HomeMy WebLinkAboutFIRST COMMUNITY BANK PLAZA - PDP - 49-05 - REPORTS - RECOMMENDATION/REPORTL. Section 3.5.3(B)(2)(b)(c) — Build -To Lines
This standard requires that the building be placed back from the J.F.K.
Parkway right-of-way (arterial) by a distance measuring between 10 and
25 feet. The building is setback from J.F.K. Parkway by 25 feet thus
complying with the standard.
M. Section 3.5.3(D)(1-6) — Character and Image
There are no building bays that exceed 30 feet without a change in wall
plane or a three-dimensional feature to articulate the facade. All sides use
consistent materials. The street -facing facade along J.F.K. Parkway
features windows. Both entrances are highlighted by a projecting glass
atrium and a modest flat roof for weather protection. As mentioned, the
exterior materials synthetic stucco and pre -cast concrete panels. The flat
roof is punctuated by a projecting, curving architectural feature consisting
of rust -colored wall panels. A series of projecting windows breaks up the
facade for horizontal relief.
N. Section 3.6.4 — Transportation Level of Service Requirements
The Transportation Impact Study has been reviewed and evaluated by the
Traffic Operations and Transportation Planning Departments. The P.D.P.
adequately provides vehicular and bicycle facilities necessary to maintain
the adopted transportation Level of Service standards contained in Part II
of the City of Fort Collins Multi -modal Transportation Level of Service
Manual for the following modes of travel: motor vehicle, bicycle and
pedestrian. Currently, and in the short range future, the key intersections
will operate acceptably.
4. Findings of Fact/Conclusion:
In evaluating First Community Bank Plaza P.D.P., Staff makes the following
findings of fact:
A. The land uses, general office building and financial services are allowed
within the C, Commercial zone district.
B. The P.D.P. complies with the applicable standards of the C, Commercial
zone district of Article Four.
C. The P.D.P. complies with the applicable standards of the General
Development Standards of Article Three.
RECOMMENDATION:
Staff recommends approval of First Community Bank Plaza P.D.P., #49-05.
144 spaces. Parking provided totals 133 spaces thus complying with the
standard.
H. Section 3.2.4 — Site Lighting
Parking lot and building -mounted lighting will feature down -directional and
sharp cut-off fixtures. There are no foot-candles that exceed the
maximum allowable.
Section 3.5. 1 (B)(C)(E)(F) — Building Project and Compatibility
This standard is designed to ensure compatibility of new buildings with the
surrounding context. In this case, the context is the Continental Plaza to
the north, Toys R Us to the south and Palmer Design Center to the west.
These existing buildings, while individually attractive, do not represent any
one particular form or style.
The exterior materials are predominantly synthetic stucco and pre -cast
concrete panels. The top floor is stepped back to mitigate the mass and
scale of the overall height. There is generous use of glass, particularly by
incorporating atriums at both north and south entrances. There are two
significant architectural features that project above the flat roofline which
create a very distinctive top.
J. Section 3.5.3(B)(1) — Relationship of Buildings to Streets,
Walkways and Parking
This standard requires that entrances face and open directly onto a
connecting walkway with pedestrian frontage. Both main entrances are
located along pedestrian frontages which tie directly into the existing
public sidewalk.
K. Section 3.5.3(B)(2)(a) — Orientation to Build -to Lines for Streetfront
Buildings
This standard requires that commercial buildings be brought up to the
street so that there is an urban relationship between building and street.
In addition, no less than 30% of total length of the building along the
streets is extended to the build -to lines. The orientation of the building is
brought up to J.F.K. Parkway such that 100% of the east elevation faces a
public street.
B. Section 3.2. 1 (E)(4)(a) — Parking Lot Perimeter Landscaping
The north parking lot is setback from J.F.K. Parkway by the stormwater
detention pond which is 50 feet wide. The south parking lot is screened
from J.F.K. Parkway by a 20-foot wide landscape strip located behind the
public sidewalk.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot exceeds 10% interior landscaping in the form of islands
which exceed the required minimum for lots with more than 100 spaces.
D. Section 3.2.2(B) — Access, Circulation and Parking
There will be one new parking lot access off J.F.K. Parkway located at the
southern end of the site. Access to the northern lot will be gained via the
existing parking lot circulation system serving Continental Plaza.
Circulation between these two lots is provided along the west side of the
site next to the irrigation ditch.
E. Section 3.2.2(E) — Parking Lot Layout
There will be an 8.5-foot wide sidewalk along the head -in parking on the
north side of the building and a 15-foot wide plaza along the south side of
the building. These two walkways connect the two entrances and also to
the public sidewalk along J.F.K. Parkway, without crossing a drive aisle.
F. Section 3.2.2(H) — Drive-in Facilities
The first -floor bank will offer drive -through banking services within the
southern parking lot. There will be five lanes for teller services and one
lane for the automatic teller machine. The stacking and circulation system
avoids crossing the walkway connection out to J.F.K. Parkway. There is
one conflict, however, where cars exiting the drive -through banking lanes
will cross an internal parking lot sidewalk. At the point of this conflict,
there will be an enhanced crosswalk. Stacking appears adequate so as to
not interfere with normal parking lot maneuvers. A walk-up service option
is provided so that bicyclists and pedestrians do not have to navigate the
drive -through lanes.
G. Section 3.2.2(K)(2)(4) — Parking Lots — Maximum Number of
Spaces
The general standard requires that for the 10,000 square foot bank, there
can be no more than 3.5 spaces per 1,000 square feet, or 35 spaces. For
the 36,500 square foot general office, there can be no more than 3.0
spaces per 1,000 square feet, or 109 spaces. Total allowable parking is
COMMENTS
Background:
The surrounding zoning and land uses are as follows:
N: C; Existing Office Building (Continental Plaza)
S: C; Existing Retail Store (Toys R Us)
E: E; Vacant
W: C; Existing Retail and Personal Service Shops (Palmer Design Center)
There has been no previous planning or development activity associated with the
parcel.
2. Compliance with Commercial Zone District Standards:
A. Land Use
A multi -tenant office building and financial services are permitted in the
Commercial zone district, subject to review by the Hearing Officer.
B. Site Design
There are two main entrances to the building. Each features a small plaza
that is directly connected to the public sidewalk along J.F.K. Parkway. At
the north entrance, the retaining wall for the stormwater detention pond
includes a low seat wall. In addition, one sidewalk connects to Continental
Plaza and one connects to a bridge over the Larimer Number Two Canal.
C. Maximum Height — Four Stories
The building is four stories in height thus not exceeding the maximum.
3. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the entire site. Street trees
are provided along J.F.K. Parkway. Foundation shrubs are provided
around the building.
ITEM NO.
MEETING DATE
STAFF TED .SN�'P/g�t�
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: First Community Bank Plaza P.D.P., #49-05
APPLICANT: Mr. Spiro Palmer
c/o V-F Ripley Associates, Inc.
401 West Mountain Avenue
Fort Collins, CO 80521
OWNER: Palmer Properties
3636 South College Avenue
Fort Collins, CO 80525
PROJECT DESCRIPTION:
The project consists of one four-story office building, including a bank on the first
floor, with drive -through facilities. The building would contain a total of 46,500
square feet. The site is presently vacant and located on the west side of J.F.K.
Parkway, approximately 500 feet south of Horsetooth Road. The Larimer
Number Two irrigation ditch forms the western and southern boundaries of the
site. Toys-R-Us is located directly south of the site. The site is 3.39 acres in size
and zoned C, Commercial.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
An office building and bank, with drive -through facilities, are allowed in the C,
Commercial zone district. The P.D.P. complies with the applicable standards of
the Commercial zone (Article Four) as well as the General Development
Standards (Article Three).
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT