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HomeMy WebLinkAboutPALMER DESIGN CENTER - PDP - 47-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSi J 3 s 0 0 o m© - o o m 4 �4 — N fa PN,-. 21m, — Rux son �. v, v.wvn -"- WEST ELEVATION �\ LI�WMY �nY. � eA PVMM'T VSIOD /1 ����5 M�89 Y A-YwM�W l- tCNYNIe ruEnW uW - --. rowax .OaifMK NORTH ELEVATION m..v w. eroler.eml m w.v1iL1wvmrwr� \ 00 YW29FY� �oMrn E — _.-- oNF6v. CTfMee/e .. _, --------------- 1aY ------ EAST ELEVATION KINA.V.AOfIRK' M WM1w� b Vq. 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MInYi)rWY �WenLY.. .M.rW.iTn A.W .Wn MpMV10^ uoe nW'liwwv. .Ynln, wY.in®nM ADMNYISTRATIVE APPROVAL BUILDING ENVELOPE DIMENSIONS VICINITY MAP .._._.—w a �I. I tlh m.. ew.ui Qj �e.m.roAw Y�j�. PALMER DESIGN CENTER I d I o v ao w Sc4Cl' . DO VF RIFLRT imcma U ErrfLow PDP srre Pun/ (CUT Pun 1 r4 VICINITY MAP 10/26/98 #47-98 PALMER DESIGN CENTER TYPE I (LUC) - PDP 1"=600' While some Commercial District areas may continue to meet the need for auto - related and other auto -oriented uses, it is the City's intent that the Commercial District emphasize safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians. This proposal complies with the purpose of the C District as it is a small-scale retail center (designed to attract retailers in the design -related business), with some office uses, that is considered to be a relatively low intensity infill retail development on a small site (1.27 acres) in the midst of an existing commercial/office/retail corridor on the east side of South College Avenue. The property is bounded by a major street (East Horsetooth Road) to the north and a recirculation street (Mitchell Drive) to the west. 5. Findinas of Fact/Conclusion: A. The PALMER DESIGN CENTER, Project Development Plan contains uses permitted in the C - Commercial Zoning District, subject to administrative review. B. The PALMER DESIGN CENTER, Project Development Plan meets all applicable standards as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards and Division 3.5 - Building Standards. C. The PALMER DESIGN CENTER, Project Development Plan is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the PALMER DESIGN CENTER, Project Development Plan - #47-98. 8 Multiple entryways face and/or open directly onto pedestrian connections with the public sidewalk along Mitchell Drive, to the west of the retail/office center, without having to cross internal parking lots or driveways. Build -to Line. Sections 3.5.3(B)(2)(b)(c) state that: Buildings shall be located no more than 15' from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on -street parking. Buildings shall be located at least 10' and no more than 25' behind the street right-of-way of an adjoining street that is larger than a minor arterial that does not have on -street parking. The L-shaped building as proposed maintains a 23' setback from East Horsetooth Road, a major arterial street, and a 10' setback from Mitchell Drive, a recirculation connector street. The proposed site layout would provide for a direct pedestrian connection from an entryway on the west side of the building to the public sidewalk along Mitchell Drive, and from entryways along the south side of the northerly portion of the building that have a pedestrian walkway from the storefronts to the public sidewalk along Mitchell Drive. There are entryways on the west side of the southerly portion of the building that will have north and west pedestrian connections to the public sidewalk along Mitchell Drive. Customers and employees entering and leaving the storefronts in the southerly portion of the building will have to cross one of two narrow, low volume internal driveways to get to the public sidewalk, and both of these crossings have enhanced surfaces that define identified, primary pedestrian crossings. 4. ARTICLE 4 - DISTRICT STANDARDS A. Division 4.17 - Commercial District Retail establishments are permitted in the C - Commercial Zoning District, subject to administrative review. The purpose of the C District is: Intended to be a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. 7 the northerly portion of the building from a main entry directly to and from the public sidewalk without having to walk along and through parking lots. There will be other storefront entries that have direct pedestrian access to the public sidewalk with having to walk through parking lots or cross driveways. Customers and employees entering and leaving the storefronts in the southerly portion of the building will have to cross one of two narrow, low volume driveways to get to the public sidewalk, and both of these crossings have enhanced surfaces that define primary pedestrian crossings. Building materials. The proposed structure of the retail/office center will consist of the following building materials: - light buff brick siding as one base material to match adjacent retail - off-white EIFS (synthetic stucco) fields as a second base material - green sloped metal roofing over office tower - green aluminum storefront window frames to match adjacent retail - green metal awnings over doorways and windows These materials comply with the standard in Section 3.5.1(F)(1), which states: Building materials shall either be similar to the materials already being used in the neighborhood, or, dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. Section 3.5.3. Mixed -Use, Institutional and Commercial Buildings The proposal satisfies the Relationship of Buildings to Streets, Walkways and Parking standards, more specifically: Orientation to Build -to Lines for Streetfront Buildings. Sections 3.5.3(B)(1)(2) state that: At least one main entrance of any commercial or mixed -use building shall face and open directly onto a connecting walkway with pedestrian frontage. Build -to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects, in order to form visually continuous, pedestrian -oriented streetfronts with no vehicle use area between building faces and the street. 6 pedestrian origin and destination, and shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access. Also, where it is necessary for the primary pedestrian access to cross drive aisles or internal roadways, the pedestrian crossing shall emphasize and place priority on pedestrian access and safety. The development proposal provides for an internal sidewalk network that includes detached walkways along the local and connector streets as well as walkways through open space areas. Primary pedestrian crossings will be defined with pavement treatment and striping different from that of the vehicular lanes. Required number of parking spaces. The development proposal satisfies the parking requirements set forth in the LUC for the proposed retail and office uses in the development. There are 35 proposed parking spaces in the retail center, equaling 2.9 spaces per 1,000 square feet of leasable floor area. Section 3.2.2(K)(2)(a) sets forth maximum parking requirements for non-residential land uses. They range from 3 spaces per 1,000 square feet (for general office), to 4 spaces per 1,000 square feet (for retail, personal business and service uses), depending on the type of use. The retail center is proposed to contain primarily retail uses, with some secondary office uses, and the amount of parking to be provided does not exceed the maximum allowable for either use. B. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The PALMER DESIGN CENTER, Project Development Plan satisfies all applicable Building and Project Compatibility standards, including the following: Building orientation. This proposal complies with Section 3.5.1(D), which states that: To the maximum extent feasible, primary facades and entries shall face the adjacent street. Except as allowed in the Industrial zone district, a main entrance shall face a connecting walkway with a direct pedestrian connection to the street without requiring all pedestrians to walk through parking lots or cross driveways. The orientation of the building allows customers and employees to enter and exit 5 Trees are being provided in the 14' wide perimeter setback along Mitchell Drive, adjacent to the parking lot for the retail center, at a spacing of 25'. This meets the standard for Parking Lot Perimeter Landscaping. The second standard referenced states, Six (6) percent of the interior space of all parking lots with less than 100 spaces, and ten (10) percent of the interior space of all parking lots with 100 spaces or more shall be landscape areas. This development proposal, containing a total of 35 parking spaces, exceeds the standard for Parking Lot Interior Landscaping, providing a minimum of 12% interior landscaping in the retail center parking lots. Screening. The proposal complies with the standard relating to the screening (Section 3.2.1(E)(6)] of areas of low visual interest or visually intrusive site elements (such as trash collection, open storage, service areas, loading docks, and blank walls) from off -site view. The trash enclosures will be screened with plant materials, building walls, and retaining walls so that they will not be visible from East Horsetooth Road and Mitchell Drive. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Bicycle parking. Bicycle parking is provided on site that meets or exceeds the required number of bicycle parking spaces, as well as the location, as defined in the following standard (Section 3.2.2(C)(4)(a)]: A minimum number of bicycle parking spaces shall be provided, equal in number to at least five (5) percent of the total number of automobile parking spaces provided by the development, but not less than one. Two pad sites for the placement of bicycle racks to accommodate 8 bicycles are located near the front entryways to the two buildings in the retail/office center. This represents 23% of the total automobile parking spaces in the center. Directness and continuity of walkways. The development proposal satisfies the standards (Sections 3.2.2(5)(a)(b)] that walkways within the site shall be located and aligned to directly and continuously connect areas or points of 4 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The PALMER DESIGN CENTER, PDP contains a proposed land uses that are permitted as a Type I uses, subject to an administrative review. The proposed uses are a small-scale retail center, with some office uses, and constitutes a relatively low intensity infill retail development in the midst of an existing commercial/office/retail corridor on the east side of South College Avenue. The LUC does not require that a neighborhood meeting be held for a Type I development proposal and a neighborhood meeting was not held to discuss the PALMER DESIGN CENTER, PDP. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS This PALMER DESIGN CENTER, PDP proposal meets all applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards and Division 3.5 - Building Standards. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The proposed street tree planting is in accordance with Section 3.2.1(D)(2)(a), providing trees at 40' on -center in a 15' wide parkway (between curb and sidewalk) along East Horsetooth Road, an arterial street, and 35' on - center in a 5' wide parkway (between curb and sidewalk) along Mitchell Drive, a local recirculation street. Parking lot landscaping - perimeter and interior. Parking lot landscaping for the retail center is in accordance with the standards, including those related to Parking Lot Perimeter Landscaping (Section 3.2.1(E)(4)(a)] and Parking Lot Interior Landscaping (Section 3.2.1(E)(5)]. The first standard referenced states that: Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public street setback area. Trees may be spaced irregularly in informal groupings or be uniformly spaced. �3 Retail establishments are permitted in the C - Commercial Zoning District, subject to administrative review. The purpose of the C District is: Intended to be a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some Commercial District areas may continue to meet the need for auto - related and other auto -oriented uses, it is the City's intent that the Commercial District emphasize safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians. This proposal complies with the purpose of the C District as it is a small-scale retail center (designed to attract retailers in the design -related business), with some office uses, that is considered to be a relatively low intensity infill retail development on a small site (1.27 acres) in the midst of an existing commercial/office/retail corridor on the east side of South College Avenue. The property is bounded by a major street (East Horsetooth Road) to the north and a recirculation street (Mitchell Drive) to the west. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: C; existing retail uses (The Square Shopping Center) S: C; existing retail uses (Lighting Center, Palmer Decorating Gallery) W: C; existing financial, office, retail uses (various businesses) E: C; existing office uses (Continental Plaza) This property was annexed into the City as part of the Horsetooth South Third Annexation in August, 1974. The Planning and Zoning Board approved the Little Caesars PUD, Preliminary on June 22, 1992 for a 2,300 square foot fast food restaurant, with drive-thru, and up to 3,000 square feet of future office uses on 1.27 acres (being the subject property). The subject property is currently unplatted. 2 Comm: y Planning and Environmental -vices Current Planning City of Fort Collins ADMINISTRATIVE PUBLIC HEARING: January 28, 1999 PROJECT: PALMER DESIGN CENTER, Project Development Plan - #47-98 (Type I, Administrative Review in the Land Use Code) APPLICANT: VF Ripley Associates, Inc. c/o Frank Vaught 1113 Stoney Hill Drive Fort Collins, Colorado 80525 OWNER: Palmer Properties P.O. Box 270094 Fort Collins, CO. 80527 PROJECT DESCRIPTION: This is a request for Project Development Plan (PDP) approval for a small-scale retail center (designed to attract retailers in the design -related business), with some office uses, to be located at the southeast corner of the intersection of East Horsetooth Road and Mitchell Drive. The applicant proposes to develop a one-story building, 12,094 square feet in size, with associated parking and stormwater facilities on a site that is 1.68 gross acres (1.27 net acres) in size. The property is in the C - Commercial Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan complies with the applicable requirements of the Land Use Code L( UCI, specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; 1 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020