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Home My WebLink AboutSUNSTONE PDP MAJOR AMENDMENT - MUGS COFFEE - 25-05 - REPORTS - RECOMMENDATION/REPORTSunstone Mixed -Use Center (Addition of Mug's Coffee Shop) - Major Amendment - #25-05 June 16, 2005 Planning and Zoning Board Public Hearing Page 6 Section 4.4(E) Development Standards The proposal satisfies the applicable development standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District. The proposed fast food restaurant (Mug's Coffee Shop) will be located in a portion of an existing office/retail building that was approved with the Sunstone Mixed -Use PDP. There will be no changes to the exterior of the building associated with this request. 6. Findings of Fact/Conclusion: A. The Sunstone Mixed -Use Center, Addition of a Restaurant Use (Mug's Coffee Shop) - Major Amendment contains a use permitted in a neighborhood center in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to Planning and Zoning Board review and public hearing. B. The Sunstone Mixed -Use Center, Addition of a Restaurant Use (Mug's Coffee Shop) — Major Amendment meets all applicable standards as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, and Section 3.6 -Transportation and Circulation. C. The Sunstone Mixed -Use Center, Addition of a Restaurant Use (Mug's Coffee Shop) — Major Amendment complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.4 of the LUC. D. The Sunstone Mixed -Use Center, Addition of a Restaurant Use (Mug's Coffee Shop) — Major Amendment is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the Sunstone Mixed -Use Center, Addition of a Restaurant Use (Mug's Coffee Shop) — Major Amendment - #25-05. Sunstone Mixed -Use Center (Addition of Mug's Coffee Shop) - Major Amendment - #25-05 June 16, 2005 Planning and Zoning Board Public Hearing Page 5 5. ARTICLE 4 - DISTRICTS A. Division 4.4 — Low Density Mixed -Use Neighborhood District Fast food restaurants (Mug's Coffee Shop) are permitted in a neighborhood center in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to a Planning and Zoning Board (Type 2) review. The LMN - District is: Intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this district shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal complies with the purpose of the LMN - District as it is an addition of a permitted use in an existing building in a neighborhood center (Sunstone Mixed -Use) in the LMN District. The center contains 12 single-family dwelling units, 4 multi -family dwelling units, 2 medical office buildings, 4 office/retail buildings, and a central public plaza (gathering place) on 4.84 net acres (excluding the plaza and the detention pond). The neighborhood center is surrounded by developed properties containing single- family residential, multi -family residential, and commercial uses. Section 4.4(D) Land Use Standards The proposal satisfies the applicable land use standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District as follows: Section 4.4(D)(3)(c) Land Use Requirements. The proposal to add a fast food restaurant use (Mug's Coffee Shop) in a portion of an existing office/retail building that was approved with the Sunstone Mixed -Use PDP is in compliance with this standard that permits standard and fast food restaurants in the LMN District to be located only in a neighborhood center. Sunstone Mixed -Use Center (Addition of Mug's Coffee Shop) - Major Amendment - #25-05 June 16, 2005 Planning and Zoning Board Public Hearing Page 4 4. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The Sunstone Mixed -Use Center, Addition of a Restaurant Use (Mug's Coffee Shop) — Major Amendment development proposal meets all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards The proposal for a fast food restaurant use (Mug's Coffee Shop) in an existing building in the approved Sunstone Mixed -Use neighborhood Center constitutes a Major Amendment to the development plan. No changes to the site layout or landscaping are being proposed. Therefore, it complies with the applicable site planning and design standards that were evaluated with the PDP review and approval. B. Division 3.5 - Building Standards Section 3.5.3. Mixed -Use, Institutional and Commercial Buildings The proposal for a fast food restaurant use (Mug's Coffee Shop) in an existing building in the approved Sunstone Mixed -Use neighborhood Center constitutes a Major Amendment to the development plan. No changes to the exterior of the existing 4,480 square foot office/retail building on Envelope C are being proposed. Therefore, it complies with the applicable building placement, setbacks, and design that were evaluated with the PDP review and approval. C. Division 3.6 - Transportation and Circulation Section 3.6.4. Transportation Level of Service Requirements The proposal satisfies the applicable Transportation Level of Service standards (see the attached Traffic Study Information for the Proposed Land Use Change at Sunstone Office Park), including the following: General Standard. This development proposal satisfies Section 3.6.4(B), which requires that all development plans adequately provide vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part 11 of the City of Fort Collins Multi -Modal Transportation Level of Service Manual for the following modes of travel: Motor vehicle, bicycle and pedestrian. This was determined with the approval of the Sunstone Mixed -Use PDP. Sunstone Mixed -Use Center (Addition of Mug's Coffee Shop) - Major Amendment - #25-05 June 16, 2005 Planning and Zoning Board Public Hearing Page 3 The property was annexed into the City as part of the Harmony Annexation No. 3 in October, 1977. The Sunstone Mixed -Use PDP was approved by the Planning and Zoning Board on November 19, 2001. This development plan, a neighborhood center, contains 12 single- family dwelling units, 4 multi -family dwelling units, 2 medical office buildings (a total of 8,960 square feet), 4 office/retail buildings (a total of 18,390 square feet), and a public plaza (gathering place) on 5.27 gross acres. The center is 4.84 net acres (excluding the plaza and the detention pond). The Sunstone Mixed -Use Final Plan was approved by the Director of Planning on January 3, 2002. 2. PROJECT DESCRIPTION The request is for a Major Amendment to the Sunstone Mixed -Use neighborhood center to add a fast food restaurant use (1,255 square foot Mug's Coffee Shop) in a portion of an existing 4,480 square foot building on Envelope C (4050 South Timberline Road) of the Plat of Sunstone Mixed -Use. The property (neighborhood center) is located at the northeast corner of South Timberline Road and Caribou Drive. It is in the LMN — Low Density Mixed -Use Neighborhood Zoning District. Standard and fast food restaurants (without drive-in or drive -through facilities) are permitted only in a neighborhood center in the LMN District. 3. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The proposal is to add a restaurant use (Mug's Coffee Shop) to the approved Sunstone Mixed -Use neighborhood center. Standard and fast food restaurants are permitted in the LMN - Low Density Mixed -Use Neighborhood District as long as they are located in a neighborhood center. This is, however, considered to be a major amendment to the approved development plan, subject to a Planning and Zoning Board (Type 2) review and public hearing. Section 2.2.2(B) of the LUC states that a neighborhood meeting shall be required on any development proposal that is subject to a Planning and Zoning Board (Type 2) review unless the Director determines that the development proposal would not have significant neighborhood impacts. In this case the Director did determine that the addition of a 1,255 square foot fast food restaurant use (coffee shop) would not substantially change the character of the neighborhood center nor have significant impacts on the surrounding neighborhoods. Therefore, a City - sponsored and facilitated neighborhood information meeting was not held for the Sunstone Mixed -Use Center, Addition of a Restaurant Use (Mug's Coffee Shop) — Major Amendment development proposal. Sunstone Mixed -Use Center (Addition of Mug's Coffee Shop) - Major Amendment - #25-05 June 16, 2005 Planning and Zoning Board Public Hearing Page 2 and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.4 LMN — Low Density Mixed -Use Neighborhood Zoning District). Fast food restaurants (Mug's Coffee Shop) are permitted in a neighborhood center in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to a Planning and Zoning Board (Type 2) review. The LMN - District is: Intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this district shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal complies with the purpose of the LMN - District as it is an addition of a permitted use in an existing building in a neighborhood center (Sunstone Mixed -Use) in the LMN District. The center contains 12 single-family dwelling units, 4 multi -family dwelling units, 2 medical office buildings, 4 office/retail buildings, and a central public plaza (gathering place) on 4.84 net acres (excluding the plaza and the detention pond). The neighborhood center is surrounded by developed properties containing single- family residential, multi -family residential, and commercial uses. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: LMN; existing mixed -use neighborhood center (Sunstone Mixed -Use) S: LMN; existing mixed -use neighborhood center (Sunstone Mixed -Use) E: LMN; existing mixed -use neighborhood center (Sunstone Mixed -Use) W: E; existing commercial/office/industrial (Horsetooth East & Collindale Business Parks) ITEM NO. 4 MEETING DATE 6/16/05 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Sunstone Mixed -Use Center, Addition of a Restaurant Use (Mug's Coffee Shop) — Major Amendment - #25-05 APPLICANT: Hartford Commercial Construction c/o Polly Reardon & Jonathon Cairns 1218 West Ash Street, Suite A Windsor, Colorado 80550 OWNER: Gary Hoover & Charlie Atwood 1218 West Ash Street, Suite A Windsor, Colorado 80550 PROJECT DESCRIPTION: This is a request for a Major Amendment to add a restaurant use (1,255 square foot Mug's Coffee Shop) in a portion of an existing building in the Sunstone Mixed -Use neighborhood center. The building is on Envelope C (4050 South Timberline Road) of the Plat of Sunstone Mixed -Use. The property (neighborhood center) is located at the northeast corner of South Timberline Road and Caribou Drive. It is in the LMN — Low Density Mixed -Use Neighborhood Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Sunstone Mixed -Use Center, Addition of a Restaurant Use (Mug's Coffee Shop) — Major Amendment development proposal complies with the applicable requirements of the Land Use Code (LUC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; Standards located in Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT