HomeMy WebLinkAboutBANK OF COLORADO - PDP - 16-03 - REPORTS - RECOMMENDATION/REPORT4. Findings of Fact/Conclusion:
In evaluating the request for Bank of Colorado, Staff makes the following findings
of fact:
A. The land use, financial services, is permitted in the I, Industrial
zone, which, in accordance with Colorado case law, is the
governing zone district, subject to Administrative Review.
B. The P.D.P. complies with the applicable Land Use and
Development Standards of the Industrial zone district.
C. The P.D.P. complies with the applicable General Development
Standards.
D. The Alternative Compliance request for Section 3.2.2(K)(2) has
been evaluated and recommended by Staff as a comparable
method by which to comply with the standard.
RECOMMENDATION:
Staff recommends approval of Bank of Colorado, P.D.P., #16-03.
concrete shingle. All four elevations include windows. The primary
building field is brick. The base will include natural buff sandstone. All
color shades are subdued and compatible with the area.
J. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways
and Parking
The main entrance is on the east and connects to the public sidewalks on
both streets by a walkway that includes a pedestrian plaza. The building
is between 10 and 25 feet back from Lemay Avenue. (The building is set
further back from Lincoln Avenue due to the stormwater detention pond.
K. Section 3.5.3(C)(D) — Variation in Massing and Character and Image
As mentioned, the building is attractive and uses high quality materials.
The building features a recognizable base, middle and top. All exterior
facades are articulated and the entrance is clearly defined.
L. Section 3.6.4 — Transportation Level of Service Requirements
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted transportation Level of Service
standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual.
Both Lemay and Lincoln Avenues are classified as arterial streets. Lemay
will ultimately include a median thereby restricting the driveway to a right-
in/right-out turns only. The Lincoln Avenue driveway is temporary and will
feature full turn movements. Upon development of the abutting parcel, the
Lincoln driveway. will be moved approximately 470 east and shared with
the future development. This future permanent access is expected to be
restricted to right-in/right-out turns only.
In the short range (2005), all intersections will operate acceptably. This
assumes that Vine Drive will be equipped with both east and westbound
left turn lanes at the Lemay intersection. This is the maximum practical
improvement that can be made at this intersection without substantial
right-of-way acquisition.
In the long range (2023), the Lemay Avenue bypass around Andersonville
and San Cristo, with a grade -separated crossing of the railroad tracks and
Vine Drive, is assumed to have been constructed.
Pedestrian levels of service is expected to be provided as undeveloped
parcels construct public improvements in accordance with the standards
for public streets and sidewalks.
Average AM Peak Hour Average PM Peak Hour
In Out In Out
26 19 37 38
Staff finds that the data contained in the T.I.S. indicates that traffic
generated by the land use could exceed the maximum number of allowed
parking spaces. Further, Staff finds that since the future potential abutting
development is multi -family and that there are no opportunities for shared
parking. Since the surrounding area is undeveloped at this time, there is
no opportunity for parking on public streets. Staff also finds that there are
no opportunities for nearby convenient parking that can be leased from a
private or municipal provider.
In evaluating the Alternative Compliance request by the criteria of the
standard, Staff further finds that three extra parking spaces:
1. Does not detract from continuity, connectivity and convenient
proximity for pedestrians between or among existing or
future uses in the vicinity;
2. Minimizes the visual and aesthetic impact along the public
street by placing parking lots to the rear or along the side of
buildings, to the maximum extent feasible;
3. Minimizes the visual and aesthetic impact on the
surrounding neighborhood;
4. Creates no physical impact on any facilities serving
alternative modes of transportation;
5. Creates no detrimental impact on natural areas or features;
6. Maintains handicap parking ratios.
Staff, therefore, recommends approval of the Alternative Compliance
request.
Section 3.5.1(B)(C)(E)(F) — Building Project and Compatibility
There is no definitively established architectural character for the mix of
land uses in the area. The building, however, is attractive and features
high quality materials and will set a high standard for the buildings that
follow. There are multiple pitched roofs, both metal (earth tone) and
D. Section 3.2.1(F) — Tree Protection and Replacement
There is one significant Burr Oak tree located on the south edge of the
parking lot next to the detention pond. This tree will be preserved.
E. Section 3.2.2(B - E) — Access Circulation and Parking
The parking and circulation system is designed to integrate with future
development on the north and east. The north -south drive aisle will be
shared with the future development and is guaranteed not to change since
it also the location of a 20-foot wide utility easement for an existing
sanitary sewer main.
The parking lot and sidewalks are laid out in a logical and functional
manner. The demarcation between the drive -through lanes and the
parking lot is obvious. The on -site pedestrian system provides
connections out to the public sidewalk of both streets. A bicycle rack is
provided near the entrance.
F. Section 3.2.2(H) — Drive-in Facilities
The three drive -through lanes are located on the north side of the building
and do not conflict with the pedestrian plaza on the south side of the
building. Each lane has stacking for three waiting cars for a total of nine.
There is a walk-up service option as well as the drive-in option.
G. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces
Financial services are allowed a maximum of 3.5 spaces per thousand
square feet. For a building consisting of 5,447 square feet, a total of 19
spaces are allowed. The project consists of 22 spaces.
H. Section 3.2.2(K)(3) — Parking Lots — Alternative Compliance
The applicant has proposed that the project, with three extra parking
spaces, complies with the standard through the Alternative Compliance
provision. As evidence, the applicant has submitted a Traffic Impact
Study prepared by a professional engineer registered in the State of
Colorado. The T.I.S. indicates that for bank of comparable size, with drive
through lanes, in both the morning and afternoon peak hours, the average
number of trips, both in and out, equals or exceeds 19.
Based on the Trip Generation, 6th Edition, Institute of Traffic Engineers,
the number or trips during the peak hours are as follows:
zone, subject to Administrative Review (Type One). After the project was
submitted, the parcel was rezoned to M-M-N, Medium Density Mixed -Use
Neighborhood, to implement the East Mulberry Corridor Plan. In order to
remain consistent with Colorado case law, the project is being processed
in accordance with the Land Use Code that was in effect at the time of the
submittal. Therefore, the Industrial zone district standards prevail, not the
M-M-N standards.
(As a point of reference, financial services are permitted in the M-M-N,
but, in contrast to the Industrial zone, would be subject to Planning and
Zoning Board review.)
B. Section 4.23(E)(2)(b) — Building Design — Orientation
In the Industrial zone, buildings along arterial streets are required to have
at least 30% of the facade located along the landscaped yard and that
these portions of the building not have blank walls. The building provides
100% of its facade facing the landscaped yards the walls feature windows
and other articulation.
3. Compliance With General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking and foundation shrubs around the
east, south and west elevations. One significant tree along Lincoln
Avenue will be preserved. Ten new street trees will be added along both
street frontages, five per street.
B. Section 3.2.1(E)(4)(a) —Parking Lot Perimeter Landscaping
The north edge of the parking lot will feature a five-foot wide landscape
strip. The south edge of the parking lot is separated from Lincoln Avenue
by the 50-foot wide stormwater detention pond. The east edge of the
parking lot will a shared private access drive for future development to the
north and east. A letter from the adjacent owner is attached.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot exceeds 6% interior landscaping in the form of islands,
which is the required minimum for lots with less than 100 spaces.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: M-M-N; Vacant (miscellaneous outbuildings from old farmstead)
S: C; Existing Multi -Family (Buffalo Run Apartments)
E: M-M-N; Vacant
W:I; Existing Multi -Tenant Commercial/Industrial Building
The site was annexed into the City in 1994. The following represents the
planning activity on the parcel since annexation:
• The 17-acre Lincoln East Overall Development Plan was approved in
1996. This O.D.P. envisioned a mix of convenience retail, business
services, auto -related services and industrial land uses. This O.D.P. has
since expired.
• Lincoln East Convenience Center Preliminary P.U.D. (Diamond Shamrock
convenience store, fuel facility, carwash and lube shop on 2.3 acres) was
approved in 1997.
• Lincoln East Convenience Center Final P.U.D., First Filing (Schrader's
Country Store, fuel facility and carwash on 1.4 acres) was denied in June
of 1998.
• Lincoln East Convenience Center, Second Filing, (auto lube shop on less
than one acre) was denied in June of 1998.
• The East Mulberry Corridor Plan was adopted by City Council in
September of 2002.
• The property was part of a larger re -zoning from I, Industrial to M-M-N,
Medium Density Mixed -Use Neighborhood, on May 20, 2003 to implement
the East Mulberry Corridor Plan.
2. Compliance with Applicable Standards of Industrial Zone — Article Four:
A. Land Use
At the time the project was submitted, the parcel was zoned Industrial.
Financial services, which include banks, are permitted in the Industrial
ITEM NO. 2
MEETING DATEQ
-_' STAFF ?fd SME MAP
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Bank of Colorado, P.D.P., #16-03
APPLICANT: Bank of Colorado
C/o V-F Ripley and Associates
401 West Mountain Avenue
Fort Collins, CO 80521
OWNER: Drahota Construction Company
4700 Innovation Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a 5,447 square foot bank, with three drive -through lanes.
The building would be one-story in height. The parcel is 1.71 acres in size and
located at the northeast corner of Lemay Avenue and East Lincoln Avenue. The
parcel is zoned M-M-N, Medium Density Mixed -Use Neighborhood.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
At the time the project was submitted, the property was zoned I, Industrial.
Although it was subsequently rezoned to M-M-N, the Industrial zoning governs
the application. The P.D.P. complies with the applicable Land Use and
Development Standards of the Industrial zone district. The P.D.P. complies with
the applicable General Development Standards. The Alternative Compliance
request for Section 3.2.2(K)(2) has been evaluated and recommended by Staff
as a comparable method by which to comply with the standard.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT