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HomeMy WebLinkAboutHOWELL BUILDING - PDP - 46-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSwhich this modification is requested equally well than would a plan which complies with the standards for which the modification is requested for the following reasons: 1. The project as submitted, based on its proposed land uses and contextual compatibility with the surrounding existing land uses and conditions in the area, will provide substantial building, parking, and landscape improvements to the site. 2. The existing developed site is only 50' in width (property line to property line), thereby making it infeasible to provide the 5' wide landscape setbacks in addition to the required driveway width and adequate parking on - site for the proposed land uses. Commu y Planning and Environmental vices Current Planning City of Fort Collins MEMORANDUM Date: January 27, 1999 To: Planning and Zoning Board Members From: Stephen Olt, City Planner*0 RE: Howell Building, Project Development Plan - #46-98 Pursuant to Division 2.7 - Modifications of Standards (by the Planning and Zoning Board) of the Land Use Code, any finding made under Sections 2. 7.3[A] and 2.7.3[B] shall be supported by supplemental findings showing how the plan, as submitted, meets the requirements and criteria of said Sections 2. 7.3[A] and 2.7.3[B]. Finding of Fact/Conclusion 'B' of the Staff Report and Recommendation states: "B. The HOWELL BUILDING, PDP meets all applicable standards as set forth in the LUC, including Division 3.2 - Site Planning and Design Standards and Division 3.5 - Building Standards, with the following exception: standards located in Section 3.2.2[J] - Setbacks of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A request for a modification of the standard, in accordance with Modification of Standards (by the Planning and Zoning Board) in the LUC, has been submitted for consideration. Staff recommends that the following supplemental information (in bold type) be included as part of Finding of Fact/Conclusion 'B' "exception" of the Howell Building, Project Development Plan - #46-98, Staff Report and Recommendation: B. .......request for a modification of the standard, in accordance with Modification of Standards (by the Planning and Zoning Board) in the LUC, has been submitted for consideration. Staff has reviewed the request for a modification of the standard and they have determined that the project as submitted is neither detrimental to the public good nor impairs the intent and purposes of this chapter of the City Code; and that it will protect the public interests and purposes of the standards for 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Mr. Steve Olt December 8, 1998 Page 2 limitations so that we can be prepared to present the information the Board will need within the time allowed. Thank you. Very truly ours, Rick Zier RZ/sf PC: Clients RICK ZIER ZIER LAW OFFICES 318 CANYON AVENUE, SUITE 201 POST OFFICE BOX 770 FORT COLLINS, COLORADO 80522 December 8, 1998 HAND DELIVERED Mr. Steve Olt City of Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80524 RE: Modification Request; 814/816 South College Avenue Dear Steve: TELEPHONE (970)482-2255 FAX (970) 493-1218 I represent Larry and Beth Howell, owners of the premises located at 814/816 South College Avenue in Fort Collins. Mr. Howell appreciates your time and attention spent processing his development application seeking to add four apartments "upstairs" of the existing commercial building on the subject property. We believe that modifications concerning parking and landscaping will be necessitated by the development plans, and that is the purpose of this letter. On behalf of Mr. and Mrs. Howell, I request a modification deleting the required five foot wide strips of landscaping on the north and south sides of the rear parking area and allowing no fewer than ten angled parking spaces. This project will beautify South College, will add a desired mix of uses including the upstairs residential component encouraged by City Plan, result in fewer angled parking spaces than have existed historically, and provide four additional affordable housing units for Fort Collins. We believe that the intent and purposes of the Land Use Code and the Comprehensive Plan will be furthered by this project, and that the modifications are reasonable and necessary for the project to proceed. Please let me know if there is a fee associated with this request, and also whether you require additional information from us at this time. We look forward to learning when the matter will be scheduled for the Planning and Zoning Board, and would like to know the approximate time No Text o _ _ _ _. -.� Ta4f9! 9 —w1oll"I" C A m�mm -fD I E ol I i LIN ON-10"m 0 HUMION a tEck o�sa�nat w m.a ae �iw. nv�c��a r�wnsu)lnw I VICINrrY MAP x.F-,••om LUDWIW uMI M%Nx(VlM���111 rt O �YrClI�LREO Mah AMEvxLLM col ' J©r-r��Os •-••w I "BMW Im I mms 1 r rr _ _ . +1_m rl qa m �. � �1 Wa mma �rr•rw nrt. rrr_ m Irl�i_ rs_ nr la �rso �g111 1 Or[ YRL M6lOUfA fAtl{ifi TUNE )IR1fl 1 Nrt IEKAN I( ��1y1�9� M/�//��'�/��p 4L OF ROOM V41L/iV U J 0 a 0 N R s t C 011111111 IIIII"I� '� EN _ i MINE � MINI -410 N- _. INN I; ;N m Howell Building - Project Development Plan, #46-98 February 4, 1999 P & Z Meeting Page 9 This proposal complies with the purpose of the CC District as it provides a mix of office, restaurant, and multi -family residential (at approximately 25 dwelling units/acre) uses in a single 3-story building located in a long-standing, existing commercial/retail area along South College Avenue. The site is south of Laurel Street directly across College Avenue from Colorado State University. The existing building is currently a 1-story structure containing an insurance company office and a pizza restaurant and delivery operation. The four residential dwelling units would be on the second and third floors of the proposed building addition, above the commercial/retail uses. Section 4.14(E) Development Standards The proposal satisfies the applicable development standards in the CC - Community Commercial Zoning District. 5. Findings of Fact/Conclusion: A. The HOWELL BUILDING, PDP contains uses permitted in the CC - Community Commercial Zoning District, subject to review by the Planning and Zoning Board. B. The HOWELL BUILDING, PDP meets all applicable standards as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards, and Division 3.5 - Building Standards, with the following exception: standards located in Section 3.2.2(J) - Setbacks of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A request for a modification of this standard, in accordance with Modification of Standards (by the Planning and Zoning Board) in the LUC, has been submitted for consideration. C. The HOWELL BUILDING, PDP is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the request for modification to standards as set forth in Section 3.2.2(J) - Setbacks of the LUC. Staff recommends approval of the HOWELL BUILDING, Project Development Plan - #46-98. Howell Building - Project Development Plan, #46-98 February 4, 1999 P & Z Meeting Page 8 Build -to Line. Section 3.5.3(B)(2)(c) states that: Buildings shall be located at least 10' and no more than 25' behind the street right-of-way of an adjoining street that is larger than a minor arterial that does not have on -street parking. The west facade of the existing building is right on the new South College Avenue right-of-way line (with the required additional right-of-way being dedicated), with South College Avenue being a major arterial street and State highway. Exceptions to the build -to line standards are permitted if the building is adjacent to a full arterial or major arterial street, and the Director has determined that an alternative to the street sidewalk better serves the purpose of connecting commercial destinations due to one or more of the following constraints: a. high volume and/or speed of traffic on the adjacent street, b. landform, C. an established pattern of existing buildings that makes a pedestrian - oriented streetfront infeasible. This existing building is adjacent to South College Avenue, a high volume and speed of traffic State highway; however, it will continue to maintain direct access to the public sidewalk system along the street without vehicular intervention between storefronts and sidewalk. 4. ARTICLE 4 - DISTRICTS A. Division 4.14 - Community Commercial District Office, standard and fast-food restaurants, and multi -family dwellings are permitted in the CC - Community Commercial Zoning District, subject to Planning and Zoning Board (Type II) review due to the "mixed -use" nature of the use of the single lot and building. The purpose of the CC District is: To provide a combination of retail, offices, cultural facilities, civic uses and higher density housing. Multi -story buildings are encouraged to provide a mix of residential and non-residential uses. Offices and dwellings are encouraged to locate above ground -floor retail and services. Howell Building - Project Development Plan, #46-98 February 4, 1999 P & Z Meeting Page 7 The HOWELL BUILDING, PDP satisfies all applicable Building and Project Compatibility standards, more specifically: Building materials. The proposed structures will consist of the following building materials: The building facade will be of a synthetic stucco finish. The roof will be constructed of heavy dimensional fiberglass shingle. These materials comply with the standard in Section 3.5.1(F)(1), which states: Building materials shall either be similar to the materials already being used in the neighborhood, or, dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. The materials on this building will be similar to and compatible with those used on the existing commercial structures in the area. Section 3.5.3. Mixed -Use, Institutional and Commercial Buildings The proposal satisfies the Relationship of Buildings to Streets, Walkways and Parking standards, more specifically: Orientation to Build -to Lines for Streetfront Buildings. Section 3.5.3(B)(2) states that: Build -to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects, in order to form visually continuous, pedestrian -oriented streetfronts with no vehicle use area between building faces and the street. The front (west) building facade in this project is directly adjacent to the existing public sidewalk system along South College Avenue, without any vehicular use (such as parking) between the building face and the street. Howell Building - Project Development Plan, #46-98 February 4, 1999 P & Z Meeting Page 6 (C) the granting of a modification from the strict application of any standard would result in a substantial benefit to the City by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city- wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible. Staff finds that the project as submitted, based on the land uses and their contextual compatibility with the surrounding land uses, is neither detrimental to the public good nor impairs the intent and purposes of this chapter of the City Code; and that it will protect the public interests and purposes of the standards for which this modification is requested equally well than would a plan which complies with the standards for which the modification is requested. The existing developed site is only 50' in width, thereby making adequate parking, driveway, and landscape setbacks on the east side of the building infeasible. Therefore, staff is recommending that the Planning and Zoning Board approve the request for a modification to the standards. Required number of parking spaces. The development proposal satisfies the parking requirements set forth in the LUC for the vehicle servicing and maintenance, general retail (auto sales), and general office uses in this project. There are 10 proposed parking spaces on -site, equaling 4.6 spaces per 1,000 square feet of leasable floor area. Section 3.2.2(K)(2)(a) sets forth maximum parking requirements for non-residential land uses. They range from 3 spaces per 1,000 square feet (for general office), to 4 spaces per 1,000 square feet (for retail), to 5 spaces per 1,000 square feet (for vehicle servicing and maintenance) of leasable floor area, depending on the type of use. There is no category for allowable parking for the auto display areas, being the property owner's product line. Therefore, staff finds that the parking to be provided is in compliance with the requirements of the LUC, based on the breakdown of the proposed auto -related uses. B. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility Howell Building - Project Development Plan, #46-98 February 4, 1999 P & Z Meeting Page 5 elements (such as trash collection, open storage, service areas, loading docks, and blank walls) from off -site view. The trash enclosure will be located at the northeast corner of the property, right on the alley, and will be constructed of materials to match the building. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Bicycle parking. Bicycle parking is provided on site that meets or exceeds the required number of bicycle parking spaces, as well as the location, as defined in the following standard (Section 3.2.2(C)(4)(a)]: A minimum number of bicycle parking spaces shall be provided, equal in number to at least five (5) percent of the total number of automobile parking spaces provided by the development, but not less than one. One bicycle rack, to accommodate 5 bicycles, will be located at the rear of the building near the ground floor entryways. This represents 50% of the total of 10 automobile parking spaces on the site. Setbacks. The 5' wide landscape setback requirement as set forth in Section 3.2.2(J) is not being met along the north and south property lines because of the narrow width of the lot (50' property line to property line). The applicant has submitted a request for a modification of the standards as set forth in this section of the LUC. Modification requests may be granted if the Planning and Zoning Board determines that: (A) the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Chapter; and (B) the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or Howell Building - Project Development Plan, #46-98 February 4, 1999 P & Z Meeting Page 4 The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Parking lot landscaping - perimeter and interior. Parking lot landscaping for this project is in accordance with the standards, including those related to Parking Lot Perimeter Landscaping (Section 3.2.1(E)(4)(b)] and Parking Lot Interior Landscaping [Section 3.2.1(E)(5)]. The first standard referenced (Section 3.2.1(E)(4)(b)] states that: Parking lots with 6 or more spaces shall be screened from adjacent uses and from the street. Screening from the street and all non-residential uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements, each of which shall have a minimum height of 30". Such screening shall extend a minimum of 70% of the length of the street frontage of the parking lot and also 70% of the length of any boundary of the parking lot that abuts any non-residential use. Plant material used for the required screening shall achieve required opacity in its winter seasonal condition within 3 years of construction of the vehicular use area to be screened. The screening for the north property line consists of an existing 6' high chain link fence, with earth tone slats, along approximately 90% of the property line between the building and the alley. Screening along the south property line consists of existing masonry walls between 4' and 12' in height (being the walls of the adjacent building to the south right on the property line) along approximately 70% of the property line between the building and the alley. The second standard referenced (Section 3.2.1(E)(5)] states that: Six (6) percent of the interior space of all parking lots with less than 100 spaces, and ten (10) percent of the interior space of all parking lots with 100 spaces or more shall be landscape areas. This development proposal meets the standard for Parking Lot Interior Landscaping, providing 6% interior landscaping in the 10 space parking area to the rear of the building, accessed from the existing alley along the east side of the property. Screening. The proposal complies with the standard relating to the screening [Section 3.2.1(E)(6)] of areas of low visual interest or visually intrusive site Howell Building - Project Development Plan, #46-98 February 4, 1999 P & Z Meeting Page 3 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: CC; existing retail (Mellow Yellow) S: CC; existing retail (several businesses in one building) W: not zoned; existing secondary education (Colorado State University) E: NCB; existing residential This property was annexed into the City as part of the Horsetooth-Harmony Annexation in July, 1978. The property was subdivided as part of Tract "B" of the Fossil Creek Commercial Plaza Subdivision, approved by City Council on November 6, 1978. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The HOWELL BUILDING, PDP contains proposed land uses that are permitted as Type I uses, subject to administrative review. This type of development review does not require that a neighborhood meeting be held prior to submittal of the project. However, due to the need for a modification of a standard set forth in the LUC, this request must go before the Planning and Zoning Board for a final decision. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS This HOWELL BUILDING, PDP proposal does not meet all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. There has been a request submitted for review of a modification to the standard which has not been met. Of specific note are Division 3.2 - Site Planning and Design Standards, and Division 3.5 - Building Standards. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection Howell Building - Project Development Plan, #46-98 February 4, 1999 P & Z Meeting Page 2 standards located in Division 3.2 - Site Planning and Design Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.14 C - Community Commercial Zoning District). The PDP does not comply with the following requirement of the LUC: " standards located in Section 3.2.2(J) - Setbacks of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A request for a modification of this standard, in accordance with Modification of Standards (by the Planning and Zoning Board) in the LUC, has been submitted for consideration. Office, standard and fast-food restaurants, and multi -family dwellings are permitted in the CC - Community Commercial Zoning District, subject to Planning and Zoning Board (Type II) review due to the "mixed -use" nature of the use of the single lot and building. The purpose of the CC District is: To provide a combination of retail, offices, cultural facilities, civic uses and higher density housing. Multi -story buildings are encouraged to provide a mix of residential and non-residential uses. Offices and dwellings are encouraged to locate above ground -floor retail and services. This proposal complies with the purpose of the CC District as it provides a mix of office, restaurant, and multi -family residential (at approximately 25 dwelling units/acre) uses in a single 3-story building located in a long-standing, existing commercial/retail area along South College Avenue. The site is south of Laurel Street directly across College Avenue from Colorado State University. The existing building is currently a 1-story structure containing an insurance company office and a pizza restaurant and delivery operation. The four residential dwelling units would be on the second and third floors of the proposed building addition, above the commercial/retail uses. ITEM NO. 3 MEETING DATE 214/99 STAFF Steve 01 City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: HOWELL BUILDING, Project Development Plan - #46-98 (Type II, Planning and Zoning Board Review in the Land Use Code) APPLICANT: M. Torgerson Architects c/o Mikal Torgerson 211 Jefferson Street Fort Collins, Colorado 80524 OWNERS: Larry and Beth Howell 816 South College Avenue Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for a Project Development Plan (PDP) for a mixed -use 3-story building containing office, restaurant, and residential uses. The property is located on the east side of South College Avenue between Plum Street (to the north) and Locust Street (to the south). The applicant proposes to add 2 floors, for four residential dwelling units, to the existing 1-story building on a site that is 7,000 square feet (0.16 acre) in size. The total floor area of the building would be 6,311 square feet on the 3 floors and the existing building coverage is (and would remain) 2,625 square feet. The property is in the CC - Community Commercial Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan 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; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT