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HomeMy WebLinkAbout222 W. LAUREL ST., CLASSROOM ADDITION - SPAR - SPA140002 - REPORTS - RECOMMENDATION/REPORTAgenda Item 3 D. The extent of impacts generated by the proposed 222 West Laurel Street Classroom Addition to the City's infrastructure, utilities, and public right-of-way is minimal and can be accommodated through existing infrastructure. Impacts to adjacent properties are also expected to be minimal and mitigated through proposed site design and landscaping. RECOMMENDATION: Staff recommends approval of the 222 Laurel Street Classroom Addition Site Plan Advisory Review, SPA140002. ATTACHMENTS 1. 222 West Laurel Street Project Narrative (PDF) 2. Planning Document Set (Site Plan, Elevations, Renderings & Photos) (PDF) 3. CSU Response - Additional Project Details (PDF) 4. Public Comments (PDF) 5. Neighborhood Meeting Notes (PDF) Item # 3 Page 6 Agenda Item 3 The extent of impacts generated by the proposed building addition to drainage, utilities, and transportation systems is expected to be minimal and can be accommodated through existing infrastructure. Sidewalks and street trees already exist along Laurel Street and will be unaffected by the proposed development. Visual impacts from the public right-of-way (Laurel Street and the adjacent alley) are also expected to be minimal, with the majority of the addition blocked by existing landscaping and structures. Preservation of existing side -yard landscaping is planned, along with additional landscaping and/or fencing to mitigate potential visual, lighting, noise and security impacts on adjacent property owners. The rear parking area, already designated as a CSU "A" Parking Lot for faculty use during normal school hours will remain the same; additional vehicular traffic and parking is not anticipated by students as a result of the classroom space addition. 5. Neighborhood Meeting: A neighborhood meeting for the project was held on August 27th and attended by two members of the public who own property to the west of the project site. These neighbors also provided written remarks to CSU, who forwarded their comments to the City. A summary of the written comments and discussion from the neighborhood meeting is presented below. Detailed notes from the neighborhood meeting are attached to this staff report: - The space between the project site and 226 Laurel Street (property to the west) should be free of foot traffic and people should not be entering or exiting either property from the side yards. - A fence and/or landscaping would help screen the new building and prevent people from entering or exiting the side yards between the two properties. - The rear parking lot should remain as an "A" -designated lot by CSU for use by faculty to reduce potential student parking and vehicle impacts. 5. Findings of Fact/Conclusions: A. The proposed 222 West Laurel Street Classroom Addition Site Plan Advisory is subject to evaluation by the City of Fort Collins as a Site Plan Advisory Review, pursuant to State Statute Section 31-23-209, C.R.S. and Fort Collins Land Use Code Section 2.16. B. The site of the proposed 222 West Laurel Street Classroom Addition is consistent with land use designation described in the City's Structure Plan Map, an element of the City's Comprehensive Plan. C. The character of the proposed 222 West Laurel Street Classroom Addition is consistent with the adopted design guidelines of Colorado State University, including the Colorado State University Master Plan and Colorado State University Aesthetic Guidelines. Item # 3 Page 5 Agenda Item 3 4. Analysis A. Location The location of the classroom addition is on property that does not have associated City zoning, although the City Structure Plan Map designates the surrounding properties Community Commercial (C-C). The proposed office and university classroom use is consistent with the purpose and intent of the Community Commercial District, and are permitted uses, should the parcel be placed in the zone district. B. Character The proposed classroom space addition integrates the design standards and guidelines of CSU's adopted plans, including the Colorado State University Master Plan, updated in 2012, and the Colorado State University Aesthetic Guidelines, adopted in 2006. 1. Architecture & Design The Colorado State University Aesthetic Guidelines call for new buildings to feature materials, design, and roof forms that are compatible with their context and campus district. Being located off the main -campus amongst an existing neighborhood, the proposed building addition features a compatible character and design to the existing on -site building and the adjacent neighborhood. Compatibility with the existing structure and nearby developments is achieved through the use of similar building materials, colors, roof form, window patterns and overall building scale and massing. Colorado State University has shared the new building's design informally with the Fort Collins Landmark Preservation Commission, which was receptive of the proposed design. 2. Landscaping & Site Furnishing C. Extent In addition to the new building, site furnishings will be provided that are consistent with CSU's Aesthetic Guidelines. CSU has indicated a handicap space and bicycle parking will be established in the existing parking area on the rear half of the lot. These new site amenities will be connected to the new east entrance by a concrete walkway. Existing site landscaping is intended to be preserved as feasible. A large evergreen tree will be mitigated with additional tree plantings if removal is necessary for the proposed building addition. The type and level of plantings will be consistent with CSU's adopted guidelines by utilizing native species, lawns in active areas, and the use of landscaping to define and screen spaces. Item # 3 Page 4 Agenda Item 3 The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Community Commercial Single Family, Multifamily & (C-C) Commercial/Retail Uses South Not Zoned CSU Main Campus East Community Commercial (C- Commercial/Retail Uses C) West Community Commercial (C- Multifamily, Mixed -Use C), Neighborhood Conservation Buffer (N-C-B) 2. Right of Advisory Review: Colorado Revised Statutes C.R.S. allow the City to review the planning and location of public facilities: Section 31-23-209, C.R.S. provides that no public ground or other public way shall be constructed or authorized in a city until the "location, character and extent thereof' has been submitted for approval by the Planning and Zoning Board. In the case of disapproval, the Planning and Zoning Board shall communicate its findings to Colorado State University. The disapproval of the Planning and Zoning Board may be overruled by the Colorado State University Board of Governors by a vote of not less than two-thirds of its membership. 3. Site Plan Advisory Review Procedures: A Site Plan Advisory Review Section was adopted and added to the Land Use Code in July, 2014, outlining specific evaluation criteria for Site Plan Advisory Review Applications. These review criteria are presented below, followed by analysis of this development application: (1) The site location for the proposed use shall be consistent with the land use designation described by the City Structure Plan Map, which is an element of the City's Comprehensive Plan. (2) The site development plan shall conform to architectural, landscape and other design standards and guidelines adopted by the applicant's governing body. Absent adopted design standards and guidelines, the design character of the site development plan shall be consistent with the stated purpose of the respective land use designation as set forth in the City's Comprehensive Plan. (3) The site development plan shall identify the level of functional and visual impacts to public rights -of -way, facilities and abutting private land caused by the development, including, but not limited to, streets, sidewalks, utilities, lighting, screening and noise, and shall mitigate such impacts to the extent reasonably feasible. Item # 3 Page 3 1: 222 West Laurel Street Zonina & Site -- - _VVMwoerry NCB N Laurel,: l " L id I IrFol '00'! Agenda Item 3 iL I -I St The existing building, originally built as a single family dwelling, was constructed in 1925. CSU has occupied the building continuously since 1939 and purchased the property in 1973. The structure is currently used by the Warner College of Natural Resources for graduate -level studies and faculty offices. Item # 3 Page 2 Agenda Item 3 PROJECT NAME 222 LAUREL STREET CSU CLASSROOM ADDITION, SPA140002 STAFF Ryan Mounce, Associate Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for consideration of a Site Plan Advisory Review (SPAR) for Colorado State University (CSU) to construct a 1,060 square foot addition to an existing building at 222 West Laurel Street. The 1-story addition will be used as classroom space for students in the Warner College of Natural Resources. Additional site amenities including bicycle parking and a handicap space are planned on the rear half of the lot in an existing parking area. The project site is approximately .35 acres and does not have associated City zoning. APPLICANT: Fred Haberecht Facilities Management, Colorado State University 6030 Campus Delivery Fort Collins, CO 80521-6030 OWNER: State of Colorado Board of Agriculture 202 Administration Building Fort Collins, CO 80523 RECOMMENDATION: Approval EXECUTIVE SUMMARY The Site Plan Advisory Review complies with State Statutes and Land Use Code Section 2.16, Site Plan Advisory Review. COMMENTS: 1. Background: A vicinity map is included below depicting the site's context and adjacent City zone districts: Item # 3 Page 1