RECOMMENDATION: Approval of the Project Development Plan with Conditions

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1 PROJECT: Hickory Commons, P.D.P., # APPLICANT: MTA Planning and Architecture c/o Troy Jones 108 Rutgers Avenue Fort Collins, CO OWNER: Charles Meserlian 1222 Trappers Point Fort Collins, CO PROJECT DESCRIPTION: This is a request to develop a mixed-use development on 1.9 acres, south of Hickory Street, west of the railroad tracks, at Hickory Street. The project consists of 26 live/work units divided among seven three-story buildings. The ground floor is intended for local small business commercial uses such as offices, artisan studios and personal and business service shops. The upper floors on all units will be entirely residential, with the units being a mix of two and three bedroom units. The units are proposed to be owner occupied with the owner living and running a commercial business out of the same unit. 52 on-site parking spaces are provided. The site is located in the Service Commercial (C-S) zone district. RECOMMENDATION: Approval of the Project Development Plan with Conditions EXECUTIVE SUMMARY: The site is located within the North College Avenue Corridor Plan area (adopted, 1995), approximately 1,500 feet west of North College Avenue, west of the railroad tracks. A spur of the Poudre Trail (Hickory Trail) connects to Hickory Street from the south, adjacent to the project site. Additionally, Sayler Natural Area is located south of the site, across Hemlock Street. The project is comprised of 7 buildings, with 2-6 units per building. Except for the handicapped accessible units, the floor area of the ground floor will be entirely nonresidential with the exception of a residential entry foyer. The upper floors on all units will be entirely residential. The buildings are designed such that the commercial entries of the buildings face the interior drive aisle, and the residential entries of the buildings

2 Hickory Commons P.D.P. January 14, 2013 have a separate entrance that faces externally, toward a connecting walkway. Due to the mixed-use nature of the units, the units will be separated from other units in the same building with a 1 hour fire rated wall and all units will have a 13-R sprinkler system installed. Mixed-use buildings are permitted in the Service Commercial district subject to an Administrative Review and public hearing. At this time, the specific commercial tenants are unknown; however commercial uses such as artisan/photo studios, food catering/food prep, professional offices and print shops would be approved as part of the P.D.P. Uses such as dog grooming, light industrial uses, workshops and small custom industry, microbreweries, wineries, small veterinary clinics and personal business service shops would be conditionally approved, subject to a minor amendment on a case-by-case basis. Due to general compatibility issues and compliance with other applicable Land Use Code regulation concerns, storage type uses such as warehouses, wholesale distribution, and indoor equipment rental are not permitted with this application. In addition, the dedication of a drainage easement on City-owned property (Salyer Natural Area) is a separate procedure subject to approval by City Council. A condition of approval is recommended ensuring proper completion of the necessary easements required for the project. As proposed, the P.D.P. satisfies the applicable criteria of the General Development Standards of Article Three and the Service Commercial district standards of Article Four. A condition of approval is recommended regarding the submittal of architectural elevations for all proposed buildings and all elevations at time of Final Plan. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: L-M-N; Hickory Village Mobile Home Park; S: P-O-L; Salyer Natural Area; E: C-S; Warehouse, storage and various commercial uses; W: C-S; Existing Single family residential and warehouse commercial use. The subject property was part of the North College Annexation in December 1959 and was first subdivided in Larimer County as part of the Riverside Park Subdivision in Neighborhood Meeting and Notification Mixed-use dwellings are a permitted use in the Service Commercial zone, subject to an Administrative (Type 1) review and public hearing. According to Land Use Code Section 2.2.2(B), neighborhood meetings are mandatory for proposals subject to Planning and Page 2 of 8

3 Hickory Commons P.D.P. January 14, 2013 Zoning Board review. Therefore, a neighborhood meeting was not required, nor held, for this project. Additionally, no written comments from the public have been received by the planner regarding this project. A development review notification sign was posted on the property and this hearing was noticed properly. 3. Compliance with Article Four, Service Commercial (C-S) Zone District Standards: The City of Fort Collins Land Use Code states the purpose of the C-S district is: The Service Commercial District is intended for high traffic commercial corridors where a range of uses is encouraged to create a transition from commercial operations on a highway, arterial street or rail spur, to less intensive use areas or residential neighborhoods. Hickory Commons P.D.P. is a mixed-use project that highlights the transitional flexibility of this zone district. A. Section 4.22(B)(2)(a)(7) - Permitted Use As mentioned, mixed-use dwellings are a permitted use in the C-S zone, subject to Administrative Review. The future commercial uses are yet to be determined by the developer; however a note on the site plan indicates that storage type uses such as warehouses, wholesale distribution and indoor equipment rental are not permitted with this P.D.P., due to the associated impacts of those uses. B. Section 4.22(D) Land Use Standards The maximum height in the Service Commercial district is three stories. As proposed, the project is 38 feet tall and three stories, within the height requirement. 4. Compliance with Article Three General Development Standards: The following General Development Standards are applicable to Hickory Commons P.D.P. A. Section Landscaping and Tree Protection The project provides full tree stocking within and around the site, meeting species diversity requirements. Foundation plantings are provided appropriately. Kentucky Coffee and Honeylocust trees are provided on the east side of the site, adjacent to the bike path in the City R.O.W. Regular and attentive maintenance is stipulated in the Page 3 of 8

4 Hickory Commons P.D.P. January 14, 2013 landscape notes and trees on City-owned property will be maintained by the H.O.A., not the City. The proposed landscaping satisfies the applicable LUC standards. B. Section 3.2.1(E)(3) Water Conservation Standards Water conservation techniques and materials are incorporated into the landscape plan by the use of drought tolerant trees and moderate water use plant materials where practical. An automatic, underground irrigation system will be designed to address specific needs of different plan species, soil conditions as well as the slope and aspect of the different hydrozones. C. Section 3.2.1(E)(4) Parking Lot Perimeter Landscaping The parking consists of surface spaces, and is located internal to the site and screened from public view by the building to the north as well as some shrub landscaping. D. Section 3.2.1(E)(5) Parking Lot Interior Landscaping Parking lot areas dedicated on the site plan are required to devote at least 6% of the area of the parking lot to landscaped areas. The entire parking lot area is 30,179 square feet in size. This translates into a minimum of 1,811 square feet of internal landscaped area. As illustrated on the landscape plan, the parking lot provides 11 landscaped islands with trees, satisfying this requirement. E. Section 3.2.1(F) Tree Protection and Replacement The City Forester surveyed the 19 existing trees on site that are proposed to be removed. Of the 19 existing trees, 18 are Russian Olives and 1 is a Siberian Elm. Russian Olives and Siberian Elm are considered nuisance trees and require no mitigation. F. Section Access, Circulation and Parking The site is primarily served by Hickory Street to the north, however there is access off of Hemlock Street to the south. Pedestrians, bicycles and vehicles are separated to the maximum extent possible in this proposed plan. The Hickory Trail runs adjacent to the site on the eastern edge. The Hickory Trail is about ½ mile in length and connects the Poudre River Trail to Hickory Street, providing direct access to pedestrian and bicycle destinations. G. Section 3.2.2(C)(4) Bicycle Facilities (Note: this Section of the Land Use Code was amended after submittal of this project; however the project was reviewed under the previous code section at the time of submittal.) Page 4 of 8

5 Hickory Commons P.D.P. January 14, 2013 When this P.D.P. was initially submitted in 2011, this section required bicycle parking spaces equal to 5 percent of the total number of automobile parking spaces provided by the development. As proposed, the project includes 53 vehicular parking spaces, thus requiring 3 bicycle parking spaces. The project provides 6 bicycle parking spaces via 1 ring-shaped rack located between Hickory Street and Building 2, meeting this previous standard. H. Section 3.2.2(K)(1) - Parking This standard requires projects to provide a minimum number of residential parking spaces based on the number of bedrooms per dwelling unit. The project proposes 12 two-bedroom units and 14 three-bedroom units for a total of 66 bedrooms. The Land Use Code requires 1.75 parking spaces for two bedroom units and 2 parking spaces per three-bedroom unit. The project is required to provide 49 parking spaces total. The P.D.P. provides 52 parking spaces; 32 standard width, 16 compact width and 4 handicapped accessible spaces. I. Section 3.2.2(K)(5) Handicap Accessible Parking The proposed site plan satisfies this requirement in terms of the number of handicap parking stalls, their location and configuration. The site plan shows 4 handicap spaces, exceeding the 3 handicapped space requirements. The LUC also requires one vanaccessible handicapped space, which the plan will be required to show at time of final compliance. J. Section Site Lighting The proposed site lighting complies with the requirements set forth in this section of the LUC. Project lighting will feature down-directional and sharp cut-off fixtures. K. Section Trash and Recycling Enclosures The proposed trash collection / recycling enclosure satisfies the requirements of this section. A new trash enclosure is proposed on the northwest section of the site and is approximately 125 square feet in size on a concrete slab. As proposed, the enclosure will be 6 feet in height, constructed of sheet metal on a steel frame. L. Section Engineering Design Standards This Section requires that the project must comply with all design standards, requirements and specifications for services including (but not limited to) storm drainage. The project proposes an outfall location for its storm sewer on Salyer Natural Area, City-owned property. This undetained off-site flow will require the granting of a drainage easement by City Council. Staff is recommending a condition of approval related to the granting of drainage easements prior to Final Plan submittal. Page 5 of 8

6 Hickory Commons P.D.P. January 14, 2013 M. Section 3.4.1(L) Compatibility with Public Natural Areas This standard requires projects to demonstrate compatibility with abutting natural areas. While the site does not directly abut the Salyer Natural Area, it is directly across Hemlock Street. The project employs the use of native grass seed on the southern half and throughout the perimeter of the site as well as compatible plant materials. More specifically, the Chokecherry was selected as an ornamental tree along Hemlock Street, providing more ecological value for birds, further promoting compatibility with the Salyer Natural Area to the south. N. Section Building and Project Compatibility This Section requires that new projects be compatible with the established architectural character and context of the general area. The standard also states that where the architectural character is not definitively established, new projects should establish an enhanced standard of quality. There is no predominant architectural character in the area. Consequently, the standard requires that new development shall establish an enhanced standard of quality for future projects in the area. The P.D.P. meets the requirements of this section through articulation and mix of exterior materials. Playing off the industrial appearance of the adjacent warehouse uses, the project employs corrugated metal siding in places assisting with meeting the compatibility standard. Overall, the building contains sufficient architectural features, such as overhangs, entry features and fenestration, providing both horizontal and vertical relief as well as materials and colors to be considered a compatible infill development. O. Section 3.5.1(I) Outdoor Storage Areas/Mechanical Equipment The trash collection area as well as the loading area are screened from public view appropriately. Additional landscaping around the trash enclosure and loading area will be included with final compliance. All mechanical and utility meters will be screened and painted to match. P. Section 3.5.3(B)(1) Relationship of Buildings to Streets, Walkways and Parking Orientation to a Connecting Walkway As previously mentioned, the buildings have entrances that open to a connecting walkway. The walkway on the east side of the site has three connections to the adjacent 10 foot wide Hickory Trail. Q. Section 3.5.3(B)(2)(a) Relationship of Buildings to Streets, Walkways and Parking Build-to Lines This standard requires the building to be located no more than 15 feet from the R.O.W. of an adjoining street if the street is smaller than a full arterial. Hickory Street is Page 6 of 8

7 Hickory Commons P.D.P. January 14, 2013 classified as a two-lane collector. Buildings 1 and 2 are set back 15 feet from the property line. R. Section 3.5.3(D)(2 6) Character and Image Elevations for building 1, 2 and 7 were provided with the P.D.P. submittal, illustrating sufficient compliance in order to move forward with a hearing. Staff recommends a condition of approval that at time of Final Plan submittal, the applicant is required to provide architectural elevations for all four sides of all 7 proposed buildings, providing sufficient detail demonstrating full compliance with these standards. S. Section Streets, Streetscapes, Alleys and Easements A five foot detached sidewalk transitioning to an attached sidewalk along Hickory Street is proposed. This is responding to the condition of an existing waterline running parallel to Hickory Street. As proposed, the sidewalk along Hickory Street allows for a continuous and consistent landscaped area with street trees that are behind the sidewalk, but still within the right-of-way. The applicant applied for and was granted a LCUASS variance for the attached sidewalk. There are no sidewalks proposed on Hemlock Street. This is due to Hemlock Street s uniqueness, as it provides access primarily to a natural area. City Engineering has determined that, due to Hemlock Street s existing condition, improving this street will not be required with this P.D.P. At this time, cash, bond or a letter of credit will be required for future Hemlock Street frontage improvements. T. Section Transportation Level of Service A Transportation Impact Study was submitted and evaluated by the City s Traffic Engineering Department. Hickory Street is classified as a two-lane collector on the Master Street Plan. The Hickory Commons site is in an area termed as Commercial corridors and as such, acceptable overall operation at signal intersections during the peak hours is defined as Level of Service D or better at unsignalized intersections. The Study makes the following conclusions: The North College Avenue/Hickory Street and the North College Avenue/Conifer intersections will operate acceptably during the morning and afternoon peak hours. No new traffic signals or signal modifications will be required with the construction of the project. The Hickory Street/Site Access will not be signalized. The pedestrian and bicycle Level of Service standard B for activity centers will be met with this project. Overall, the project is feasible from a traffic engineering standpoint. Page 7 of 8

8 Hickory Commons P.D.P. January 14, 2013 Overall, the P.D.P. adequately provides vehicular, pedestrian and bicycle facilities necessary to maintain the City s adopted Levels of Service standards. U. Section Transit Facilities Standards Currently, this area is serviced by Transfort Route 8. The closest stop is on the west side of North College Avenue, just south of Hickory Street across from Conifer Street. This stop is southbound directional. The project is not required to provide any additional Transfort accommodations. 6. Findings of Fact / Conclusion: In reviewing and evaluating Hickory Commons P.D.P., Staff makes the following findings of fact and conclusions: A. The granting of the appropriate easement to allow the construction of the walkway on the east side of the project adjacent to the Hickory Trail is a separate process that must be properly completed in conjunction with P.D.P. and Final Plan, contingent upon City Council approval. B. The granting of a drainage easement on City-owned property is a separate process that must be completed in conjunction with Final Plan and is contingent upon City Council approval. C. Hickory Commons P.D.P. complies with the applicable standards of Article Four, Service Commercial District and Article Three, General Development Standards of the Land Use Code. RECOMMENDATION Staff recommends approval of Hickory Commons, #PDP110005, subject to the following conditions: 1. At time of submittal for Final Plan, the applicant shall provide architectural elevations for all four sides of all 7 proposed buildings, providing sufficient detail as to demonstrate full compliance with Section At time of submittal for Final Plan, the applicant shall have obtained the necessary easements from City Council for this project. Page 8 of 8

9 -----Original Message----- From: Clint Lucas Sent: Saturday, January 05, :58 PM To: Courtney Levingston Subject: Hickory Ms. Levingston- I am the property owner of 400 Hemlock. I have read and reviewed both the letter and the plans on your website. I feel my property may have the greatest impact from this development. My property has flooded multiple times over the last few years due to the actions of the property owner at this proposed development site, which I have brought to the attention of the City on multiple occasions. I know that all of that fill dirt that was import to the property was done without permit and has dramatically affected the drainage for that and surrounding properties. Although the plans are without much detail, I think there are very important drainage elements about the property under review and the property directly west of it on Hickory that must be brought to your attention and addressed to prevent further property and structure damage on my part. My property has existed since the early 1900's and its topography has remained relatively unchanged for more than 100 years. I have a flat lot and very few impervious surfaces which causes no run-off to adjacent properties. In the time that I have owned the property, I have invested much time, effort and resources in the property to return it to what it once was. Secondly, I see on the plans that there will now be a vehicle entrance and exit to this property from Hemlock. Is the City going to have the developer pave hemlock to his property? I ask because as it stands now, the City does a less than adequate job in maintaining the road. The road is graded only once per year and no longer receives any dust suppression. At my own expense, I fill potholes regularly, grade out rough spots and plow the snow, just to keep the road from deteriorating any more. Given the potential for 51 car accessing this new property. What is the plan to deal with these problems? Lastly, Hemlock is a 15 mph road. It has a tremendous amount of foot traffic, bicycle traffic, and horseback traffic of people accessing the McAllister Park parking lot. What impact will the additional traffic have on these citizens? I don't know if the meeting on January 14 is the correct place to address these concerns or if there would be enough time. Please let me know how I should proceed. I appreciate your time and consideration.

10 Planning, Development and Transportation Current Planning 281 North College Ave. P.O. Box 580 Fort Collins, CO fax fcgov.com/developmentreview December 27, 2012 Dear Resident or Property Owner: On Monday, January 14, 2013, starting at 5:00 p.m. in Conference Room A, at 281 North College Avenue, a City of Fort Collins hearing officer will hold a public administrative hearing on a new mixed-use development known as Hickory Commons located on 1.9 acres at Hickory Street, between Hickory Street and Hemlock Street, west of North College Avenue. The site is located in the Service Commercial (CS) zone district. As proposed, the project consists of 26 live/work units divided among seven three-story buildings. The ground floor is intended for local small business commercial owners such as offices, artisan studios and personal and business service shops. The upper floors on all units will be entirely residential, with the units being a mix of two and three bedroom units. The units are proposed to be owner occupied, not rented. 51 on-site parking spaces are provided. The plans are available online for your review at: The City s Current Planning Staff and Hearing Officer consider your interest and input in this matter an important part of the City s review of the proposal. If you are unable to attend the public hearing, but would like to provide input, written comments are welcome via U.S. mail to the address above or you may me at clevingston@fcgov.com. The notification mailing list for this public hearing is derived from Larimer County Assessor records. Because of the lag time between home occupancy and record keeping, or because of rental situations, a few affected property owners may have been missed. Please feel free to notify your neighbor of this hearing so all may have the opportunity to attend. Sincerely, Courtney Levingston, AICP, LEED AP City Planner *The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call for assistance.

11 Aerial Site Map Bristlecone Dr Hibdon Ct Soft Gold Park «287 Wood Duck Pond Hickory St «14 Site Conifer St Mcmurry Pond Hemlock St N College Ave N Mason St Pinon St Legacy Park Cache la Poudre River Woodlawn Dr Alpine St Lee Martinez Community Park Hickory Commons 1 inch = 500 feet

12 GENERAL NOTES LAND USE DATA SITE SHEET INDEX OWNER'S CERTIFICATION DIRECTOR OF CURRENT PLANNING VICINITY MAP N.T.S. Site Data 1 of 7 REVISION: 12/26/2012 DATE: 8/1/ Rutgers Avenue Fort Collins, CO Fax: troy@architex.com

13 Site Plan SCALE: 1" = 20' 2 of 5 REVISION: 12/26/2012 DATE: 8/29/ Rutgers Avenue Fort Collins, CO Fax: troy@architex.com

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