HomeMy WebLinkAboutHOME INSTEAD PLAZA - PDP/FDP - FDP130042 - REPORTS - RECOMMENDATION/REPORTHome Instead Plaza FDP130042
Planning and Zoning Board July 10", 2014
Page 7
facilities proposed with this combined PDP/FP are consistent with the
standards contained in Part II of the City of Fort Collins Multi -modal
Transportation Level of Service Manual.
4. Neighborhood Meeting
A neighborhood meeting was held for the proposed project. There was little attendance
and minimal discussion. The meeting lasted approximately 15 minutes. A summary of
the discussion is included below. Additionally, an email from a citizen is included as an
attachment.
• Can the building include a green roof?
(Applicant Response) We do not believe this to be feasible for
this project.
5. Findings of Fact/Conclusion
In evaluating the request for the Home Instead Plaza combined Project Plan and Final
Plan, FDP130042, Staff makes the following findings of fact:
A. The Home Instead Plaza combined PDP/FP complies with process
located in Division 2.2 — Common Development Review Procedures for
Development Applications of Article 2 — Administration.
B. The Home Instead Plaza combined PDP/FP complies with relevant
standards located in Article 3 — General Development Standards.
C. The Home Instead Plaza combined PDP/FP complies with relevant
standards located in Division 4.26, Harmony Corridor District (H-C) of
Article 4 — Districts.
RECOMMENDATION:
Staff recommends approval of the Home Instead Plaza combined Project Development
Plan and Final Plan, FDP130050.
ATTACHMENTS:
1. Statement of Planning Objectives
2. Plat Plan
3. Site. Landscape, and Elevations Plans
4. Sections of the Traffic Impact Statement
5. Citizen Email
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providing an increase of visual interest and engagement from the
public right-of-way.
• Along John F Kennedy Parkway the building fagade is composed of at
least three distinct horizontal planes with multiple roof styles. Through
a variety of building materials and brick patterns these planes consist
of a distinctive base and top.
• Both buildings are visible from Boardwalk Drive. Like the fagade that
faces JFK Parkway the fa(;ades of both buildings along Boardwalk
drive continue the distinctive base and top treatment.
• The main office building entrance is on the east side of the building
and accessed from the pedestrian plaza. This entrance is punctuated
by a canopy that is raised to the tallest point of the building and
increase of fenestration. The pedestrian Plaza is directly connected to
both the public sidewalks along John F Kennedy Parkway and
Boardwalk Drive.
• Similar to the entrance of the office building the main entrance of the
restaurant building is also accessed from the pedestrian plaza. The
entrance is also identified by a change in architecture by recessing the
door into the building and creating an overhang. The pedestrian plaza
also has direct access to the parking area to the south.
D. Division 3.6 — Transportation and Circulation
1) 3.6.3 Street Pattern and Connectivity Standards:
• The project continues to comply with the general framework
established with previous project development plans. There are no
new streets proposed with this project, but a cross -access easement
with the U.S. Post Office to the south has been established.
• The City Traffic Operations staff has reviewed and accepted the
Transportation Impact Study provided by the applicant. The study
demonstrated that the impacts created by Home Instead Plaza amid are
at an acceptable level and do not need any further mitigation.
2) 3.6.4 Transportation Level of Service Requirements:
• The Traffic Operations and Engineering Departments have reviewed
the Transportation Impact Study that was submitted to the City for
review and have determined that the vehicular, pedestrian and bicycle
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• The 8 bicycle parking spaces provided exceed the required minimum
number of 6. These spaces are provided on site near the building
separate from the vehicle parking area. The bike spaces can be
accessed through the sidewalk connections. There are two sets of
bike racks one set that is enclosed by a shelter and another set near
the building entrance. Both are located in the plaza area between the
two buildings.
• The parking lot is accessed by a driveway from Boardwalk Drive and a
drive entrance from the property to the south. The southern entrance
is within an access easement provided by the United States Postal
Service. The parking area includes a two-way drive aisle and 40
vehicle spaces, two of which are handicap accessible spaces.
3) 3.2.4 Site Lighting.
• A photometric plan was submitted for the project. Lighting levels in the
parking area meet the average minimum standard of 1 foot-candle.
The proposed light sources are concealed and fully shielded with cut-
off capability in compliance with standard.
B. Division 3.4 — Environmental, Natural Area. Recreational and Cultural
Resource Protection Standards
3.4.1 Natural Habitats and Features:
• The Home Instead Plaza combined PDD/FP site does not include any
natural areas, habitats, and features within and 500 feet outside of its
boundaries.
C. Division 3.5 — Building Standards
3.5.3 Commercial Buildings:
The purpose of this section is to further enhance the pedestrian environment
by setting standards that contribute to a human scale. These standards
provided visual interest along walkways, articulation to structures, and
identifiable entrances to buildings.
• The proposed office building is setback 15 feet from the property line
along John F Kennedy Parkway and 10 feet from Boardwalk Drive.
The proposed restaurant building is also setback 10 feet from
Boardwalk Drive. These setbacks are within the required build -to -line,
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outdoor area covers approximately 5% of the gross area of the
development plan. Therefore, the proposed fast food restaurant is in
compliance with the standards of a secondary use.
2) Section 4.27(D)(4) states the maximum height of a building shall be
four stories. The two buildings are both single story buildings and
meet the standard.
3. Compliance with Article 3 of the Land Use Code — General
Development Standards
The project complies with all applicable General Development Standards; with the
following relevant comments:
A. Division 3.2 — Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
The existing conditions of the site did not include any trees except for
those street trees along Boardwalk Drive and John F Kennedy
Parkway. Therefore, a tree mitigation plan was not provided with this
PDP. A detailed landscape plan was provided and included the
following:
o Retaining the 5 street trees along John F Kennedy Parkway and
2 street trees along Boardwalk Drive that were previously
installed.
o Planting of 25 new trees, 2 of these will be street trees. The
number of trees and locations are in compliance with the full
tree stocking requirement.
o Foundation plantings such as shrubbery and planting beds are
included around the sides of buildings that are highly visible
from the public right-of-way, in compliance with the standard.
2) 3.2.2 Access, Circulation and Parking:
By design the Land Use Code encourages multi -modal access and use of the
site. This is accomplished by requiring sidewalk connections, bicycle
accommodations, and limiting the number of off-street vehicle parking spaces
for a non-residential use. The proposed project is in compliance with these
standards through the following:
• Sidewalk connections from the public sidewalk to the main entrance of
the building are provided both from the right-of-way of John F Kennedy
Parkway and Boardwalk Drive. These sidewalk connections are 5ft in
width and are a direct path to the entrances of both buildings.
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Zoning History:
• In 1979 upon annexation this portion of the South College Properties
Annexation was zoned Medium Density Planned Residential (r-m-p).
• At the time of adoption of the Fort Collins Land Use Code in 1997 the
property was rezoned to the Employment (E) District.
The current surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Use
North
Employment E
Landings Office Park: Office Buildings
Employment E
Public Right -of -Way: Boardwalk Drive
South
Employment E
United States Postal Service
East
Employment E
United States Postal Service
General Commercial (C-G)
Commercial: First National Bank Drive-thru Facility
West
General Commercial C-G
Retail: Best Buyparkinglot
General Commercial C-G
Public Right -of -Way: John F KennedyPark wa
2. Compliance with Article 4 of the Land Use Code — Harmony Corridor (H-C):
The project complies with all applicable Article 4 standards as follows:
A. Section 427A) and (B) — Permitted Uses
The purpose of the Employment District is to provide locations for a variety
workplaces while allowing secondary uses that are supportive to the
workplaces such as restaurants. The Home Instead Plaza combined
PDP/FP include office and fast food restaurant (no drive-thru) uses. Both
of these uses are a listed permitted use in the Employment District.
B. Section 4.27(D) — Land Use Standards
1) Section 4.27(D)(2)(e) lists fast food restaurant as a secondary use in
this zone district. it furthers states that secondary uses are limited to
25% of the gross area of the development plan. The fast food portion
of Home Instead Plaza combined PDP/FP is contained within one
building which includes an outdoor seating area. This building and
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COMMENTS:
1. Background:
Vicinity Map:
Historically the following approvals have been granted to the property:
• Observatory Heights Subdivision Plat - Map, Larimer County — July 1925
• South College Properties Annexation, City Council — Dec 1979
• Fox Pointe Plaza PDP, Planning and Zoning Board — Sept 2006
Today the property is vacant land vegetated by natural grasses. The United States
Postal Service has erected a monument sign on the property. The site does include
minimal improvements of curb, gutter, and sidewalks along Boardwalk Drive and John F
Kennedy Parkway.
F6rt Collins
ITEM NO 3
MEETING DATE JUIy 101", 2014
STAFF Noah Beals
Af1MI * TRATPJE EA tNrS GF fIn CR
PROJECT: Home Instead Plaza combined Project Development Plan and Final
Plan, FDP30042
APPLICANT: Daniel R. Bernth
1401 Riverside Ave Suite A
Fort Collins, CO 80524
OWNER: Moomey Enterpirses LLC
303 Aprache Drive
Lexington, NE 68850
PROJECT DESCRIPTION:
This is a request for approval of a combined Project Development Plan (PDP) and Final
Plan (FP) for Home Instead Plaza. The project is located at the souttyv corner of
Boardwalk Drive and John F Kennedy Parkway. The site contains over 51,226 square
feet or 1.17 acres of land. The proposed development includes two buildings containing
9,592 square feet for office use and fast food restaurant (no drive -through). The site is
accessed through sidewalk connections and a vehicle drive -way from the public right of
way along Boardwalk Drive. The project proposes 2 fixed bicycle spaces, 6 enclosed
bicycle spaces, and a parking lot containing 40 vehicle parking stalls.
RECOMMENDATION: Staff recommends approval of Home Instead Plaza combined
Project Development Plan and Final Plan, FDP130042.
EXECUTIVE SUMMARY:
The approval of Home Instead Plaza combined PDP/FP complies with the applicable
requirements of the City of Fort Collins Land Use Code (LUC), more specifically:
• The combined PDP/FP complies with process requirements located in
Division 2.2 — Common Development Review Procedures for Development
Applications of Article 2 — Administration.
• The combined PDP/FP complies with relevant standards located in Article 3 —
General Development Standards.
• The combined PDP/FP complies with relevant standards located in Division
4.27, Employment District (E) of Article 4 — Districts.
Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
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