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Home My WebLink AboutBEST BUY EXPANSION MAJOR AMENDMENT AND REPLAT - 29 92B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. _/ MEETING DATES _,2S-Q0 6iA STAFF TI-D -rh PARD City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Best Buy Expansion, Major Amendment and Replat, #29-92B APPLICANT: Best Buy Co., Inc. C/o Mr. Andrew Golland MBH Architects 1115 Atlantic Avenue, Suite 101 Alameda, CA 94501 OWNER: Best Buy Co., Inc. C/o Mr. Mike Klein 7075 Flying Cloud Drive Eden Prairie, MN 55344 PROJECT DESCRIPTION: Request to expand the existing 28,521 square foot Best Buy retail store at 4040 South College Avenue located in The Market Place P.U.D. by adding on 14,248 square feet for a new total of 42,769 square feet. The expansion would be on the north and east sides of the building. The request also includes a 960 square foot temporary structure for auto installations in the north parking lot for an interim period during construction. An additional 80 parking spaces would be provided in the new north parking lot. The request includes the replatting of the existing parcel and incorporating the new parcel to the north. The site is 5.77 acres in size and bounded by South College Avenue, J.F.K. Parkway, Boardwalk Drive and Troutman Parkway. The parcel is zoned C, Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The expansion represents a 49.95% increase over the existing store and, therefore, does not exceed 50% that would have triggered the entire structure to COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT Best Buy Expansion, Major Amendment and Replat, #29-92B May 25, 2000 Administrative Hearing Page 2 be brought into conformance with the Standards and Guidelines for Large Retail Establishments. As a Major Amendment, the project is subject to the applicable requirements of the Land Use Code. The design includes preservation and enhancement of an existing wetland, an outdoor pavilion, architectural enhancements, a new access drive onto J.F.K. Parkway and new parking lot lighting. The project is feasible from a traffic engineering standpoint and complies with all other applicable transportation policies. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: C; Vacant and Drive -through banking facility (Fountainhead P.U.D.) S: C; Existing Community/Regional Shopping Center (The Market Place) E: E; Existing U.S. Postal Service Post Office W: C; Existing Retail (Fountainhead P.U.D.) The site is part of the South College Properties Superblock Number Three, Amended Master Plan which was approved in May of 1989. The Market Place P.U.D., Phase One, was approved in June of 1989 (which initially included the Phar-Mor Drugstore and then Savers and Hobby Lobby). Best Buy P.U.D. was approved in July of 1992. 2. Compliance with Zone District: As mentioned, the site is located within the C, Commercial zone district. Retail establishments are permitted subject to administrative review in the Commercial zone. Therefore, the request complies with zone district. 3. Compliance with General Development Standards: A. Site Planning and Design Standards Landscaping and Tree Protection New landscaping will be installed along the north and east property lines. Street trees will be added along J.F.K. Parkway. The new F) Best Buy Expansion, Major Amendment and Replat, #29-92B May 25, 2000 Administrative Hearing Page 3 north parking lot will feature landscape islands at the ends of the parking bays. The area of the pavilion will also be landscaped. The truck dock will be screened by a 10-foot high screen wall to shield the view from the east. Foundation shrubs will be planted along this screen wall as well as along the north elevation of the new expansion. Therefore, the Major Amendment complies with "Landscaping and Tree Protection" section of the Code. 2. Access, Circulation and Parking The expanded site will feature a new private access drive intersection with J.F.K. Parkway that leads directly into the site. In addition a second new curb cut on J.F.K. will allow access to the truck dock. The new access drive features a sidewalk that connects J.F.K. to the pavilion, the north parking lot and the store entrance. A new sidewalk will also be provided between the existing north -south access drive and the proposed north parking lot. This walk will provide much needed pedestrian access to connect Best Buy to Fountainhead. All access drives and parking lots will be platted as public access easements for the benefit of both The Market Place and Fountainhead P.UR's. The current parking ratio is 4.35 spaces per 1,000 square feet of gross floor area. With the addition of 80 spaces and 14,248 square feet of new floor area, the new parking ratio will be 4.75 spaces per 1,000 square feet. This ratio is below the maximum allowed for shopping centers of 5.0 spaces per 1,000 square feet. Therefore, the Major Amendment complies with the "Access, Circulation and Parking" section of the Code. 3. Site Lighting All parking lot light fixtures, and all building -mounted light fixtures, both existing and proposed, will feature down -directional luminaries and 250-watt high-pressure sodium lamps. Light levels measured 20 feet beyond the property line will not exceed 0.1 foot-candle as a direct result of on -site lighting. Therefore, the Major Amendment complies with the "Site Lighting" section of the Code. It] Best Buy Expansion, Major Amendment and Replat, #29-92B May 25, 2000 Administrative Hearing Page 4 B. Engineering Standards Plat Standards The replat includes the existing parcel and incorporates the new parcel on the north for the new parking lot. The replat lays out a lot, public right-of-way dedications, utility easements and access easements in a form that satisfies City requirements. Therefore, the Major Amendment complies with the "Plat Standards" of the Code. C. Natural Habitats and Features There is an existing wetland on the east side of the parcel between the expanded building and J.F.K. Parkway. This area will also be the storm drainage detention pond. A Wetland Mitigation Plan has been reviewed and found acceptable by the Department of Natural Resources. In addition, wetland plant material will be added to supplement the existing vegetation and to improve stormwater quality. Therefore, the Major Amendment complies with the "Natural Habitats and Features" section of the Code. D. Building Standards Building and Project Compatibility Similar building materials and colors will be used on the expansion as on the existing building. A new entry feature on the west will be an improvement over the existing storefront. A matching "faux" entry, slightly reduced in scale, will be placed along north elevation to mitigate mass and bulk. Massing is further articulated by repeating vertical columns which project slightly out from the fagade. An awning is provided on the west and north facades to provide additional relief. There are no bright accent colors on the building. 2. Mixed -Use, Institutional and Commercial Buildings Building orientation to J.F.K. consists only of a continuous six foot - wide sidewalk connection from J.F.K Parkway to west entrance. The expanded building is prevented from orienting towards J.F.K. El Best Buy Expansion, Major Amendment and Replat, #29-92B May 25, 2000 Administrative Hearing Page 5 by the established pattern of existing buildings within the Market Place P.U.D. and Fountainhead P.U.D. which orient towards College Avenue. In addition, the aforementioned wetland lies between the building and J.F.K. Therefore, the Major Amendment complies with the "build -to" to the extent reasonable feasible. To help provide a better streetscape appearance towards J.F.K., the Major Amendment includes a pavilion consisting of a shelter, picnic tables, benches, lighting, and connecting sidewalks. Variation in massing is provided by the use of two kinds of concrete block, split -face and smooth -face. As mentioned, projecting features on the west and north, awnings, columns and horizontal banding break up the mass of the building. By matching the "plum" colored block of the existing building and surrounding center, the Major Amendment relates to the context of the shopping center. Therefore, the request complies with the "Building Standards" section of the Code. E. Transportation and Circulation 1. Street Pattern and Connectivity Standards Two new curb cuts will be made onto J.F.K. The northerly one provides direct access into the center and the two parking lots. This access has a sidewalk on the north and a crosswalk to the front entrance. The southerly one acts as an exit -only driveway for trucks and service vehicles. The Major Amendment is designed for safety, efficiency and convenience for autos, bikes and pedestrians and, therefore, complies with this standard. 2. Transportation Level of Service Requirements A traffic impact study was conducted for this project. The study has been reviewed by the Transportation Department. The Major Amendment maintains the adopted transportation Level of Service standards for cars, bikes and pedestrians. Therefore, the Major Amendment complies with this standard of the Code. 5 Best Buy Expansion, Major Amendment and Replat, #29-92B May 25, 2000 Administrative Hearing Page 6 4. Findings of Fact: In evaluating the request for Best Buy Major Amendment, Staff makes the following findings of fact: A. As a retail establishment, the request complies with the C, Commercial, zone district as stated in Article Four of the Land Use Code. B. The Major Amendment complies with applicable General Development Standards as stated in Article Three of the Land Use Code. RECOMMENDATION: Staff recommends approval of Best Buy Major Amendment and Replat, #29-92B. 6 VICINITY MAP #29-92B Best Buy Major Amendment 01/28/00 1"=600' MAY 24 2000 12:07 FIR _OTAC ELECTRIC INC + ltay--44-00 WHAM From-WlS L I ( WLS-S H SERIES 317 549 0926 TO MRW P.03iO3 81773548Z4 i-882 P.02/02 F-374 Fon Wort), Texas 75185 BDO-03-8711 UGHTM SYSTEIMS Fax 917-735-4824 DIMENSIONS " �� sr sa. 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