HomeMy WebLinkAboutELEVATIONS CREDIT UNION - PDP - PDP160021 - DECISION - FINDINGS, CONCLUSIONS & DECISION1
CITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: September 28, 2016
PROJECT NAME: Elevations Credit Union (2025 S. College Avenue)
CASE NUMBER: PDP #160021
APPLICANT: Cara Scohy
CS Design, Inc.
2519 S. Shields St. #129
Fort Collins, CO 80526
OWNER: Elevations Credit Union
c/o Mike Tressler
2300 55
th
Street
Boulder, CO 80301
HEARING OFFICER: Marcus A. McAskin
PROJECT DESCRIPTION: This is a request for consideration of a Project Development Plan
(PDP) for Elevations Credit Union, with the project located at 2025 S. College Avenue (the “Subject
Property”). The Subject Property consists of 0.72 acres located at the northwest corner of south
College Avenue and Arthur Drive, and is currently legally described as Lots 8 and 12, Spring Court
Subdivision. The Application proposes to replat the Subject Property as Lot 1, Elevations Credit
Union Plat.
The project proposes a one-story, 5,000 square foot financial services building with two drive-
through teller lanes and 25 parking spaces. The project includes a plaza with rain gardens, planters
and benches along the South College Avenue frontage. The construction will include the demolition
of an existing retaining wall that travels along the north property line diagonally to the west side of
the lot. A new retaining wall, with an approximate height of between six inches (6”) and nine feet
(9’), is proposed along 97 feet of the north property line and along 117 feet of the west property
line. Pursuant to the chart set forth in Section 4.21(B)(2) of the Land Use Code, the proposed
financial services use is permitted in the General Commercial (C-G) zone district subject to an
Administrative (Type 1) Review.
BACKGROUND: The Subject Property was annexed into the City of Fort Collins in 1957 with the
South College Avenue Consolidated Annexation. The Subject Property has been a gas station and
convenience store for many years. The proposed project will demolish the gas station and
2
convenience store. The Subject Property is located in the General Commercial (C-G) zone district
and is also within the Transit-Oriented Development (TOD) Overlay Zone.
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Uses
North General Commercial (C-G) Commercial: pet service and auto service
South General Commercial (C-G) Commercial: bike shop and mattress store
East General Commercial (C-G) Commercial strip mall
West General Commercial (C-G) Residential duplexes
SUMMARY OF DECISION: Approved, with conditions.
ZONE DISTRICT: General Commercial District (C-G) and TOD Overlay Zone.
HEARING: The Hearing Officer opened the hearing on Wednesday, September 28, 2016, in
Conference Rooms A-D, 281 North College Avenue, Fort Collins, Colorado, at approximately 5:30
PM. No members of the public were present at the hearing.
EVIDENCE: Prior to or at the hearing, the Hearing Officer accepted the following documents as
part of the record of this proceeding:
1. Elevations Credit Union Site Plan consisting of four (4) sheets.
2. Planning Department Staff Report prepared for Elevations Credit Union PDP
(PDP #160021). A copy of the Staff Report is attached to this decision as
ATTACHMENT A and is incorporated herein by reference.
3. Statement of Planning Objectives provided by CS Design, Inc. (1 page).
4. Preliminary Plat (Elevations Credit Union) consisting of two (2) sheets.
5. Landscape Plan including Tree Mitigation Protection Plan consisting of three (3)
sheets.
6. Architectural Elevations and Rendered Perspectives consisting of four (4) sheets.
7. Preliminary Utility Plans, consisting of the following nine (9) sheets: Cover Sheet,
General Construction Notes, Existing Conditions & Demolition Plans, Utility Plan,
Grading Plan, Drainage Plan, Existing Drainage Plan, Erosion Control Plan and
Erosion Control Detail.
8. Site Photometric Plan consisting of one (1) sheet.
9. Ecological Characterization Study (ECS) Memo dated February, 2016 and prepared
by Blue Mountain Environmental Consultants consisting of twenty (20) pages.
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10. PowerPoint presentation of Applicant submitted to the Hearing Officer at the
September 28
th
hearing.
11. PowerPoint presentation of City Staff submitted to the Hearing Officer at the
September 28
th
hearing.
12. Catalog regarding Nichiha fiber cement architectural wall panels.
13. Affidavit of Publication dated September 19, 2016, evidencing proof of publication
of Notice of Hearing in the Fort Collins Coloradan on September 19, 2016.
14. Notice of Public Hearing dated September 14, 2016.
15. The City’s Comprehensive Plan, Code, and the formally promulgated polices of the
City are all considered part of the record considered by the Hearing Officer.
TESTIMONY: The following persons testified at the hearing:
From the City: Seth Lorson, City Planner
From the Applicant: Cara Scohy
CS Design, Inc.
2519 S. Shields St. #129
Fort Collins, CO 80526
Seth Clark
Neenan Archistruction
3325 S. Timberline Road, Suite 100
Fort Collins, CO 80525
From the Owner: Mike Tressler
Elevations Credit Union
2300 55
th
Street
Boulder, CO 80301
From the Public: None.
The public comment portion of the hearing was closed at 5:51 p.m. and the hearing was completed
at approximately 6:00 p.m.
FINDINGS
1. Evidence presented to the Hearing Officer established the fact that notice of the public
hearing was properly posted, mailed and published.
2. Based on testimony provided at the public hearing and a review of the materials in the record
of this case, the Hearing Officer concludes as follows:
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A. the Application complies with the applicable procedural and administrative
requirements of Article 2 of the Land Use Code;
B. the Application complies with the applicable General Development Standards
contained in Article 3 of the Land Use Code, including the TOD Overlay Zone
Development Standards set forth in Division 3.10 of the Land Use Code; and
C. the Application complies with the applicable standards set forth in the General
Commercial District (C-G), set forth in Article 4, Division 4.21 of the Land Use
Code.
3. The Application’s satisfaction of the applicable Article 2, 3 and 4 requirements of the Land
Use Code is sufficiently detailed in the Staff Report, a copy of which is attached as
ATTACHMENT A and is incorporated herein by reference.
DECISION
Based on the findings set forth above, the Hearing Officer hereby enters the following ruling:
A. The Elevations Credit Union Project Development Plan (PDP #160021) is approved
for the Subject Property as submitted, subject to the conditions set forth below.
B. The Applicant shall submit a final plan for the Subject Property within three (3) years
of the date of this decision. If Applicant fails to submit a final plan to the City within
said three (3) year period, this PDP approval shall automatically lapse and become
null and void in accordance with Section 2.2.11(C) of the Code.
C. In accordance with Section 2.2.11(C) of the Code, the Elevations Credit Union PDP
shall not be considered a site specific development plan and no vested rights shall
attach to the PDP.
DATED this 30
th
day of September, 2016.
___________________________________
Marcus A. McAskin
Hearing Officer
5
ATTACHMENT A
Staff Report
Elevations Credit Union Project Development Plan
(PDP# 160021)
ITEM NO ________1_________
MEETING DATE ____9-28-16________
STAFF ____Lorson________
ADMINISTRATIVE PUBLIC HEARING
Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
STAFF REPORT
PROJECT: Elevations Credit Union Project Development Plan, PDP #160021
APPLICANT: Cara Scohy, CS Design, Inc.
2519 S. Shields St. #129
Fort Collins, CO 80526
OWNER: Elevations Credit Union
C/O Mike Tressler
2300 55
th
Street
Boulder, CO 80301
PROJECT DESCRIPTION:
This is a request for consideration of a Project Development Plan (P.D.P.) for Elevations
Credit Union. The project is located on a 0.72 acre lot at the northwest corner of south
College Avenue and Arthur Drive.
The project proposes a one-story, 5,000 square foot financial services building with two
drive-through teller lanes and 25 parking spaces. The project includes a plaza with rain
gardens, planters and benches along the College Avenue frontage. The construction
will include the demolition of an existing retaining wall that travels along the north
property line diagonally to the west side of the lot. A new retaining wall, with an
approximate height of between 9 feet and 0.5 feet, is proposed along 97 feet of the
north property line and along 117 feet of the west property line. See attached Utility
Plans for more details. The proposed financial services use is permitted in the General
Commercial (CG) zone district by review and approval from a hearing officer at a Type 1
public hearing.
RECOMMENDATION: Approval of Elevations Credit Union Project Development Plan,
PDP #160021
EXECUTIVE SUMMARY:
The approval of Elevations Credit Union Project Development Plan complies with the
applicable requirements of the City of Fort Collins Land Use Code (LUC), more
specifically:
Elevations Credit Union PDP #160021
Type 1 Hearing, September 28, 2016
Page 2
The P.D.P. complies with process located in Division 2.2 – Common
Development Review Procedures for Development Applications of Article 2 –
Administration.
The P.D.P. complies with relevant standards located in Article 3 – General
Development Standards, with conditions.
The P.D.P. complies with relevant standards located in Division 4.21, General
Commercial District (C-G) of Article 4 – Districts.
COMMENTS:
1. Background:
The subject property was annexed into the City of Fort Collins in 1957 with the South
College Avenue Consolidated Annexation. The existing development has been a gas
station and convenience store for many years. The proposed project will demolish the
gas station and convenience store.
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Uses
North General Commercial (GC) Commercial: pet service and auto service
South General Commercial (GC) Commercial: bike shop and mattress store
East General Commercial (GC) Commercial strip mall
West General Commercial (GC) Residential duplexes
2. Compliance with Article 4 of the Land Use Code – General Commercial
(C-G):
The project complies with all applicable Article 4 standards as follows:
A. Section 4.21(B) – Permitted Uses
The proposed land use, Offices and Financial Services, are permitted
subject to Administrative Review (Type 1).
Elevations Credit Union PDP #160021
Type 1 Hearing, September 28, 2016
Page 3
B. Section 4.21(D) – Land Use Standards
1) Section 4.21(D) The maximum building height shall be four stories.
The proposed building is one story in height (20 feet maximum).
C. Section 4.21(E) – Development Standards
1) Section 4.21(E)(2) 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).
The proposed site plan includes a plaza/courtyard along the
College Avenue frontage. It includes planters, benches and seat
walls.
3. Compliance with Article 3 of the Land Use Code – General
Development Standards
The project complies with all applicable General Development Standards; with the
following relevant comments provided:
A. Division 3.2 – Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
A detailed tree mitigation plan is provided with this P.D.P. in
coordination and with the approval of the City Forester.
2) 3.2.2 Access, Circulation and Parking:
The project is providing a 10 foot-wide detached sidewalk along
College Avenue, consistent with the Midtown in Motion Plan, and
maintaining the existing four foot-wide attached sidewalk along Arthur
Drive and Spring Court.
Access is taken off of College Avenue via a right-in-only drive, and a
full-movement access onto Arthur Drive.
Required minimum parking for financial services is 2 spaces per 1,000
square feet for a total minimum requirement of 10 parking spaces. The
proposal is providing 25 parking spaces.
Elevations Credit Union PDP #160021
Type 1 Hearing, September 28, 2016
Page 4
3) 3.2.4 Site Lighting:
A photometric plan was submitted for the project. As proposed, the
project complies with the standards for light levels and directional
down-lit fixtures.
B. Division 3.4 – Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards
1) 3.4.1 Natural Habitats and Features:
The project provided an Ecological Characterization Study (ECS)
memo which reveals that the Sherwood lateral (irrigation ditch across
Arthur Drive) is of low ecological value thus a buffer will not be applied.
The project proposes to use native plants as recommended in the ECS
memo.
C. Division 3.5 – Building Standards
Per section 3.5.3(C) Relationship of Buildings to Streets, Walkways
and Parking, the building is oriented toward the southeast corner
(College Avenue and Arthur Drive) of the lot. The plan provides
pedestrian access from the street sidewalks and parking spaces to
primary and secondary entrances. The building is setback 23 feet 5
inches from the property line on College Avenue to comply with the
build-to line of 10 – 25 feet. It is setback 10 feet from the Arthur Drive
property line to comply with the build-to line of 0 – 15 feet.
The proposed building provides a custom site-specific design. There is
a great deal of variation in massing with strongly modulated masses
varying in height and wall length.
Section 3.2.3(D)(1) requires horizontal masses not to exceed a
height:width ratio of 1:3 without “substantial variation”. Each mass
provides material changes, windows, plane changes, and projections
within the noted span of height:width ratio.
Section 3.2.3(E)(2) requires that no wall facing a street or connecting
walkway have a blank or uninterrupted length exceeding 30 feet. Each
wall of each side is highly articulated and provides architectural
features such as eaves, windows, plane changes, material changes,
and doors in a far less distance than every 30 feet. See attached
building elevations.
Elevations Credit Union PDP #160021
Type 1 Hearing, September 28, 2016
Page 5
D. Division 3.10 – Transit-Oriented Development (TOD) Overlay Zone
The site planning in the TOD Overlay requires street-fronted primary
buildings, gathering spaces, and outdoor spaces. The proposed
building is fronted on the corner of Arthur Drive and College Avenue
and provides an outdoor gathering space along the College Avenue
side.
The character and image in the TOD Overlay requires similar
articulation as noted above (Sec. 3.2.3) but also requires specific
roofline treatment and high quality materials that add to pedestrian
interest. The proposed building has a three-dimensional cornice
treatment and the predominant material is a 5/8 inch fiber cement
product (see material sample.) The base will be constructed with sand
blasted concrete.
5. Findings of Fact/Conclusion
In evaluating the request for the Elevations Credit Union Project Development Plan,
PDP #160021, Staff makes the following findings of fact:
A. The P.D.P. complies with process located in Division 2.2 – Common
Development Review Procedures for Development Applications of Article
2 – Administration.
B. The P.D.P. complies with relevant standards located in Article 3 – General
Development Standards.
C. The P.D.P. complies with relevant standards located in Division 4.21,
General Commercial (C-G) of Article 4 – Districts.
RECOMMENDATION:
Staff recommends approval of the Elevations Credit Union Project Development Plan,
PDP #160021
ATTACHMENTS:
1. Statement of Planning Objectives
2. Site Plan
Elevations Credit Union PDP #160021
Type 1 Hearing, September 28, 2016
Page 6
3. Landscape Plans
4. Building Elevations and Perspective Renderings
5. Utility Plans
6. Photometric Plan
7. Ecological Characterization Study (ECS) Memo