Standards [Section 3.3] 1) Plat Standards [Section 3.3.1 ]: The plat prepared for this project meets the applicable standards pertaining to lot layout and dedication of rights - of -way and easements. 2) Development Improvements [Section 3.3.2]: The required improvements for street frontages have been designed according to the applicable design criteria and construction standards. A Development Agreement will be prepared at the Final Plans stage of the project. Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 8 parking stalls 8'6" from the property line with a 6'-0" attached sidewalk, and a 2'-6" Landscape strip between sidewalk and Property line. Per the standard listed above, the landscape strip is required to be a minimum of 5'-0" wide. Justification, section 2.8.2(H)(1): The proposed modification of standard promotes the general purpose of the code, equally well or better than would a plan which complies with the standard. The intent of the standard is to provide a landscape buffer area between parked cars and adjacent properties. This buffer of landscape material adds aesthetic border for properties, and screens vehicle headlights from shining onto adjacent properties, and mitigates noise from vehicles. An existing parking lot is located on the neighboring property, directly across from the proposed parking for this Project. This parking area is setback 9'-0" from the property line. The area between the two parking areas is 17'-6", which includes the 6'-0" sidewalk, and leaves a shared landscape area of 1 l'-6" in width. Within the Landscape area for the proposed Hellenic Plaza Project adequate landscaping can be installed to meet the intent of the standard. A combination of plant material has been selected for planting along the property line. The plant material will add interest, and color to this edge, and all plant material selected will grow to a minimum height of 3'-0"; therefore, will provide the screening between the properties as intended by this standard. The 6'-0" Sidewalk was requested by the City of Ft. Collins to provide pedestrian connection from the adjacent subdivision to the north and Birch Street. Because of the sidewalk the Landscape area was compromised. The location of this sidewalk, at the back of curb, was intended to provide the larger continuous landscape area between this project and the neighbor to the West. Staff has evaluated this request and finds that the proposed landscaping setback, in combination with the widened sidewalk requested for pedestrian connectivity, adequately separates and screens this development from the parking lot to the west equally as well as a compliant plan as it provides a screened separation between the proposed parking lot and the adjacent property. 14) Residential Parking Requirements [Section 3.2.2(K)(1)]: This PDP provides 91 total off-street parking spaces (50 standard spaces, 37 compact spaces and 4 handicap spaces. A minimum of 70 parking Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 7 6) Access, Circulation and Parking [Section 3.2.2]: This PDP safely and conveniently accommodates the movement of vehicles, bicycles, pedestrians and transit. 7) Curbcuts and Ramps [Section 3.2.2(C)2]: Curbcuts and ramps are located at every point in this PDP where sidewalks intersect with drive aisles. 8) Site Amenities & Bicycle Facilities [Section 3.2.2(C)(3)&(4)]: This PDP includes parking facilities for bicyclists in multiple locations convenient to the building entrances. 9) Walkways [Section 3.2.2(C)(5)]: This PDP features walkways connecting the street sidewalk and parking areas to the building entries, a walkway from Birch Street to Coy Street and safe crossings where the sidewalk must cross the drive aisles. 10) Transportation Impact Study [Section 3.2.2(C)(8)]: A Transportation Impact Study evaluating all modes of transportation has been prepared in accordance with Transportation Impact Study guidelines and it is included with this staff report. 11) Access and Parking Lot Requirements [Section 3.2.2(D)]: The vehicular access and parking lot have been designed to be safe, efficient, convenient and attractive to all modes of transportation. Parking is located near the buildings it serves and pedestrians are separated from vehicles with walkways throughout the site. Access for the parking lot will be provided from Birch Street and a right -out only exit along Shields Street is proposed. 12) Parking Lot Layout [Section 3.2.2(E)]: The parking lot provides well- defined circulation routes for pedestrians, bicycles and vehicles. Parking stalls are perpendicular to the buildings. Landscape islands with raised curbs are used throughout the project to define the parking lot entrance, the ends of the parking aisles, internal access drives and to delineate walkways from drive areas. 13) Setbacks [Section 3.2.2(J)]: This proposal complies with the parking lot setback requirements of this section in most areas by providing the minimum setback areas along the lot lines. However, the applicant has requested a modification to the minimum setback along a lot line along the westernmost property line. The request is as follows: "The Hellenic Plaza Mixed Use Project is proposing head -in parking along the west property boundary. The proposed design locates the Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 6 4. Compliance with General Development Standards The proposed project complies with the applicable general development standards contained in Division 3 of the Land Use Code as follows: A. Site Planning and Design Standards [Section 3.2] 1) Landscaping and Tree Protection [Section 3.2.1]—The PDP includes a landscape plan that provides full tree stocking on the street frontages and landscaping throughout the project. Several of the existing trees along Shields Street will be preserved with this project and additional trees are proposed along Shields and Birch Streets. Additional canopy and ornamental trees are proposed along the parking lot landscaping area. The trees will be of appropriate species and size as described in this section. 2) Landscape Standards [Section 3.2.1(E)]: The proposed landscape plan provides adequate screening for the residential developments to the west with a six-foot cedar fence, dense shrubs and trees. All non -paved areas on the site are designed with landscape areas (including perennial beds, shrubs and turf grass). Foundation plantings are proposed along the entire east and south sides of the buildings. All landscaping is designed to comply with the water conservation techniques described in this section. 3) Parking Lot Landscaping [Sections 3.2.1(E)(4)&(5)]: Trees are provided at regular intervals along the parking lot and side lot line setback areas. Parking spaces are screened from the residential uses to the west with a six-foot cedar fence in combination with shrubs and trees. Parking stalls are screened from the streets, primarily by the buildings, but also by strategically placed trees and shrubs. The parking lot features evenly distributed interior landscaping islands beyond the minimal percentage required. 4) Tree Protection [Section 3.2.1(F)&(G)]: All existing significant trees have been identified by the City Forester. Several significant trees are proposed to be removed, and will be replaced with mitigation trees throughout the site. Replacement trees will be sized according to this section. 5) Sight Distance Triangles [Section 3.2.1 (L)]: All areas of potential conflict between vehicular traffic and pedestrians and cars been addressed with low plantings in sight distance areas. Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 5 Approximately 20 feet of the building frontage in this zone is set back only slightly from the right-of-way to match the section of the building within the MMN District. The building then angles back to remain consistent with the front yard setbacks specified for the NCB Zone. The proposed building is 3 stories in height, the maximum allowed in this zone. 2) Development Standards: (a) Building Design: Primary entrances to the buildings are generally located on the front walls of the buildings. (b) Site Design: Permanent open off-street parking areas are not located any closer to the street right-of-way than the buildings are set back. 3. Compliance with West Central Neighborhoods Plan The proposed PDP complies with the applicable policies and plans of the West Central Neighborhoods Plan as follows: A. Redevelopment Areas: The areas along the west side of Shields Street, including the area north of Campus West to Mulberry Street are identified by the plan as candidates for redevelopment in a manner that allows conversion from residential to multi -family residential and lower intensity commercial uses (offices, clinics, etc). These areas are intended to buffer the single- family residential neighborhoods to the west from Shields Street. This proposal is a redevelopment of a demolished fraternity house and single- family house to a mixed -use development with multi -family dwelling units and lower intensity commercial to act as a buffer/transition area for the existing neighborhoods. B. Medium Density Mixed -Use Residential Areas: The West Central Neighborhoods Plan identifies properties in the Medium Density Mixed -Use Residential Areas as areas currently devoted to, or in the future redeveloped into higher density and intensity multi -family residential uses including mixed - use dwellings (residential units located along with non-residential uses, e.g. units on the upper floors). When this plan was adopted, the fraternity house at 635 S. Shields was still in existence, so therefore this property was not highlighted as a key redevelopment area. However, the discontinuation and demolition of the fraternity house lends this property to redevelopment consistent with the vision for the Medium Density Mixed -Use Residential designation. Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 4 (c) Buildings: The buildings are adjacent to the street right-of-way along Shields St. and an average of seven feet from the street right-of-way along Birch St. No minimum setback is required in this zone district. The proposed PDP complies with the applicable standards in Division 4.9 — NCB — Neighborhood Conservation Buffer District as follows: A. Purpose: The purpose of the NCB — Neighborhood Conservation Buffer District is: "...intended for areas that are a transition between residential neighborhoods and more intensive commercial -use areas or high traffic zones that have been given this designation in accordance with an adopted subarea plan." This PDP complies with the purpose of the NCB District in that it is identified by the West Central Neighborhoods Plan as a transition property from the lower -density residential neighborhoods to the west and east to the arterial street, University and commercial districts surrounding the property. The proposed mixed -use development has a primarily residential character with low to moderate intensity commercial uses to serve the neighborhood. B. Permitted Uses: Mixed -use dwellings on properties which contained a structure on October 25, 1991 are permitted uses in the NCB District subject to administrative review. The proposed commercial uses include medical and dental clinics, professional offices and personal business and service shops. All of the proposed commercial uses are permitted in the NCB District as part of mixed -use developments that also feature residential dwelling units. C. Applicable Standards of the MMN — Medium Density Mixed -Use Neighborhood District: 1) Land Use Standards: (a) Density: Minimum lot area in this zone is equivalent to the floor area proposed. This proposal features satisfies the density requirements of this section. (b) Floor Area Ratio: This development proposal complies the with maximum floor area ratio specifications for this zone. (c) Dimensional Standards: This proposal satisfies the minimum lot width, rear and side yard setback requirements for the NCB Zone. Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 3 B. Permitted Uses: Mixed -use dwellings are permitted uses in the MMN District subject to administrative review. The commercial uses proposed include convenience retail store(s) without fuel sales, artisan and photography studios/galleries, personal and business service shops, offices, financial services, clinics and small animal veterinary clinics. All of the proposed commercial uses are permitted in the MMN,District as part of mixed -use developments that also feature residential dwelling units. The applicant has expressed an interest in pursuing a limited mixed -use restaurant at later date, but a specific request to include the use is not a part of this Project Development Plan. C. Applicable Standards of the MMN — Medium Density Mixed -Use Neighborhood District: 1) Land Use Standards: (a) Density: This project is exempt from the density requirements in this section because it is a mixed -use project with multistory mixed -use buildings. The proposed average density of the portion of the project in the MMN District is 27.73 dwelling units per net acre. (b) Access to a park, central feature or gathering place: This development proposal is within one -quarter mile of the Colorado State University campus, which features a variety of community and recreation facilities. The proposal is also approximately one -quarter mile away from City Park. (c) Secondary Uses: Since this development proposal is less than 10 acres in size, it is not required to comply with the secondary use ratios in this section. However, this development plan provides multi -family residential housing on the upper two stories of the Shields -facing building and three -stories of residential units in the Birch -facing building. The commercial uses are incidental to the dwelling units and are located on the ground -floor of the Shields -facing building will serve the project and surrounding neighborhood and University. 2) Development Standards: (a) Minimum building frontage: The block faces along this project consist almost entirely of building frontage and plaza/patio spaces. (b) Building height: Maximum building height in this zone is 3 stories. The proposed buildings are 3 stories (45 feet at their highest points). Hellenic Plaza PDP— #30-05A January 30, 2008 Administrative Public Hearing Page 2 COMMENTS 1. Background The surrounding zoning and land uses are as follows: N: NCB: Existing commercial use (Elderhaus Adult Day Care) E: NCL: Existing single-family residential uses S: CSU: Existing university uses (CSU Alumni Center) W: MMN, RL: Existing single-family residential uses and existing sorority house This Project Development Plan proposal includes the properties located at 609 S. Shields St. (single-family residential use to be demolished) and 635 S. Shields St. (former fraternity use was demolished and property is currently vacant). This Project Development Plan proposal includes a subdivision plat for both properties. 2. Compliance with Zoning District Standards The proposed PDP complies with the applicable standards in Division 4.6 — MMN — Medium Density Mixed -Use Neighborhood District as follows: A. Purpose: The purpose of the MMN — 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 PDP complies with the purpose of the MMN District in that it is a mixed - use project that features concentrated multi -family housing within easy walking distance to Colorado State University and the Campus West commercial district, with supporting moderate -intensity ground -floor commercial uses to serve the neighborhood. This PDP provides a transition from the lower density neighborhoods to the arterial street and university setting. ITEM NO. MEETING DATE �•Q� STAFF SbwjblI Commer Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Hellenic Plaza Project Development Plan, Type I- #30-05A APPLICANT: Eastpoint Studio c/o Don Brookshire 552 Kinnikinnick Ct. Windsor, CO 80550 OWNER: Hellenic Plaza, LLC PO Box 1613 Fort Collins, CO 80522 PROJECT DESCRIPTION: This is a proposal to construct a three-story mixed -use development on 1.67 acres. The property is located at the northwest corner of Shields and Birch Streets, and includes the parcels located at 609 and 635 South Shields Street. The proposal entails 39 two and three -bedroom multi -family dwelling units (83 total bedrooms) plus 8,203 square feet of commercial space. The property is located in the MMN — Medium Density Mixed -Use Neighborhood and the NCB — Neighborhood Conservation Buffer zone districts, in which mixed -use dwellings are permitted uses, subject to Administrative review. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a proposal for a new mixed -use development located at the northwest corner of South Shields and Birch Streets. The property is located in the MMN — Medium Density Mixed -Use and the NCB — Neighborhood Conservation Buffer zone districts. Mixed -use dwellings are permitted in the MMN and NCB districts subject to Administrative review and approval. This proposal complies with the intent and standards of the MMN and NCB Districts, the standards and guidelines contained within the West Central Neighborhoods Plan, the common development review procedures for development applications, and the applicable general development standards of the Land Use Code. A neighborhood meeting was held for this development proposal on March 21, 2007. Approximately 15 people attended this meeting and a meeting summary is attached. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT