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HomeMy WebLinkAboutCAMPUS WEST THEATRE REDEVELOPMENT - PDP - 23-04B - DECISION - FINDINGS, CONCLUSIONS & DECISION (3)ArcIMS Viewer Page 1 of 1 http://gisims.fcgov.com/website/zonedist/MapFrame.htm 04i 19/2006 Campus West Theatre Redevelopment, PDP (#23-04B) Administrative Hearing Findings, Conclusions, and Decision August 10, 2006 Page 8 of 8 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: A) Section 3.2.1 (E) (6) Screening. Provide additional landscaping on the street side of the two trash enclosures. A relocation of the two existing nearby parking lot tree islands to the side of the enclosure facing the street may solve this standard if sufficient under - story plantings of groundcover, shrub and parking lot tree placement is provided in the island to screen the enclosure sufficiently. The result will not change the number of parking spaces and would satisfy the intent of this Standard. Dated this 10`h day of August, 2006, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Pete Wray Senior City Planner Campus West Theatre Redevelopment, PDP (#23-04B) Administrative Hearing Findings, Conclusions, and Decision August 10, 2006 Page 7 of 8 Elizabeth Street and City Park Avenue consists of building facades and useable outdoor spaces. The proposed buildings are approximately 30 feet tall, greater than the 20 feet minimum height and less than the five -story maximum. The Hearing Officer has concluded that the proposed PDP meets all of the District Standards. In addition, this project will provide a positive addition to the Campus West Community Commercial District area, representing quality mixed -use development that will foster future redevelopment in the area. 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 contained in Article 3 - General Development Standards, with the exception of additional landscape screening of trash enclosures noted below as a condition of approval. 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. Campus West Theatre Redevelopment, PDP (#23-04B) Administrative Hearing Findings, Conclusions, and Decision August 10, 2006 Page 6 of 8 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. During Final Plan Review, we will ensure that all sides of each building have high quality materials consistent with the front fagade. During Final Plan Review, we will also review the color scheme. Outdoor eating areas are recessed into the building mass and entries to the shops are covered with either an awning or portico. All buildings have been designed with appropriate base and top treatments including copper cladding, stucco cornices and split - face CMU veneer bases. 4. Article 4 - Compliance with Applicable CC —Community Commercial District Standards: A. 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 two-story mixed -use building that wraps the corner of Elizabeth Street and City Park Avenue. Though the project has been substantially reduced from the original 5-story vision and from the approved larger 3-story plan, the project is still in alignment 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 high quality 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. A diagonal pedestrian connection links the storefronts with surface parking in the interior of the site. All public entries to retail shops open onto the street side. Useable outdoor spaces have been provided. 2) Block Requirements [Section 4.14 (E)(2)]—One building will sit on a single replatted lot, on an existing block. More than 50% of the lot frontage on both Campus West Theatre Redevelopment, PDP (#23-04B) Administrative Hearing Findings, Conclusions, and Decision August 10, 2006 Page 5 of 8 3) Site Lighting [Section 3.2.4]—Proposed site lighting meets our lighting standards. Light sources are concealed and feature full shielding and sharp cutoff luminaires, protecting adjacent properties from light spill and glare. 4) Trash and Recycling Enclosures [Section 3.2.5]—Trash enclosures have been sized appropriately to accommodate trash and recyclables. Trash enclosure elevations will be reviewed in Final Plan Review. B. 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- to thirty-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 architectural detailing, 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 in the outdoor seating and planting areas. 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. Trash enclosure elevations will be reviewed in Final Plan Review. All HVAC equipment will be located on the roof. Loading and delivery will be accommodated in the northeast of the parking lot. 5) Mixed -use, Institutional and Commercial Building Standards [Section 3.5.3]— The building is a mixed -use building which fronts on both W. Elizabeth Street and City Park Ave with connecting walkways along both streets. Both frontages are extended to the build -to lines. A single, large dominant building mass has been avoided in the proposed building. 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- Campus West Theatre Redevelopment, PDP (#23-04B) Administrative Hearing Findings, Conclusions, and Decision August 10, 2006 Page 4 of 8 The result will not change the number of parking spaces and would satisfy the intent of this standard. 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. All retail and residential uses take their primary access from the street fronts along Elizabeth and City Park. There are bike racks along both street fronts in close proximity to existing bike lanes along W. Elizabeth Street. There is an internal drive aisle for vehicular access with a diagonal pedestrian linkage through the building. 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. [Section 3.2.2 (C)(4)] The bike lanes on W. Elizabeth Street have been recently improved by a capital improvement project. d. 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)] e. 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 meet the standard in Section 3.2.2 (D)(3)(d) in part due to the house side shields which shield the source of light from sight and prevent spillover onto residential uses. f. The parking lot is designed with clear and logical circulation routes primarily for vehicles, but also for bicycles and pedestrians. The vehicle routes will be striped for clarity; the pedestrian routes will be striped at drive aisle crossings. Striping details will be finalized during the Final Plan Review process. The bike lanes on W. Elizabeth are striped. All landscaped islands are defined with curbs [Section 3.2.2 (E)] g. Required parking setbacks are met. h. Based on the submitted plans, this project will need to provide a minimum of 43 parking spaces for the residential units and a maximum of 119 commercial spaces. 107 spaces are provided off-street in the surface parking lot, which meets the requirement. There is no on -street parking. [Section 3.2.2 (K)] i. Four handicap parking spaces are provided. Five are required according to Code standards. This will be rectified in Final Plan Review. [Section 3.2.2 (K)(5)(d)] j. The parking dimensions indicated on the plans meet the minimum dimensions required. Many spaces are dimensioned for overhang into the paved and landscaped areas as allowed by Code. [Section 3.2.2 (L)] Where spaces overhang paved areas, the adjacent walk is at least 6 feet wide. Campus West Theatre Redevelopment, PDP (#23-04B) Administrative Hearing Findings, Conclusions, and Decision August 10, 2006 Page 3 of 8 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 (Campus 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 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. The planner received a phone call from neighboring business owner John Musa on July 24, 2006 in support of the project as currently proposed. 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 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. Trees on City Park Avenue are placed behind the attached sidewalk at 40 foot intervals. There is not sufficient room for species on the approved street tree list so ornamentals have been used. 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 for interior parking lot landscaping. The Hearing Officer has concluded that the Article 3, General Development Standards have been met, with the exception of trash enclosure screening from adjacent streets. While sufficient block walls have been provided at each of the two enclosures to screen the actual trash container inside, the location of these two enclosures is protruding into the parking bays and as such is directly visible from West Elizabeth Street and City Park Avenue. In Section 3.2.1 (E) (6) a combination of additional landscaping on the street side of the enclosure facing the adjacent street is needed to further screen the enclosures. A suggestion at the Hearing would be to shift the nearby parking lot tree island to the side of the enclosure facing the street. Campus West Theatre Redevelopment, PDP (#23-04B) Administrative Hearing Findings, Conclusions, and Decision August 10, 2006 Page 2 of 8 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 4:15 p.m. on August 2, 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; (4) a sign up sheet of persons attending the hearing; and (5) verbal comments from a nearby property owner. 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 Walt Gantt, Kenney Associates, Architects From the Public: None FACTS AND FINDINGS 1. Compatibility with Surrounding Uses: The surrounding zoning and land uses 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) City of Fort Collins Commun_ , Planning and Environmental S ices Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE 1 ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: PROJECT NAME: CASE NUMBER: OWNER: APPLICANT: HEARING OFFICER: PROJECT DESCRIPTION: August 2, 2006 Campus West Theatre Redevelopment, Project Development Plan #23-04B 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 one -building mixed - use development with 27 residential units and approximately 21,863 square feet of commercial space. This is a second hearing on this project —it was initially proposed to be a two -building mixed -use development with 37 residential units and approximately 14,265 square feet of commercial space. The project was approved on April 28, 2006 with one condition pertaining to lighting. The applicant subsequently modified the design substantially, which necessitates a second hearing. The property is located on the southeast comer 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: Approval with condition ZONING DISTRICT: CC - Community Commercial District. STAFF RECOMMENDATION: Approval 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 ADMINISTRATIVE HEARIN PROJECT eA-) DATE Z4,,/, NAME ADDRESS ZIP PHONE EMAIL XOTT O ,j(,-r� j Z&-3/4 4eAl l oc QL 6652 ZL2- 5) 4 f