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Home My WebLink AboutMULBERRY AND LEMAY CROSSINGS, 2ND FILING, PORTION OF LOT SIX, HOME DEPOT - PDP - 36-96J - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSIm Jill, R(=77M) RETAIL G 13,000 115F pr-.0-360 ew 40 AR R R LED R RETAIL H Qow :j al -.-_ _ -- ---out � eni4y--- .venue_-- COMPARISION TABLE Existing Approved Proposed Major Amendment to Mulberry/Lemay Crossings, Mulberry/Lemay Crossings, Filing 2, Lot 2 and Lot 6 Final (KFC/Taco Bell) and Filing 2, Lot 2 and Lot 6 PUD Proposed Lot 6 PDP Building Size Building Size Size Change Building C, D, & E 95,550 Home Depot 1219619 +26,069 square fee. square feet square feet Building F 169900 Building F 89500 -8,400 square feet square feet square feet Buildings I & J 159600 Ex. Buildings I & J 19,300 +3,700 square feet square feet square feet Building G (Lot 6) 9,000 Ex. KFC/Taco Bell 39661 -5,339 square feet square feet square feet Building H (Lot 6) 8,000 Building H 0 -8,000 square feet square feet TOTAL SIZE 145,050 TOTAL SIZE 1539080 OVERALL CHANGL s are feet square feet +8,030 square feet Parking Spaces 683 694 +11 Parking Ratio 4.71 spaces / 4.53 spaces / -0.18 spaces / 1,000 square feet 1,000 square 1,000 square feet feet 1 I I I I 4--- v xvvvTHE HOME DEPOT v __.. ..._. PORTION OF LOT 2. MULBERRY AND LEMAY CROSSINGS FILING NO. 2. PART OF SOUTHWEST 1/4 OF SECTION ). T. 7 N. R. SS W.. OF THE 6TH PM., CITY OF FORT COLLWS, LARMIER COUNTY. STATE OF COLORADO n 511E LEGEND _ a 9 f E 31 [[ 26 PARKING SUMMARY FRONT FIELD 425 SPACES NORM FEND 45 SPICES SOUTH FIELD 145 SPACES READ FIELD 46 SPACES PARKING 107ALS 659 SPACES 661/50S - 331 SPACES (ALLOWED) 425 SPACES (PROVIDED) 94 SPACES (NESIOWL IN FRONT FIELD) �xxxr4... bLL mxM IgxflGlpX ax1CA a caaR4m 1-600-922-1967 3 OF 9 #36-961 Mulberry & Lemay Crossings 12/5/03 N 2nd Filing, Home Depot Major Amendment Type 11 (LUC) 1 inch : 600 feet Mulberry/Lemay Crossings, Filing Two, Portion of Lot Six, Home Depot P.D.P. February 19, 2004 P&Z Meeting Page 5 5. Findings of Fact/Conclusion: In evaluating the P.D.P., Staff makes the following findings of fact: A. The P.D.P. represents the removal of Building H and an increase in the number of parking spaces from 44 to 110. For the entire southern portion of the shopping center, there is a slight increase in the total number of parking spaces but a slight decrease in the ratio of number of spaces per 1,000 square feet of gross floor area. B. The P.D.P. is being considered in conjunction with the Mulberry and Lemay Crossings, Filing Two, Lot Two, Major Amendment. Combined, the two submittals form a single cohesive development project for Home Depot. C. A parking lot, as a principal use, is permitted in the Commercial zone district, subject to Planning and Zoning Board review. D. The P.D.P. complies with the applicable General Development Standards of Article Three. E. A neighborhood information meeting was held on January 21, 2004. RECOMMENDATION: Staff recommends approval of Mulberry and Lemay Crossings, Filing Two, Portion of Lot Six, Home Depot, P.D.P., #36-96J. Mulberry/Lemay Crossings, Filing Two, Portion of Lot Six, Home Depot P.D.P. February 19, 2004 P&Z Meeting Page 4 F. 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 the three existing buildings and the future Building F to the south. Sidewalks continue 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. G. Section 3.2.2(D)(1 and 2) — Access and Parking Lot Requirements The parking lot is designed to be safe, convenient and attractive for all modes. The parking lot is surrounded by sidewalks to allow separation of pedestrians and vehicles. Unobstructed access to and from Lemay Avenue is provided. The design of the parking lot does not cause cars to slow down or stack in the travel lanes of Lemay Avenue. H. Section 3.2.2(E)(6) — Parking Lot Size/Scale The parking lot contains 110 spaces thus not exceeding the 200 maximum allowed. Section 3.2.2(J) — Setbacks The parking lot is setback from Lemay Avenue by an average of 15 feet with no portion less than five feet at any one point. J. Section 3.2.4 — Site Lighting Parking lot lighting will feature down -directional and sharp cut-off fixtures. There are no foot-candles that exceed the maximum allowed. Fixtures are specified to match existing fixtures found in the shopping center. 4. Neighborhood Compatibility: A neighborhood information was held on January 21, 2004. Response to the project was positive. A few residents of the adjacent neighborhoods expressed a concern about the increase in traffic on Lemay Avenue, especially between Lincoln and Vine. With regard to this issue, there was consensus that the ongoing Northeast Neighborhoods Sub -Area is the best forum by which to analyze the broader traffic impacts in the region. There were no specific comments associated with the parking lot as a principal use on the southern portion of Lot 6. Mulberry/Lemay Crossings, Filing Two, Portion of Lot Six, Home Depot P.D.P. February 19, 2004 P&Z Meeting Page 3 2. Compliance with Applicable Commercial Zone District Standards: A parking lot, as a principal use, is permitted in the Commercial zone, subject to review by the Planning and Zoning Board. There are no applicable land use or development standards for a commercial parking lot in the Commercial zone district. 3. Compliance with Applicable General Development Standards: A. Section 3.2.1(C) (D) — Landscaping and Tree Protection The Major Amendment provides full tree stocking around the entire site. Street trees are provided along Lemay, Magnolia and 121h Street. Along the south elevation, trees will be placed in grates. In addition to street trees, trees in grates will be provided outside the right-of-way along the garden center and the parking lots along Lemay and Magnolia creating a double row of trees. B. Section 3.2. 1 (E) (4)(a) — Parking Lot Perimeter Landscaping In addition to the aforementioned trees, shrub beds will be placed along the parking lots facing Lemay and Magnolia. The loading zone screen wall will hide parking along 12th Street. C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lot exceeds 10% interior landscaping in the form of islands which exceed the required minimum for lots with more than 100 spaces. D. Section 3.2.1(E)(5)(d) — Walkways and Driveways Three connecting walkways are provided through the front parking field. Walkways and driveways are flanked by the appropriate number of shade trees. E. Section 3.2.2(B) — Access Circulation and Parking The sidewalk circulation system provides for a direct connection from Lemay and Magnolia to the north and west -facing entrances. The sidewalk connection to Magnolia does not cross a parking lot drive. There are three primary interior sidewalks that traverse the front parking field. All three are eight feet wide to accommodate bicycles as well. Mulberry/Lemay Crossings, Filing Two, Portion of Lot Six, Home Depot P.D.P. February 19, 2004 P&Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: C; Existing Community/Regional Shopping Center (K.F.C/Taco Bell) S: C; Existing Retail Buildings I & J, Mulberry/Lemay Crossings PUD Filing Two E: C; Vacant (Proposed Home Depot), Filing Two, Lot Two W: C-C-R; Existing Golf Course Historically, the site was an irrigated agricultural field. The property is part of a larger regional shopping center and 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. Pertinent approvals are as follows: • Mulberry and Lemay Crossings Filing Two, Lot 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. • 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, The previous approval for this parcel was designated as the southerly portion of Mulberry and Lemay Crossings, Filing Two, Lot Six and showed future Building H with 8,000 square feet and 44 parking spaces. The P.D.P. now designates the parcel as a parking lot for 110 spaces and the elimination of Building H. This area only had Preliminary P.U.D. approval as per the voter initiative on April 7, 1999. A Preliminary P.U.D. is not a site specific development plan and not eligible for a Major or Minor Amendment. Further, the right to develop this parcel under the P.U.D. system expired on October 7, 1999. Therefore, the request for a parking lot on this parcel must be processed as a Project Development Plan under the jurisdiction of the Land Use Code. Such a P.D.P. is being processed in conjunction with the Home Depot Major Amendment. Combined, the Major Amendment and the P.D.P. represent a single cohesive development project for Home Depot on the southern component of the regional shopping center. ITEM NO. 9 MEETING DATE 2/19/04 6iil STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Mulberry and Lemay Crossings Filing Two, Portion of Lot Six, Home Depot, P.D.P., #36-96J APPLICANT: The Home Depot, Inc. C/o Mr. Blair Wareheim Galloway, Romero and Associates 5350 DTC Parkway Greenwood Village, CO. 80111 OWNER: Fort Collins Partners I, LLC C/o Goldberg Property Associates, Inc. 1120 Lincoln Street, Suite 7101 Denver, CO 80203 PROJECT DESCRIPTION: This is a request to construct a parking lot for Home Depot on the southerly portion of Lot Six of Mulberry and Lemay Crossings Filing Two. The site is located at the northeast corner of Mulberry Street and Lemay Avenue. The parcel is 1.29 acres and zoned C, Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: In comparison with previously approved plans, the P.D.P. represents the removal of Building H and an increase in the number of parking spaces from 44 to 110. For the entire southern portion of the shopping center, there is a slight increase in the total number of parking spaces but a slight decrease in the ratio of number of spaces per 1,000 square feet of gross floor area. The P.D.P. is being considered in conjunction with the Mulberry and Lemay Crossings, Filing Two, Lot Two, Major Amendment. Combined, the two submittals form a single cohesive development project for Home Depot. A parking lot is permitted in the Commercial zone and the P.D.P. complies with the applicable General Development Standards of Article Three. A neighborhood information meeting was held on January 21, 2004. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT