HomeMy WebLinkAboutCAMPUS WEST THEATRE REDEVELOPMENT - PDP - 23-04B - REPORTS - RECOMMENDATION/REPORT (3)Campus West Theatre Redevelopment Project Development Plan -Type I - #23-04B
April 24, 2006 Administrative Hearing
Page 7
4. Findings of Fact / Conclusion:
A. Mixed -use dwellings are permitted in the Community Commercial District,
subject to an Administrative Hearing.
B. This PDP complies with the General Development Standards as well as the
applicable District Standards.
STAFF RECOMMENDATION:
Staff recommends approval of the Campus West Theatre Redevelopment PDP—
Type I (#23-04B).
Attachments:
Zoning exhibit
Full sized site, architecture, landscape, and lighting plan set
Excerpts of the Transportation Impact Study dated December, 2005
Campus West Theatre Redevelopment Project Development Plan -Type I - #23-04B
April 24, 2006 Administrative Hearing
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use nature of the site provides some natural settings for interaction among
neighbors in a public space. There are also some outdoor private to semi-
private spaces in the form of balconies.
3) Building Materials [Section 3.5.1 (E)]—Both the materials and colors
proposed blend well with existing materials and colors and set an enhanced
standard for future redevelopment. Clear glass is used in all commercial
storefront windows and residential fenestration.
4) Outdoor Storage Areas/Mechanical Equipment [Section 3.5.1 (1)]—All trash
and recycling areas are at least 20 feet from public walks and are screened
from view according to Section 3.2.5 of the Land Use Code. Trash
enclosure elevations will be reviewed in Final Plan Review. All HVAC
equipment will be located on the roof. Loading and delivery will be
accommodated in the northeast of the parking lot.
5) Mixed -use, Institutional and Commercial Building Standards [Section
3.5.3]—The building is a mixed -use building which fronts on both W.
Elizabeth Street and City Park Ave with connecting walkways along both
streets. Both frontages are extended to the build -to lines. A single, large
dominant building mass has been avoided in the proposed building.
Numerous changes in mass break up the volumes and are integrally related
to entries, building structure and the organization of space.
The proposed project contributes to the uniqueness of the Community
Commercial zone district and sets a higher bar for future residential and
mixed -use projects in the area. The design's emphasis on pedestrian
spaces, outdoor experience and more urban streetscape are tailored to this
site both in terms of its immediate context and its wider context within the
zone district.
All facades exceed the minimum wall articulations. Walls have clearly
defined bays, multiple changes in plane, materials and texture, arcades,
awnings and porticos. During Final Plan Review, we will ensure that all
sides of each building have high quality materials consistent with the front
facade. During Final Plan Review, we will also review the color scheme.
Outdoor eating areas are recessed into the building mass and entries to the
shops are covered with either an awning or portico. All buildings have been
designed with appropriate base and top treatments including copper
cladding, stucco cornices and split -face CMU veneer bases.
Campus West Theatre Redevelopment Project Development Plan -Type I - #23-04B
April 24, 2006 Administrative Hearing
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f. The parking lot is designed with clear and logical circulation routes
primarily for vehicles, but also for bicycles and pedestrians. The
vehicle routes will be striped for clarity; the pedestrian routes will be
striped at drive aisle crossings. Striping details will be finalized
during the Final Plan Review process. The bike lanes on W.
Elizabeth are striped. All landscaped islands are defined with curbs
[Section 3.2.2 (E)]
g. Required parking setbacks are met.
h. Based on the submitted plans, this project will need to provide a
minimum of 43 parking spaces for the residential units and a
maximum of 119 commercial spaces. 107 spaces are provided off-
street in the surface parking lot, which meets the requirement. There
is no on -street parking. [Section 3.2.2 (K)]
i. Four handicap parking spaces are provided. Five are required
according to Code standards. This will be rectified in Final Plan
Review. [Section 3.2.2 (K)(5)(d)]
j. The parking dimensions indicated on the plans meet the minimum
dimensions required. Many spaces are dimensioned for overhang
into the paved and landscaped areas as allowed by Code. [Section
3.2.2 (L)] Where spaces overhang paved areas, the adjacent walk is
at least 6 feet wide.
3) Site Lighting [Section 3.2.4]—Proposed site lighting meets our lighting
standards. Light sources are concealed and feature full shielding and sharp
cutoff luminaires, protecting adjacent properties from light spill and glare.
4) Trash and Recycling Enclosures [Section 3.2.5]—Trash enclosures have
been sized appropriately to accommodate trash and recyclables. Trash
enclosure elevations will be reviewed in Final Plan Review.
C. Building Standards — [Division 3.5]
1) Architectural Character, Building Size, Mass and Scale [Section 3.5 (B) and
(C)]—The design of the project sets an enhanced standard of quality for
future projects. It transitions appropriately from the existing neighborhood to
the south in terms of height and massing. The elevations are broken down
into roughly twenty- to thirty-foot bays, a fine grain that blends well with the
existing residential behind and commercial across the street. The project
sets an enhanced standard for future redevelopment with its architectural
detailing, commercial display windows and metal detailing.
2) Privacy Considerations [Section 3.5.1 (D)]—The project is quite urban in
nature, however zones of semi -private and public have been established
relatively effectively in the outdoor seating and planting areas. The mixed-
Campus West Theatre Redevelopment Project Development Plan -Type I - #23-04B
April 24, 2006 Administrative Hearing
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3. Compliance with applicable General Development Standards
A. Site Planning and Design Standards [Division 3.2]
1) Landscaping and Tree Protection: [Section 3.2.1 ]—The Project
Development Plan provides full tree stocking, street trees, landscaped and
hardscaped areas throughout the project. Street trees on Elizabeth are
placed at 30-40 foot intervals in tree grates that are greater than sixteen
square feet. Trees on City Park Avenue are placed behind the attached
sidewalk at 40 foot intervals. There is not sufficient room for species on the
approved street tree list so ornamentals have been used. Sight distance
triangles are maintained at the driveway intersections. Existing trees on
Elizabeth Street will be protected. Screening of parked cars from the
residential neighbor to the south and the commercial neighbor to the east
will be achieved with a new six-foot high wood privacy fence and mixed
plantings of shrubs and ornamental trees. Standards have been met for
interior parking lot landscaping.
2) Access, Circulation and Parking [Section 3.2.2]
a. Development Standards: [Section 3.2.2 (C)]—Safety Considerations:
Pedestrians, bicycles and vehicles are separated to a large extent in
this project. All retail and residential uses take their primary access
from the street fronts along Elizabeth and City Park. There are bike
racks along both street fronts in close proximity to existing bike lanes
along W. Elizabeth Street. There is an internal drive aisle for
vehicular access with a diagonal pedestrian linkage through the
building.
b. Curb cuts and ramps are provided throughout the site. [Section 3.2.2
(C)(2)]
c. The design includes convenient parking facilities for bicyclists and
ramps and walkways for clear and direct access to all entrances.
[Section 3.2.2 (C)(4)] The bike lanes on W. Elizabeth Street have
been recently improved by a capital improvement project.
d. A Transportation Impact Study was performed and submitted with
this proposal. Pertinent excerpts of the study are attached to this
staff report. [Section 3.2.2(c)(8)]
e. All off-street parking spaces have unobstructed access to and from
public streets. All off-street parking is contained onsite. All parking
surfaces are either asphalt or concrete. Light fixtures proposed for
the parking area meet the standard in Section 3.2.2 (D)(3)(d) in part
due to the house side shields which shield the source of light from
sight and prevent spillover onto residential uses.
Campus West Theatre Redevelopment Project Development Plan -Type I - #23-04B
April 24, 2006 Administrative Hearing
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2. Compliance with Applicable CC —Community Commercial District Standards
A. Purpose: The purpose of the Community Commercial District is as follows:
"The Community Commercial District provides a combination of retail, offices,
services, cultural facilities, civic uses and higher density housing. Multi -story
buildings are encouraged to provide a mix of residential and nonresidential uses.
Offices and dwellings are encouraged to locate above ground -floor retail and
services.
The proposed project is a two-story mixed -use building that wraps the corner
of Elizabeth Street and City Park Avenue. Though the project has been
substantially reduced from the original 5-story vision and from the approved
larger 3-story plan, the project is still in alignment with the vision of the
Campus West Community Commercial District Planning Study Report and
the intent of the zone district. The project will be a much needed aesthetic
improvement for the area and will hopefully lay the groundwork for high
quality future redevelopment in the area.
B. Permitted Land Use: Mixed -use dwellings are permitted in the Community
Commercial District, subject to a Type I — Administrative Hearing.
C. Development Standards:
1) Site Planning [Section 4.14 (E)(1)]—The configuration of shops in the
proposed project orients toward the public sidewalks along Elizabeth Street
and City Park Avenue. A diagonal pedestrian connection links the
storefronts with surface parking in the interior of the site. All public entries
to retail shops open onto the street side. Useable outdoor spaces have
been provided.
2) Block Requirements [Section 4.14 (E)(2)]—One building will sit on a single
replatted lot, on an existing block. More than 50% of the lot frontage on
both Elizabeth Street and City Park Avenue consists of building facades and
useable outdoor spaces. The proposed buildings are approximately 30 feet
tall, greater than the 20 feet minimum height and less than the five -story
maximum.
Campus West Theatre Redevelopment Project Development Plan -Type I - #23-04B
April 24, 2006 Administrative Hearing
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EXECUTIVE SUMMARY:
Mixed -use dwellings are permitted in the Community Commercial District, subject to an
Administrative Hearing. This Project Development Plan complies with the applicable
Administrative and General Development standards and the standards of the CC —
Community Commercial District.
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N:
CC:
Existing restaurant and retail (McDonald's and the Patterson Building)
E:
CC:
Existing commercial (Campus West Self Serve Car Wash and John
XXIII University Center)
S:
CC:
Existing single family house and undeveloped land (John XXIII
University Center)
SW:
MMN:
Existing multi -family residences (Matador Apartments)
W:
CC:
Existing commercial and retail (Campus West Liquor Depot)
NW:
CSU:
Campus Housing
A portion of this property (the old Campus West Theatre) went through an entitlement
process through the City as two Project Development Plans called Brazil '99 and Brazil
2004. Recently, the property was sold to TNC Holdings, LLC and they also acquired the
corner lot (the old Schrader's gas station and Corner Store).
Neighborhood meetings were not required for this project. No written comments from the
public have been received by the planner on this project. The project has had a sign
posted and this hearing was noticed properly. The planner received a phone call from
neighboring business owner John Musa on July 24, 2006 in support of the project as
currently proposed.
ITEM NO.
MEETING DATE
STAFF
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Campus West Theatre Redevelopment PDP—Type I (#23-04B)
APPLICANT: Scott Addington
Trade Wind Project Solutions, LLC
314 Red Hawk Drive
Fort Collins, CO 80525
OWNER: Randy Meyers
TNC Holding, LLC
2620 E. Prospect Road, Suite 100
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to redevelop a now vacant 2.06 acre (89,859sf) site into a one -building
mixed -use development with 27 residential units and approximately 21,863 square feet of
commercial space. This is a second hearing on this project —it was initially proposed to be
a two -building mixed -use development with 37 residential units and approximately 14,265
square feet of commercial space. The project was approved on April 28, 2006 with one
condition pertaining to lighting. The applicant subsequently modified the design
substantially, which necessitates a second hearing. The property is located on the
southeast corner of W. Elizabeth Street and City Park Avenue, the former site of the
Campus West Theatre and Schrader's Gas Station. The site is in the CC —Community
Commercial District.
RECOMMENDATION:
Staff recommends approval of the Campus West Theatre Redevelopment PDP—Type I
(#23-04B).
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT