HomeMy WebLinkAboutGARTH COMMERCIAL PLAZA - PDP - 20-02B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTScom@@P@
urban design, inc.
With the modification permitting parking between the right-of-way and the building, it becomes
important to provide screening from the parking adjacent to Mason Street. Additionally, the city has
previously indicated a desire to ensure some buffering and screening of the building from the future
Mason Street Corridor, so enhanced landscaping of open areas and additional architectural features
of the building have been incorporated to the design on west side of the site.
Ownership & Maintenance of Landscape/Open Areas:
The site will be owned by a single entity which will be responsible for maintenance of all open and
landscaped areas on -site.
Employees:
The number of employees that are anticipated to work at the commercial uses on this site are
estimated at between 10-30, depending upon the final users for the building.
Rationale behind Assumptions and Choices:
The Modifications to Standards approved by the Planning & Zoning Board in 2002 provided the
ability to propose the current lot configuration. The rationale for these modifications were based on
the concept of continuity of the existing development pattern and connectivity of the adjacent lots.
Land Use Conflicts:
No natural area or wetland areas are in the immediate vicinity of the project site. Existing land uses
along South Mason Street are very similar to that proposed, and no land use conflicts are
anticipated. The proposed future Mason Street Corridor is located immediately adjacent to the
parcel to the west — and
Neighborhood Meeting:
This project is subject to a Type I (Administrative) review and no neighborhood meeting is required.
Development Schedule:
Approval of the Final Compliance Plan is anticipated by the end of 2003. Development of the site
will begin as soon as possible thereafter in a single phase, and be complete within a period of
approximately 4-8 months.
Hazardous Materials Impact Analysis:
No hazardous materials are anticipated to be used or stored on -site. If a future tenant proposes
such materials, such an analysis will be done and presented to city and the Poudre Fire Authority, if
required at that time.
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urban design, inc..
3555 stanford road, suite 105
GARTH COMMERCIAL PLAZA, LOTS 3 & 4 fort collins, colorado 80525
(970) 226-4074
Statement of PlanningObjectives fax tysc 226-4196
e@cityscapeud.com
City Plan Principles and Policies:
This proposed development achieves or furthers the following specific City Plan Principles and
Policies.
♦ Principle LU 1 Growth within the city a0promote a compact development pattern within a well-
defined boundary. The Garth Commercial Plaza is an infill development on Lots 3 & 4 of that
subdivision. The site has existing infrastructure and services available.
♦ Policy T-1.1 Appropriate... non-residential land uses should be within walking distance of transit
stops, permitting public transit to become a viable alternative to the automobile. This site is
immediately adjacent to the proposed Mason Street Corridor, which will offer multiple transit
alternatives. Existing Transfort bus service is currently available one block to the east on S.
College Ave., with busses running every 20 minutes.
♦ Policy T-5.2 Pedestrian connections will be clearly visible and accessible, incorporating
markings, signage, lighting and paving materials. Two enhanced pedestrian connections are
proposed from Mason Street to the building entrances — these will be well -marked and highly
visible through the use of paving materials and marking, landscaping and lighting.
♦ Policy C4D-1.4 Street trees should be used in a formal architectural fashion to reinforce, define
and connect the... features along a street. Canopy shade trees shall constitute the majority of
tree plantings, and a mixture of tree types shall be included, arranged to establish partial urban
tree canopy cover. Canopy trees will be planted along the street, in a formal, urban fashion,
with additional trees used to highlight the pedestrian connections on -site.
♦ Policy CAD 3.2 Proposed commercial buildings must contribute to the positive character of the
area. Building materials, architectural details, color range, building massing, and relationships
to streets and sidewalks wi// contribute to a distinctive local distnc4 corridor, or neighborhood.
The proposed building will be compatible with adjacent development, and similar "second -tier'
commercial developments currently located along Mason Street. The intent is to raise the level
of desired architectural character in the area, provide an appropriate interface with the adjacent
Mason Street Corridor, while maintaining a building style and design that is compatible with the
area.
♦ Policy CD-1.2 /nfi/!/Redevelopment Land Uses. Retail, office... uses wi// be encouraged. This
site is an infill site between an existing hotel to the north, and small commercial plaza to the
south. All necessary infrastructure to serve the site is existing.
Design Considerations:
The traffic and pedestrian circulation pattems on -site were the largest influence on the design of
this parcel. Connections from adjacent parcels, from Mason Street, and to the future Mason Street
Corridor greatly determined the site layout proposed. Maintaining vehicular connectivity across the
three lots, utilizing the two existing accesses, and providing safe and. obvious pedestrian
connections, while ensuring a cohesive site design with the adjacent commercial development to
the south were the main goals of the site design.
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Garth Commercial Plaza P.D.P., File #20-02B
July 29, 2003 Type 1 Hearing
Page 6
modification to this standard to allow the front setback
to exceed the maximum allowed setback of 15 feet.
d. [3.5.3(C)] — This section of the Land Use Code requires that
single, large, dominant building mass shall be avoided in
new buildings through providing substantial variation in
massing. The proposed building complies with this
standard.
e. [3.5.3(D)] — This section of the Land Use Code requires that
exterior building walls shall have at least a minimum level of
wall articulation including elements such as articulated
building bays, changes in plane, changes in texture, human
scale proportions, top and base wall treatments, entry
articulation, and the like. The proposed building complies
with this standard.
D. Transportation and Circulation [3.6]
1. Master Street Plan [3.6.1 ] —Mason Street is designated as a "Minor 2-
lane Arterial' on the Master Street Plan. The proposed design is
consistent with such a designation.
2. Transportation Level of Service Requirements [3.6.4] — The
Transportation Planning Department and the Traffic Operations
Department have determined that the project meets the applicable
Transportation Level of Service(LOS) requirements.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Garth Commercial Plaza P.D.P., File #20-02B, 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 district
standards of Section 4.17 of the Land Use Code, the (C) Commercial
zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code,
except sections 3.5.1(13)(1), 3.5.3(B)(2), and 3.5.3(B)(2)(b) where
modifications were granted by the Planning and Zoning Board.
RECOMMENDATION:
Staff recommends approval of the Garth Commercial Plaza P.D.P., File #20-02B.
Garth Commercial Plaza P.D.P., File #20-02B
July 29, 2003 Type 1 Hearing
Page 5
3. Engineering Design Standards [3.3.5] — This project complies with all
design standards, requirements, and specifications for all of the
commenting departments and agencies.
C. Building Standards [3.5]
Building and Project Compatibility [3.5.1 ] — The proposed building
uses the same colors and materials already found in the neighborhood
therefore is compatible with the established architectural of buildings in
the surrounding area. Utility meters, trash collection, and other service
functions are incorporated into the overall design scheme of the site so
that these uses are screened and out of view of high visibility areas.
2. Mixed -Use, Institutional and Commercial Buildings [3.5.3] —
a. [3.5.3(B)(1)] — This Section of the Land Use Code requires
that "at least one main entrance of any commercial or
mixed -use building shall face and open directly onto a
connecting walkway with pedestrian frontage." For
clarification purposes, "connecting walkway" is defined in
Article 5 of the Land Use Code as "[1] any street sidewalk,
or [2] any walkway that directly connects a main entrance of
a building to the street sidewalk without requiring
pedestrians to walk across parking lots or driveways,
around buildings or around parking lot outlines which are
not aligned to a logical route." On December 19, 2002, the
Planning and Zoning Board granted a modification to
this standard to allow the sidewalk that connects the
building to the street sidewalk to cross vehicular use
areas.
b. [3.5.2(B)(2)] - This section of the Land Use Code requires
that build -to lines based on a consistent relationship of
buildings to the street sidewalk shall be established by
development projects for new buildings... in order to form
visually continuous pedestrian -oriented street fronts with no
vehicle use area between building faces and the street. On
May 2, 2002 the Planning and Zoning Board granted a
modification to this standard to allow the site to be
configured in such a way that a vehicular area is
located between the building and the street.
c. [3.5.2(B)(2)(b)] — This section of the Land Use Code
specifies that buildings shall be located no more than 15
feet from the right-of-way of an adjoining minor arterial. On
May 2, 2002 the Planning and Zoning Board granted a
Garth Commercial Plaza P.D.P., File #20-02B
July 29, 2003 Type 1 Hearing
Page 4
• Curbcuts and Ramps [3.2.2(C)(2)] — Ramps are provided
where the street sidewalks cross the private drive aisles,
thereby satisfying this requirement.
• Parking Lot Layout [3.2.2(E)] — The on -site vehicular area
provides well-defined circulation routes for vehicles and
pedestrians. Landscaped peninsulas with raised curbs
define vehicular area entrances. This standard is therefore
satisfied.
• Parking Lots — Required Number of Off -Street Spaces for
Type of Use [3.2.2(K)] — This Section of the Land Use Code
specifies that both "general retail," and "personal business
and service shop" can have up to 4 parking spaces per
1000 square feet of gross leasable area of building. The
applicant proposes 49 parking spaces, which does not
exceed the maximum of 53 spaces that are allowed.
3. Solar Access, Orientation, Shading [3.2.3] — The proposed plan is
designed in a way that protects its roof's access to sunshine between
9am and 3pm on December 21 st. The physical elements of the
development plan are located and designed in a way that will not cast
a shadow onto structures within the site or on adjacent property
greater than allowed in this section.
4. Site Lighting — [3.2.4] — As required the applicant is using lighting
fixtures that are concealed and fully shielded featuring sharp cut-off
capability which reduces up -light, spill -light, glare and unnecessary
diffusion on adjacent property. The maximum and minimum lighting
on -site lighting levels are in compliance with this section.
B. Engineering Standards [3.3]
Plat Standards [3.3.1] As required, the general layout of the lots,
roads, driveways, utilities, drainage facilities, and other services within
the proposed development are designed in a way that utilizes the
existing street system within the neighborhood. Proper right-of-way
has been dedicated for adjacent public streets, emergency access
easements, and utility easements have been provided as needed to
serve the area being platted.
2. Water Hazards [3.3.3] — The PDP has been reviewed by and complies
with the requirements of the Stormwater Department.
Garth Commercial Plaza P.D.P., File #20-02B
July 29, 2003 Type 1 Hearing
Page 3
1. Landscaping and Tree Protection [3.2.1 ]
• Full Tree Stocking [3.2.1(D)(1)(c)] — Full tree stocking is
required in all landscaped areas within 50 feet of any
building along high use or high visibility sides. Full tree
stocking is formal or informal groupings of trees planted at
30' to 40' spacing intervals for canopy shade trees, or at 20'
to 30' spacing intervals for coniferous evergreens or
ornamental trees. The proposed site plan satisfies this
standard.
• Street Trees [3.2.1(D)(2)] — Street trees are required at 30
to 40 foot spacing along adjacent streets. The application
satisfies this standard.
• Minimum Species Diversity [3.2.1(D)(3)] — Based on the
total proposed number of new trees (19), the applicant
would be allowed to have up to 50% of any one species (9),
and has only proposed a maximum of 9 of one species,
therefore satisfies the minimum species diversity
requirement.
• Foundation Plantings [3.2.1(E)(2)(d)] —All exposed sections
of building walls located in high visibility areas have planting
beds of at least 5 feet in width. The landscape plan
therefore satisfies the foundation plantings requirement.
• Parking Lot Perimeter Landscaping [3.2.1(E)(4)] —Trees are
provided in excess of the required 1 tree per 40 feet around
between the vehicular areas and the adjacent streets. The
landscape plan therefore satisfies the parking lot perimeter
landscaping requirement.
• Screening [3.2.1(E)(6)] — Landscape and building elements
are placed to adequately screen areas of low visual interest
and visually intrusive site elements including the trash
enclosure area.
• Utilities [3.2.1(K)] —The landscape and utility plans have
been coordinated and the required tree/utility separations
have been provided, thereby satisfying this standard.
2. Access, Circulation and Parking [3.2.2]
• Safety Considerations [3.2.2(C)(1)] — Pedestrians are
separated from vehicles and bicycles to the maximum
extent feasible, thereby satisfying this requirement.
Garth Commercial Plaza P.D.P., File #20-02B
July 29, 2003 Type 1 Hearing
Page 2
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
W: C — Burlington Northern and Santa Fe Railroad right-of-way,
RL — Existing residential neighborhood, Manhattan Avenue,
NW: C — Burlington Northern and Santa Fe Railroad right-of-way,
LMN — existing residential development, existing wetland, vacant developable
area, Manhattan Avenue,
N: C — Existing 3 story Hotel, existing 1 and 2 story retail buildings between the
railroad tracks and Mason Street.
NE: C — Intersection of Boardwalk and Mason Street, existing Olive Garden with
large parking lot along Mason Street,
E: C — Mason Street, vacant lot, existing bank and office building, existing KFC
Restaurant,
SE: C — Existing REI store, Barnes and Noble bookstore,
S: C — Existing one and two story retail buildings,
SW: C - Burlington Northern and Santa Fe Railroad right-of-way,
RL - Existing residential neighborhood, Manhattan Avenue,
The property was annexed as part of the Horsetooth Harmony Annexation in July of
1978.
The property is adjacent to the Burlington Northern and Santa Fe Railroad right-of-
way, which is the future location for the Mason Transportation Corridor (MTC). As
part of the MTC, a bicycle/pedestrian path will be located across the tracks along the
west side of the railroad right-of-way, and the long-range vision of the MTC specifies
that a bus rapid transit (BRT) line will eventually be located along the east side of the
railroad right-of-way, immediately adjacent to this site. The site is located tentatively
about halfway between an anticipated BRT transit station at Troutman Parkway and
a potential BRT transit station at Horsetooth Road.
2. Division 4.17 of the Land Use Code, Commercial District (C)
The proposed land uses of, "retail establishments," and "personal and
business service shops" are permitted in the (C) - Commercial zone district
subject to Type 1 review.
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. Site Planning and Design Standards [3.2]
ITEM NO.
MEETING DATE JUI j/ 3?
STAFF Troy Jones
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Garth Commercial Plaza P.D.P., File #20-02B
APPLICANT: Kim Straw
Cityscape Urban Design
3555 Stanford Road
Fort Collins, CO 80525
OWNER: George Holter
PROJECT DESCRIPTION:
The applicant proposes to build a 13,468 square foot "retail establishment" and/or
"personal and business service shops" building on a 1.28 acre vacant inf ill site just
southwest of the intersection of Boardwalk Drive and Mason Street. The property is
located in the Commercial (C) zone district.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed land uses of, `retail establishments," and "personal and business
service shops" are permitted in the (C) - Commercial zone district subject to Type 1
review. The Project Development Plan complies with all applicable district standards
of Land Use Code Section 4.17, (C) - Commercial zone district. The Project
Development Plan complies with all applicable General Development Standards
contained in Article 3 of the Fort Collins Land Use Code except where the following
modifications were granted by the Planning and Zoning Board:
• 3.5.3(B)(1) - this modification was granted on December 19, 2002, and as
a result the walkway connecting the building to the Mason Street sidewalk
is allowed to cross a vehicular use area.
• Section 3.5.3(B)(2) — this modification was granted on May 2, 2002, and
as a result, vehicle use areas are allowed to be located between the
building and the street;
• Section 3.5.3(13)(2)(b) - this modification was granted on May 2, 2002, and
as a result, the building is allowed to be located further than 15 feet away
from the adjacent minor arterial street (Mason Street);
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT