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Home My WebLink AboutSHOPKO P.U.D., PAD B - PDP - 28-03 - REPORTS - RECOMMENDATION/REPORTShopKo PUD, Pad 'B', Retail/Office Buildings, Project Development Plan File #28-03 November 17, 2003 Administrative Hearing Page 6 FINDINGS OF FACT/CONCLUSIONS After reviewing the ShopKo PUD, Pad 'B', Retail/Office Buildings, Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the C — Commercial zone district. 2. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The Project Development Plan complies with all applicable district standards of Section 4.17 of the Land Use Code, C zone district. RECOMMENDATION: Staff recommends approval of the ShopKo PUD, Pad 'B', Retail/Office Buildings, Project Development Plan - #28-03. ShopKo PUD, Pad 'B', Retail/Office Buildings, Project Development Plan File #28-03 November 17, 2003 Administrative Hearing Page 5 sloped roofing on several entryway elements and on interior facades. The materials are similar to and compatible with materials on existing buildings in the area. 2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings a. The proposal complies with Section 3.5.3(B)(1) in that all primary entries face and open directly onto a connecting walkway with the pedestrian frontage and sidewalks that connect to the detached sidewalks along Boardwalk Drive and JFK Parkway. b. The proposal complies with Section 3.5.3(B)(2)(b) in that at least 30% of the south faces of the buildings are set back 15' or less from the right-of-way line for the Boardwalk Drive, being smaller than a full arterial street. There are two pedestrian sidewalk connections to Boardwalk from the building entries without crossing drives or parking areas. Building 1 is set back from JFK Parkway (a 4-lane arterial street) a distance of 30' to 45'; however, it satisfies the exception to the build -to line standard set forth in Section 3.5.3(B)(2)(d)2 in that there is an important, existing landform (a landscaped berm built with ShopKo) being retained that precludes this building from meeting the setback standard. 4. Neighborhood Information Meeting The ShopKo PUD, Pad 'B', Retail/Office Buildings, PDP contains proposed land uses that are permitted as a Type I use in the C — Commercial Zoning District, subject to an administrative review. The proposed uses are retail and office; and, the proposal constitutes a relatively small infill, pad site development in the midst of existing commercial/retail/office/restaurant uses in the South College Avenue commercial corridor and within an existing development (the ShopKo PUD). The LUC does not require that a neighborhood meeting be held for a Type I development proposal and a neighborhood meeting was not held to discuss this proposal. ShopKo PUD, Pad 'B', Retail/Office Buildings, Project Development Plan File #28-03 November 17, 2003 Administrative Hearing Page 4 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides secure and conveniently located bicycle parking near the front entries to the buildings, with the amount of bicycle parking exceeding the minimum requirement of 5% of the 57 automobile parking spaces on -site. At least 3 bicycle parking spaces are required and 10 spaces are being provided. b. The proposal complies with Section 3.2.2(D) in that it provides for safe, convenient, and efficient bicycle, pedestrian, and vehicular movement to and through the site. Vehicular access and egress will occur via primary, existing driveway curb cuts on Boardwalk Drive and JFK Parkway. c. The proposal complies with Section 3.2.2(K)(2)(a) in that the project will provide 57 parking spaces (53 regular and 4 handicapped) on -site, which does not exceed the maximum number allowed for the retail and office uses (maximum of 3/1,000 square feet of gross leasable floor area for office and 4/1,000 square feet of gross leasable floor area for general retail). B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility a. The proposal complies with Sections 3.5.1(B) and (C). The buildings will be 1-story, flat -roofed structures generally 20' to 24' in height. Size and scale will be similar to the Ruby Tuesday Restaurant to the west. b. The buildings will be constructed of light grey and dark tan stucco siding with cultured stone as a foundation, accent column, and entryway material. There will be some silver metal, ShopKo PUD, Pad 'B', Retail/Office Buildings, Project Development Plan File #28-03 November 17, 2003 Administrative Hearing Page 3 2. Division 4.17 of the Land Use Code, Commercial Zone District The proposed retail and office uses are permitted in the C zone district subject to an administrative review. The PDP meets the applicable Land Use and Development Standards in the C zone district. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides "full tree stocking" within 50' of the buildings, according to the standards as set forth in this section. b. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy shade (street) trees are provided at about a 40' spacing in the parkways along Boardwalk Drive and JFK Parkway. These are existing trees that were planted with the ShopKo development. c. The proposal does not strictly comply with Section 3.2.1(D)(3) in that one species of tree on the development plan exceeds 25% of the total of 49 trees on -site. However, 42 of the total of 49 trees (86%) are existing, with some of these trees to be relocated within the development plan. There are 15 existing Austrian Pine trees that will either remain in their present location or be transplanted. These 15 Pines represent 31 % of the total of 49 trees. d. The proposal complies with Section 3.2.1(E)(5) in that it provides interior landscaping in excess of 6% in the parking and vehicle use areas, exceeding the minimum requirement. ShopKo PUD, Pad 'B', Retail/Office Buildings, Project Development Plan File #28-03 November 17, 2003 Administrative Hearing Page 2 Retail and office uses are permitted in the C — Commercial Zoning District, subject to administrative (Type 1) review. The C District is: Intended to be a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some Commercial District areas may continue to meet the need for auto -related and other auto -oriented uses, it is the City's intent that the Commercial District emphasize safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians. This proposal complies with the purpose of the C District as it is a new retail and office project in the commercial corridor along South College Avenue. The proposed retail and office land uses will provide both vehicular and pedestrian access to and from the site from the existing drives and sidewalk systems along Boardwalk Drive and JFK Parkway. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: C; existing discount retail (ShopKo) S: C; existing office, retail (Fountainhead PUD) E: C; existing office (Landings Office Park) W: C; existing restaurant (Ruby Tuesday) The property was annexed into the City of Fort Collins in December, 1979, as part of the South College Properties Annexation. The property was originally subdivided and platted in Larimer County as part of the Observatory Heights Subdivision in July, 1925. The property was approved as Future Pad 'B' (Tract 'B' on the subdivision plat) of the ShopKo PUD, Final that was approved by the Planning and Zoning Board in April, 1993, for 17,500 square feet of retail and restaurant uses. PROJECT: ShopKo PUD, Pad 'B', Retail/Office Buildings, Project Development Plan - #28-03 APPLICANT: Doberstein Lemburg Commercial, Inc. c/o Dan Bernth 702 West Drake Road Building E, Suite B-102 Fort Collins, CO. 80526 OWNER: Woodland Paradise Corporation 118 North Tejon Street, Suite 402 Colorado Springs, CO. 80903 PROJECT DESCRIPTION: This is a request for a commercial project with 17,000 square feet of retail and office space in two buildings on a 1.8 acre site. The buildings will be one story (up to 30') in height. The project will be accessed from existing drives into the ShopKo Shopping Center from Boardwalk Drive and JFK Parkway. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the applicable requirements of the Land Use Code L( UC), 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, 3.3 — Engineering Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and standards located in Division 4.17 Commercial District (C) of ARTICLE ,4 — DISTRICTS. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT