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Home My WebLink AboutVIALE COLLEGIO - PDP - 1-02 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSViale Collegio, Project Development Plan #1-02 Type I Administrative Review Page 5 spaces for every 1,000 sq.ft. of lease area. This would yield a maximum of 41 spaces for the office use. General retail has a maximum of four spaces for every 1,000 sq.ft. of floor area. This would yield a maximum number of off-street parking spaces of 14 for the ground level commercial. Both of these uses would have three parking spaces, well below the maximum number permitted. 3. Section 3.2.3, Solar Access, Orientation, Shading The building immediately to the north of this site is lower than the proposed building. The proposed building will likely cast a shadow over a portion of the building during the winter months, however the building to the north does not have any windows or other openings along the southern property line which may be impacted by the loss of sunshine. Buildings within the Community Commercial zone district are exempt from the shading requirements within Section 3.2.3 of the Land Use Code. 4. Section 3.2.4, Site Lighting A photometric plan has been submitted in conjunction with the PDP. This plan shows compliance with both on and off -site lighting standards within the LUC. B. Division 3.3, Engineering Standards Section 3.3.2, Development Improvements Prior to the approval of the final compliance plans, a development agreement will be drafted detailing the improvements required by the applicant as part of the building permit process, and the timing of installation of such improvements. 2. Section 3.3.5, Engineering Design Standards The PDP has been reviewed pursuant to the adopted design standards in place for water, sewer, storm drainage, electric, walkways and streets which will serve this development. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards Section 3.4.1, Natural Habitats and Features The property is not included or adjacent to a mapped natural area as identified on the City of Fort Collins Identification of Natural Areas, nor does the property contain any natural wetlands or wet meadows. Viale Collegio, Project Development Plan #1-02 Type I Administrative Review Page 2 and Division 2.4 — Project Development Plan located within Article 2 — Administration; and the design standards located within Article 3 — General Development Standards; and the standards located in Section 4.14, Community Commercial (CC) of Article 4 — Districts. COMMENTS: Background The surrounding zoning and land uses are as follows: N: CC — retail, indoor recreation S: CC — office, clinic E: NCB — single family residential W: CSU — Colorado State University The property was annexed in 1873 as part of the City of Fort Collins Annexation. 2. Division 4.14 of the Land Use Code Community Commercial Zone District The use of multi -family residential, office, retail, restaurants and other similar uses are permitted within the CC zone district subject to an administrative review (Type 1). The PDP meets the applicable Development standards as follows: A. Section 4.14(D)(2) Secondary Uses All residential uses, except mixed -use dwellings in multi -story, mixed use buildings, shall be considered secondary uses in this zone district. Viale Collegio includes at least two different land use types, one of which is residential, the other will be office, retail or possibly restaurant. The uses are included within a multi -story building, three stories in height. B. Section 4.14(E)(1)(a) Site Planning, Building Orientation The building includes 5,500 sq.ft. of ground floor commercial area with two entrances facing onto the adjacent public sidewalk for College Avenue. Building entrances are provided to the parking areas, however they are not the primary entrances. C. Section 4.14(E)(1)(b) Site Planning, Central Feature or Gathering Place The site plan includes gathering areas in front of the building, along the College Avenue sidewalk. These areas include expanded patio areas, benches, low walls and canopy trees. These areas can provide for outdoor seating, and with additional temporary outdoor furniture, may provide areas for outdoor eating and gathering. Mr. Jim Hillhouse Page 3 September 18, 2001 We trust that this information will assist you in obtaining the City of Fort Collins' approval of this proposed development. Please contact me should you need any additional assistance. Respectfully submitted, LSC Transportation Consultants, Inc. d:•a�� PUe� By: U�04 O Dave L. Rub ., P.E. DLR/wc ti•.• % Enclosures: Table 1 Figures 1-3 Traffic Counts Computer Analyses \\Server\d\LSC\Projects\2001\011150\Report\F-PPS.wpd Mr. Jim Hillhouse Page 2 September 18, 2001 day traffic volumes as well as weekday morning and evening peak -hour traffic volumes expected to be generated by the proposed development. As shown in Table 1, the proposed development is expected to generate 482 daily vehicle -trips. Of this total, 40 trips will take place in the morning peak -hour (21 entering and 19 leaving) while in the evening peak -hour the number of trips is expected to be 43 (16 entering and 27 leaving). Being located next to the Colorado State University campus, some of these trips will probably not be vehicular trips. Some of the residents of the apartments will probably walk. Therefore, what is presented here is the worst case scenario. It is assumed that 20 percent of the traffic visiting the proposed development will come from the east and south, ten percent will access the site to and from the west, and the remaining 50 percent will access the site to and from the north. Figure 3 depicts the assignment of site - generated traffic at the intersection of College Avenue and Laurel Street based on the peak - hour traffic generation information contained in Table 1 and the distribution percentages discussed earlier. The specific phasing for the intersection of College Avenue and Laurels Street is being used to conduct this assessment. The average cycle length is approximately 100 seconds with 25 seconds devoted to Laurel Street and 75 seconds devoted to College Avenue. All approaches have a protected phase; however, during the field inspection, it did not appear that the arrow was working for Laurel Street. Northbound and southbound traffic on College Avenue begins the cycle. This runs for 45 seconds. The next phase lasts for 20 seconds and is devoted to only northbound traffic. The last phase for traffic on College Avenue is for southbound left - turning traffic and it lasts for ten seconds only if there is a vehicle in the turn lane. The remaining 25 seconds of the total cycle is devoted to traffic on Laurel Street. None of this phase is allocated to left turning traffic. Based on this information, the morning peak -hour operates at a good Level of Service (LOS "C") with an average vehicle delay of 22 seconds per vehicle. The evening peak -hour operates at an acceptable Level of Service (LOS "D") with an average vehicle' delay of about 40 seconds. When traffic from the proposed development is added to the existing background peak -hour traffic volumes, there is no change in the Level of Service for either the morning or evening eak-hours. The average delay increases by less than one second per vehicle. Based on our analysis, the traffic impacts from the proposed Poudre Property Services develop- ment are minor and can be easily accommodated by the existing roadway system. LSC TRANSPOicTATION CONSULTANTS, INC. 1889 York Street Denver, CO 80206 (303) 333-1105 FAX (303) 333-1107 E-mail: Isc@lscden.com Web Site: http://www.Iscden.com I 4C. September 18, 2001 Mr. Jim Hillhouse Hillhouse Architects 8899 Gander Valley Lane Windsor, CO 80550 Re: Poudre Property Services Fort Collins, Colorado (LSC #011150) Dear Mr. Hillhouse: LSC Transportation Consultants has completed the analysis of the traffic impacts of the proposed Poudre Property Services development located at the southeast corner of the inter- section of College Avenue and Laurel Street in the City of Fort Collins, Colorado. The site already has a building located on it. This building is going to be removed and replaced with a 21,000 square -foot, mixed use, three-story building. Figure 1 depicts the location of the site with respect to the surrounding roadway system. The City of Fort Collins was contacted to determine what needed to be included in the analysis. After discussing the proposed development with Erik Bracke, it was agreed that an analysis of the existing signalized intersection at College Avenue and Laurel Street was all that would be needed. The analysis would assess the performance of this intersection with and without the traffic from the proposed development. Existing morning and evening peak -hour traffic counts were collected at the intersection of College Avenue and Laurel Street. The raw traffic count data is attached to this report. Figure 2 depicts the existing traffic volumes as well as lane geometry for this signalized inter- section. The existing site has two ways for traffic to enter and leave it. There is a right-in/right-out access point onto College Avenue and an access from the alley. The alley access leads to Laurel Street which is about 100 feet to the north. No changes are proposed to these two access points. The proposed development, as currently envisioned, is to contain 20 apartments, 4,700 square feet of retail development, and 12,500 square feet of general office development. Based on this information and the trip generation rates published by the Institute of Transportation Engineers (ITE) in Trip Generation, 1997, Table 1 displays the estimated average annual week- —T;a► *SW a�� W-ro mow. 9a.,O" Cmma7 .7�� A3.1 0e MH M.en v�a+ +.M OI't9T ! � u•. Ra Ow. aev�noa O.H 21"AT'04 _ Z WWa� o�U O a�� U Dim r ® r A2.1 PmO�16!!A ftofillc; o o EIAJ-W—Fo-I m No Text `Jw•ro ---------- 0u *Plx PL/dl ,.P /1 LEGEND .IY�lym a W�IWIIYP �1Y arr s n. rain uvm IAl1� m arM 4r �Y YY� LAND USE SUWAARY Libri iNDM. YYD(LrY� Yp\V In1 /I� IIi V. 1.�lA ICY \l�V. .IY�lym a W�IWIIYP �1Y arr s n. rain uvm IAl1� m arM 4r �Y YY� LAND USE SUWAARY Libri iNDM. YYD(LrY� Yp\V In1 /I� IIi V. 1.�lA ICY \l�V. ----------------- .--------------- Z� ow — _ _ _ _ _ — — — — — — — T — — — — _ _ _ — _ _ — — %i0�:•a�w�r�w •wwnsr��wswir 'wa��rw�w+r�w tl w@M"— am s "M"01 VIAL.CO GIO rw.�r c�,aor•olr nAN A 1®M(r. !M T M 6A' IM H Or IOr►A1a ILL Q lm /. elaaa G1 LIMY Or R fLLL14 aaLollAaa- YM ►aIIIM lGl/lJ! AVMs ao> M worn raw lwtlr�lm ►RVYAo°I.bU1n aura 1r? .. ) � 1 W Z LY 1: • � 1 t X4993 9 - •1 • -_-fir 4 rm Am � ��o E2— ° �6'"•ii - , I I � Smw Rem 1r P'War I Pr ry2 �•001 ZIP 80514 ' g; 5a 8 rwa Fort Colll S ' ZN' 110521 w•.wr A _ .. v N TI I •• g$yy • MOON• I� — w - 41 tl + it VICINITY MAP �. PROPOSAL SUMMARY PP,� SITE SIZE, I40k ISO'• 21o" SF. - Ai. -� C7 7.4 .40 ACRES + BUILDING 6E- la" SP. g m 5 n. .. BUILDING Iff16HT941- II' HE16W, o M BUILDINS TYPE, MU® USE �itl'c �1 DENSITY OF DMLINS UNITS, 40 UNITS fz7 44TOTAL BEDROOMS: I BEDROQL N E!'NFr*IGIES OVERALL DENSITY. 40 D.U/A ESTIMATED TOTAL FLOOR AREA 94,AW SP. ESTIMATED RATIO- FLOOR AREA/LOT 6122, Ibb-1 _ g X TIRE OF LAW UM. Ca+"ITY caM��TAI �— SPACE AREA: O ACRES PARKINS AREAS 590 5. (v_ MKINb AREA, SA09 S.F. v PUBLIC STREET R16W OF WAY AREA. O SF. r�►a ®� ' ��,wo1 LADNAPBD A Orn AREI'Mb SP. TOTAL ea►r. ww ml a wn I , 'ACTIVE RECREATIONAL USE' AREA O 5i, q + OrF STREET PARKIN&, 605T, 91 SPALES, ALL FULL SIZE C I .. ••- RAWWAPPED- 2 SPAT% BICYOL6 2 RACKS- SS WACEb i.._.... _ MOTORCYC ll 5 SPACES V T �J��IL�p', ,,/I1�Iy, /�/f�/■ 7,,II�.`/Il�/'/1 V IALE LLEGI1J W �•• Evo ella?Me.O01I 11aCR ncelllr eefre f0l•NR«R LAQ y rsn • 01 __ � 1.` !.f • Z1 i ✓ M .� J' .� .� �. oo� / :� •tlY. Ems. T.II�W f l e Snow Rem Prwnyf 4 Awe,SFi ! wrrry3 •e�«``o, ,„ ' �f� .„., Fort Col l i a DIRECTOR OF PLANNING _ ZIP xos=I rn .rrnavI Ir M..ln.n ap iannm e.rm. cln.r Pon aim.. c.:.na.. iM1l. 'rX- _ ex.P M IOW oln.n,.rel. mn• Forl Culln •• �.� .Mn. � ._ Oownlow .~ y a d wpoeo on Ir00N•I y OWNER'S CERTIFICATION ':eIw,rr,llldooe +•• -� T n.l p.yry.l.ns.. 1.•«.x. N.n.n. e. n.n.r a✓a«w•w. w..pw. ..nm.n. v:.nmm.n..•nm.n.wwrnn. , ,`w �_ •�� .d9{ ' -- -- �n.,,n o... LL ' � e d .,.you n a e +wLr 3• ~ e VICINITY MAP ., PROPOSAL SUMMARY ` "° o $ ',,or 917E SIZE: 140Sr 150'• 21p00 SF. CS .4D ALINES dJILDIN6 cOvERASE: I6015 S.F. IIULDINS NEWT Yq M1.•ry rllnu. IBULDINS Tyre, (DENSITY OF DMIELLINS UNITS, 4M LN XW 5 0 .7U U TOTAL BEDROOMS: I BEDROOM, IS CFFIcICNGCS OVERALL DENSITY: 40 DUJA. g ...n.. ESTIMATED TOTAL FLOOR AREA: SMA50 S.P. ESTIMATED RATIO- FLOOR ARFMOT SIZE: Ized NATURE OF LAND M, WM*MI MTY COMMERCIAL OPEN 51"ACE ARIA, 0 AUMS rn. c.nnn.nn e.ml'.. DRIVEMAY AREA. boll SF. PARKINS AREA: 5W5 5.11. PLOLIG STREET RISNT OF MAY AREA O 5F. ®®0 LANDSCAPG7 AREA 1TS6 5F. TOTAL naeo ea.rw erin arwe ACTNE RECREATIONAL LEE, AREA O SF. aFF STREET PARKINS: & TI 51 5PACM, ALL MAL SIM C 1 NANDICMI'M 2 SPACES BICYCLE: 2 RAGCS• 55 5PACES MOTORCYCLE: 5 SPACES Viale Collegloo College Avenue Elevation ITT117 F I A m Street MOM RaW No Text Viale Collegio, Project Development Plan #1-02 Type I Administrative Review Page 7 3. Section 3.6.6, Emergency Access This project will allow for adequate emergency access to the building within the site. All of the building walls are within 150 feet of a public street. F. Division 3.7, Compact Urban Growth Standards Section 3.7.2, Contiguity The overall site is 100 percent contiguous to existing urban development. 2. Section 3.7.3, Adequate Public Facilities The provision of adequate public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of a building permit, or adequate security posted for any such improvement not in place prior to the issuance of a building permit. 4. Neighborhood Information Meeting Due to the limited size and scale of the proposed PDP, a neighborhood meeting was not held for this application. FINDINGS OF FACT/CONCLUSIONS After reviewing the Viale Collegio Project Development Plan #1-02, staff makes the following findings of fact and conclusions: 1. The proposed land uses are permitted in the Community Commercial zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.14 of the Land Use Code, Community Commercial zone district. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Viale Collegio Project Development Plan, #1-02. Viale Collegio, Project Development Plan #1-02 Type I Administrative Review Page 6 Storm run-off from the site will follow historic quantity and patterns before entering into public storm drainage system. D. Division 3.5, Building Standards Section 3.5.1, Building and Project Compatibility The, project is adjacent to existing commercial buildings, to the north and south of the site. The building to the north is two stories in height, while the building to the south is a single story building. The proposed building includes architectural details that scale the building down so each floor matches the adjacent building. The buildings will have a similar setback, built up to the front property line. The building is less than 40 feet in height, and is not subject to the special height review modifications. The PDP is not proposing any outdoor storage or loading areas, all trash collection areas are greater than 20 feet from public transportation facilities. 2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings The building mass is divided into smaller elements, both horizontally and vertically. Awnings, overhangs, material changes, windows and balconies will add to the architectural character of the building. The proposed building includes base and top treatments and recessed main -floor building entrances off of College Avenue. Primary entrance to the building is provided from the College Avenue sidewalk, without crossing a vehicle path or parking area. The building has an established "build to line", which aligns with the adjacent buildings on either side of the site. E. Division 3.6, Transportation and Circulation 1. Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. 2. Section 3.6.4, Transportation Level of Service Requirements A traffic memorandum was completed to document the traffic impact within the immediate vicinity, focusing on the intersection of College Avenue and Laurel Street. The analysis found that College Avenue and Laurel Street intersections would operate at morning peak hour of a level of service "C", and evening peak hour at a level of service "D". This is no change to the current level of service standards. The daily increases would be less than one second per vehicle at this intersection. Viale Collegio, Project Development Plan #1-02 Type I Administrative Review Page 4 The parking lot is located at the ground level, behind the first level retail and will be covered by the second story office, and will act much like a parking structure. A low screen wall will be provided along College Avenue for the portion of the parking that is visible from the public right-of-way Shrubs will be planted along the southern portion of the lot adjacent to the property to the south. The parking lot is not visible from the north, the adjacent building runs the length of the lot. All new landscape elements will follow utility separation requirements and street light separation. The existing landscaping provides adequate separation from public utilities and street lighting as well. The access from College Avenue is one-way entering the site. Site distance for traffic is limited to visibility of pedestrians on the sidewalk while cars are turning into the site. The access onto the rear alley does not require sight distance to be measured. A minimum three foot setback is required for all structures off of the alley. 2. Section 3.2.2, Access, Circulation and Parking Walkways within the site are aligned to take direct access from the adjacent public sidewalk and parking areas to the entrances of buildings. Parking areas have been separated from pedestrian sidewalks to avoid conflicts. Bicycle parking will be provided adjacent to the sidewalk along College Avenue. The parking lot is similar to a parking structure. The lot is enclosed on two sides by buildings, and covered by the second floor above. The lot includes 31 regular spaces, two van -accessible handicap spaces and additional five motorcycle spaces. The lot can be access from either College Avenue, or from the alley along the rear of the site. All off-street parking areas will be located within the property served by the parking. Parking areas will be paved and striped in conformance with City standards. The proposed building includes 20 — one -bedroom units with commercial and office space. The City of Fort Collins Land Use Code requires a minimum of 1.5 spaces for each one -bedroom unit within a multi family project. This will yield 30 spaces for the residential component of this project. Parking for commercial and office uses are based on a maximum number of sites, rather than a minimum number. The maximum number of spaces for office is 3 Viale Collegio, Project Development Plan #1-02 Type I Administrative Review Page 3 D. Section 4.14(E)(1)(c) Site Planning, Integration of Transit Stops This site is directly accessible and visible from existing transit services provided along South College Avenue and East Laurel Street. These stops will remain upon the development of this project. E. Section 4.14(E)(2)(c) Block Requirements, Building Height The existing building is less than 20 feet in height, and is non -compliant with the current zoning. The proposed building is three stories in height, with a maximum height of just under 40 feet. 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 Landscaping will be provided within the front of the building adjacent to College Avenue and a planting bed along the southern portion of the site. The landscape plan provides a variety of canopy trees, ornamental trees, shrubs and ground covers. The landscape plan has been designed to use plants to enhance the public spaces of the building and public sidewalk. All plant materials are of adequate size and diversity as required by this section. Canopy street trees and ornamental street trees already exist along College Avenue. These trees include two - 40" and one - 12" caliper elm trees and two medium size crabapple trees. All of these trees will remain, One additional crabapple tree will be planted within the tree lawn. There are several existing trees on the lot. Approximately three trees would be removed as part of the development of this site. One of these trees, a walnut tree, is considered to have significant community value, as determined by the City Forester, and will need to be mitigated. Since the remaining areas to be landscaped are not large enough to accommodate additional trees, this tree will be mitigated off -site, within a 1/4 mile. The remaining two trees do not require mitigation. The landscape plan has been reviewed with the City of Fort Collins Water Conservation standards a found to comply with those regulations. ITEM NO. MEETING DATE Z BZ STAFFTpbd{/�C�h Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Viale Collegio, Project Development Plan - #1-02 [Type I Administrative Review] APPLICANT: Hillhouse Architects C/o Jim Hillhouse 8897 Gander Valley Lane Windsor, CO 80550 OWNER: Venturpro, LLP 706 South College Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: Viale Collegio is a project development plan for a three-story, 39,500 sq.ft., mixed -use building located at 706 South College Avenue, a half block south of Laurel Street. The project would include 5,500 sq.ft. of ground floor retail area, 12,200 sq.ft. of office lease area located on the second floor of the building and 20 one - bedroom efficiency apartment units located on the third floor of the building. Parking would be provided by a ground -level parking lot behind the first story and covered by the upper level office and residential units This parking lot will provide 33 off-street spaces, two of which will be handicap accessible. The site would be accessed from College Avenue and the adjacent alley to the east. The property is currently developed with a two-story mutli-family residential building and a former bank with four drive through lanes. This is the current office for Poudre Property Management. The property is zoned CC — Community Commercial District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This project has been reviewed in accordance with the applicable requirements of the Land Use Code (LUC) and was found to be in substantial compliance with the following: The process located in Division 2.1 — General Procedural Requirements, Division 2.2 — Common Development Review Procedures for Development Applications, COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT