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HomeMy WebLinkAboutMULBERRY & LEMAY CROSSING, LOT 2, CENTENNIAL BANK - MAJOR AMENDMENT - 36-96N - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS\/F'Riplay � Ebemw auaam IonNe oeron I it FWiWO NEW �IIp �Y�/ ✓I� m ImG GUVF. 9 bWary amre=. I G fWNR 1 �.� BANK awo e.r. MIN.. - REW— cawlww cmm _e CMESN4R O vl I 6ir, 9; I� II �I{.. �rl eosma <MYwNII RE VW 2610 � ^Ic r� aouwux low Ex owExIS y GROleWHI( _ ENENFM [' a j— % / I Nc rue�Wa P . pE EI6 a rueu" VI ,* KW RNIED CW1W0 — —. CRJefW41t � [/JENEM� 1 OTT �J CENTENNIAL BANK CONCEPTUAL DIAGRAM FORT COLLINS. COLORAE:)O 05 MAY 2005 jj FLF:::9 0 25 50 100 NORTH SCALE: 1" = 50' CENTENNIAL BANK CONCEPTUAL DIAGRAM FORT COLLINS. COLORAE:)O 05 MAY 2005 jj FLF:::9 0 25 50 100 NORTH SCALE: 1" = 50' APPENDIX B MULBERRY AND LEMAY PUD, FILING NO, 2, (LOT 2) AND P.D.P. (PART OF LOT 6) THE HOME DEPOT w� fin.._ "LN3T P N1N0 PART OP LOT B. EM.EBRRY BNO LMAY CROBBF100 FIMO N0. 4, S' •NR!,�AgTOR lOUTHWCBT Vl O 2lCTICN ), T. T N„ R BB W., OF THE BTN OM.. Z �y [Y,O(,IORT COLLRN L�MMER COUNTY, STATE OF COLORADO w w , • I i MARCH, • \ '1 _ RECONIR.CfOR N AS-BVIL1 ;:.,� •�\\ i SIXM1E7IRANSNRM11ENtl M M'.''!., "9• \ 1 P,N RRmR TO C.o. 1 1 HOME DEW N-PROTOfYPE 02B SDWRE - A 1 THE HOME DEPOT I GRADING LEGEND i A& 5�i; i NOTE C (Dell—..— ..— u o'nlw a caaoNw I 800912-1982 � s0 a. G q>W<u 912 §=01u xl c_ul nrlw moon e w O V11LRY PLAN APPROVAL yr mrinae ro N+c l = u _ n.nc, vnl • ylrono. �. �_ Nn.c n nm wn• mnsl UTILIT' PLNI��PPROV,,L ywq �ynl+n [+.mtn v omv...wnla O00 M �- 1 r= 0 T�C-3 1904 APPENDIX A The propnsed Centennial Bank will cause an increase in the trip generation compared to that shown in the TIS. However, the increase is small compared to the overall trip generation in this retail center. A significant portion of the bank trip generation will not be new vehicle trips on the adjacent street system. TABLE 1 Trip Generation PM A AM Peak How PM Peak Hour 912" Drive-in Bank 4.5 KSF 101.06 455 8.95 40 15.04 68 Drive-in Bank 4 Windows 168.58 674 10.88 44 18.30 73 Average 570 42 71 ° Rates were calculated from observations as explained in the text cc cr: cc c c a C C C C z a LL > C J LL > Cc C z LL a S z LL C7 CV CV N n n r 7 Nr M 0 LO 6 CO (O O n O) X Q Lt. CD 0 N M CO T 0 w z 0 a Z RE W Z a Z W 0 a Ix 0 a y Z cc - o?S U LL LL a H MgIDRANDDM p4;'............o REC. . jF`' TO: Cathy Mathis, VF Ripley Associates City of Fort Collins FRO14: Matt Delich DATE: May 23, 2005 At�` SUELIECT: Centennial Bank within the Mulberry and Lemay Crossings PUD (File: 0539ME01) A bank has been proposed on one of the pad sites within the Mulberry and Lemay Crossings PUD, which is in the northeast quadrant of the Mulberry/Lemay intersection in Fort Collins. The site is located south of the Home Depot building and is shown on the site plan provided in Appendix A. Since a detailed transportation impact study (TIS) was provided for the entire Mulberry and Lemay Crossings PUD, Eric Bracke, Fort Collins Traffic Engineer, requested a trip generation comparison of the former and proposed land uses. In the Home Depot TIS, the subject parcel was considered to be Specialty Retail (814) as defined by Trip Generation, 6th Edition, ITE. The calculated trip generation was 346 daily trip ends, 0 morning peak hour trip ends, and 21 afternoon peak hour trip ends. There was zero morning peak hour trip generation because the reference does not have a rate for that peak hour. In reality, depending upon the actual retail land use, there is likely to be some morning peak hour trip ends. To allow for this, I normally show that the morning peak hour trip generation is 14 that of the afternoon peak hour. The TIS indicated that the development total trip generation was 14,381 daily trip ends, 520 morning peak hour trip ends, and 1145 afternoon peak hour trip ends. However, there is a fast-food restaurant within the PUD that was not reflected in the trip generation table. This building may have already existed when the Home Depot TIS was begun. The proposed Centennial Bank will have a gross floor area of 4500 square feet and four drive -up windows (one of which is an ATM). A site plan is provided in Appendix B. The trip generation for a bank was calculated using actual peak hour observations, since the rates in Trip Generation, 7th Edition, ITE were found to be unreasonably high. The observations were conducted in Loveland and Boulder. In addition to this, similar data was also provided by FHU Consulting Engineers. A ratio was developed between the ITE rates and the rates calculated from the observations which was applied to the ITE daily trip generation rate. Table 1 shows the calculated trip generation. It is estimated that the proposed Centennial Bank will generate 570 daily trip ends, 42 morning peak hour trip ends, 71 afternoon peak hour trip ends. Banking trips, particularly during the peak hours, are often part of a linked trip. Therefore, the calculated trip generation is not considered to be new vehicle trips on the adjacent streets. The design objectives of the landscape plan are to screen service areas, to provide an attractive streetscape and also to enhance the pedestrian and vehicular experience within the site. Deciduous trees, coniferous trees and foundation plantings will be used to enhance architectural character, provide shade, spring color and winter interest. All landscaping will be owned and maintained by a business owner's association or similar legal entity. Thanks for your time and consideration. I look forward to working with you during the major amendment process. Sincerely, Cathy Mathis VF Ripley Associates, Inc. \/ FFUp1c_—yASSOCIATEe INC 1_antlscapa Archlle., lu,,a Urban Design Planning May 25, 2005 Ted Shepard Current Planning Department City of Fort Collins 281 North College Avenue P.O. Box 580 Fort Collins, CO 80521-0580 RE: Narrative for Centennial Bank of the West Major Amendment Dear Ted, The Centennial Bank of the West project site is located on .79 acres in the southeast corner of the Mulberry and Lemay Crossing shopping center. The applicant proposes to construct a 4,500 sq. ft. facility with four drive-thru lanes. 121h Street is east of the site, Home Depot is directly to the north and an existing parking lot is to the south. The project is the last undeveloped parcel in the Mulberry and Lemay Crossing P.U.D. and was approved for a future 8,500 sq. ft. retail building. All infrastructure has already been completed surrounding the site. All existing parking will remain undisturbed except for the location where the trash and recycling enclosure will be added and a pedestrian walk-thru will be striped. The bank will be relocating its operations to this site from its existing nearby facility, which is located at Riverside and Lemay. Construction is expected to begin late 2005 and be complete by spring 2006. The architecture for the building will be drawn from the clean, low profile lines of craftsman style architecture. Through the use of step -backs, gables and variations in roof height, the building elevations are massed to provide compositional interest. In addition, trellis elements are located on either end of the building. Stone is applied as a wainscot base with field and accent materials of painted EIFS. Pre -finished metal gutters, flashings and downspouts complete the palette of materials. A network of existing pedestrian walkways is provided throughout the development, with connections to 121h Street, East Mulberry and Lemay Avenue. Primary vehicular circulation will be from 121h Street with a secondary access through the shopping center on Lemay Avenue. Drive-thru circulation for the bank will occur along the east side of the bank, accessing the drive- thru lanes located at the north side of the bank building. Parking for employees and bank customers is located south of the building, with a striped crosswalk offering easy pedestrian access to the front door. Although the main entrance is located on the south, the building is positioned to be in -line with the major tenant (Home Depot). The trellis and columns, on the west end of the building, aids in tying the bank building into the colonnade/plaza area south of Home Depot. Phone 9/0224"26 Fax 970 224. 1662 401 West Mountain Ave. Suite 201 Fort Collins. CO 80521-2604 Oripley.00m �P ItlATRM/iT aDo. 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Omume.t. 2-3 • Pefar b C" 6�I.aerf.( P1.... mlMiwluY i i I _ _ 1RM, RpIM1Y1M. _ _ L S a / LEGEND r I l .Nui Bwv I I arra Ns I I9i _ cRlee Ra I wlw 1 ollonrlx I rr I — — 4 I i OWNER'S CERTIFICATION 0 NwN�_� am PLANNING r�lr Si I I 1 I _ J/ VFRiplay �R>a1 R]��CNP iM1et CENTENNIAL w RR uaw. ieirwr.�.�si emm� OWNER ��rm Pr I N. rlTe PL.\ry p l TW. u . 1�CG G.. Pl.00ln( Pacumml� 1-3 Re(e. to cMl 6npnnerin. Plm� E OLIVE CT H E MAGNOLIA ST CCR = N C I E MAG OLIA ST XRC MULBERRY ST FRONTAGE RD MULBERRY S FRONTAGE RD c a ou re r RC LIE CCR #36-96N Mulberry and Lemay Crossing N Lot 2, Centennial Bank Major Amendment 5/26/2005 1 inch: 300 feet Mulberry and Lemay Crossing, Filing Two, Centennial Bank, Major Amendment, #36-96N July 21, 2005 P & Z Meeting Page 7 5. Neighborhood Compatibility: A neighborhood information was held in conjunction with the Home Depot Major Amendment on January 21, 2004. There were no concerns regarding Building F raised at that meeting. 6. Findings of Fact/Conclusion: In evaluating the request for Mulberry and Lemay Crossings, Centennial Bank, Major Amendment, Staff makes the following findings of fact A. The Major Amendment represents a decrease in amount of gross leasable area for Building F from 16,900 to 8,500 square feet, but an addition of three drive -through lanes and one A.T.M. lane. B. The Major Amendment represents the last available building pad in Mulberry and Lemay Crossings Filing Two, Lot Two. C. The Major Amendment complies with the applicable land development standards of the Commercial zone district in accordance with Article Four. D. The Major Amendment complies with the applicable General Development Standards of Article Three. RECOMMENDATION: Staff recommends approval of Mulberry and Lemay Crossings, Filing Two, Lot Two, Centennial Bank Major Amendment, #36-96N, subject to the following condition: At the time of final recording, the applicant shall have submitted, and the City approved, additional features that provide screening of the drive -through facility for the benefit of the Home Depot south plaza. Additional screening may include, but not limited to, a trellis, arbor, decorative screen wall, plant material or combination thereof, for the purpose of minimizing the noise, headlights, glare or any other impact associated with the drive -through facility. Mulberry and Lemay Crossing, Filing Two, Centennial Bank, Major Amendment, #36-96N July 21, 2005 P & Z Meeting Page 6 G. Section 3.2.4 — Site Lighting Parking lot lighting is existing. New building -mounted lighting will be down directional. New under -canopy lighting shall feature flush mount and flat lens installation. H. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways and Parking As mentioned, the south entrance opens onto a connecting walkway that leads directly to the public sidewalk on 12`h Street. Where this walk crosses the Home Depot service lane, a crosswalk will be provided. With regard to the building's orientation to the build -to line, the building is placed so that it is symmetrically in line with Home Depot as viewed from Lemay Avenue. This orientation is consistent with Home Depot. Large retail establishments, such as Home Depot, that face internal connecting walkways with pedestrian frontage, in a development that includes additional outlying buildings adjacent to the streets, are exempted from the build -to line standard. Centennial Bank is considered an "end -cap" to the line established by the front of Home Depot and the orientation respects and continues this line. Section 3.6.4 — Transportation Level of Service Requirements The Transportation Impact Study has been reviewed and evaluated by the Traffic Operations and Transportation Planning Departments. The Major Amendment adequately provides vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -modal Transportation Level of Service Manual for the following modes of travel: motor vehicle, bicycle and pedestrian. The proposed Centennial Bank will cause an increase in the trip generation compared to that shown in the Home Depot T.I.S. However, the increase is small compared to the overall trip generation in this retail center. A significant portion of the bank trip generation will not be new vehicle trips on the adjacent street system. Banking trips, particularly during the peak hours, are often part of a linked trip. Mulberry and Lemay Crossing, Filing Two, Centennial Bank, Major Amendment, #36-96N July 21, 2005 P & Z Meeting Page 5 4. Compliance with Applicable General Development Standards: A. Section 3.2.1(C)(D) — Landscaping and Tree Protection The existing parking lot serving Retail Buildings I and J and Home Depot is landscaped with existing islands. The Major Amendment will add two shade trees. The balance of the site is landscaped with a variety of evergreen and deciduous shrubs. B. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lot is existing an exceeds 10% interior landscaping in the form of islands which exceed the required minimum for lots with more than 100 spaces. In addition, the trash enclosure will be screened on two sides. C. Section 3.2. 1 (E)(5)(d) — Walkways and Driveways Connecting walkways are provided to link to the existing network. These include internal connections within the center and an external connection out to 12`h Street. D. Section 3.2.2(B) — Access Circulation and Parking The sidewalk circulation system provides for a direct connection from 12th Street to the south -facing entrance. This sidewalk connection crosses the existing service lane for Home Depot. E. Section 3.2.2(C)(5)(a and b) — Walkways and Street Crossings The interior walkways are aligned to directly and continuously connect areas or points of pedestrian origin and destination. These walks will facilitate movement among Retail Buildings I and J and Home Depot. One sidewalk continues to the public right-of-way to connect to the City's on - street bicycle system. The sidewalk in front of the west entrance is flush with the grade to facilitate pedestrian and bicycle movement.(?) F. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces The parking lot is existing. The Major Amendment adds no new parking spaces to the shopping center. Mulberry and Lemay Crossing, Filing Two, Centennial Bank, Major Amendment, #36-96N July 21, 2005 P & Z Meeting Page 4 A. Pedestrian -oriented outdoor spaces shall be placed next to activity areas that generate the users (such as street corners, shops, stores, offices, day care and dwellings). Because liveliness created by the presence of people is the main key to the attractiveness of such spaces, to the maximum extent feasible, the development shall link outdoor spaces to, and make them visible from, streets and sidewalks. Sculpture, kiosks or shelters are encouraged to be prominently placed in outdoor spaces. The bank represents the last piece of the puzzle within Mulberry and Lemay Crossings Filing Two. While the size of the parcel and building do not allow this Major Amendment to carry the burden of providing the aforementioned amenities for the entire center, the project does its share by continuing the sidewalks, crosswalks and canopy facade treatment to complement Home Depot. B. In multiple -building developments, outdoor spaces and landscaped areas shall be integral to an open space system in conjunction with streets and connections, and not merely residual areas left over after buildings and parking lots are sited. The Home Depot plaza is located between south side of Home Depot and the subject parcel. This plaza is connected by and eight foot wide sidewalk along the west side of Centennial Bank. The Home Depot plaza consists of eight trees and benches and is intended to breakdown the mass of the large retail establishment as it transitions to the south to a smaller building. In addition, this area was intended to provide a break area for employees. Staff is concerned that the outer lane of the bank's drive -through lane crowds the plaza. The applicant has indicated that additional design is forthcoming to provide a softer transition between the plaza and the drive -through. Accordingly, Staff recommends the following condition of approval: At the time of final recording, the applicant shall have submitted, and the City approved, additional features that provide screening of the drive -through facility for the benefit of the Home Depot south plaza. Additional screening may include, but not limited to, a trellis, arbor, decorative screen wall, plant material or combination thereof, for the purpose of minimizing the noise, headlights, glare or any other impact associated with the drive -through facility. Mulberry and Lemay Crossing, Filing Two, Centennial Bank, Major Amendment, #36-96N July 21, 2005 P & Z Meeting Page 3 • Mulberry and Lemay Crossings, Filing Two, Portion of Lot Six, K.F.C./Taco Bell P.D.P. was approved on January 17, 2002. The building opened in January of 2003. • Mulberry and Lemay Crossings, Filing One, Lot 3, Beantrees P.D.P. was approved on January 15, 2004. • Mulberry and Lemay Crossings Filing Two, Home Depot, Major Amendment was approved on February 19, 2004 • Mulberry and Lemay Crossings, Portion of Lot Six, P.D.P. (Home Depot Parking Lot), was approved on February 19, 2004. 2. Maior Amendment: The genesis of this Major Amendment is the Home Depot project which was approved on a consolidation of parcels that included acquisition of land area from the subject parcel. Prior to Home Depot, the subject pad was designated for 16,900 square feet of gross leasable area. After Home Depot, the parcel was reduced to 8,500 square feet of gross leasable area. In comparison with the approved previous plans, the Centennial Bank request results in a decrease in the amount of square footage in both pad area and building area. In contrast, however, the request introduces a drive -through facility and, therefore is considered a change in character which requires a Major Amendment. The subject parcel is located on a portion of Mulberry/Lemay Crossings, Filing Two, Lot Two, which received final approval on December 7, 2000. This P.U.D. was granted vested rights under the Land Use Code. The vested rights have been exercised by the permitting of Buildings I and J and Home Depot so there is no expiration. Thus, this portion of Lot Two is eligible for the Major Amendment. 3. Compliance with Applicable Commercial Zone Standards: The two applicable standards in the Commercial zone are as follows: Section 4.17(E)(2)(a) and (b) - Site Design Mulberry and Lemay Crossing, Filing Two, Centennial Bank, Major Amendment, #36-96N July 21, 2005 P & Z Meeting Page 2 COMMENTS: 1. Background: A. Surrounding Zoning and Land Uses: N: C, Commercial; Existing large retail establishment (Home Depot) S: C, Commercial; Existing shopping center parking lot E: County — C, Commercial; Existing retail store (Supermarket Liquor) W: C, Commercial; Existing multi -tenant retail and services building B. Annexation Historically the site was an irrigated agricultural field. The property was annexed in two phases. The southerly 12 acres were annexed in 1984. The northerly 39 acres (part of which became Buffalo Run Apartments and Mulberry and Lemay Crossings Filing One — Wal-Mart) were annexed in 1995. C. Previous Approvals • The Mulberry and Lemay Crossings Overall Development Plan was approved on March 24, 1997. • Buffalo Run Apartments Final P.U.D. was approved on October 2, 1997. • The Preliminary P.U.D. for the 42.98-acre community/regional shopping center was denied by the Planning and Zoning Board on November 5, 1998. The Preliminary P.U.D. was considered on appeal to City Council which upheld the denial on December 15, 1998. The project was then the subject of a voter initiative and a vote by the general electorate. On April 7, 1999, the electorate voted to overturn the City Council denial and approve the Preliminary P.U.D., as conditioned by Staff. Mulberry and Lemay Crossings, Filing One, Final P.U.D. (Wal-Mart) was approved by City Council on March 28, 2000. Wal-Mart opened in October of 2001. • Mulberry and Lemay Crossings Filing Two, Final P.U.D. was approved on December 7, 2000. Retail Buildings I and J are the only two buildings that have been constructed. Various tenants began occupancy in April of 2003. ITEM NO. 7 MEETING DATE 7/21/05 STAFF Tail Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Mulberry and Lemay Crossing, Filing Two, Centennial Bank, Major Amendment, #36-96N APPLICANT: Centennial Bank c/o V-F Ripley and Associates 401 West Mountain Avenue Fort Collins, CO 80521 OWNER: Centennial Bank 4650 Royal Vista Circle Fort Collins, CO 80528 PROJECT DESCRIPTION: This is a request for a 4,545 square foot, one-story bank, with drive -through facilities, located immediately south of Home Depot at Mulberry and Lemay Crossings shopping center. The parcel is located on .79 acre north of Mulberry Street and west of 12th Street. This is the last remaining pad site in Filing Two of the shopping center. The parcel is zoned C, Commercial. RECOMMENDATION: Approval with Condition EXECUTIVE SUMMARY: The Major Amendment represents a decrease in amount of gross leasable area for Building F from 16,900 to 8,500 square feet, but an addition of three drive - through lanes and one A.T.M. lane. The Major Amendment represents the last available building pad in Mulberry and Lemay Crossings Filing Two, Lot Two. The Major Amendment complies with the applicable land development standards of the Commercial zone district in accordance with Article Four. The Major Amendment complies with the applicable General Development Standards of Article Three. A condition of approval is recommended to enhance the transition between the drive -through facility and the Home Depot south plaza. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT