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Home My WebLink AboutUNIVERSITY CENTER PUD (UNIVERSITY MALL REDEVELOPMENT) - PRELIMINARY - 2-96 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSnncniltL;iunt January 22, 1996 City of Fort Collins Community Planning and Environmental Services Current Planning 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522-0580 Attn: Mr. Steve Olt, Project Manager Dear Steve, We are requesting a variances to the city design criteria and standards regarding the University Towne Center, PUD as it relates to the criteria for not gaining our Primary Access from South College Avenue. The Primary Access west of College Avenue is an extension of Columbia Street, a Collector Street in the City of Fort Collins. We would maintain that this street has provided access to the center since 1981 and functions as a Private Street, providing our primary access not off College Ave, but off an internal Collection Street. Sincerely,-, Edward G. Zdenek 1220 South College Suite 200 Fort Collins, CO 80524 303-493-2393 University Towne Center Energy Conservation Worksheet 1 /22/96 2. Ratio of exterior wall area to interior wall area to interior 0.3 floor is less than 1.5. 3. Mass of exterior building walls greater than 30lb/sq ft. 0.2 24. Electric resistance heat not used. 0.2 25. Night air used for pre -cooling space with building air 0.1 handling system, automatically controlled 26. Florescent lamps and electronic ballasts are used 0.1 throughout the building 33. Windows are shaded from summer sun (overhangs, 0.2 window coverings, deciduous trees) TOTAL Wit' (.Z POINTS EARNED: 1.0 points COMMUNITY/REGIONAL SHOPPING CENTER POINT CHART C For All Criteria Applicable Criteria Only Criterion • Is the Criterion Applicable Yes No I II III IV Circle the Correct Score Multiplier Points Earned Ixll Maximum Applicable Points a. "North" Fort Collins X X 2 0 1 0 2 b. Arterial Street X X 2 0 2 4 c. Transit Route X 2 0 2 A- d. Part of Regional Center X X 2 0 3 (0 6 e. Non -Arterial Access X X 2 0 2 4 f. Joint Parking 1 2 0 2 4- g. Energy Conservation X 112131410 2 8 h. Contiguity X X 2 0 5 10 i. Historic Preservation 1 2 0 2 — j. 1 2 0 k. 1 2 0 I. 1 2 0 Totals ::12C) 2 v vi Percentage Earned of Maximum Applicable Points V/VI = VII vil Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 - 67 - Community Regional Shopping Center (continued) i. If the site contains a building or place in which a historic event occurred, has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria? 1. Prevent creation of influences adverse to its preservation; 2. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and 3. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. Land Development Guidance Svstem for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -66- ACTIVITY. Community Regional Shopping Center DEFINITION: A cluster of retail and service establishments designed to serve consumer demands from the community as a whole or a larger area. The primary functional offering is at least one full -line department store. A center also includes associated support shops which provide a variety of shopping goods including general merchandise, apparel, home furnishings, as well as a variety of services, and perhaps entertainment and recreational facilities. CRITERIA: Each of the following applicable criteria must be answered "yes" and implemented within the development plan. Yes N N/A 1. Does the project gain its primary vehicular access from a street other than ❑ South College Avenue? A UQri G GA& LAI ti , 2. Are all repair, painting and body work activities, including the storage of ❑ ❑ refuse and vehicle parts, planned to take place within an enclosed structure? 3. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ❑ THE MAXIMUM POINTS AS CALCULATED ON POINT CHART "C" FOR THE FOLLOWING CRITERIA? a. Is the project located within "north" Fort Collins? b. Is the project contiguous to a collector and/or arterial street? c. Is the project contiguous to an existing transit route? d. Is the project adjacent to and functionally a part of an existing or community/regional shopping center? e. Does the project gain its primary vehicular access from a non -arterial street? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to use for calculating energy conservation points. h. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing urban development? Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -65- Activity A: ALL CRITERIA CRITERION uAlt:.,�e vim,; Cep ti -ev ('T)V — ALL DEVE OPMENT CRITERIA�� COMMUNITY-W1DE CRIT=-FIA. Solar Orner;ation Ccmorehensive Plan Wildlife Habitat Mineral Oeccslt c:,lecic—clly Sensitive Are=S :ands cf Acricultural lmocr;=nce Air NE!C- EOR;=OOD APPLICASLE CRITE.=,IA ONLY :he c:-, enWig trio CMe ._ ae ucacteJ be satisteaJ Yes INo if no, please ex -lain �-- I I I reserved I I I rep er.�ed I I I i t I�'✓. I I I 1 IV1 P.47i8IL1TY CR17HRIAl i rar_�cration I t I I I =ui!Cinc Rac:n-ent and Orienta 3 Narural Fearures VeniCular Circulation anc F_rkin 2.5 '=-= t=_c�strian Clr�l�rion 2.7 �r� it�c;ura 2 =' =uildino He!Cnr and Views 2.9 : SI^=ding 2.1 C Sctar Acc=ss 2.11 Ljisctic Rescurces 2.12 Setacks 2-13 Landscape 2.14 Sicns 2.4.5 Site Lighting 2.1 a Ncise and Vibration 2.17 Glare or Heat 2.18 l"7az_2rdous Materials '+ 3. ENGINEERING CRITERIA 3.1 Utl!!ty Capacity 3.2 Design Standards 3.3 Water Hazards 3•� Gealcgic Hazards Land Development Guidance System for Planned Unit Developments The City of Fort Collins. Colorado. Revised , h 1994 }- -61- A-5UGj-I Page 4 The owners of the center intend to redevelop and own the entire PUD. We estimate that there will be 204 peak shift employees and 497 total employees. University Towne Center is a redevelopment project and as such has mitigated the majority of the land use conflicts over time. We would note that we intend to add intensified landscape designs to the College Avenue frontage with the introduction of a screening wall to remove the visual impact of the automobile parking areas to the public space as well as the residential/office space to the east. The project will be phased allowing for initial development and construction of the area between King Soopers and Montgomery Wards in 1996 and completion of the addition to King Soopers, one tenant and the new building to the south in 1997. The rear service areas and storage facilities would be completed concurrent with 1996 construction. We have entered into the redevelopment of this project in a careful, considered manner, acknowledging both the public and the private needs. Parking and visibility requirements of the new tenants must be balanced with the public need for access, and increased visual interest in the sequence of development must recognize seasonal shopping patterns while acknowledging the city's need for adequate review. We believe University Towne Center can accommodate both public and private concerns and replace a tarnished asset with a new, vital energy vortex in Central Fort Collins. Page 3 25. Based on fiscal evaluation and an analysis of effects on the capital improvement program the city could provide incentives and infrastructure improvements, streets, power, etc., in order to direct growth in desired directions or area 26. Availability of existing services shall be used as a criteria in determining the location of higher intensity areas in the city. 28. City provided services and facilities should be located in the city or in conformance with the phasing plan for the urban growth area. 29. City provided services and facilities shall be utilized as a tool to direct or discourage development in desired directions. ENVIRONMENTAL PROTECTION 46. Conservation of resources and energy shall be addressed by land use, site planning and design criteria. 49. The city's Land Use Policies Plan shall be directed toward minimizing the use of private automobiles and toward alleviating and mitigating the air quality impacts of concentrated use of automobiles. 50. Mass transit should be used as a tool which leads development patterns, rather than following growth. LOCAL POLICIES FOR SPECIFIC LAND USE 69. Regional/Community shopping centers should locate in areas which are easily accessible to existing or planned residential areas. 70. Regional/Community shopping centers should locate near transportation facilities that offer the required access to the center but will not be allowed to create demands which exceed the capacity of the existing and future transportation network of the City. 71. New Regional/Community shopping center locating within the proximity of existing Regional/Community shopping centers shall be designed to work together as a single commercial district. All centers will be designed to encourage pedestrian circulation, and discourage multi -stop trips with private automobiles, or force traffic onto streets whose primary function is to carry through traffic. 72. Regional/Community shopping centers should locate where they can be served by public transportation. 73. Regional/Community shopping centers shall locate in areas served by existing water and sewer facilities. Page 2 The PUD plan approved for University Mall in 1981 showed a center containing 312,608 sq. ft. of usable area with 1057 parking spaces, for an overall ratio of 3.38 cars per 1000 sq. ft. These ratios are inadequate for the primary retail users projected for this center with the tenants desiring ratios of 5.0 spaces per 1000 sq.ft. The fact that this project is on a major transit route, is located central to the City, provides parking for a variety of uses, and has the physical constraints of its present location, permits us to provide a parking ratio of 3.92 cars per 1000 sq. ft., lower than would normally be anticipated. While the project does not provide for the desired 6% additional landscaping requirement, we feel the intensity of the landscape solutions adjacent to both the buildings East Facade and College Avenue along with the introduction of additional landscaped islands more than offset this requirement. The project currently receives its primary access from a Private Street that aligns with Columbia Street at a light -controlled access point. While this does not meet the letter of the rule prohibiting primary access to College, we think it meets the intent of receiving its primary access from a collector street even though it is a Private Street on the west side of College Avenue. University Towne Center is consistent with the City of Fort Collins Land Use Policies & Plans, August 14, 1979 in several key ways: General Policy 3. The City Shall promote a. Maximum utilization of Land within the city b. Alternative transportation modes c. the development of an efficient mass transit system to serve all the city residents d. The location of residential development which is close to employment, recreation, and shopping facilities Growth Management 20. Land use, site planning, and urban design criteria shall be developed to promote pleasant, functional, and understandable inter -relationships through and between land uses. 22. Preferential consideration shall be given to urban development proposals which are contiguous to existing development within the city limits or consistent with the phasing plan for the city's urban growth area. I STATEMENT OF PLANNING OBJECTIVES University Towne Center - Preliminary PUD Submission January 22, 1996 University Mall is a Community/Regional Shopping Center that has existed since 1964 and is located at 2211 South College Avenue. The project was designed as one of the first fully enclosed Malls in the country and was anchored by Eakers and Montgomery Wards department stores, and King Soopers grocery store. Connecting Eakers and Wards was a fully air conditioned interior space which provided several small tenants with their primary access. The opening of Foothills Fashion Mall in 1972 heralded the beginning of the decline of University Mall as a major retail center and other uses (primarily entertainment and recreational) began to occupy the center. The interior Mall became obsolete as the tenancy changed, and the advent of larger scale merchandisers created significant vacancies within the Center. The new tenants wanted larger floor plans for retail purposes and stores with greater depths than were previously required. The tenants of the nineties were much like the anchor tenants of the sixties and seventies with the exception that they normally concentrated in one category of merchandise in which they could dominate a market. The redesign of University Mall into University Towne Center envisions an enlarged King Soopers to better serve Central and North Fort Collins, four (4) major new tenants ranging in size from 17,000 to 30,000 square feet, and six (6) small tenants that would provide for convenience items. The revised internal traffic flow was designed to reduce traffic directly in front of retailers, and improve pedestrian safety. Intensified landscape and pedestrian walkways to the east of the retail outlets will add opportunities for pedestrian activities as well as providing a frontis piece for the totally new facade. The parking areas have been redesigned to provide for ninety-seven (97) additional cars while increasing landscaping and buffering to the surrounding neighborhoods and streets. The west side of the center, while continuing to function as a service area, has been buffered by a storage facility designed with similar materials as the center, and positioned to screen the services from the Center of Advanced Technology property to the west as well as screening the existing railroad track from the Center. South of existing buildings, and west of McDonalds Restaurant is proposed a new retail outlet that will be designed to be in harmony with the new exterior facades. The parking for this facility will be both to the east and west of the building, connecting to the existing parking and circulation systems further to the south. V-1,I11L PHASF UNIVERSITY CENTER 167.988 5F PEd$TRIAN PLAZA - PHASE 1 Off a&Al= PEDESTRIAN PLAZA (TYP.) N PLAZA (TYP,) WE RACK (1YP) BENCH (IYP) 4'0 PLAN ER (YW) CANCVY UNE ABOVE HANGING PUNIER (TYP) B ARG (TYP) ILi,m (�5 Fucs r TREE I (TrP) cc W Z W U 651 cc E Z r + j �m ,�' I P-) _y ® yr, • V 1:%s[fi /.NxVL LOIIFQ sKNUL —. — . LANDSCAPE NOTES W: LEGEND rY nrt unuptu tm[ • s.o• rus t[us t so l�:, auuptu a¢ w r•r w to ! msryG®mf mi s ^/� /•rrrs. pr are_wr CL cc W Z� W U Z N i1911XGRw xPNI10M RMA0.b (1M o �_._t ---- --I �[ — I I RBt A i 1 Ga20�ro '%i yypp c mX`'�.au a I- •�: (tl N[ Nd VWI lNNR91V CEVRP � •X.. - rvnX¢ MeY ' I a I U _ - � _ CIF u- r i � f 1 � i -� � �,•w ,: �'� I� _ I p R � • t r•. _� _ ltle � -_= I j�i I� •IJ � ...__ �.1 ®3.p� '' 1 �r _IJr _; 'L� [®a ii ..� ._•. _. .., `may' •, y L Y s RL Scu[ i tl mnp 6r«1i Yn W. mue � w W WM•�BM .e.unnu s e rx. W m ewa riM. � [' � LEGR.L OESCRIP110N M v ' IP Bap• esvry r r �se�W n rovl.n. rue. lroTni ll. Yl-_��NP Y �/p P RcnW ItNX�M. •ww.a0®R[Yrt i Mi — LXV O V B' d'eRB p ' •u Yr ur WYO'M tAR4 ��1t5 w. 1"1 X•I v v ws Wm r d rWKx. 91 w^ws.^ x•r •ry Mrv.] •t T Yv[X uuw41[ _ • — v.nru. a u'F � �rrm[ MZm u�i[b s.W�Y 1/� F xB Y��rrt Bi XB.u. n®r. 'ue um i�� B wwp6 n X smn vrnpc dID nu•uo wm m u9 tN MIM K9[ V� Y ) ]!0 V MVLSI�uR d B•W[9Yi�b W1OI. MpL( arYILMOIEI _ u[un nw .. _ [u[wc ue � � �]Y XLPC Y4 R31 uC BMM R1110 � s wren u n s ri rn •rrs [Mu e..a. nX e. join nn, u [we Rdn �°er uxV n[vinc "N �I� f•ati�M tVi�u6aa pZ/. IM[X¢ i urn. a.rww.r aw®n .• w. r:� nx • a tor51x 9M [V. VR R[I b •e1'V •a �rrv'n.�eu.s,m-wv dsye n ua m!/< a. a u. r/a'a'MI r a vnr Xn rr. uwv w - - X�rn w .es M az . bn.Xe.¢I�Iwri o imZ. •m mY o ,w, ro], �° .o:M. s ,i. •w'wiR. ...�.. a'..—'.. r..... X.� ""` r. �u m wm`s' w`e a�w'iRI. [ .... .....r .r �. ,°,. nnrm w° .o r•nmo ..� No Text University Centre PUD (University Mall) - Preliminary, #2-96 March 25, 1996 Page 7 problem, and the strict application of such a provision would render the project practically unfeasible. Staff finds that the University Mall had already been successfully operating as a retail - oriented community/regional shopping center, with the primary access being from the existing location off of South College Avenue, prior to the adoption of the LDGS and the Community/Regional Shopping Center Point Chart. The general nature and function of the center will not change with the proposed redevelopment and the existing access will continue to operate efficiently; therefore, staff is recommending approval of the request for a variance to Absolute Criterion 1 on the Point Chart based on Reason (2), above. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the University Center PUD, staff makes the following findings of fact: It meets the All Development Criteria of the LDGS. It scores 71 % on the Community Regional Shopping Center Point Chart in the LDGS. It meets the criteria for a variance to Absolute Criterion 1, pertaining to primary vehicular access from a street other than South College Avenue, on the Community Regional Shopping Center Point Chart in the LDGS. It is excluded from the Residential Neighborhood Sign District and is subject to signage allowances as set forth in the City of Fort Collins Sign Code that is administered and enforced by the Zoning Department. It does not have to comply with the Design Standards and Guidelines for Large Retail Establishments. RECOMMENDATION: Staff recommends approval of the request for a variance to Absolute Criterion 1 on the Community Regional Shopping Center Point Chart. Staff recommends approval of the University Center PUD, Preliminary - #2-96. University Centre PUD (University Mall) - Preliminary, #2-96 March 25, 1996 Page 6 5. Transportation: Primary access to the University Center is provided by three points along South College Avenue, with the main point being the divided drive aligned with Columbia Road, to the east. Secondary access points are provided from an internal drive through the K-Mart PUD to the south and an internal drive through the Montgomery -Wards site to the north. The City's Transportation Department has evaluated the plans and traffic study and does not have any concerns about traffic operations with the proposed redevelopment. The request requires a variance to Absolute Criterion 1, pertaining to primary vehicular access from a street other than South College Avenue, on the Community Regional Shopping Center Point Chart in the LDGS. The divided drive into the mall, across South College Avenue from Columbia Road, is private and accesses directly from South College, an arterial street. Therefore, Absolute Criterion 1 - Does the project gain its primary vehicular access from a street other than South College Avenue - cannot be answered "yes". The applicant has requested a variance to this criterion, stating that "The primary access is an extension of Columbia Street, a collector street in the City of Fort Collins". They maintain that the street has provided access to the center since 1981 and functions as a private street, providing the primary access not off of South college Avenue, but off of an internal collection street. A copy of the variance request is attached to this staff report. The Planning and Zoning Board is empowered to grant variances to the provisions of the LDGS. Variance requests may be granted if the Board determines that the granting of the variance would neither be detrimental to the public good nor impair the intent and purposes of the LDGS, and if the applicant demonstrates: (1) That by reason of exceptional topographical, soil, or other subsurface conditions or other conditions peculiar to the site, undue hardship would be caused to a subdivider by the strict application of any provision of this section, or (2) That by reason of exceptional conditions or difficulties with regard to solar orientation or access, undue hardship would be caused to a subdivider by the strict application of any provisions of this section, or (3) That the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is requested, or (4) That the granting of a variance from the strict application of any provision would result in a substantial benefit to the City by reason of the fact that the proposed project wouild help satisfy a defined community need or would alleviate an existing University Centre PUD (University Mall) - Preliminary, #2-96 March 25, 1996 Page 5 Parking: There are a total of 782 parking spaces being proposed for this PUD. The total gross floor area (g.f.a.), with additions (excluding the self -storage area), will be 196,288 square feet (sq.ft.). The overall parking ratio will be 3.99 cars per 1,000 square feet of gross floor area. The national guidelines cited in the City of Fort Collins Parking Program suggest parking ratios for the following uses: standard sit-down restaurants - a range of 8 - 11 spaces per 1,000 sq.ft. of g.f.a. (with a single standard of 10 spaces/1,000 sq.ft.). general retail sales (including grocery stores) - a range of 3.5 to 5.0 spaces per 1,000 sq.ft. of g.f.a. (with a single standard of 4 spaces/1,000 sq.ft.). shopping centers (may or may not include grocery store) - a range of 4 to 5 spaces per 1,000 sq.ft. of gross leasable area for area in excess of 50,000 sq.ft. up to 200,000 sq.ft. The general guidelines for mixed uses defined as "high intensity customer or user oriented" recommend 4 spaces per 1,000 sq.ft. of g.f.a. Staff believes that the University Center PUD will, at occasional peak times, function as a high intensity center with the proposed mix of large retail, grocery, theater, and restaurant uses. It will be important, however, to retain and preserve all of the existing and proposed parking (3.99 spaces/1,000 sq.ft. of g.f.a.) to adequately serve the various uses. Signage: The University Center PUD is excluded from the Residential Neighborhood Sign District and is subject to signage allowances as set forth in the City of Fort Collins Sign Code that is administered and enforced by the Zoning Department. 4. Neighborhood Compatibility: A neighborhood meeting was held at the existing University Mall on February 5, 1996 and approximately 40 people were in attendance (including the applicants and City planner). Concerns expressed related to the nature of potential users in the vacant building along South College Avenue (not wanting a "Hooters" type establishment), volume of traffic on south College Avenue at peak times, type and quality of potential tenants in the large retail spaces, and maintenance of the mall and parking lot. Everyone seemed to be in favor of a revitalization of the center. A copy of the minutes of the meeting is attached to this staff report. University Centre PUD (University Mall) - Preliminary, #2-96 March 25, 1996 Page 4 - Supplementary regulations for retail establishments occupying more than 25,000 square feet - of the City Code states that No addition to an existing large retail establishment which would increase the gross square floor area of such establishment by 50% or more shall be approved for construction or occupancy unless the entire large retail establishment affected by the new construction has been determined by the Planning and Zoning Board to be in compliance with the "Design Standards and Guidelines for Large Retail Establishments" as adopted by the City. The proposed new additions to the building total 25,889 square feet in size, equaling 18% of the existing 142,099 square feet presently in the University Mall building, and do not "trigger" this review and approval. The proposed self -storage units and new 16,800 square foot retail building are not subject to the ordinance. 3. Design: Architecture: The building facade will change dramatically, with each new major retailer to create its own entry into the building. Presently there is one significant entry into the internal pedestrian corridor/mall portion of the center. The existing building has a very horizontal architectural appearance and is, for the most part, at a height of about 22' to 24'. Preliminary architectural elevations are included for review. Anticipated changes include a new facade with four separate entries, one into each major tenant, that will extend up to 30' to 40', depending on whether the entry is a flat, horizontal line or a pitched gable. The overall building height will remain at about 22'. Detailed elevations will be provided with the final PUD submittal. Landscaping: There is existing landscaping in the parking lot on the east side of the building, which was approved as a PUD in March, 1983 (parking lot and 6,400 square foot restaurant only, not the large retail building). This request will add landscaping (to possibly include berming and retaining wall for visual screening) along South College Avenue, within the on -site parking areas, and to the south and west of the existing building. The Montgomery -Wards building/parking lot and McDonald's Restaurant site are not a part of the approved or current PUD. University Centre PUD (University Mall) - Preliminary, #2-96 March 25, 1996 Page 3 west of the existing building and next to the railroad right-of-way. The center is located on the west side of South College Avenue, south of Prospect Road, north of Drake Road. Two pad sites on the South College Avenue frontage, one containing Bennigan's Restaurant and one containing a vacant building (most recently Skipper's Restaurant), are included in this PUD request. The existing Montgomery -Wards Department Store and McDonalds Restaurant are not part of this University Center PUD. The current internal pedestrian mall concept, with small retail shops accessed both internally and externally, will be eliminated and the existing spaces will be converted into four large retail spaces ranging in size from 17,000 square feet to 30,000 square feet. These major retailers will each have their own entry/identity from the parking lot on the east side of the building and a secondary entry on the west side of the building. King Soopers will remain in its present form. There will be several small arcade shops (approximately six) located on the east side, between the entries to the major retailers. The detailed square footage breakdown for the existing and proposed buildings is as follows: existing large retail establishment (containing King Soopers, University Mall theaters, various retail stores) ................................................... 142,099 square feet of gross floor area. existing Bennigan's Restaurant ................................. 6,500 square feet existing vacant building (formerly Skipper's) .......... 5,000 square feet proposed additions to existing building .................... 25,889 square feet proposed retail building south of King Soopers ....... 16,800 square feet proposed self -storage unit buildings ......................... 29,600 square feet The request has been evaluated against the All Development Criteria and the Community Regional Shopping Center Point Chart in the LDGS. It scores 71 % on the Point Chart, earning points for: a) being contiguous to an arterial street (South College Avenue); b) being contiguous to an existing transit route; c) being part of an existing community/regional shopping center (South College Corridor); d) joint parking; e) energy conservation; and f) contiguity to existing urban development. The earned points exceed the minimum requirement of 50%. The University Center PUD (University Mall redevelopment) is not subject to the recently adopted Design Standards and Guidelines for Large Retail Establishments. Section 29-477 University Centre PUD (University Mall) - Preliminary, #2-96 March 25, 1996 Page 2 is excluded from the Residential Neighborhood Sign District and is subject to signage allowances as set forth in the City of Fort Collins Sign Code that is administered and enforced by the Zoning Department. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: HB; existing retail/commercial (Montgomery -Wards, numerous retail businesses) S: HB; existing retail commercial (K-Mart, numerous restaurant/retail businesses) E: RL; existing single family residential, some small businesses W: not zoned; Colorado State University property The property was annexed into the City as part of the South College Avenue Consolidated Annexation in April, 1957 and as part of the Laidlaw Annexation in June, 1958. The University Mall (formerly Century Mall) is a community/regional shopping center that has existed since 1964. It was originally developed as a "use -by -right" in the existing zoning district of the time. It was designed as one of the first fully enclosed malls in the country and was anchored by the Eakers and Montgomery -Wards department stores and the King Soopers grocery store. The University Mall PUD - Preliminary was approved by the Planning and Zoning Board in October, 1981 for an additional 277,000 square feet of restaurant, retail, office, and parking garage located at the then Century Mall. All but Phase 1 (6,400 square foot restaurant and parking lot) has expired. The University Mall PUD, Phase 1 - Final was approved by the Planning and Zoning Board in March, 1983 for a 6,400 square foot restaurant and parking lot. 2. Land Use: This is a request for preliminary PUD approval for redevelopment of the existing University Mall. This includes amending the existing parking lot PUD and bringing the large retail in as a new PUD. The redevelopment would provide 225,900 square feet of leasable floor area and would include, in addition to the existing King Soopers, four new major retail tenants ranging in size from 17,000 to 30,000 square feet, six small tenants providing convenience items, and 29,600 square feet of self -storage units that will be located to the ITEM NO. 14 MEETING DATE 3/25/96 STAFF Stave 01t City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: University Center PUD, Preliminary - #2-96 APPLICANT: Ed Zdenek ZTI Group Architecture 1220 South College Avenue Fort Collins, CO. 80524 OWNER: John & Marilyn Stoddard 6051 East Happy Canyon Road Englewood, CO. 80111 PROJECT DESCRIPTION: This is a request for preliminary planned unit development (PUD) approval for redevelopment of the existing University Mall. The redevelopment would provide 225,900 square feet of leasable building floor area and would include, in addition to King Soopers, four new major retail tenants ranging in size from 17,000 to 30,000 square feet, six small tenants providing convenience items, and 29,600 square feet of self -storage units. The center is located on the west side of South College Avenue, south of Prospect Road, north of Drake Road and is zoned HB - Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This request for preliminary PUD approval: Meets the All Development Criteria of the Land Development Guidance System Lam); scores 71 % on the Community Regional Shopping Center Point Chart in the LDGS; requires a variance to Absolute Criterion 1, pertaining to primary access being from South College Avenue, on the Community Regional Shopping Center Point Chart in the LDGS; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT