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HomeMy WebLinkAboutBOARDWALK CROSSING, LOT 2, FILING 2 - PDP - 76-93B - REPORTS - RECOMMENDATION/REPORTBoardwalk Crossing, Project Development Plan #76-93B Type I Administrative Review Page 7 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 Boardwalk Crossing Project Development Plan, #76- 938. Boardwalk Crossing, Project Development Plan #76-93B Type I Administrative Review Page 6 2. Section 3.6.4, Transportation Level of Service Requirements A traffic study was completed to document the traffic impact within the immediate vicinity, focusing on the intersection of Mason Street and Boardwalk Drive and the two access points from Mason and Boardwalk. The study predicted the project will generate 491 trips a day to the site. The analysis found that all three intersections would continue to operate a Level of Service of A. All of these intersections are within the established level of service standards adopted by the City. 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 located within the infill area of Fort Collins, and is 85 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 location of the project within an existing office park, a neighborhood meeting was not held for this application. FINDINGS OF FACTICONCLUSIONS After reviewing the Boardwalk Crossing Park Project Development Plan #76-93B, staff makes the following findings of fact and conclusions: 1. The proposed land uses are permitted in the Commercial zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.17 of the Land Use Code, Commercial zone district. Boardwalk Crossing, Project Development Plan #76-93B Type I Administrative Review Page 5 Areas, nor does the property contain any natural wetlands or wet meadows. 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 surrounded by existing commercial buildings. These buildings range in height from one to three stories, and have a range of building mass, such as the REI building immediately east of the site. The proposed buildings will not be out of character with the existing development pattern within the vicinity. The proposed building includes a variety of building materials, many of which are found in the adjacent buildings. The buildings are less than 40 feet in height, and are 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. Material changes, windows and entries will add to the architectural character of the buildings. The proposed buildings include base and top treatments and recessed entrances. Primary entrances to the buildings are provided from an adjacent sidewalk, this sidewalk may be the adjacent street sidewalk or from a sidewalk that has direct connection to the street walkway. without crossing a vehicle path or parking area. The buildings are setback from 12 to 15 feet along South Mason Street. Mason Street is a two-lane arterial without parking, which would warrant a maximum 15 foot setback from the back of the ROW. Boardwalk Drive is also a two lane arterial without parking, which would also yield a maximum 15 foot setback. The proposed building along Boardwalk is 15 feet from the back of the ROW. E. Division 3.6, Transportation and Circulation Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. Boardwalk Crossing, Project Development Plan #76-93B Type I Administrative Review Page 4 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 a total of 15,000 sq.ft. of floor area. The buildings will contain retail and office uses. These uses are subject to a maximum number of off-street parking spaces. Retail has a maximum of 4 spaces/1,000 sq.ft. of floor area. The Boardwalk Crossing proposes 10,000 sq.ft. of retail, which yields a maximum of 44 spaces. The remaining 4,000 sq.ft. will be for general office, which yields a maximum number of spaces of 12, for a total of 56 spaces. The Boardwalk Crossing PDP proposes a total of 44 off street spaces, which is less than the permitted maximum. 3. Section 3.2.3, Solar Access, Orientation, Shading The proposed buildings are 38 feet to the peak of the roof. The project occupies the land to the south of Boardwalk Drive and east of Mason Street. The buildings are situated where they will not cast a shadow onto adjacent buildings or beyond the criteria established within 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 1. 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 1. 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 Boardwalk Crossing, Project Development Plan #76-93B Type I Administrative Review Page 3 ground covers. The landscape plan has been designed to use plants to enhance the public spaces of the buildings, break up parking areas, and soften the building's appearance from the public street. All plant materials are of adequate size and diversity as required by this section. Canopy street trees will be planted along Mason Street and Boardwalk Drive, at 40' o.c. There is no existing vegetation on the site that has been determined to have significant community value, as determined by the City Forester. The landscape plan has been reviewed with the City of Fort Collins Water Conservation standards a found to comply with those regulations. The parking lot is located internal to the site and will serve both buildings. This lot includes several landscape islands, which help to define parking bays and drive aisles and visually break the lot into smaller areas. Landscaping is included along Mason Street and Boardwalk Drive to screen parking areas visible from the adjacent street. All new landscape plantings will follow utility separation requirements and street light separation. The existing landscaping provides adequate separation from public utilities and street lighting as well. The site gains vehicular access from existing drive cuts on Boardwalk Drive and Mason Street. Site distance triangles have been calculated at these entrances. Landscape plantings have been kept out of thee triangles. 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 buildings in separate bike parking areas. The site includes 44 new parking spaces as part of the PDP with two van -accessible spaces. The parking lot has been visually and functionally segmented into smaller lots. All off-street parking areas Boardwalk Crossing, Project Development Plan #76-93B Type I Administrative Review Page 2 ANALYSIS: Background The surrounding zoning and land uses are as follows: N: C — restaurant S: C — retail store E: C — retail/bank with drive thru W: C — hotel The property was annexed in July 1978 as part of the Horsetooth - Harmony Annexation. 2. Division 4.17 of the Land Use Code, Commercial Zone District The use of office and retail are permitted within the C zone district subject to Administrative Review (Type 1). The PDP meets the applicable Development standards as follows: A. Section 4.17(D) Building Height. The proposed buildings within the PDP are one and two stories in height. This is less than the maximum four stories permitted within the zone district. B. Section 4.17(E)(2)(a) Site design Pedestrian -oriented outdoor spaces shall be placed next to activity areas that generate the users. These spaces shall be linked to adjacent public sidewalks. The PDP provides a courtyard at the main entrance to the larger building. This courtyard will provide an area for outdoor seating for both employees and users of the building. This area is linked to the sidewalks along Mason and Boardwalk. 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 Section 3.2.1, Landscaping and Tree Protection Landscaping will be provided in all open areas within the parking lot and around buildings. The landscape plan provides a variety of canopy trees, evergreen trees, ornamental trees, shrubs and ITEM NO. MEETING DATE STAFF t keew-� Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Boardwalk Crossing, Project Development Plan - #76-93B [Type I Administrative Review] APPLICANT: Architecture West LLC C/o Steve Steinbicker 160 Palmer Drive Fort Collins, CO 80525 OWNER: Boardwalk Crossing LP 3509 South Mason Street Fort Collins, CO 80525 PROJECT DESCRIPTION: Boardwalk Crossing is a project development plan for two commercial buildings at the southeast corner of Boardwalk Drive and South Mason Street, generally to the west of the REI building. The project includes a single -story 5,000 sq. ft retail building and a two-story 10,000 sq.ft. office/retail building. The site will be accessed from existing drives on Boardwalk and Mason Streets. The property is currently zoned C — Commercial. 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, 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 4.22, Employment (E) of Article 4 — Districts. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT