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HomeMy WebLinkAboutCALIFORNIA PLAZA PUD - PRELIMINARY AND FINAL - 52-89 - - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT PROJECT: California Plaza P.U.D., Preliminary - #52-89 APPLICANT: Platte Valley Commercial Corporation c/o Stewart and Associates 214 North Howes Street Fort Collins, CO. 80521 OWNER: Platte Valley Commercial Corporation 13275 E. Fremont Place, Suite 205 Englewood, CO. 80112 PROJECT DESCRIPTION: This is a request for Preliminary for a parking lot Plaza office building located at 1730 South College parking lot is located at the rear of the existing parking lot is from Remington Street approximately Street as well as from the existing lot. The property Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: to serve the existing California Avenue. The proposed 30 space building. The entrance to the 240 feet north of East Stuart is zoned R-M, Medium Density The request is to allow a parking lot to be constructed on property zoned R-M, Medium Density Residential. The proposed parking provides for 30 parking spaces for the existing California Plaza office building located at 1730 South College Avenue. The parking lot would gain access from the existing parking lot as well as from Remington Street via a 20 foot wide drive aisle. The lot is screened from the adjacent residential uses by a six foot solid fence with the exception of the edges of the 20 foot drive aisle. In order to minimize the "canyon effect", the edges of the drive aisle feature a four foot fence on the south and dense shrubbery on the north. The proposal has been evaluated against the All Development Criteria of the L.D.G.S. and satisfies the applicable criteria. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT LJ 0 California Plaza PUD, Preliminary & Final, #52-89 December 18, 1989 P & Z Meeting Page 2 COMMENTS Background: The surrounding zoning and land uses are as follows: N: R-M; Single Family S: R-M; Multi -Family E: R-M; Single Family W: H-B; Of f ice The property is part of the Maynard Subdivision which was approved in 1923. The California Plaza office building was constructed as a use by right in the H-B zone in 1982. The site has been vacant and used as unimproved access to the California Plaza office building. 2. Land Use: A parking lot that serves a commercial use in the H-B zone is not an allowed use in the R-M, Medium Density Residential zone district, and, therefore, must be approved as a P.U.D. As an accessory use to the office building, the parking lot P.U.D. has been reviewed against the All Development Criteria of the L.D.G.S. and not a specific point chart. A parking lot that is accessory to a principal "use by right" does not meet the definition of any of the point charts yet needs to be evaluated for impacts on the surrounding residential area. Staff feels a parking lot at this location is an appropriate use. The parking lot is logically connected to and functionally a part of the office plaza. The lot is well landscaped and buffered from the adjacent residential uses along Remington Street. 3. Neighborhood Compatibility: The proposed parking lot would be the furthest away from the office building. Consequently, these spaces would be the least desirable and would likely experience low turnover. Similarly, the access onto Remington Street would not be advertised and would function as secondary rather than primary access. The parking lot would be screened from the existing residences to the south and east with a six foot solid fence. The adjacent residence to the north would have its back yard screened with upright evergreen shrubs planted at a sufficient density to provide headlight screening. Four trees would be planted along the east side of the six foot fence and three trees would be planted on the south side of the access drive. The access drive is bordered by landscaping and fencing of four feet in height to minimize the canyon effect. The entire block is divided equally along the north/south axis by a zoning line separating H-B, Highway Business from R-M, Medium Density Residential zone dis- tricts. For most of this block, this separation is in the form of a variety of fence 0 • California Plaza PUD, Preliminary & Final, #52-89 December 18, 1989 P & Z Meeting Page 3 materials which separate the rear of the College Avenue businesses from the back- yards of the residences. 4. Parking Lot Design: The applicable policy guidelines relating to parking lot construction are the Zoning Code and the Parking Lot Development Guide. These documents outline the design guidelines for parking lots. The proposed parking lot meets the intent of the guidelines with respect to dimension of stalls and aisles, layout, amount of landscaping, and safety. The one exception to the guideline is the edge treatment along the 20 foot wide drive aisle. In order to minimize the "canyon effect", the southern edge features a four foot high fence which tapers down to two feet past the front building line of the homes fronting on Remington. The northern edge features landscape materials designed to block the headlights in addition to existing, mature trees. Under typical circumstances, these edges would be treated with six foot solid fences. Staff feels it is desirable to minimize the "canyon effect" with the lower fence height with no detrimental effect to the adjacent properties. 5. Existing Trees: All existing, mature trees that are on the perimeter of the parking lot will be preserved. One large tree, located in the center of the parking lot, will be protected by a landscaped island. 6. Stormwater Runoff: Stormwater runoff will be collected and detained to release at a controlled rate into the stormwater sewer system. There will be no negative impact to adjacent proper- ties from stormwater runoff. 7. Parking Lot Lighting: There will be two additional light fixtures mounted on 16 foot high poles. These fixtures will be down directional and not spill onto neighboring properties. RECOMMENDATION: Staff finds the request for a parking lot to be an appropriate use for the subject property. The proposed parking lot has been evaluated against the All Development Criteria of the L.D.G.S. and meets the applicable criteria. Staff, therefore, recommends approval of the Preliminary and Final P.U.D. for California Plaza. 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EA STUAET $TEEET M1��r'•—� 'e— O a i u STEWART&ASSOCIATES Consulting Engineers and Surveyors October 31, 1989 Mrs. Sherry Albertson —Clark Senior Planner City of Fort Collins P 0 Box 580 Fort Collins, CO 80522 Dear Sherry: The following are the planning objectives for the California Plaza P. U. D. The California Plaza P.U.D. is a planned unit development adjacent to the California Plaza office building located at 1730 South College Avenue, Fort Collins, Colorado. The owners of the property, Platte Valley Commercial Corporation, have found the necessity to enlarge the parking area and to provide access to it from Remington Street. The original plans included a second building and access to Remington Street, however that has changed. The Fort Collins Housing Authority bought the two lots that front onto Remington Street. They have moved two single family houses onto the lots. However, the two lots are very deep and so the Housing Authority has agreed to sell the West 68.00 feet for the needed parking spaces to Platte Valley Commercial Corporation. The proposed parking area addition is located in a R.M. zone which requires a planned unit development. It is proposed to construct 30 parking spaces and an access drive to Remington Street. The East side of the parking area will have a 6.0 foot wide landscaped area between the fence and the parking spaces. The South side will have shrubbery screening. The West side of the lot will be adjacent to the existing office parking. The North side of the lot is presently fenced by Arby's Restaurant. The North side of the access driveway presently is fenced and the existing garage for the single family residence has a zero set back. It is proposed to add some plantings to the existing mature Chinese Elm trees that are in the 5.0 foot landscaping area. The South side of the driveway will have a 4.0 foot high solid cedar fence from the parking area to the front setback of the Housing Authority residence at which point it will taper to 2.0 feet high at the Remington Street right—of—way line. This will allow good site distance at the street and eliminate any tunnel effect. There also is a 5.0 foot landscaping area on the South side of the driveway. James H. Stewart and Associates, Inc. 214 N. Howes Street PO. Box 429 Ft. Collins. CO 80522 303/482-9331 Mrs. Sherry Albertson —Clark California Plaza P.U.D. Page 2 The Remington Street access continues to be important in the fact that it will reduce the turning movements on and off College Avenue. These turning movements tend to slow the College Avenue traffic. The Platte Valley Commercial Corporation will own the new parking area and driveway. They will convey them with the California Plaza Office Building at some future time. The owner plans on completing the construction in the spring of 1990. If you have any questions concerning this project, please call. Sincerely, Richard A. Rutherford, P.E. & L.S. President 1 k k �Ll �N ft �2 �q P.v-D. PiQEL/M/N/ A ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the crlterlon be satisfied? If no, please explain `�~°°°0 ,0�� �� �d° Yes No NEIGHBORHOOD COMPATABILITY 1 Social Compatability ✓ 2. Neighborhood Character A/ 3. Land Use Conflicts 4 Adverse Traffic Impact ✓ PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8 Design Standards 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14, Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20, Water Quality 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27. Site Organization 28, Natural Features 29. Energy Conservation �. Shadows 31, Solar Access 32. Privacy 33. Open Space Arrangement 34. Building Height ✓ 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas ✓ 39. Private Outdoor Areas ✓ 40. Pedestrian Convenience ✓ 41. Pedestrian Conflicts 42, Landscaping/Open Areas 43. Landscaping/Buildings 44. Landscaping/Screening 45. Public Access / 46. Signs