HomeMy WebLinkAboutEAST RIDGE C-STORE - PDP - 33-98G - REPORTS - RECOMMENDATION/REPORTPlannir, Development and Transportati Services
Planning and Zoning
City of Fort Collins
MEMORANDUM
Date: December 6, 2007
To: Planning and Zoning Board Members
Thru: Cameron Gloss, Director of Planning & Zoning
From: Stephen Olt, Project Planner 45;C-1
Susan Joy, Project Engineer STJ
Re: East Ridge C-Store, Project Development Plan (PDP) - #33-98G
Re: Recommended condition of approval on the aforementioned PDP. This
recommended condition becomes part of the Staff Report & Recommendation to
the Planning and Zoning Board for the December 6, 2007 hearing. City staff
recommends approval of this PDP proposal provided that the following condition
is addressed and satisfied prior to Final Plan approval:
"The developer is responsible for redesigning Sykes Drive to
accommodate the design and construction of the proposed median at the
intersection of Sykes Drive and North Timberline Road; and, for obtaining
the additional street right-of-way necessary to construct the new Sykes
Drive road alignment and width."
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
East Ridge C-Store, Project Development Plan, #33-98G
December 6, 2007 - Planning & Zoning Board Public Hearing
Page 6
• Meet a wide range of needs of everyday living in neighborhoods, including
a variety of housing choices, which invite walking to gathering places,
services and conveniences, and that are fully integrated into the larger
community by pattern of streets, blocks, and other linkages. A
neighborhood center provides a focal point, and attractive walking and
biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be
arranged to form part of an individual neighborhood.
• Typically, Low Density Neighborhoods will be clustered around and
integral with a Medium Density Mixed -Use Neighborhood with a
Neighborhood Commercial Center at its core.
This proposal complies with the purpose of the LMN District as it is an infill project, as
part of an approved ODP, which provides components of a neighborhood center on a
property that is surrounded by developed and undeveloped properties. There is an
existing residential neighborhood to the west, a planned neighborhood center to the
east and south, and planned single-family and multi -family residential to the north, east,
and south.
5. Findings of Fact/Conclusion:
A. The East Ridge C-Store, PDP is in conformance with the approved East Ridge,
Overall Development Plan.
B. The East Ridge C-Store, PDP contains uses permitted in a neighborhood center
in the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to a
Planning & Zoning Board review and public hearing.
C. The East Ridge C-Store, PDP meets all applicable standards as put forth in the
LUC, including Standards located in Division 3.2 - Site Planning and Design
Standards, Division 3.3 - Engineering Standards, Division 3.5 - Building.
Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 -
GENERAL DEVELOPMENT STANDARDS;
D. The East Ridge C-Store, PDP complies with all applicable Land Use and
Development Standards contained in Article 4, Division 4.5 of the LUC.
E. The East Ridge C-Store, PDP is compatible with the surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the East Ridge C-Store, Project Development Plan -
#33-98G.
East Ridge C-Store, Project Development Plan, #33-98G
December 6, 2007 - Planning & Zoning Board Public Hearing
Page 5
"in order to form an outdoor space such as a plaza, courtyard, patio
or garden between a building and the sidewalk. Such a larger front
yard area shall have landscaping, low walls, fencing or railings, a
tree canopy and/or other similar site improvements along the
sidewalk designed for pedestrian interest, comfort and visual
continuity."
Also, there is a 21' wide drainage easement that runs parallel to the
required 9' wide utility easement along the Vicot Way ROW. The drainage
easement prohibits the building from being able to satisfy the build -to line
standard without the exception.
D. Division 3.6 - Transportation and Circulation
Section 3.6.2. Streets, Streetscapes, Alleys and Easements
The proposal satisfies the applicable standards located in this section of the LUC.
Section 3.6.4. Transportation Level of Service Requirements
The proposal satisfies the applicable Transportation Level of Service standards
including the following:
General standard. This development proposal satisfies Section 3.6.4(B), which
requires that all development plans adequately provide vehicular, pedestrian and
bicycle facilities necessary to maintain the adopted transportation Level of
Service standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual for the following modes of travel: Motor
vehicle, bicycle and pedestrian.
4. ARTICLE 4 - DISTRICTS
A. Division 4.5 - Low Density Mixed -Use Neighborhood District
Convenience stores with fuel sales and fast food restaurants (without drive-in or drive -
through) are permitted in neighborhood centers in the LMN - Low Density Mixed -Use
Neighborhood Zoning District, subject to a Planning & Zoning Board (Type 2) review.
The LMN - District is:
• Intended to be a setting for a predominance of low density housing. The
housing is combined with complementary and supporting land uses that
serve a neighborhood and are developed and operated in harmony with
the residential characteristics of a neighborhood.
East Ridge C-Store, Project Development Plan, #33-98G
December 6, 2007 - Planning & Zoning Board Public Hearing
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square foot building. The combined uses would be allowed to have between 20
to 40 spaces.
B. Division 3.3 - Engineering Standards
Section 3.3.1. Plat Standards
The proposal complies with the general plat requirements as set forth in this section.
However, since the subject property is Tract W of the final East Ridge subdivision plat
that is not yet approved, that plat must be recorded and filed before the final East Ridge
C-Store development plans can be recorded and filed.
Section 3.3.5. Engineering Design Standards
The proposal complies with all design standards, requirements and specifications for
services as stated in this section of the LUC.
C. Division 3.5 - Building Standards
Section 3.5.3 Mixed -Use, Institutional and Commercial Buildings
The proposal complies with all requirements and specifications as set forth in this
section.
Orientation to a connecting walkway. The entries into the c-store and fast
food restaurant building front on a directly connecting walkway to public
sidewalks on both Sykes Drive and Vicot Way, as required in Section 3.5.3(B)(1)
of the LUC.
Orientation to build -to lines for streetfront buildings.
The c-store and fast food restaurant building is set back from Sykes Drive
(a collector street) a distance of 8.8' to 16.8' from the right-of-way (ROW)
line, with the average being 13.5'; and, 70% of the length of the south
building face satisfying the build -to line requirements as set forth in
Sections 3.5.3(13)(2)(a) & (b) of the LUC.
The same c-store and fast food restaurant building is set back from Vicot
Way (a local street) a distance of 30.6' to 40.0' from the ROW line, which
does not satisfy the requirement that it meet the build -to line standard of
15'. The development proposal does, however, include an outdoor patio
on the southeast side of the building facing Vicot Way that satisfies the
permitted exception to the build -to line standard set forth in Section
3.5.3(13)(2)(d)1 of the LUC, which states:
East Ridge C-Store, Project Development Plan, #33-98G
December 6, 2007 - Planning & Zoning Board Public Hearing
Page 3
showed a portion of a future neighborhood center (4.03 acres) at this location.
Therefore, a City -sponsored and facilitated neighborhood information meeting was not
held for the specific East Ridge C-Store, PDP development proposal even though no
specific land uses permitted in a neighborhood center are shown on the ODP.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The East Ridge C-Store, PDP proposal does meet all of the applicable standards in
ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note
are Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering
Standards, Division 3.5 - Building Standards and Division 3.6 - Transportation and
Circulation. Further discussions of these particular standards follow.
A. Division 3.2 - Site Planning and Design Standards
Section 3.2.1. Landscaping and Tree Protection
The proposal satisfies the applicable Landscaping and Tree Protection standards,
including the following:
Street trees. The proposed street tree plantings are in accordance with Section
3.2.1(D)(2)(a), providing trees at 30' to 40' on -center in the 6' - T wide parkways
(between curb and sidewalk) of both streets (Sykes Drive and Vicot Way).
Screening. The proposed Landscape Plan satisfies Section 3.2.1(E)(4)(b) of
the LUC in that the on -site parking lots & vehicular use areas are being
sufficiently screened from the adjacent streets to the west, south, and east and
developable property on the north side with a mix of deciduous & evergreen
shrubs and ornamental grasses.
Parking lot interior landscaping. The proposed Landscape Plan satisfies
Section 3.2.1(E)(5) of the LUC in that there is 7% interior landscaping in the
parking & vehicular use areas with less than 100 parking spaces, which exceeds
the minimum requirement of 6%.
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Allowable number of parking spaces. The development proposal satisfies the
parking allowances for non-residential uses as set forth in Section 3.2.2(K)(2) of
the LUC for the c-store and fast food restaurant uses in this project. There will be
14 parking spaces on the site, including one handicapped space, for the 4,400
East Ridge C-Store, Project Development Plan, #33-98G
December 6, 2007 - Planning & Zoning Board Public Hearing
Page 2
Standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and
Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS;
The applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.5 LMN - Low Density Mixed -Use
Neighborhood Zoning District).
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: LMN; undeveloped
E: LMN; undeveloped
S: LMN; undeveloped
W: O - Open in Larimer County;
existing residential (Collins Aire Park)
The property was annexed as part of the East Ridge Annexation in February, 2002 and
the East Ridge Second Annexation in October, 2005.
The property is part of the East Ridge, Overall Development Plan (ODP) that was
approved by the Planning and Zoning Board on January 20, 2005.
The subject property is being subdivided as Tract W of the East Ridge, PDP & Final
Plan. Tract W, being 0.96 acre in size, is part of a larger neighborhood center (4.26
acres) consisting of Tracts D, E, V, and W of the East Ridge, PDP that was approved
by the Administrative Hearing Officer on January 20, 2006.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for a convenience store with fuel sales and a fast food
restaurant (without drive-in or drive through), which are permitted uses in a
neighborhood center in the LMN - Low Density Mixed -Use Neighborhood Zoning
District, subject to a Planning & Zoning Board (Type 2) review and public hearing. The
LUC does require that a neighborhood meeting be held for development proposals that
are subject to a Planning and Zoning Board (Type 2) review. A neighborhood meeting
was held on June 23, 2004, during the development review process for the East Ridge,
ODP. This proposal is in conformance with the approved ODP (January 20, 2005) that
ITEM NO. 2
MEETING DATE 12/6/07
STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: East Ridge C-Store, Project Development Plan (PDP) - #33-98G
APPLICANT: Jim Sell Design, Inc.
c/o Matt Blakely
153 West Mountain Avenue
Fort Collins, Colorado 80524
OWNER: East Ridge of Fort Collins, LLC
4190 North Garfield Avenue
Loveland, CO. 80538
East Ridge of Fort Collins, LLC
P.O. Box 40
Timnath, CO. 80547
PROJECT DESCRIPTION:
This is a request for convenience store (c-store) with fuel sales and fast food restaurant
(without drive-in or drive -through) uses in a neighborhood center on 0.96 acre. The
PDP consists of a 4,400 square foot building containing a c-store and a fast food
restaurant; a detached canopy with 4 fuel islands underneath; and, a detached 850
square foot automatic self -serve car wash building. This proposed project is located on
the northeast comer of the intersection of Sykes Drive and North Timberline Road,
within the East Ridge overall development plan. The property is zoned Low Density
Mixed -Use Neighborhood (LMN).
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposal is in conformance with the East Ridge, Overall Development Plan (ODP)
approved by the Planning & Zoning Board on January 20, 2005.
The East Ridge C-Store, PDP proposal complies with the applicable requirements of
.-the-Land_Use_Code_(LUC),-more-specifically: -- - -.- -
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT