HomeMy WebLinkAboutCAMPUS WEST THEATRE REDEVELOPMENT - PDP - 23-04B - REPORTS - RECOMMENDATION/REPORTCampus West Theatre Redevelopment Project Development Plan -Type I - #23-046
April 24, 2006 Administrative Hearing
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Attachments:
Zoning exhibit
Full sized site, architecture, landscape, and lighting plan set
Excerpts of the Transportation Impact Study dated December, 2005
Statement of Planning Objectives
Correspondence about lighting
Campus West Theatre Redevelopment Project Development Plan -Type I - #23-046
April 24, 2006 Administrative Hearing
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mass has been avoided in both proposed buildings. Numerous changes in
mass break up the volumes and are integrally related to entries, building
structure and the organization of space.
The proposed project contributes to the uniqueness of the Community
Commercial zone district and sets a higher bar for future residential and
mixed -use projects in the area. The design's emphasis on pedestrian
spaces, outdoor experience and more urban streetscape are tailored to this
site both in terms of its immediate context and its wider context within the
zone district.
All facades exceed the minimum wall articulations. Walls have clearly
defined bays, multiple changes in plane, materials and texture, arcades,
awnings and porticos. All sides of each building have high quality materials
consistent with the front facade. Primary building entrances are recessed
into the building mass or feature a foyer and are covered with either an
awning or portico. All buildings have been designed with appropriate base
and top treatments including copper cladding cornices and sandstone
bases.
4. Findings of Fact / Conclusion:
A. Mixed -use dwellings are permitted in the Community Commercial District,
subject to an Administrative Hearing.
B. This PDP complies with the General Development Standards as well as the
applicable District Standards, with exceptions pertaining to the site lighting,
noted below as a condition of approval.
STAFF RECOMMENDATION:
Staff recommends approval of the - subject to
the following condition:
In order to receive Final Plan approval, the applicant shall:
A. modify the design to address the standards contained in Sections 3.2.2 (D)(3)(d)
Access and Parking Lot Requirements, Lighting; Section 3.2.4 Site Lighting, and
Section 3.5.1(J)(5) Operational and Physical Compatibility Standards.
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April 24, 2006 Administrative Hearing
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C. Building Standards — [Division 3.5]
1) Architectural Character, Building Size, Mass and Scale [Section 3.5 (B) and
(C)]—The design of the project sets an enhanced standard of quality for
future projects. It transitions appropriately from the existing neighborhood to
the south in terms of height and massing. The elevations are broken down
into roughly twenty-five foot bays, a fine grain that blends well with the
existing residential behind and commercial across the street. The project
sets an enhanced standard for future redevelopment with its generous use
of brick, stone, commercial display windows and metal detailing.
2) Privacy Considerations [Section 3.5.1 (D)]—The project is quite urban in
nature, however zones of semi -private and public have been established
relatively effectively both at the perimeter of the project in the outdoor
seating and planting areas and around the townhouses in the "yards". The
mixed -use nature of the site provides some natural settings for interaction
among neighbors in a public space. There are also some outdoor private to
semi -private spaces in the form of balconies.
3) Building Materials [Section 3.5.1 (E)]—Both the materials and colors
proposed blend well with existing materials and colors and set an enhanced
standard for future redevelopment. Clear glass is used in all commercial
storefront windows and residential fenestration.
4) Outdoor Storage Areas/Mechanical Equipment [Section 3.5.1 (1)]—All trash
and recycling areas are at least 20 feet from public walks and are screened
from view according to Section 3.2.5 of the Land Use Code. All HVAC
equipment will be reviewed for compliance in the Final Plan Review
process. Loading and delivery will be accommodated as it is elsewhere in
the Campus West area.
5) Residential Building Standards [Section 3.5.2]—These standards apply to
Building B on the south of the property. These units have entries on a
connecting walkway to W. Elizabeth St. and provisions will be made in Final
Plan review to enhance the walkway out to City Park Avenue as well.
Building B meets the setback minimum standards.
6) Mixed -use, Institutional and Commercial Building Standards [Section
3.5.3]—Building A is a mixed -use building which fronts on W. Elizabeth
Street and City Park Ave with connecting walkways along both frontages.
Both frontages are extended to the build -to lines, though the City Park
Avenue frontage is set back twenty-five feet instead of fifteen feet to
accommodate outdoor seating areas. A single, large dominant building
Campus West Theatre Redevelopment Project Development Plan -Type I - #23-04B
April 24, 2006 Administrative Hearing
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e. A Transportation Impact Study was performed and submitted with
this proposal. Pertinent excerpts of the study are attached to this
staff report. [Section 3.2.2(c)(8)]
f. All off-street parking spaces have unobstructed access to and from
public streets. All off-street parking is contained onsite. All parking
surfaces are either asphalt or concrete. Light fixtures proposed for
the parking area do not meet the standard in Section 3.2.2 (D)(3)(d)
that they shield the source of light from sight and prevent spillover
onto residential uses. The standards in Section 3.2.4 (outlined
below) are also not met, so compliance with these standards will be
conditions of approval in the staff recommendation at the end of this
staff report. [Section 3.2.2 (D)]
g. The parking lot is designed with clear and logical circulation routes
for vehicles, bicycles and pedestrians. The vehicle routes are striped
for clarity; the pedestrian routes have special paving at drive aisle
crossings and the bike lanes on W. Elizabeth are striped. All
landscaped islands are defined with curbs [Section 3.2.2 (E)]
h. Required parking setbacks are met.
i. Based on the submitted plans, this project will need to provide a
minimum of 62 parking spaces for the residential units and a
maximum of 119 commercial spaces. 62 residential spaces are
provided off-street in the surface and structured parking, and 24
commercial spaces are provided off-street in the surface and
structured parking which meets the requirement. There is no on -
street parking. [Section 3.2.2 (K)]
j. Five handicap parking spaces are provided according to Code.
[Section 3.2.2 (K)(5)(d)]
k. The parking dimensions indicated on the plans meet the minimum
dimensions required. The surface parking spaces are dimensioned
for overhang into the landscaped area as allowed by Code. [Section
3.2.2 (L)]
3) Site Lighting [Section 3.2.4]—Proposed site lighting does not meet our
lighting standards. Light sources are not concealed and do not feature full
shielding or sharp cutoff features, so they willaddglare. These standards
must be addressed and are therefore a condition of approval in the staff
recommendation at the end of this staff report. Also attached to this report
is some correspondence between the Planner and Lighting consultant for
additional detail.
4) Trash and Recycling Enclosures [Section 3.2.5]—The trash enclosures
have been sized appropriately to accommodate trash and recyclables.
Campus West Theatre Redevelopment Project Development Plan -Type I - #23-04B
April 24, 2006 Administrative Hearing
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3. Compliance with applicable General Development Standards
A. Site Planning and Design Standards [Division 3.2]
1) Landscaping and Tree Protection: [Section 3.2.1 ]—The Project
Development Plan provides full tree stocking, street trees, landscaped and
hardscaped areas throughout the project. Street trees on Elizabeth are
placed at 30-40 foot intervals in tree grates that are greater than sixteen
square feet. Street trees on City Park are placed ten feet behind the
attached sidewalk. Sight distance triangles are maintained at the driveway
intersections. Existing trees on Elizabeth Street will be protected.
Screening of parked cars from the residential neighbor to the south and the
commercial neighbor to the east will be achieved with a new six-foot high
wood privacy fence and mixed plantings of shrubs and ornamental trees.
Standards have been met and exceeded for interior parking lot landscaping.
2) Access, Circulation and Parking [Section 3.2.2]
a. Development Standards: [Section 3.2.2 (C)]—Safety Considerations:
Pedestrians, bicycles and vehicles are separated to a large extent in
this project. There is an internal drive aisle for vehicular access with
a five-foot sidewalk to connect to the residences in Building B. An
enhanced crosswalk is provided at the intersection of the east drive
aisle and the east entrance to the parking structure. There are
existing bike lanes along W. Elizabeth Street. Pedestrian striping will
be provided across the intersection of the south entrance and
vehicular ramp at the south drive aisle at the Final Plan submittal per
a staff review conversation before the hearing.
b. Curb cuts and ramps are provided throughout the site. [Section 3.2.2
(C)(2)]
c. The design includes convenient parking facilities for bicyclists and
ramps and walkways for clear and direct access to all entrances. The
bike racks on W. Elizabeth will be moved during Final Plan so that
they are level with the public sidewalk. [Section 3.2.2 (C)(4)] The
bike lanes on W. Elizabeth Street have been recently improved by a
capital improvement project.
d. The crossing at the east entrance to the parking structure is shown
as an enhanced crosswalk with stamped concrete. This access route
will be the primary connection for residents of Building B and meets
the connecting walkway standard. Additional striping will also be
added at the south crossing of the drive aisle to provide an extra level
of safety at that intersection. [Section 3.2.2. (c)(5)(b)]
Campus West Theatre Redevelopment Project Development Plan -Type I - #23-04B
April 24, 2006 Administrative Hearing
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2. Compliance with Applicable CC —Community Commercial District Standards
A. Purpose: The purpose of the Community Commercial District is as follows:
"The Community Commercial District provides a combination of retail, offices,
services, cultural facilities, civic uses and higher density housing. Multi -story
buildings are encouraged to provide a mix of residential and nonresidential uses.
Offices and dwellings are encouraged to locate above ground -floor retail and
services.
The proposed project is a three-story mixed -use building that wraps the
corner of Elizabeth Street and City Park Avenue and a two-story residential
building behind. A single -tier parking structure is located between the
buildings, interior to the site. The project fits with the vision of the Campus
West Community Commercial District Planning Study Report and the intent
of the zone district. The project will be a much needed aesthetic
improvement for the area and will hopefully lay the groundwork for future
redevelopment in the area.
B. Permitted Land Use: Mixed -use dwellings are permitted in the Community
Commercial District, subject to a Type I — Administrative Hearing.
C. Development Standards:
1) Site Planning [Section 4.14 (E)(1)]—The configuration of shops in the
proposed project orients toward the public sidewalks along Elizabeth Street
and City Park Avenue and toward a pedestrian connection with the
structured parking in the interior of the site. All public entries to retail shops
have been altered to open onto the street side. Ample useable outdoor
spaces have been provided.
Block Requirements [Section 4.14 (E)(2)]—Two buildings and a small parking structure will
sit on a single replatted lot, on an existing block. More than 50% of the lot frontage on
both Elizabeth Street and City Park Avenue consists of building facades and useable
outdoor spaces. . The proposed buildings are 40 feet tall, greater than the 20 feet
minimum height and less than the five -story maximum.
A
Campus West Theatre Redevelopment Project Development Plan -Type I - #23-04B
April 24, 2006 Administrative Hearing
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EXECUTIVE SUMMARY:
Mixed -use dwellings are permitted in the Community Commercial District, subject to an
Administrative Hearing. This Project Development Plan complies with the applicable
Administrative and General Development standards and the standards of the CC —
Community Commercial District, with the conditions listed in the Staff Recommendation at
the end of this staff report.
COMMENTS
1. Background
The surrounding zoning and land used are as follows:
N:
CC:
Existing restaurant and retail (McDonald's and the Patterson Building)
E:
CC:
Existing commercial (Campus West Self Serve Car Wash and John
XXIII University Center)
S:
CC:
Existing single family house and undeveloped land (John XXIII
University Center)
SW:
MMN:
Existing multi -family residences (Matador Apartments)
W:
CC:
Existing commercial and retail (West Liquor Depot)
NW:
CSU:
Campus Housing
A portion of this property (the old Campus West Theatre) went through an entitlement
process through the City as two Project Development Plans called Brazil '99 and Brazil
2004. Recently, the property was sold to TNC Holdings, LLC and they also acquired the
corner lot (the old Schrader's gas station and Corner Store).
Neighborhood meetings were not required for this project. No written comments or phone
calls from the public have been received by the Planner on this project. The project has
had a sign posted and this hearing was noticed properly.
ITEM NO.
MEETING DATE 4.2q.04,
STAFF a21wY
if
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Campus West Theatre Redevelopment PDP—Type I (#23-04B)
APPLICANT: Scott Addington
Trade Wind Project Solutions, LLC
314 Red Hawk Drive
Fort Collins, CO 80525
OWNER: Randy Meyers
TNC Holding, LLC
2620 E. Prospect Road, Suite 100
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to redevelop a now vacant 2.06 acre (89,859sf) site into a two -building
mixed -use development with 37 residential units and approximately 14,265 square feet of
commercial space. The property is located on the southeast corner of W. Elizabeth Street
and City Park Avenue, the former site of the Campus West Theatre and Schrader's Gas
Station. The site is in the CC —Community Commercial District.
RECOMMENDATION:
Staff recommends approval of the Campus West Theatre Redevelopment PDP—Type I
(#23-04B) with excepthme.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT