HomeMy WebLinkAboutCAMPUS WEST THEATRE REDEVELOPMENT - PDP - 23-04B - DECISION - FINDINGS, CONCLUSIONS & DECISION_ (;c2f;�Lls WPi� ����r�� - �?�'-��rnin,ycP� •
G�GdttLC� no
Campus West Theatre Redevelopment, PDP
Administrative Hearing
Findings, Conclusions, and Decision
April 24, 2006
Page 9 of 9
SUMMARY OF CONCLUSIONS
A. The Campus West Theatre Redevelopment, PDP mixed -use dwellings are
permitted in the Community Commercial District, subject to an Administrative
Hearing, meeting the procedural requirements located in Division 2.1 - General
Procedural Requirements, Division 2.2 - Common Development Review
Procedures for Development Applications, and Section 2.4 - Project
Development Plan located in Article 2 - Administration.
B. The Campus West Theatre Redevelopment, PDP meets the Site Planning and
Design Standards in Sections 3.2.1-5, applicability and plat requirements located
in Sections 3.1.1 - Applicability and 3.3.1 - Plat Standards, Building standards in
Section 3.5 (except the lighting standards mentioned as conditions of
approval below) contained in Article 3 - General Development Standards.
C. The Campus West Theatre Redevelopment, PDP meets the zone district
standards located in Section 4.14 — Community Commercial District, contained in
Article 4 — District Standards.
DECISION
The Campus West Theatre Redevelopment, PDP (#23-04B) is hereby approved by the
Hearing Officer with the following condition:
In order to receive Final Plan approval, the applicant shall 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) (2) (5)
Operational and Physical Compatibility Standards.
Dated this 28t' day of April, 2006, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
'ray
City Planner
Campus West Theatre Redevelopment, PDP
Administrative Hearing
Findings, Conclusions, and Decision
April 24, 2006
Page 8 of 9
"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.
This proposed mixed -use project represents a good example of meeting the intent of
the Community Commercial District standards. This type of redevelopment will foster
additional change in the area along with higher quality design improving the aesthetics
of the Campus District. The site, building design and landscaping collectively will result
in an upgrade to this redeveloped site and District as a whole.
Campus West Theatre Redevelopment, PDP
Administrative Hearing
Findings, Conclusions, and Decision
April 24, 2006
Page 7 of 9
Final Plan review to enhance the walkway out to City Park Avenue as
well. Building B meets the setback minimum standards.
7) 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
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.
This proposed project, aside from the conditions listed above, represents a good
example of meeting or exceeding the applicable general development standards. While
it is recognized that there is a general lack of public parking in the Campus West area,
as evidenced by testimony provided at the hearing, this project is providing sufficient
levels of parking for both new residents and commercial uses on -site. The bigger
picture question of a lack of adequate parking west of campus is long-standing and will
need to be addressed, not on a case by case basis, but more holistic in nature,
involving partnerships with the public and private sectors.
5. Article 4 - District Standards:
Compliance with Applicable CC —Community Commercial District Standards
A. Purpose: The purpose of the Community Commercial District is as follows:
Campus West Theatre Redevelopment, PDP
Administrative Hearing
Findings, Conclusions, and Decision
April 24, 2006
Page 6 of 9
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) Operational/Physical Compatibility Standards [Sectiion3.5.1 (J) (2) (5)] -
The lighting maximums shown on the Plans are too high for a low -density
residential project in the context of an adjacent residential area. The
following conditions may be imposed upon the approval of the
development application to ensure that new development will be
compatible with existing neighborhoods and uses, including, but not
limited to, restrictions on glare, light intensity and hours of operation.
The fixtures listed in the drawings submitted will need to all have down -directional, full
cutoff and fully shielded specifications. In addition, the electric photometric plans will
need to be redesigned to show the applicable reduced lighting levels along the
periphery of the site (see conditions of approval at the end if this decision).
6) 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
Campus West Theatre Redevelopment, PDP
Administrative Hearing
Findings, Conclusions, and Decision
April 24, 2006
Page 5 of 9
prevent spillover onto residential uses. The standards in Section
3.2.4 (outlined below) are also not met, [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 will add glare.
The hearing officer in reviewing the staff report and submitted drawings concurs with
staffs conclusion that the proposed lighting does not meet the lighting standards found
in LUC Sections 3.2.2 (D) (3) (d), 3.2.4, and 3.5.1 (J) (2),(5). Therefore, a
corresponding condition of approval is part of this decision.
The lighting levels are too high on -site and along the periphery of the project that could
have an adverse impact on the new residents living in the buildings adjacent to the
proposed parking structure and existing residents living nearby. Optional fixtures and
design need to be considered to meet applicable LUC standards prior to final approval.
4) Trash and Recycling Enclosures [Section 3.2.5]—the trash enclosures
have been sized appropriately to accommodate trash and recyclables.
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
Campus West Theatre Redevelopment, PDP
Administrative Hearing
Findings, Conclusions, and Decision
April 24, 2006
Page 4 of 9
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)]
e. A Transportation Impact Study was performed and submitted with
this proposal. [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
Campus West Theatre Redevelopment, PDP
Administrative Hearing
Findings, Conclusions, and Decision
April 24, 2006
Page 3 of 9
FACTS AND FINDINGS
1. Compatibility with Surrounding Uses:
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.
2. Article 2 - Administration:
This Subdivision, PDP complies with the applicable requirements of the LUC,
specifically the procedural requirements located in Division 2.1 - General Procedural
Requirements, Division 2.2 - Common Development Review Procedures for
Development Applications, and Section 2.4 - Project Development Plan in Article 2 -
Administration.
3. Article 3 — 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 hardscape areas throughout the project. Street trees on Elizabeth
are placed at 30-40 foot intervals in tree grates that are greater than
Campus West Theatre Redevelopment, PDP
Administrative Hearing
Findings, Conclusions, and Decision
April 24, 2006
Page 2 of 9
NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established
no controversy or facts to refute that the hearing was
properly posted, legal notices mailed and notice
published.
PUBLIC HEARING
The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the
hearing at approximately 7:00 p.m. on April 23, 2006 in Conference Room A at 281 N.
College Avenue, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The Hearing Officer accepted during the hearing the following evidence: (1) Planning
Department Staff Report; (2) application, plans, maps and other supporting documents
submitted by the applicant and the applicant's representatives to the City of Fort Collins;
and (3) a tape recording of testimony provided during the hearing; and (4) a sign up
sheet of persons attending the hearing. The LUC, the City's Comprehensive Plan (City
Plan), and the formally promulgated policies of the City are all considered part of the
evidence considered by the Hearing Officer.
The following is a list of those who attended the meeting:
From the City:
Anne Aspen, City Planner
From the Applicant:
Scott Addington, Project Manager
Dan Tweeton, Construction Contractor
From the Public:
John Musa, Business owner near site
Written Comments: None
City of Fort Collins
Commux. Planning and Environmental S
Current Planning
ices
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
ADMINISTRATIVE HEARING DATE:
PROJECT NAME:
CASE NUMBER:
OWNER:
APPLICANT:
HEARING OFFICER:
PROJECT DESCRIPTION:
April 24, 2006
Campus West Theatre Redevelopment,
Project Development Plan
#23-046
Scott Addington
Trade Wind Project Solutions, LLC
314 Red Hawk Drive
Fort Collins, CO 80525
Randy Meyers
TNC Holding, LLC
2620 E. Prospect Road, Suite 100
Fort Collins, CO 80524
Pete Wray
Senior City Planner
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.
SUMMARY OF HEARING
OFFICER DECISION:
ZONING DISTRICT:
STAFF RECOMMENDATION:
Approval with Conditions
CC - Community Commercial District.
Approval with Exceptions
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020