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HomeMy WebLinkAboutPEDERSEN AUTO PLAZA - PDP/FDP - 26-97 - P&Z PACKET - RECOMMENDATION/REPORTPedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 15 standards located in Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping, Section 3.2.2(J) - Setbacks of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. An alternative landscape plan, in accordance with Alternative Compliance [Section 3.2.1(N)] in the LUC, has been submitted for consideration. " standards located in Section 3.5.3(B)(2) - Relationship of Buildings to Streets, Walkways and Parking (build -to line) of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A request for a modification to the standards has been submitted for consideration. C. The PEDERSEN AUTO PLAZA, PDP is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the request.for an alternative landscape and tree protection plan [to Section 3.2.2(J)] in accordance with Section 3.2.1(N) - Alternative Compliance of the LUC. Staff recommends approval of the request for modification to standards as set forth in Section 3.5.3(B)(2) - Orientation to Build -to Lines for Streetfront Buildings and Section 3.5.3(B)(2)(b) - Build -to Line of the LUC. Staff recommends approval of the PEDERSEN AUTO PLAZA, Project Development Plan - #26-97. Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 14 Zoning District, subject to Planning and Zoning Board (Type II) review. The purpose of the C - District is: Intended to be a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some Commercial District areas may continue to meet the need for auto - related and other auto -oriented uses, it is the City's intent that the Commercial District emphasize safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians. This proposal complies with the purpose of the C - District as it provides community and regional retail and ancillary uses in a community/regional shopping area of Fort Collins (the South College Avenue corridor). The retail portion of the operation is the new auto showroom, display, and sales. The ancillary uses are the auto servicing, express lube services, auto body repair, auto parts storage, retail parts sales portions of the operation, for both this facility and the existing Pedersen Toyota -Volvo -Saab facility block to the east on Kensington Drive. This Pedersen facility would replace their existing auto service and repair facility located on the east side of South College Avenue at the intersection of Troutman and JFK Parkways. This is an auto -oriented facility in an area along South College Avenue that includes a number of auto dealerships, auto maintenance and repair shops, and auto parts and supply stores. The site has been designed to provide and emphasize safe and convenient pedestrian movement from the Mason Street sidewalk system to the public entries into the facility along the east side. Section 4.17(E) Development Standards The proposal satisfies the applicable development standards in the C - Commercial Zoning District. 5. Findings of Fact/Conclusion: A. The PEDERSEN AUTO PLAZA, PDP contains uses permitted in the C - Commercial Zoning District, subject,to. review by the Planning and Zoning Board. B. The PEDERSEN AUTO PLAZA, PDP meets all applicable standards as put forth in the Luc, including Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, and Section 3.6 - Transportation and Circulation, with the following exceptions: Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 13 (C) the granting of a modification from the strict application of any standard would result in a substantial benefit to the City by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city- wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible. Staff finds that the project as submitted, based on the land use and its contextual compatibility with the surrounding land uses, is neither detrimental to the public good nor impairs the intent and purposes of this chapter of the City Code; and that it will protect the public interests and purposes of the standards for which this modification is requested equally well than would a plan which complies with the standards for which the modification is requested. The design of the pedestrian/vehicle interface would minimize potential conflicts between pedestrians entering the site and cross vehicular movements. Therefore, staff is recommending that the Planning and Zoning Board approve the request for a modification to the standards. C. Division 3.6 - Transportation and Circulation Section 3.6.4. Transportation Level of Service Requirements The proposal satisfies the applicable Transportation Level of Service standards (see the attached Traffic Impact Study), including the following: General Standard. This development proposal satisfies Section 3.6.4(8), 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 4.17 - Commercial District Vehicle major repair, servicing and maintenance establishments and vehicle sales and leasing establishments with outdoor'storage are permitted in the C - Commercial Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 12 Build -to Line. Section 3.5.3(B)(2)(b) states that: Buildings shall be located no more than 15' from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on -street parking. The building as proposed maintains an 80' setback from South Mason Street. The proposed site layout would provide for two direct pedestrian sidewalk connections from the detached sidewalk along Mason Street to the entryways on the front of the building. However, they would both have identified pedestrian crossings across internal driveways. The applicant has submitted a request for modification of the aforementioned standards for the following reasons: "The Build -To Line is intended to promote pedestrian oriented streetfronts. Recent development along Mason Street has not built to this standard, establishing a pattern of existing buildings which are not pedestrian - oriented in the spirit of this Article. This standard is not consistent with the established character of the existing Mason Street corridor. This specific project is located on a curve in Mason Street makes this standard even more difficult. Most important, the nearly single focus of this project is auto related. By its nature, people will be driving their cars to this facility for the services offered. Few people will be walking to and from this development. Cars will be delivered, serviced, stored and displayed on this site. The facilities must efficiently accommodate the automobile. The building itself must accommodate the entry and exit of the auto from all sides, limiting the minimum distance to any property line. The Build -To Line standard will not accommodate this use on this site." Modification requests may be granted if the Planning and Zoning Board determines that: (A) the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Chapter; and (B) the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 11 pedestrians entering the site and cross vehicular movements. Therefore, staff is recommending that the Planning and Zoning Board approve the request for a modification to the standard. Building materials. The proposed structures will consist of the following building materials: The building will be of a stucco finish, off-white and medium gray in color, similar to the Pedersen Toyota -Volvo -Saab dealership on South College Avenue, % block to the east. The roof will be constructed of standing seam metal, similar to that on the Pedersen Toyota -Volvo -Saab dealership. These materials comply with the standard in Section 3.5.1(F)(1), which states: Building materials shall either be similar to the materials already being used in the neighborhood, or, dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. ' The materials on this building will be similar to those used on the existing Pedersen Toyota -Volvo -Saab dealership and the commercial facilities in the block to the south and east. They are constructed of a combination of masonry block and stucco and are all off-white, light gray, and medium gray in color. Section 3.5.3. Mixed -Use; Institutional and Commercial Buildings The proposal does not satisfy the Relationship of Buildings to Streets, Walkways and Parking standards, more specifically: Orientation to Build -to Lines for Streetfront Buildings. Section 3.5.3(B)(2) states that: Build -to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects, in order to form visually continuous, pedestrian -oriented streetfronts with no vehicle use area between building faces and the street. Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 10 accommodate the entry and exit of the auto from all sides, limiting the minimum distance to any property line. The Build -To Line standard will not accommodate this use on this site." Paragraphs 1 and 3, above, apply to this section of the LUC and, therefore, the applicant's request for a modification to the standard is applicable. There is a perceived character along the South Mason Street corridor (commercial uses that generally have an auto -related emphasis). This project is auto -oriented and the nature of the uses in the facility suggest that it provide for entry and exit of autos from all sides. Modification requests may be granted if the Planning and Zoning Board determines that: (A) the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Chapter; and (B) the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (C) the granting of a modification from the strict application of any standard would result in a substantial benefit to the City by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city- wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible. Staff finds that the project as submitted, based on the land use and its contextual compatibility with the surrounding land uses, is neither detrimental to the public good nor impairs the intent and purposes of this chapter of the City Code; and that it will protect the public interests and purposes of the standard for which this modification is requested equally well than would a plan which complies with the standard for which the modification is requested. The design of the pedestrian/vehicle interface would minimize potential conflicts between Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 9 B. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The PEDERSEN AUTO PLAZA, PDP does not satisfy all applicable Building and Project Compatibility standards, more specifically: Building orientation. The building placement and orientation on this proposal does not comply with Section 3.5.1(D), which states that: To the maximum extent feasible, primary facades and entries shall face the adjacent street. Except as allowed in the Industrial zone district, a main entrance shall face a connecting walkway with a direct pedestrian connection to the street without requiring all pedestrians to walk through parking lots or cross driveways. The building as proposed orients the primary entries to South Mason Street. Because of the auto service, maintenance, and repair uses, there is an 80' setback from the street to allow for vehicular circulation into, through, and around the building. Parking is also being proposed near the building entries. The site layout would provide for two direct pedestrian sidewalk connections, each with driveway crossings, from the detached sidewalk along Mason Street to the entryways on the front of the building. They will both have identified, striped pedestrian crossings at the internal driveway. The applicant has submitted a request for modification of the standards set forth in Sections 3.5.3(8)(2) and 3.5.3(8)(2)(b) for the following reasons: "The Build -To Line is intended to promote pedestrian oriented streetfronts. Recent development along Mason Street has not built to this standard, establishing a pattern of existing buildings which are not pedestrian - oriented in the spirit of this Article. This standard is not consistent with the established character -of the existing Mason Street corridor. This specific project is located on a curve in Mason Street makes this standard even more difficult. Most important, the nearly single focus of this project is auto related. By its nature, people will be driving their cars to this facility for the services offered. Few•people will be walking to and from this development. Cars will be delivered; serviced, stored and displayed on this site. The facilities must efficiently accommodate the automobile. The building itself must Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 8 Board shall take into account whether the alternative preserves and incorporates existing vegetation in excess of minimum standards, protects natural areas and features, maximizes tree canopy cover, enhances neighborhood continuity and connectivity, fosters nonvehicular access, or demonstrates innovative design and use of plant materials and other landscape elements. The Landscape Plan as submitted proposes to construct the curbline of the auto display area up to the north easement line for future pedestrian trail between South Mason Street and the railroad corridor. Within this easement will be a combination of deciduous and evergreen shrubs that may or may not be able to be incorporated into the future pedestrian trail alignment at the time it is constructed. At the time the trail is constructed the property owner may or may not install a fence along the curbline of the parking area, just outside of the easement. The property owner would receive a zero setback from the easement line in exchange for providing the 12' wide access easement for the future trail. Staff is recommending that the alternative Landscape Plan be approved based on the final plan enhancing neighborhood continuity and connectivity, and fostering nonvehicular access between the South College Avenue commercial corridor and the future multi -modal transportation corridor along the Burlington Northern Railroad tracks. Required number of parking spaces. The development proposal satisfies the parking requirements set forth in the LUC for the vehicle servicing and maintenance, general retail (auto sales), and general office uses in this project. There are 137 proposed parking spaces on -site, equaling 4.6 spaces per 1,000 square feet of leasable floor area. Section 3.2.2(K)(2)(a) sets forth maximum parking requirements for non-residential land uses. They range from 3 spaces per 1,000 square feet (for general office), to 4 spaces per 1,000 square feet (for retail), -to 5 spaces per 1,000 square feet (for vehicle servicing and maintenance) of leasable floor area, depending on the type of use. There is no category for allowable parking for the auto display areas, being the property owner's product line. Therefore, staff finds that the parking to be provided is in compliance with the requirements of the LUC, based on the breakdown of the proposed auto - related uses. Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 7 Direct on -site access to pedestrian and bicycle destinations. The development proposal satisfies the standard [Section 3.2.2(C)(6) that the on -site pedestrian and bicycle circulation system must be designed to provide, or allow for, direct connections to major pedestrian and bicycle destinations including, but not limited to, parks, schools, neghborhood centers, neighborhood commercial districts and transit stops that are located either within the development or adjacent to the development as required, to the maximum extent feasible. The on -site pedestrian and bicycle circulation system must provide, or allow for, on - site connections to existing or planned off -site pedestrian and bicycle facilities at points necessary to provide direct pedestrian and bicycle travel from the development to similar major pedestrian destinations located within the neighborhood. In order to provide direct pedestrian connections to these destinations, addtional sidewalks or walkways not associated with a street, or the extension of a sidewalk from the end of a cul-de-sac to another street or walkway, may be reqired. There is an identified multi -modal transportation corridor planned within the exsting Burlington Northern Railroad right-of-way to the west of this site. Some improvements to this corridor are planned to occur within approximately 8 years. The City has requested that this- property owner dedicate a 12' wide access easement along the south property line to accommodate a future 8' wide paved trail for pedestrian and bicycle access to the corridor from South Mason Street and the commercial corridor along Sout College Avenue. The subdivision plat, Site Plan, and Landscape Plan do provide the necessary access easement to enable the City to construct an 8' wide trail at some point in time in the future. Setbacks. The 5' wide landscape setback requirement as set forth in Section 3.2.2(J) is not being met along the south property line because of the requested 12' wide pedestrian access easement to the future multi -modal transportation corridor along the railroad tracks to the west (Sections 3.2.2(C)(6) and 3.6.4(B)J. The applicant has submitted a request for approval of an alternative landscape and tree protection plan that may be substituted for a landscape plan that would meet the standards of this section of the LUC. This is in conformance with Section 3.2.1(N) - Alternative Compliance, which allows the Planning and Zoning Board to review and approve an alternative plan if it finds that the proposed alternative plan accomplishes the purposes of this section equally well or better than would a plan which complies with the standards of this section. In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this section as required, the Planning and Zoning Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 6 The trash enclosure and used oil container are attached to the building on the west side, away from South Mason Street, and will be set back 200' to 225' from the north and south property lines and adjacent non-residential uses. They will be set back 115' from the west property line and 300' to 350' from the nearest residential dwelling unit. The enclosures will be of a masonry material, with a standing seam metal roof to match the large building, and will be screened from adjacent properties by a combination of the large building and plant materials in the parking lots and along the perimeter of the site. Section 3.2.2. Access, Circulation and Parking, The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Bicycle parking. Bicycle parking is provided on site that meets or exceeds the required number of bicycle parking spaces, as well as the location, as defined in the following standard fSection 3.2.2(C)(4)(a)l A minimum number of bicycle parking spaces shall be provided, equal in number to at least rive (5) percent of the total number of automobile parking spaces provided by the development, but not less than one. Two pad sites for the placement of bicycle racks, to accommodate 8 - 10 bicycles, are located near the front and rear entryways to the building. This represents a minimum' of 6% of the total of 137 automobile parking spaces (excluding the auto display/sales) on the site. Directness and continuity of walkways. The development proposal satisfies the standards (Sections 3.2.2(C)(5)(a)(b)] that walkways within the site shall be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination, and shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access. Also, where it is necessary for the primary pedestrian access to cross drive aisles or internal roadways, the pedestrian crossing shall emphasize and place priority on pedestrian access and safety. The development proposal provides for a sidewalk network that includes a detached walkway along the minor arterial street. Primary pedestrian walkways and driveway crossings will be provided from the detached sidewalk to the building. The driveway,crossings will be defined with striping on the pavement to differentiate them from the vehicular lanes. Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 5 Trees are being provided in the 15' wide perimeter setback along South Mason Street, adjacent to the parking lot and behind the sidewalk, and integrated with the streetscape in the street right-of-way are at a spacing of 25'. This meets the standard for Parking Lot Perimeter Landscaping. The second standard reference [Section 3.2.1(E)(4)(b)] states that: Parking lots with 6 or more spaces shall be screened from adjacent uses and from the street. Screening from the street and all non-residential uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements, each of which shall have a minimum height of 30". Such screening shall extend a minimum of 70%. of the length of the street frontage of the parking lot and also 70% of the length of any boundary of the parking lot that abuts any non-residential use. Plant material used for the required screening shall achieve required opacity in its winter seasonal condition within 3 years of construction of the vehicular use area to be screened. The screening for the South Mason Street frontage will consist of a combination of earthen berms (1.5' high) and shrubs, totaling a minimum of 30" in height, extending a minimum of 70% of the street frontage along the parking lots. Screening along the north and west property lines will consist of a mix of deciduous and evergreen shrubs meeting the requirements of the LUC. Screening along the south property line will consist of a 6' high solid wood fence meeting the requirements of the LUC. The third standard referenced (Section 3.2.1(E)(5)] states that: Six (6) percent of the interior space of all parking lots with less than 100 spaces, and ten (10) percent of the interior space of all parking lots with 100 spaces or more shall be landscape areas. This development proposal meets or exceeds the standard for Parking Lot Interior Landscaping, providing a minimum of 10% interior landscaping in the auto display and sales area parking lots, and in the auto service and repair area parking lots. Screening. The proposal complies with the standard relating to the screening (Section 3.2.1(E)(6)] of areas of low visual interest or visually intrusive site elements (such as trash collection, open storage, service areas, loading docks, and blank walls) from off -site view. Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 4 residence is 200' to 250' and includes the railroad tracks and the New Mercer Irrigation Canal. It was determined that the impacts of this development on the adjacent neighborhood could be mitigated through the physical separation and design of the project and, therefore, a neighborhood meeting was not held. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS This PEDERSEN AUTO PLAZA, PDP proposal does not meet all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. There have been requests submitted for review for modifications to those standards which have not been met. Of specific note are Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, 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 planting is in accordance with Section 3.2.1(D)(2)(a), providing trees at 30' to 40' on -center in the 5' wide parkway (between curb and sidewalk) along South Mason Street, a 2-lane minor arterial street. Parking lot landscaping - perimeter and interior. Parking lot landscaping for this project is in accordance with the standards, including those related to Parking Lot Perimeter Landscaping (Section 3.2.1(E)(4)(a) and (b)]and Parking Lot Interior Landscaping (Section 3.2.1(E)(5)]. The first standard referenced (Section 3.2.1(E)(4)(a)] states that: Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public street. Trees may be spaced irregularly in informal groupings or be uniformly spaced, as consistent with larger overall planting patterns and organization. Perimeter landscaping along a street may be located in and should be integrated with the streetscape in the street right-of-way. Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 3 existing auto service and repair facility located on the east side of South College Avenue at the intersection of Troutman and JFK Parkways. This is an auto -oriented facility in an area along South College Avenue that includes a number of auto dealerships, auto maintenance and repair shops, and auto parts and supply stores. The site has been designed to provide and emphasize safe and convenient pedestrian movement from the Mason Street sidewalk system to the public entries into the facility along the east side. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: C; vacant S: C; existing retail (United Building Center) W: C, RL; existing residential, railroad and irrigation ditch corridors (Flagstone Patio Homes PUD, Burlington Northern Railroad, New Mercer Canal) E: C; existing commercial/retail (South College Avenue retail corridor) This property was annexed into the City as part of the Horsetooth-Harmony Annexation in July, 1978. The property was subdivided •as part of Tract "B" of the Fossil Creek Commercial Plaza Subdivision, approved by City Council on November 6, 1978. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The PEDERSEN AUTO PLAZA, PDP contains proposed land uses that are permitted as Type II uses, subject to review by the Planning and Zoning Board. The proposed uses are auto servicing, express tube services, auto body repair, auto parts storage, retail parts sales, auto sales, and auto showroom. The LUC requires that a neighborhood meeting be held for development proposals that are subject to Board review unless the Director determines that the development proposal would not have significant neighborhood impacts. The Current Planning Director and staff determined that the proposed auto -related facility is in the community/regional shopping corridor between South College Avenue and the Burlington Northern Railroad right-of-way, and that the physical separation between the west side of this facility and the nearest Pedersen Auto Plaza, Project Development Plan, #26-97 March 19, 1998 P & Z Meeting Page 2 standards located in Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.17 C - Commercial Zoning District). The PDP does not comply with the following requirements of the LUC: " standards located in Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping, Section 3.2.2(J) - Setbacks of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. An alternative landscape plan, in accordance with Alternative Compliance in the LUC, has been submitted for consideration. standards located in Section 3.5.3(B)(2) - Relationship of Buildings to Streets, Walkways and Parking (build -to line) of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A request for a modification to the standards has been submitted for consideration. Vehicle major repair, servicing and maintenance establishments and vehicle sales and leasing establishments with outdoor storage are permitted in the C - Commercial Zoning District, subject to Planning and Zoning Board (Type II) review. The purpose of the C - District is: Intended to be a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some Commercial District areas may continue to meet the need for auto - related and other auto -oriented uses, it is the City's intent that the Commercial District emphasize safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians. This proposal complies with the purpose of the C - District as it provides community and regional retail and ancillary uses in a community/regional shopping area of Fort Collins (the South College Avenue corridor): The retail portion of the operation is the new auto showroom, display, and sales. The ancillary uses are the auto servicing, express lube services, auto body repair, auto parts storage, retail parts sales portions of the operation, for both this facility and the existing Pedersen Toyota -Volvo -Saab facility block to the east on Kensington Drive. This Pedersen facility would replace their ITEM NO. 7 MEETING DATE 3 19/98 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Pedersen Auto Plaza, Project Development Plan - #26-97 (Replat of a Portion of Tract B, Fossil Creek Commercial Plaza) APPLICANT: Dana Lockwood Lockwood Architects 420 South Howes Street, Suite 101 B Fort Collins, Colorado 80521 OWNERS: Gerry and Jo Anne Pedersen 4455 South College Avenue Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for a Project Development Plan (PDP) for an auto related facility that includes auto servicing, express lube services, auto body repair, auto parts storage, retail parts sales, auto sales, and auto showroom. The property is located on the west side of the South Mason Street at the northwest corner of the intersection of South Mason Street and Kensington Drive, 500' west of South College Avenue, and 500' north of West Harmony Road. The applicant proposes to construct one [predominantly] 2- story building, with associated parking and auto display areas, on 3.51 acres. The total floor area is approximately 30,000 square feet and [site] building coverage is approximately 21,700 square feet. The property is in the C - Commercial Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan 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. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT