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Home My WebLink AboutVIALE COLLEGIO 2ND FLOOR REMODEL - MAJOR AMENDMENT - MJA150007 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (10)Staff Report — Viale Collegio 2" d Floor Remodel, MJA150007 Administrative Hearing 11-23-2015 Page 8 of retail, offices, services, cultural facilities, civic uses and higher density housing. 5. Findings of Fact/Conclusion: In evaluating the request for Viale Collegio 2"d Floor Remodel Major Amendment, Staff makes the following findings of fact: A. The Project Development Plan/Final Plan complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. The Project Development Plan/Final Plan complies with relevant standards located in Article 3 — General Development Standards. C. The Project Development Plan/Final Plan complies with relevant standards located in Division 4.18, Community Commercial (CC) of Article 4 — Districts. RECOMMENDATION: Staff recommends approval of Viale Collegio 2"d Floor Remodel, MJA150007. ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. Statement of Planning Objectives 3. Viale Collegio 2"d Floor Remodel Planning Document Set (site plan, floor plans, and building elevations) 4. Walking distance from nearest MAX stop Staff Report — Viale Collegio 2nd Floor Remodel, MJA150007 Administrative Hearing 11-23-2015 Page 7 parking requirements based on the calculations above are reflected in the table below. Use Min. Parking Max. Parkin Office (6,000 — 1/1,000 sq. ft. = 5 spaces 3/1,000 sq. ft. = 14 spaces 1,501 = 4,499s . ft. General Retail 2/1,000 sq. ft. = 7 spaces 4/1,000 sq. ft. = 14 spaces (4,720 — 1,179 = 3,541 sq. ft. Multi -family (34 0.75 spaces per unit = 25.5 115% above minimum = studio units) .8 = 21 spaces 24 spaces Total 33 spaces 52 spaces With the demand mitigation strategies proposed and the relief to new development in the TOD Overlay Zone, the proposal meets the minimum parking requirement of 33 spaces. C. Section 3.2.2(K)(5)(d) — Handicap Parking Parking lots with 26-50 parking spaces must have two handicapped - accessible spaces with at least one space that is also van accessible that adjoins a minimum eight -foot -wide access aisle. The proposal shows two handicapped accessible parking spaces with one space that is van accessible with an adjoining eight -foot -wide access aisle. D. Section 3.2.3 - Solar access, orientation, shading All developments must be designed to accommodate active and/or passive solar installations and must not deny adjacent properties access to sunshine. The existing buildings are designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. 3. Compliance with Article 4 of the Land Use Code — Division 4.8, Neighborhood Conservation, Medium Density District (NCM): The project complies with all applicable Article 4 standards as follows: A. Section 4.18(8)(1)(a) — Permitted Uses The proposed use, mixed -use dwellings, is permitted in the CC zone district and is consistent with the district's intent to provide a combination Staff Report — Viale Collegio 2" Floor Remodel, MJA150007 Administrative Hearing 11-23-2015 Page 6 F r Land Use Code section 3.2.2(K)(2)(c) provides relief for new development in the TOD Overlay Zone. 25% of the square footage of gross leasable area, not to exceed 5,000 sq. ft. shall be exempt from minimum parking requirements. The exemption must be distributed proportionally among the uses contained in a mixed -use development. With the proposed Major Amendment, there will be 6,000 sq. ft. of office uses and 4,720 sq. ft. of general retail uses, or a total of 10,720 sq. ft. of non-residential uses. 25% of 10,720 sq. ft. is 2,680 sq. ft. This total exemption must then be distributed proportionally amongst the office and general retail use. The office comprises 56% of the total non-residential uses with the remaining 44% comprised of general retail. This ratio results in 1,501 sq. ft. of the office use being exempt from the parking minimum and 1,179 sq. ft. of the general retail use being exempt from the parking minimum. The new Staff Report — Viale Collegio 2nd Floor Remodel, MJA150007 Administrative Hearing 11-23-2015 Page 5 Amendment proposes 14 new studio apartments. The original Viale Collegio PDP provided 33 parking spaces, two of which are handicapped - accessible. Given the new proposed land use mix of the site, below is what would be required for parking per the Land Use Code: Use Min. Parking Max. Parkin Office 6,000 sq. ft. 1/1,000 sq. ft. = 6 spaces 3/1,000 sq. ft. = 18 spaces General Retail 4,720 sq. ft. 2/1,000 sq. ft. = 10 spaces 4/1,000 sq. ft. = 19 spaces Multi -family (34 studio units) 0.75 spaces per unit = 26 spaces 115% above minimum = 30 spaces Total 42 spaces 67 spaces The proposal falls short of the minimum parking required by 9 spaces. However, the Land Use Code offers relief in the form of alternative compliance standards outlined in Land Use Code section 3.2.2(K)(1)(a)(1)(a) and relief for new development in the TOD Overlay Zone outlined in section 3.2.2(K)(2)(c). Land Use Code section 3.2.2(K)(1)(a)(1)(a) provides several demand mitigation strategies for multi -family dwellings located in the TOD Overlay Zone. The proposal uses two of the listed demand mitigation strategies to achieve a lower parking minimum: transit passes for each tenant and the site being within 1,000 feet of a MAX stop. Each demand mitigation strategy will result in a 10% decrease in the parking minimum or 20% cumulatively. The development agreement will contain language that will ensure a transit pass will be included for every renter for the duration of the project. The most remote entry of the building is 915 feet away from the MAX stop at Laurel St. and Mason St. following an ADA compliant, contiguous, and improved walkway. By meeting these alternative compliance measures, the minimum parking required for the residential component of the project goes from 26 spaces down to 21 spaces (rounded up from 20.8). Staff Report — Viale Collegio 2ntl Floor Remodel, MJA150007 Administrative Hearing 11-23-2015 Page 4 2. Compliance with Article 3 of the Land Use Code — General Development Standards: The project complies with all applicable General Development Standards as follows: A. Section 3.2.2(C)(4)(b) — Bicycle Facilities — Bicycle Parking Space Requirements Multi -family residential developments must provide 1 bike parking space per bedroom, with at least 60% provided in enclosed locations. General retail and general office developments must also provide 1 bike parking space per 4,000 sq. ft., with a minimum of 4 bike parking spaces provided. Below is a summary of what is required for Viale Collegio given the land uses proposed as part of this Major Amendment and the bicycle parking provided on the site plan. Use Min. Parking Parking Provided Office (6,000 sq. ft.) 1/4,000 sq. ft. = 4 spaces (1 covered, 3 fixed rack 6 spaces General Retail (4,720 sq. ft.) 1/1,000 sq. ft. = 4 spaces (1 covered, 3 fixed rack 7 spaces Multi -family (34 studio units) 1 per bedroom = 34 spaces (21 covered, 13 fixed rack 39 spaces Total 42 spaces 52 spaces The proposed Major Amendment shows one bicycle parking space per bedroom provided within each new residential unit, which translates to 14 covered bike parking spaces. The site plan shows 13 bike parking spaces in the covered garage to serve the retail and office uses. An additional 25 covered spaces are shown on the floor plan for the second floor, which will serve the existing residential units on the third floor and provide additional bike parking for guests. In total, the proposal shows 52 total bike parking spaces. B. Section 3.2.2(K)(1) — Parking Lots — Required Number of Off -Street Space for Type of Use For multi -family and mixed -use dwellings within the Transit Oriented Development (TOD) Overlay Zone, the development must provide 0.75 parking spaces per unit containing one bedroom or less. The Major Staff Report — Viale Collegio 2"d Floor Remodel, MJA150007 Administrative Hearing 11-23-2015 Page 3 Fiaure 1: Viale Colleaio Zoning & Site Vicin 1 v O �r 706 S College - Multi -family Vicinity Map �� Staff Report — Viale Collegio 2n" Floor Remodel, MJA150007 Administrative Hearing 11-23-2015 Page 2 • The Project Development Plan/Final Plan complies with relevant standards located in Division 4.18, Community Commercial (CC) of Article 4 — Districts. COMMENTS: 1. Background The property was annexed into the City as part of the Original Town Site Annex on January 16, 1873. The property is located on the southern half of Lot 3 and all of Lot 4, Block 127 as indicated on the Fort Collins 1873 Map. In 2003, the site was redeveloped as a mixed -use, three-story building as the Viale Collegio PDP. The new building approved as part of the Viale Collegio PDP replaced an existing, drive-thru bank, a two- story house, and a small office building. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Community Commercial CC Retail, restaurant, office, multi -family residential Retail, restaurant, office, single-family South Community Commercial (CC) detached, multi -family residential, lodging establishment Neighborhood Conservation — Buffer East (NCB), Neighborhood Conservation — Single-family detached, multi -family residential Medium Density NCM West Unzoned, (Colorado State University) CSU main campus A zoning and site vicinity map is presented on the following page. City of F6rt Collins ITEM NO MEETING DATE STAFF 2 Nov. 23, 2015 Clay Frickey ADMINISTRATIVE HEARING OFFICER PROJECT: Viale Collegio 2Id Floor Remodel, MJA150007 APPLICANT: Brady Massey ALM2S 712 Whalers Way, Suite B-100 Fort Collins, CO 80525 OWNERS: VenturePro LLLP 706 S College Ave. Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a major amendment to remodel approximately 8,300 square feet of the existing 2nd floor commercial office space into 14 residential studio apartments for rent (parcel # 9713219002). The unit types will be similar to the existing 3rd floor residential studio apartments. The new residential units will be served by the existing, 33-space covered/surface parking lot. Each new residential unit will contain a hanging bike rack for bike storage. The project is located in the Community Commercial (CC) zone district. RECOMMENDATION: Staff recommends approval of Viale Collegio 2"d Floor Remodel, MJA150007. EXECUTIVE SUMMARY: Staff finds the proposed Viale Collegio 2"d Floor Remodel Major Amendment complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The Project Development Plan/Final Plan complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. • The Project Development Plan/Final Plan complies with relevant standards of Article 3 — General Development Standards. Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750