The URL can be used to link to this page

Home My WebLink AboutFOOTHILLS MALL REDEVELOPMENT - ODP - ODP130004 - REPORTS - RECOMMENDATION/REPORTITEM NO _____ MEETING DATE 11/14 STAFF C. Le PLANNING & ZONING BOARD STAFF REPORT Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 PROJECT: Foothills Redevelopment Overall Development Plan – #ODP130004 APPLICANT:Mr. Bryan McFarland Alberta Development Partners 5750 DTC Parkway, Suite 210 Greenwood Village, CO 80111 OWNER: Walton Foothills Holdings VI, LLC c/o Mr. Don Provost 5750 DTC Parkway, Suite 210 Greenwood Village, CO 80111 PROJECT DESCRIPTION: This is a request for an Overall Development Plan (ODP) for the Foothills Mall Redevelopment. The site is 77.051 acres in size and is generally located east of South College Avenue, north of East Monroe Drive and west of Stanford Road. The site is entirely zoned General Commercial (C-G) and is also located within the Transit Oriented Development Overlay District. The ODP consists of three planning areas: Phase One (PA1) for commercial/retail uses, Phase Two (PA2) for commercial/retail uses and Phase Three (PA3) for multi-family residential uses. RECOMMENDATION: Approval of the Foothills Mall Redevelopment Overall Development Plan, #ODP130004. EXECUTIVE SUMMARY: The approval of Foothills Mall Redevelopment ODP complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: Foothills Mall Redevelopment Overall Development Plan - #ODP130004 Planning & Zoning Board Hearing November 14, 2013 Page 2  The Foothills Mall ODP complies with the applicable Overall Development Plan criteria in Sections 2.3.2(H)(1-7) of the Land Use Code, including all General Commercial District standards and general development standards that can be applied at a level required for an Overall Development Plan submittal. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Medium Density Mixed-Use Neighborhood (MMN); with Low Density Residential beyond Single family homes South General Commercial (C-G) Various commercial uses, the Marriott East Medium Density Mixed-Use Neighborhood (MMN); with Low Density Residential beyond Multi-family residential West General Commercial (C-G) Various commercial uses The majority of the ODP was included as part of the larger 155 acre Spencer First Annexation and annexed in July of 1969. The southern portion of the ODP was part of the Strachan Second Annexation in August of 1971. The property was platted in 1972 as Southmoor Village, Fifth Filing. The Foothills mall opened in 1973. An expansion to the existing Foothills Mall was approved in 1988 for anchor stores J.C. Penney, Mervyn’s and Sears. In 1995, the existing plan was amended to provide for an expansion of Foley’s (now Macy’s). In January 2013, a minor amendment to the existing Foothills Mall P.U.D. for the deconstruction of the 1980’s addition (previously J.C. Penney’s) was submitted. The Planning and Zoning Board approved the Foothills Mall Redevelopment Project Development Plan (PDP) on February 7, 2013. A Final Plan for the PDP is yet to be approved. Foothills Mall Redevelopment Overall Development Plan - #ODP130004 Planning & Zoning Board Hearing November 14, 2013 Page 3 2. Compliance with Applicable Standards of the Land Use Code: The project complies with all applicable ODP review criteria; with the following relevant comments provided: A. Section 2.3.2(H)(1) – Permitted Uses and District Standards 1) This criterion requires the ODP to be consistent with the permitted uses and applicable zone district standards and any applicable general development standards.  The proposed land uses are mulit-family residential and commercial. Multi-family dwellings are permitted in the General Commercial (C-G) District subject to Planning and Zoning Board review. Commercial and retail uses such as theaters, indoor recreation, parking structures are all permitted uses. B. Section 2.3.2 (H)(3) – Master Street Plan 1) This criterion requires the ODP to conform to the Master Street Plan and street pattern and connectivity standards as required by Section 3.6.1 and 3.6.3 (A) through (F). In addition, the ODP shall also conform to the Transportation Level of Service Requirements as contained in Section 3.6.4.  The proposed ODP is in conformance with the City’s Master Street Plan. Improvements such as a west bound right turn lane on Horsetooth Road at Stanford Road are identified. D. Section 2.3.2 (H)(4) – Transportation Connections to Adjoining Properties 1) This criterion requires an ODP to provide for the location of transportation connections to adjoining properties to ensure connectivity into and through the ODP from neighboring properties for vehicles, pedestrians and bikes as per Sections 3.6.3 (F) and 3.2.2(C)(6).  Access to the ODP will be from two points along South College Avenue, one point along East Monroe Drive, three points along Stanford Road and one point along Matthews Street. Pedestrian access will be provided by tying into the existing walk and street system along Stanford Road and Foothills Mall Redevelopment Overall Development Plan - #ODP130004 Planning & Zoning Board Hearing November 14, 2013 Page 4 South College Avenue (arterial street). Bicycle lanes will be striped along East Monroe Drive.  Improvements such as the pedestrian underpass at College Avenue and the restriping of bike lanes on Monroe Drive are identified on the ODP. E. 2.3.2 (H)(5) – Natural Features 1) This criterion requires an ODP to show the general location and size of all natural areas, habitats and features within its boundaries and shall indicate the rough estimate of the buffer zone as per Section 3.4.1(E).  The existing Larimer Canal No 2 and associated buffer zones to be mitigated for under separate documents, in accordance with Section 3.4.1 of the Land Use Code. F. Section 2.3.2 (H)(6) – Drainage Basin Master Plan 1) This criterion requires an ODP to be consistent with the appropriate Drainage Basin Master Plan.  The proposed ODP is consistent with the Foothills Basin Master Drainage Plan. Drainage will be collected and conveyed to proposed water quality areas throughout the site. As an existing infill redevelopment site, on-site detention will not be required for existing impervious areas as most of the detention for the site is provided for downstream in the Southmoor Pond. G. Section 2.3.2 (H)(7) – Housing Density and Mix of Uses 1. This criterion requires that any standards relating to housing density and mix of uses will be applied over the entire ODP and not on each individual PDP  The General Commercial District does not have density maximum or specific mix of uses requirements. As such, this section does not apply. 3. Compact Urban Growth - Section 2.3.2 (H) (3): 1. This criterion requires that the ODP conform to the contiguity requirements of the Compact Urban Growth Standards as per Section 3.7.2. Foothills Mall Redevelopment Overall Development Plan - #ODP130004 Planning & Zoning Board Hearing November 14, 2013 Page 5  This site is an infill site and the ODP meets the requirements of the Compact Urban Growth Standards because least 1/6 of the proposed development’s boundaries are contiguous to existing development. 4. Neighborhood Meeting: While the neighborhood meeting requirement for this ODP was waived by the Community Development and Neighborhood Services Director, a neighborhood meeting was held for the related Foothills Mall Redevelopment Project Development Plan in September, 2012. 5. Findings of Fact/Conclusion: In evaluating the request for the Foothills Mall Redevelopment ODP, staff makes the following Findings of Fact: A. The ODP is in compliance with Section 2.3.2 Overall Development Plan Procedures and complies with the standards of Section 2.3.2(H)(1) through (7), summarized as follows: 1. The proposed ODP is consistent with the permitted uses and applicable district standards of the General Commercial (C-G) District. 2. The proposed ODP conforms to the Master Street Plan and street pattern and connectivity standards as required in Section 3.6.1 and 3.6.3 (A) through (F) and conforms to the Transportation Level of Service Requirements in Section 3.6.4. 3. The ODP identifies all natural areas, habitats and features. 4. The ODP conforms to the Foothills Basin Master Drainage Plan. 5. The ODP conforms to the contiguity requirements of the Compact Urban Growth Standards of Section 3.7.2. RECOMMENDATION: Staff recommends approval of the Foothills Mall Redevelopment Overall Development Plan – ODP#130004. Foothills Mall Redevelopment Overall Development Plan - #ODP130004 Planning & Zoning Board Hearing November 14, 2013 Page 6 ATTACHMENTS: 1. Overall Development Plan (ODP)