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Home My WebLink AboutUNIVERSITY CENTER PUD (UNIVERSITY MALL REDEVELOPMENT) - FINAL ..... CONTINUED P & Z BOARD HEARING - 2-96A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSDan Gould 623 West Mountain Ave. Fort Collins, CO 80521 June 10, 1996 Planning and Zoning Board City of Fort Collins PO Box 580 Fort Collins, CO 80522 Dear P&Z Board Members; Concerning the review of the redevelopment plans for the University Mall: The redevelopment plan for this project represents an opportunity for integrated planning of an important central Fort Collins district. CSU is beginning a South Campus Plan that will include the area of the Centre for Advanced Technology and the Veterinary Teaching Hospital. There will be a variety of new activities in this area including a Federal Center and the Argus Center for the study of the human - animal bond. It is possible that an outlying CSU parking facility will be located northwest of the University Mall at some time as well. CSU married student housing and the University Park Holiday Inn are also within walking distance of the University Mall. The closest supermarket for students living in married students housing is the King Soopers in the Mall. Some of these students walk to King Soopers along a relatively inhospitable pedestrian route, the Bay Farm road on the CSU south campus and then access the Mall from the west side. It is likely that this area will become the source of many new activities and will begin to function as a district. With this future in mind it is unfortunate that there seems to be no provision for pedestrian and bicycle access for potential Mall customers from the west side as the south campus area develops. The Mall could be a great pedestrian or bicycle destination for Federal Center and Veterinary Teaching Hospital personnel and clients, University Park Holiday Inn guests and CSU students in University housing or using outlying parking. Another important potential factor is the development of a Mason Street Transit Corridor. Considering the present use pattern of upper Mason Street (Maple to Laurel) as a model multiuse corridor, it would be practical to develop a transit corridor for mass transit, pedestrians, and bicycle transportation. This can be the solution for coping with the future limitations on College Avenue mobility and access as automobile congestion increases. A transit corridor parallel to College Ave. will be necessary to facilitate access for all the important activities along College Ave. With the evolution of these developments, it is lamentable that the present University Mall redevelopment plans call for a design that is so 'but off' from the surrounding area. Is there not some means of envisioning and planning for the emerging, larger district within which the University Mall functions? T kn1sr the consideration Dan Gould APR.-29'98(WED) 11:25 DPC COMPANIES TEL:303 796 8388 P.003 11-28-1998 9:11AM FROM CONCEPTS WLS'T 719 676 1631 7 o o . L r- EMSERIOR PESIMTtON f1AR91 CLEAR CLAM SET "M BRONZE ANOOIZ D ALLANUY STORBROW PROPOSED SOUTH ELEVATION FOR NEW RETAIL SCALE: t' = 20'-0- FACE EIRPOK OVER METAL SARI FRAYBM: — TYPICAL PRO49EM METAL SEAMMMr SEAM ROOF PAILS Op E_%TRY TONER ELE ENYBEVONB NOTE SEE SIC:F04 OF PLAZA AREA ON 9/EE7 OP-7 PaAC•'T FM Nate 767E ooe ? A E T. A erg r G `° Gtcli Ira.<, F.v Fn e __..� _...__ ...-_._ ...._ IMIZ 5iue oi==■�o.o.gtx�oue:: PROPOSED ELEVATIONS FOR NEW PAD TRASH ENCLOSURE ELEVATIONS PROPOSED EXTERIOR ELEVATION I� e o n n r= � m Il scut. 1" - 20'-01 Rg40 PARTIAL SITE PLAN .. V _ W-e - DOCK SCREEN SECTION PARTIAL WEST ELEVATION xu - xnrc - 1a . m n r`'n -- ,T, eheat AMENDED DEVELOPMENT PLAN DP-9 CPC/DS 73-120-A41021 W H Z W U PARTIAL SITE PLAN --- PARTIAL WE37 ELEVATION was - m'-o- PROPOSED EXTERIOR ELEVATION B BBt sca�E, i - sb1. — AMENDED DEVELOPMENT PLAN DP'8 CPC/DS 73-120-A41821 6 6lYGf��'�_: G�II'•• C SKETCH ELEV.-SEATING AREA - SOUTH END OF MALL o x&E B MT CH PLAN -SEATING AREA - SOUTH END OF MALL /1 PLANTER/BENCH SKETCH ELEVATION A . xu, PROPOSED EXTERIOR ELEVATION_ o w i �. m SCAI.E: 1" . 20'-0. 7r-TKr. z4NRlff c IfxlPv� PARTIAL EAST ELEVATION 411 u inn PARTIAL SITE PLAN xu - m -o MWA� sheet AMENDED DEVELOPMENT PLAN UP-7 CPC/DS 73-120-A41821 PARTIAL EAST ELEVATION .c r-m-o PARTIAL SITE PLAN Wn .. I' - sV-o• PROPOSED EXTERIOR ELEVATION f— sen�[: i . 20I AMENDED DEVELOPMENT PLAN DP"g CPC/DS 73.120-A41821 IG� w z PLAZA PLAN - SOUTH SCALE: 1" - 30'-0" UNIVERSITY MALL R441, \raa---.r----, •C[RE,,..b. n. ium u.s • Mw wY,M Mo: W. v UNIVERSITYI MALL • �' _ I) V � WI9l.W p I lid PLAZA PLAN - NORTH ,REP PLANALIG RR�AXQ AREA RWER TREE Nw SCALE: 1" - 30'-0* PEDESTRIAN PLAZA DEVELOPMENT PLAN LEGEND [N,� awn • ..YWw .. •N �oNc& •."°ii)s,A`aia — v- un u• UA1 +[,w",[o [[ IYl [uSWC CM,[R M[AS 1 PoS[ SCALE: 1' - 30'-0" � w. a[man ant :n.usr mWuco u ZT- Ak 'pf)EWTIM AREA Rf EANIWG WALL N.N)TNG •�� [ipwfis N,w on Wm svoo �:IIln [�,YwN mW 0,r0 i6,0 NwiMC W ✓. YCq u0 Mu BN u1N- .x 9fiW n AREA 1 ICAI. 61KE PACK sheet AMENDED DEVELOPMENT PLAN DP-5 CPC/DS 73-120-A41821 ASTER LANDSCAPE SCHEDULE w N5(cm111yB q1 w.°vu •••• - nm, .w Iv.a nW. �wrr.w mw,¢ wu .SB�WW. w .n.. r... I....N war. :mx ..o Mr.•. mnmr 1P ]Y yr °w i W Y w I r r _ ! ANDSCAPE SPECIFICATIONS rtD Ync RMD "W y1. w( wN n ( °1i� T ulw'u( x�'mw[r •BMrI fll.[(y41[0 i Luaro mrmer n..ru w.N (M. Y.®r®Mr TrM1 MR..f .nu N.(xno0 a .w.[ 61w q .9 WN rOM...I.(.. W8 wanxirt aru Mw.Y°.n . uIi I(. p Iwi.l q5 R .a.nnr err Y �Y (.Nn'u llvo4.l °R �-rO rW .(a ®ac .x .n uwnna urro w m. nvr. in.. ir(n wu.( wan antic �'uNi(.Wr o':i1 :o(r7'a"' M nx..r..nnrx. r. ItnMv :ww.. ZZIX M""I, au..Nv MR Wl��tl °�°rt°uavY� Yaoas.rMea.. 9�.uf u.YNnn.�Ta9Y. Nn(M w.np rM ry(5 I ui ria'(on .n vo nM. no- x..a iM1 `w a wn`.v YRR N YV.G V im N.0 n Y r6M.0 nrraxt (m.4 n..iWn(. w Mw.. m°,n "IT n r ..nA w o-w. mwA°•w" i n.P�YOr�nf'�I wfO MOR�rt°VN®aO.u+�Y 4[f'rtw�a .rmy,o11 rr'4xrtw Yl��uw O TYPICAL PARKING LOT ISLAND PLANTING PLANTER TYPES A. B k C ANDSCAPE NOTES Y .0 rYy YW, .Yl N 9i 4.u.0 N .t®.rIP n rW.rrr.4xl In n�. w uW v .:+a�wio ..:o• .Nu .o�r.M. M M� Or.q'�Au u,WiN'Y L9B v�6°n...n urrr.¢ wi ry .n wu.l r nw�. a �.i[o w N SECTION BB N TS SECTION AA N TS ON —IRRIGATED NATIVE GRASSES Ms w IorA ra m .x •� vasr r ura r.rp. W..W wOrW ri wr.r ii Y J. ATER CONSERVATION TABLE LOW WATER USE m 9R MODERATE WATER USE 40. T.S NIGH WATER USE IL (— ..-.n,..R.T.IN ..i.WNBW..w. ai H LANDSCAPE NOTES AND DETAILS � aAeBi AMENDED DEVELOPMENT PLAN DP-4 CPC/DS 73-120-A41921 -- _-- --- _— — ------ - _ — _ _ — -- - - • I ;jH , nrtxm� w0 1 — — — - 1 w A �" rmiY. Y•d-I r — -- — — Ali-r•ravr - — — @_ — — I i n rq s w ^ Tr•¢ {.ssun. i u®ul ~ -w`w Y•o- - O wa. ••a ss a �� I T J \ mwm. iF I/J . YV � •AlT•{ S � �• I' 1 • ( roir �w .I -TENANT A I TAIL KNIO SOOPERS TENANT S TENANT C TENANT D MONTGOMERY WARDS IU• I '1 N I Ir I,I i I OWL, <" • E 6LIV I {i Y 9 • �„ ;m m .. YY Y. _1 i B U d l muv r� .., •alw L—=��:. � �-� �_�—� _� • _ i�':� `J .J � — _' f�;. �"� i.„ •✓- C) ,' ��'1 LL-- .i — 1..- �1 \`I III , � � 1 o ,` �!.1 `— ••At �[Oi^A yr �� 1 'oror� . �i aii. ■ vr_..• •�.{ _ gip' �F122a�-1yy� �CT'3ii1C'� SITE LEGEND LANDSCAPE PLAN fYBtNG f.OliRW514LBSAVLTIRfB"S {PwEP R{[ L S 511T PoSt [� S Ip{ ; - {M¢.rt q i C—� [YSNIG CMfArt nNEns yfH{ ppSt T U U U u Sdull n� ]fin • 'C" 1Y5 0 I,fY {uR FnY 3]0 Inwuw eWrvt • stMY Y•npl[ SCALE: 1" SD' 0" rY oa.Ywos {wc BPBBI AMENDED DEVELOPMENT PLAN DP-3 CPC/DS 73-120-A41821 "LMGTp NORINERN RAILROAD (IW ROW) CNYaSMr�. ••_ \� � / ! 1 i4MIiMi 1L MMSF) • I � q Imn•oN __ IOM\C� � 1®•WWI 1 ' TENANT A '� ` a' Wa IAevn - IU lmswnniu . i I 1 (N[w caNslNu MMl 1 � • OI nit I� IJ _ (1e,2J0 �IEw1 TRI'y KING SOOPERS TENANT S TENANT C TENANT D [ ().Wu 6F) (EXWING) 21.WS L' (./-1 37.mo $f I'wULn' no wl�w..w - -: l • g Qri1 L _ /LYN.YJ 1[ Nao.ua\u�.uw.n (InW srl nW Ins swan ^y/ 1�\ 1 t}1 IOl 1�\a _♦ a.�a y[ M ♦e.-.a � � � a 1\�U I ly Aww\ rawo Tai6liM � w •o A+r [Y'T�4�p YMf Nuv 1 [. � awMY\ PaM4 xWV PlAllm wnN\ {Iw. IMnSL'PHI 'fir Na(1�4�N m�� aT /�lQ�'j�'1 \ `(�� IwawML[ gel sRel� \ % i .1lW �1DI -r' I•z - m Ma1M1 ul® leo — I(RONw _lea aw`I�a•..I•1e Mr .a � sm\e' c e2 5omeoo•E<R) P`MMe SOUTH C LLEOE AVE 55 De'(RI = 9euut[7 xeAIICYI --.Sauer w ' 1 1 ___..____ - -- ____ _____________ i __ i' i _____ _ - RL ZO $ RL zw i 1 SITE LEQLND DEVELOPMENT PLAN .mwcma- _ LMi1WG.1. ) n n r—� �� a 0^¢ra teM Me = i" MeW LWN RM3 ' e x Iwl 11 f�./�J�\7 most carww ru L son[[ vw1eL Posr 'SCALE . ( Sd•-(1 \' 1•aMMO Ldl11 (mtt dam 'YnIwIW 4 NNRLMGTM NORM RN R.MAD OW MIN) NONTOONEfRY WARDS YSTADRANI Cr' �tl U mvJ jl I '1 1 Ij F m 1 I '1 I I 1 I! 1 I I I I i hl 1 I to 1 I 1 I i I� 1 I 1 1 1 0o$ �ulalR �[ns�•�lo�w� $ 1 wD Em wuNA LaN[x s¢a C✓ M INQ q iP .I i Iww11•.:..(•ll� �W.�iC.1i!•�•.tiiY «i/.Tcs-� E v.SIY•..SIStI•LO1� W L.1 xfrs�e{r< r1�z21' w^.awsnxxo� Iwwa .n x •r.��E.x. srix•:wLd•wa �� WaL•arzr• s:.rr:.M:�y,.r.Lcsr� sheet AMENDED DEVELOPMENT PLAN �P'2 CPC/DS 73-120-A41 21 University Center PUD (University Mall) - Final, #2-96A May 7, 1998 Planning & Zoning Board Meeting Page 6 Road, to the east. Secondary access points are provided by an existing, shared driveway with the McDonald's Restaurant (that continues west and south into the K-Mart PUD to the south) and an existing, shared driveway with the Bennigan's Restaurant and vacant Montgomery -Wards site to the north. There is a signalized driveway north of the vacant Montgomery -Wards site that aligns with Rutgers Avenue to the east. This driveway continues south internally along the front of the center, providing a fourth point of access. 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. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the University Center PUD, Final, staff makes the following findings of fact: ` It is in conformance with the approved University Center PUD, Preliminary; It meets the All Development Criteria of the LDGS. ` Because the expansion is less than 50% of the total gross square floor area of the existing building, it does not have to comply with the Design Standards and Guidelines for Large Retail Establishments. ` 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. RECOMMENDATION: Staff recommends approval of the University Center PUD, Final - #2-96A. University Center PUD (University Mall) - Final, #2-96A May 7, 1998 Planning & Zoning Board Meeting Page 5 retaining walls along South College Avenue will occur adjacent only to the parking areas between the Bennigan's Restaurant and the main driveway access into the center. These walls will be 3.5' high, constructed of a colored split -face masonry material, and will have plant materials on both sides. The vacant, former Montgomery -Wards building/parking lot and McDonald's Restaurant site are not a part of the approved PUD or current PUD request. Parking: There are a total of 820 parking spaces being proposed for this PUD. The total gross floor area (g.f.a.), with additions, will be 186,371 square feet (including the two existing pad sites on the South College Avenue frontage). The overall parking ratio will be 4.39 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.). t 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, and restaurant uses. It will be important, therefore, to retain and preserve all of the existing and proposed parking (4.39 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. It 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. Transportation: Primary access to the University Center is provided by three points along South College Avenue, with the main point being the divided, signalized driveway aligned with Columbia University Center PUD (University Mall) - Final, #2-96A May 7, 1998 Planning & Zoning Board Meeting Page 4 477 - 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 31,642 square feet in size, equaling 22% of the existing 142,099 square feet presently in the University Mall building, and do not "trigger" this review and approval. 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 24'. Final architectural elevations are included for review. Anticipated changes include a new facade with five separate entries, one into each major tenant, that will extend up to 36' to 40', depending on whether the entry is a flat, horizontal line or a pitched gable. The overall building height will be at about 26'. Building materials will be synthetic stucco on the facades with brick columns and entryways as accents along the entire length of the large building. There will be no changes to the Bennigan's Restaurant building. The other small pad site (formerly Skipper's Restaurant) will probably be changed at some point in time in the future, with the land use as yet undetermined. The new building would be a 1-story, flat - roofed structure, would be 6,130 square feet in size and 22' in height, and be constructed of brick. 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 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 large retail building. The proposed University Center PUD (University Mall) - Final, #2-96A May 7, 1998 Planning & Zoning Board Meeting Page 3 2. Land Use: This is a request for final PUD approval for redevelopment of the existing University Mall. The redevelopment would provide 173,741 square feet of leasable building floor area within the large, main building that would include, in addition to the existing King Soopers, four new major retail tenants ranging in size from 19,000 to 38,000 square feet and five small retail tenants. 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. There will be no changes to the Bennigan's Restaurant (6,500 square foot building) pad site with this PUD. A new building (6,130 square feet) is proposed for the other, vacant pad site. The vacant, former Montgomery -Wards Department Store and existing McDonalds Restaurant are not part of this University Center PUD. They are under separate ownerships. 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 three large retail spaces ranging in size from 23,000 square feet to 38,000 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 a 26,230 square foot addition (containing a 19,230 square foot large retail space and 7,000 square feet of small retail, arcade shops) attached to the existing south exterior wall of King Soopers. There will be three small additions to Tenants B, C, and D (totaling 5,412 square feet) on the rear of the building. The detailed square footage breakdown for the existing and proposed buildings is as follows: * existing large retail establishment (containing King Soopers, various retail stores) ..................................................................... 142,099 square feet of gross floor area. * proposed additions to existing large building ........................... 31,642 square feet existing Bennigan's Restaurant .............................................. 6,500 square feet * new building (formerly Skipper's Restaurant) .......................... 6,130 square feet The total gross leasable floor area in the center (including the two pad sites) would be 186,371 square feet. The University Center PUD (University Mall redevelopment) is not subject to the recently adopted Design Standards and Guidelines for Large Retail Establishments. Section 29- University Center PUD (University Mall) - Final, #2-96A May 7, 1998 Planning & Zoning Board Meeting Page 2 is excluded from the Residential Neighborhood Sign District signage allowances as set forth in the City of Fort Collins administered and enforced by the Zoning Department. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: and is subject to Sign Code that is N: C; existing retail/commercial (numerous retail businesses) S: C; 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. The University Center PUD, Preliminary was approved by the Planning and Zoning Board on April 8, 1996 for 225,900 square feet of leasable building floor area that would include, in addition to the existing King Soopers, four 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 total square footage (225,900 s.f.) includes the two existing restaurant pad sites on the South College Avenue frontage. ITEM NO. 3 MEETING DATE 7 98 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: University Center PUD, Final - #2-96A APPLICANT: DPC Development Company c/o Christopher King 7000 E. Belleview Ave., Suite 290 Englewood, CO. 80111 OWNER: New University Mall Center LLC 7000 E. Belleview Ave., Suite 290 Englewood, CO. 80111 PROJECT DESCRIPTION: This is a request for final planned unit development (PUD) approval for redevelopment of the existing University Mall. The redevelopment would provide 173,741 square feet of leasable building floor area within the large, main building that would include, in addition to the existing King Soopers, four new major retail tenants ranging in size from 19,000 to 38,000 square feet and five small retail tenants. The two existing pad sites along the South College Avenue frontage, containing Bennigan's Restaurant and a vacant building (previously Skipper's Restaurant), will remain. The center is located on the west side of South College Avenue, south of Prospect Road, north of Drake Road and is zoned C - Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This request for final PUD approval: Is in conformance with the approved University Center PUD, Preliminary; meets the All Development Criteria of the Land Development Guidance System LDGS ; does not have to comply with the Design Standards and Guidelines for Large Retail Establishments because the expansion is less than 50% of the total gross square floor area of the existing building; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT