HomeMy WebLinkAboutUNIVERSITY SQUARE REPLAT - FDP - FDP150031 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO _____________2__
MEETING DATE January 13, 2016
STAFF Holland
HEARING OFFICER
Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
STAFF REPORT
PROJECT: University Square Subdivision Second Filing Plat, #FDP150031
APPLICANT: Steve Hultin
Colorado State University
1251 S. Mason Street
Fort Collins, CO 80523
OWNER: Board of Governors of the Colorado State University System
01 Administration Building
Fort Collins, CO 80523
PROJECT DESCRIPTION:
This is a request to replat the University Square property, located at the southeast corner of West Pitkin
Street and the Mason Bus Rapid Transit (BRT) system. The second filing plat area is approximately 7.1
acres and is located in the Community Commercial (CC) zone district. The intent of the second filing
replat is to configure the property as necessary for the CSU South College Parking Garage. While this
amended plat is subject to review and approval by a hearing officer, the parking garage site and
landscape plans were previously approved as a Site Plan Advisory Review (SPAR) by the Planning and
Zoning Board on May 14, 2015.
RECOMMENDATION:
Approval of the University Square Subdivision Second Filing, #FDP150031
EXECUTIVE SUMMARY:
University Square Subdivision Second Filing complies with the applicable requirements of the City of Fort
Collins Land Use Code (LUC), more specifically:
• The project complies with process located in Division 2.2 – Common Development Review
Procedures for Development Applications of Article 2 – Administration.
• The project complies with the relevant standards located in Article 3 – General Development
Standards.
• There are no applicable zone district standards in the Community Commercial zone that
pertain to the subdivision or replatting of property.
University Square Subdivision Second Filing, #FDP150031, Administrative Hearing, January 13, 2016
Page 2
VICINITY MAP:
University Square Subdivision Second Filing, #FDP150031, Administrative Hearing, January 13, 2016
Page 3
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Uses
North N/A CSU Main Campus
South Community Commercial (CC) Residential and Offices, (future CSU Health and
Medical Center)
East Community Commercial (CC) CSU Alumni and University Square buildings
West N/A CSU Main Campus
In 1921, the project boundary was included in the LC Moore’s Annexation/Addition.
In 1973, the project boundary was incorporated into the University Square PUD, and an office building,
motel and convention center were planned on the site with a zoning of “Planned Business”.
In 1983, the University Square plans were amended to show a Residence Inn, apartments and offices.
The plan was not implemented. The site is currently configured as a surface parking lot for CSU with the
University Alumni Center and University Square office buildings situated in the northeast corner of the
property. It is not clear when the existing parking lot was constructed.
In 2015, the CSU South College Parking Garage was approved by the Planning and Zoning Board as a
Site Plan Advisory Review (SPAR). The parking garage approved with the SPAR is four stories with a
total of approximately 662 parking spaces. The garage will replace an existing portion of the CSU surface
parking lot located on the site, resulting in a net gain of approximately 450 parking spaces. The parking
structure will be managed by CSU Parking and Transportation Services (PTS) and access would require
a permit or meter payment. The CSU Medical Center is located south of this parking garage at the
northwest corner of Prospect and College, and will likely utilize a portion of the garage parking spaces.
The approved Parking Garage SPAR plans are attached with this staff report.
2. Compliance with Community Commercial (C-C) zone district Standards:
Parking Garages and Parking Lots are listed as a permitted principal Type 2 use in the
Community Commercial District (in this case subject to SPAR). Compliance with Community
Commercial standards was addressed with the SPAR process. In terms of the Location criteria of
the SPAR review, the proposed site meets this requirement with a proposed use that is consistent
with the City’s land use designation. The Parking Garage SPAR staff report is attached for
reference.
3. Compliance with Article 3 of the Land Use Code – General Development Standards
Section 3.3.1 – Plat Standards. The proposed plat meets all applicable General
Requirements and provides all necessary Reservations and Dedications.
University Square Subdivision Second Filing, #FDP150031, Administrative Hearing, January 13, 2016
Page 4
• In compliance with LUC 3.3.1(B)(1): The proposed lot pattern provides a site area
and configuration that meets all applicable city zoning requirements.
• In compliance with LUC 3.3.1(B)(2): The general layout of lots, roads, driveways,
utilities, drainage facilities and other services within the proposed development are
designed in a way that accommodates and contributes to an interconnected street
system within and between neighborhoods, preserves natural areas and features,
and otherwise accomplishes the purposes and intent of this Land Use Code. The
proposed plat is configured to achieve the intent of the SPAR site plan, the design of
which is consistent with the applicable development standards set forth in Articles 3
and 4 of this Land Use Code.
• In compliance with LUC 3.3.1(C)(1): The layout of roads, driveways, utilities, drainage
facilities, and other services remain in compliance with the City’s engineering
standards. The plat demonstrates proper dedication of public rights-of-way, drainage
easements and utility easements that are needed to serve the area being developed.
4. Findings of Fact/Conclusion
In evaluating the University Square Subdivision Second Filing, #FDP150031, staff makes the following
findings of fact:
A. The project complies with process located in Division 2.2 – Common Development Review
Procedures for Development Applications of Article 2 – Administration.
B. The project complies with the relevant standards located in Article 3 – General Development
Standards.
C. There are no applicable zone district standards in the C-C, Community Commercial zone that
pertain to the subdivision or replatting of the property.
RECOMMENDATION:
Approval of the University Square Subdivision Second Filing, #FDP150031, based on the findings of fact
on page 4 of the staff report.
ATTACHMENTS:
1. University Square Subdivision Second Filing plat, Page 1
2. University Square Subdivision Second Filing plat, Page 2
3. Existing University Square Plat
4. Moore’s First Addition (annexation plat)
5. Old site plans for the property
6. Background – CSU Parking Garage SPAR Submittal Narrative
7. Background -- Approved SPAR Submittal CSU Parking Garage Plans
8. Background -- Staff report from the parking garage SPAR review
KING SURVEYORS
650 E. Garden Drive | Windsor, Colorado 80550
phone: (970) 686-5011 | email: info@KingSurveyors.com
VICINITY MAP 1
NORTH
³ ´
´
´
´ ³ ´
´ ´
´
´
³ ´
³ ´
Being A Replat Of Tract A, University Square Subdivision And
A Portion Of Lot 5 Of The Replat of Block 1 Of L.C. Moore's First Addition To The City of Fort Collins,
Situate In The Southeast Quarter Of Section 14, Township 7 North, Range 69 West Of The 6th P.M.,
City Of Fort Collins, County Of Larimer, State Of Colorado
O:\2015083-B\DWG\2015083B-SUB.dwg, 8/24/2015 10:42:03 AM
LEGEND
RIGHT OF WAY
DEDICATED BY THIS PLAT
2,413 SQ.FT.
0.055 ACRES
LOT 1
309,155 SQ.FT.
7.097 ACRES
KING SURVEYORS
650 E. Garden Drive | Windsor, Colorado 80550
phone: (970) 686-5011 | email: info@KingSurveyors.com
2
NORTH
O:\2015083-B\DWG\2015083B-SUB.dwg, 8/24/2015 10:54:58 AM
Office of Facilities Management
Fort Collins, Colorado 80523-6030
6030 Campus Delivery
April 16, 2015
Jason Holland
Planner
Development Review Center
281 North College Avenue
Fort Collins, CO 80524
RE: CSU South College Avenue Parking Structure
Dear Jason,
The South College Avenue Parking Structure would be a new +/- 660 space, 4-story, parking structure
on the CSU main campus. As redevelopment occurs in the core of the campus, parking relocates to the
periphery of the campus per the University Master Plan approved by the Board of Governors.
Constructing additional parking inventory is needed for daily campus users and is also a requirement of
the City/ CSU Stadium IGA. The structure would be managed by CSU Parking and Transportation
Services (PTS) and would require a permit or meter payment in order to utilize it. Essentially following
the precedent set by the Lake Street Parking structure on campus.
The site is approximately 2.6 acres in total and is currently a surface parking lot in the PTS inventory.
The University Alumni Center and University Square office buildings will be adjacent to the structure to
the East while the Mason Trail and MAX BRT are adjacent to the West. The structure would force a
redirect of a community bike and pedestrian connection between the College Avenue underpass and the
Mason trail.
The projected major egress point of the garage would be off of Pitkin Street to the north. Existing
parking lot access points off of College Avenue would be maintained and would provide access to the
south entry of the garage as well as the remaining surface parking lot. While circuitous, access to Pitkin
Street can be made through the garage by parking lot users. The garage would also include covered
bike parking as an amenity to members of the campus community.
Stormwater on this site was accounted for with the development of the MAX project and is designed to
handle this redevelopment. The project will provide water quality treatment on either side of the garage
prior to water reaching inlets that connect to onsite detention as well as an existing storm line on the
west.
Architectural detailing of the building takes its clues from the existing Lake Street parking structure. A
mix of colored precast concrete, random ashlar sandstone, red sandstone shiners, and glass enclosed
stairwells are all part of the established character. Inside the garage, LED lighting and painted
overheads provide a brighter and a safer feeling environment.
This project addresses the Character, Location and Extent requirements of pertinent State Statute and
evolving City of Fort Collins SPAR requirements in the following ways:
Location- the parking lot is situated along the east perimeter of campus immediately adjacent to US 287
and Pitkin Street. Adjacent connectivity to The Horn and MAX transit, as well as the Mason Trail,
provides campus users with additional mobility alternatives.
Character- The project will conform to the landscape, lighting standards, and materials spelled out in the
CSU Aesthetic Guidelines and CSU Facilities Construction Standards Manual. The garage follows the
architectural aesthetic and material quality already established by the Lake Street Parking Structure.
This existing structure has successfully blended into the campus and has become a signature building at
the south campus entry.
Extent- The site will not be a change in use, only in vehicle density from a paved parking surface to
structured parking. Traffic patterns are expected to change in the area with the additional concentration
of vehicles. Providing a substantial setback off of College Avenue, maintains the goals of the campus
master plan with College Avenue being the iconic campus frontage
Sincerely,
David Hansen,
Campus Landscape Architect
Facilities Services Center North
Colorado State University
Fort Collins, Colorado 80523-6030
970.491.0318 970.491.0105 - fax
South College Avenue Parking Structure
Overall Site Plan April 29, 2015 0’ 10’ 20’ 40’ NORTH
W. LAKE ST.
MASON TRAIL
W. PITKIN ST.
S. COLLEGE AVE.
6’ Sidewalk
New switchback
in trail
Existing Parking Lot Entrance
Existing Parking Lot Exit
Existing Underpass Trail
Garage
Entry
Garage
Entry
Entry to Alumni
Center Parking Lot
Bikeway Connects
Mason Trail
Striped Sharrows
in Parking Lot
Drive Lane
MASON BRT
MASON TRAIL
MASON BRT
New Detached
Sidewalk
ACADEMIC
VILLAGE
HONORS
ACADEMIC
VILLAGE
ENGINEERING
ACADEMIC
VILLAGE
ASPEN
BLDG
THERMAL
PLANT
ACADEMIC
VILLAGE
COMMONS
LORY
STUDENT
CENTER
MORGAN
LIBRARY
GLENN MORRIS
FIELD HOUSE
WEED
RESEARCH
LAB
NRRC E
NRRC D
NRRC C
NRRC B
PROPERTY
583
CHILL
PLANT
S.C.A.V.M.A.
540
(2) 8x20
CONTAINERS
590
543
546
544
582
(22) 8x40 CONTAINERS
(15) 8x40 SEMI TRAILERS
547
549
706
557
705
139
563
204 209 214
550
704
703
702
566
565
581
NRRC A
NORTH
SOUTH COLLEGE PARKING STRUCTURE
04.16.2015
SPAR SUBMITTAL
EXISTING CONDITIONS/ SITE PHOTOS
EXISTING CONDITIONS
A B
C
FG
D
E
A
C
F
E
G
WEST LAKE STREET
MASON BRT
PITKIN STREET
SOUTH COLLEGE AVENUE
B
D
NORTH
SOUTH COLLEGE PARKING STRUCTURE
04.16.2015
SPAR SUBMITTAL
EXISTING CONDITIONS/ SITE PHOTOS
EXISTING CONDITIONS
I
J
K
H
EXISTING CONDITIONS
H
I
J
K
WEST LAKE STREET
MASON BRT
PITKIN STREET
SOUTH COLLEGE AVENUE
Agenda Item 3
Item # 3 Page 1
STAFF REPORT May 14, 2015
Planning and Zoning Board
PROJECT NAME
CSU SOUTH COLLEGE PARKING GARAGE SPAR #150003
STAFF
Jason Holland, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for a Site Plan Advisory Review (SPAR) by Colorado State
University to construct a new parking garage adjacent to the CSU campus
(Parcel #9714413904). The site is located at the southeast corner of West Pitkin
Street and the Mason BRT. The site is 2.6 acres and is located in the
Community Commercial (CC) zone district.
The proposed garage is four stories with a total of approximately 662 parking
spaces. The garage will replace an existing portion of a CSU surface parking lot,
resulting in a net gain of approximately 450 parking spaces. The University
Alumni Center and University Square office buildings are adjacent to the
structure to the east while the Mason Trail and MAX BRT are adjacent to the
west. The structure would be managed by CSU Parking and Transportation
Services (PTS) and access would require a permit or meter payment.
A proposed CSU Medical Center is located south of this parking garage at the
northwest corner of Prospect and College, and will likely utilize a portion of the
garage parking spaces. The Medical Center building will be submitted to the
Planning and Zoning Board as a separate project and is also subject to a SPAR
review.
APPLICANT: David Hansen
Colorado State University Landscape Architect
Facilities Management
6030 Campus Delivery
Fort Collins, CO 80523
OWNER: Board of Governors of the Colorado State University System
01 Administration Building
Fort Collins, CO 80523
RECOMMENDATION: Approval
EXECUTIVE SUMMARY
The Site Plan Advisory Review complies with Land Use Code Section 2.16, Site Plan Advisory
Review.
Agenda Item 3
Item # 3 Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Uses
North N/A CSU Main Campus
South Community Commercial
(CC)
Residential and Offices
East Community Commercial
(CC)
CSU Alumni and University Square buildings
West N/A CSU Main Campus
In 1921, the project boundary was included in the LC Moores Annexation.
In 1973, the project boundary was incorporated into the University Square PUD, and an office
building, motel and convention center were planned on the site with a zoning of “Planned
Business”.
In 1983, the University Square plans were changed to show a Residence Inn, apartments and
offices.
The site is currently configured as a surface parking lot for CSU. It is not clear when the existing
parking lot was constructed.
2. Right of Advisory Review:
Colorado Revised Statutes provide two specific references which allow the City to review the
planning and location of public facilities:
Section 31-23-209, C.R.S. provides that no public building shall be constructed or authorized in
a city until the “location, character and extent thereof” has been submitted for approval by the
Planning and Zoning Board. In the case of disapproval, the Planning and Zoning Board shall
communicate its findings to the applicant’s governing body. The disapproval of the Planning
and Zoning Board may be overruled by the Colorado State University Board of Governors by a
vote of not less than two-thirds of its membership.
3. Site Plan Advisory Review Procedures:
The processing and evaluation of Site Plan Advisory Review applications is governed by
Division 2.16 or Article 2 of the Fort Collins Land Use Code. The section further defines the
evaluation criteria for the “location, character and extent” of Site Plan Advisory Review
applications.
Evaluation criteria:
Agenda Item 3
Item # 3 Page 3
(1) The site location for the proposed use shall be consistent with the land use
designation described by the City Structure Plan Map, which is an element of the City's
Comprehensive Plan.
(2) The site development plan shall conform to architectural, landscape and other
design standards and guidelines adopted by the applicant's governing body. Absent
adopted design standards and guidelines, the design character of the site development
plan shall be consistent with the stated purpose of the respective land use designation
as set forth in the City's Comprehensive Plan.
(3) The site development plan shall identify the level of functional and visual impacts to
public rights-of-way, facilities and abutting private land caused by the development,
including, but not limited to, streets, sidewalks, utilities, lighting, screening and noise, and
shall mitigate such impacts to the extent reasonably feasible.
4. Evaluation
A. Location (Criterion 1)
The proposed site meets this requirement with a proposed use that is consistent with the
City’s land use designation. The site is within the Community Commercial District, and
Parking Garages and Parking Lots are listed as a permitted principal Type 2 use in this
district.
B. Character (Criterion 2)
The proposed parking lot meets this requirement by conforming to the landscape and
other design standards established by the Colorado State University Aesthetic Guideline
and CSU Facilities Construction Standards Manual.
The design character of the site development plan is also consistent with the stated
purpose of the City’s Community Commercial District by providing a higher density
parking component within an overall setting of offices, civic uses and services.
Primary automobile access into the garage is from West Pitkin Street and an existing
access from South College Avenue. The garage will also be accessible from West Lake
Street through the existing parking lot to the south. Sidewalks and shared bicycle routes
are provided around the perimeter of the structure linking the South College trail
underpass, and the Mason Trail / MAX transit corridor.
The garage will also include covered bicycle parking, but at this time it is unknown how
many bicycle spaces CSU will be able to accommodate in the structure.
Foundation landscaping and street trees are adequately provided around the perimeter
of the structure and two rain gardens are proposed on the east and west side of the
structure. All lighting provided will be fully shielded and down-directional in conformance
Agenda Item 3
Item # 3 Page 4
with CSU standards.
The architectural character of the parking structure is consistent with recent campus
construction. The use of colored precast concrete, random ashlar sandstone, red
sandstone shiners, and glass-enclosed stairwells are similar to the existing CSU parking
structure on Lake Street. Variation in overall massing is satisfied by breaking up the
building mass into a series of intersecting wall planes in a module format, similar to other
buildings on campus. Variations in massing, juxtaposed materials and forms, and
repeated patterns of mass/void provide vertical and horizontal interest, breaking down
the overall scale of the structure.
The use of building materials and patterns is balanced, with colors and textures helping
to emphasize and articulate overall building forms and make the structure clearly
identifiable as a CSU campus building.
C. Extent (Criterion 3)
The primary focus has been to integrate the parking structure into the surrounding
transportation modes, and mitigate impacts including refinements to the circulation route
of the trail connection east of the parking structure.
The following measures were identified and are incorporated into City staff’s
recommendation:
1) Colorado State University provided a Traffic Impact Study (TIS) that evaluated the
vehicular impact of the parking garage on area City transportation facilities. The
eastbound approach of Pitkin to College Avenue is recommended for
improvement (lengthening turn lanes).
2) Original plans proposed that the east trail connection would be re-routed north
and intersect mid-block with West Pitkin Street. This would give users the option
to cross West Pitkin Street or continue west along a detached walk, ultimately to
connect with campus and the Mason Trail.
Staff recommended revising the circulation around the garage to bring the trail
from the underpass and along the south side of the garage to the Mason Trail.
This revised route is illustrated on the SPAR plans as the “Alternative
Bike/Pedestrian Connection Concept”. The goal of this revision is to eliminate
conflicts with the significant vehicular traffic expected on West Pitkin.
3) Visibility at the two main access points into the parking structure is also a
consideration. Landscaping will be kept low in these areas and appropriate
signage will be considered to mitigate conflicts.
4) CSU Facilities staff is continuing to coordinate with City staff and CDOT to provide
final utility plans and other approvals/easements in conjunction with the parking
structure. Utility plans will show the final details for elements such as curb cuts,
sidewalk ramps with truncated domes, water quality infiltration and rain garden
Agenda Item 3
Item # 3 Page 5
details, etc.
5) Signage shown on the parking structure will be scaled back to meet the City sign
code.
6) Several existing trees will be removed in the existing parking lot and along West
Pitkin Street to accommodate the parking structure and new sidewalk
connections. A tree mitigation plan will be provided with the final plan set.
5. Neighborhood Meeting:
A neighborhood information meeting was held on April 6, 2015. One resident attended the
meeting and there were no concerns expressed.
6. Findings of Fact:
A. The CSU South College Avenue Parking Garage SPAR is subject to evaluation by the
Planning and Zoning Board, pursuant to State Statute Section 31-23-209, C.R.S. and
Fort Collins Land Use Code Section 2.16.
B. The location of the CSU Parking Garage is consistent with the permitted uses described
in the City’s Structure Plan Map, an element of the City’s Comprehensive Plan.
C. The character of the CSU Parking Garage conforms to the landscape and other design
standards and guidelines adopted by CSU.
D. The extent of the proposed CSU Parking Garage is integrated into the surrounding
context though the use of appropriate perimeter landscaping, architectural design
consistent with CSU standards, and acceptable integration into existing pedestrian and
bicycle circulation patterns.
RECOMMENDATION:
Staff recommends Planning and Zoning Board approval with the following motion:
Approve the CSU South College Avenue Parking Garage, Site Plan Advisory Review
#SPA150003 based on the findings of fact.
ATTACHMENTS
1. CSU Submittal Narrative (PDF)
2. Vicinity Map (PDF)
3. Area Zoning Map (PDF)
4. Site Photos (PDF)
5. SPAR Site Plan (PDF)
6. SPAR Landscape Plan (PDF)
7. SPAR Parking Garage Elevations (PDF)
8. Traffic Study (PDF)
701
431
577
BARNS
555 554
HOSPITAL
VETERINARY TEACHING
578
567 568
562
553
580
559 560 570
561
558
425
PUMP HOUSE
422 423
USDA
424
USFW
HEADHOUSE
HILTON
(21) (20) (19)
(23)
(26) (25)
(30) (29)
(27) (28)
(22)
311
312
CROP RESEARCH
U.S.D.A.
380
308
306
304 303 302
305
309
310
313
SURPLUS
136
137
BOOK STORAGE
318
(34) (24) 301 (18)
317 307
206
221 223 229 231
201 202 203
207
211
212 213
210
205
208
217 216 215
256
257
258
259
260
261
262
263
252
253
254
255
264
250
Parking
Garage
(Bldg K)
(Bldg J)
(Bldg L)
(Bldg H)
(Bldg H)
(Bldg P5)
(Bldg P3)
(Bldg P2)
(Bldg C)
(Bldg U)
(Bldg A)
(Bldg A)
(Bldg B)
548
DIAGNOSTIC MEDICINE CENTER
BSL-3
539
Bus Barn
(Bldg K2)
UNIVERSITY
TENNIS
COMPLEX
AGGIE
VILLAGE
NORTH
AGGIE
VILLAGE
SOUTH
314 (31) 315 (32) 316 (33)
391
569
TUBE STEEL STRUCTURE FOR
SNOW MELT EQUIPMENT
183
179
187
185
Gail Holmes
Equine Orthopaedic
Research Center
APHI
Lab
Orthopaedic
Research Lab
S. COLLEGE AVENUE
CENTRE AVENUE
SEE ENLARGEMENT
WEST PROSPECT ROAD
PITKIN STREET
WEST LAKE STREET
COLORADO STATE UNIVERSITY
MAIN CAMPUS
COLORADO STATE UNIVERSITY
SOUTH CAMPUS
CAMPUS CONTEXT MAP ENLARGED VICINITY MAP
SOUTH COLLEGE AVENUE
MASON BRT
NORTH
SOUTH COLLEGE PARKING STRUCTURE
04.16.2015
SPAR SUBMITTAL
VICINITY MAP