HomeMy WebLinkAboutADVANCE AUTO PARTS - PDP - 26-07 - REPORTS - RECOMMENDATION/REPORTAdvance Auto Parts PDP— #26-07
November 27, 2007 Administrative Public Hearing
Page 9
4. Findings Of Fact / Conclusion:
After reviewing the Advance Auto Parts PDP, Staff makes the following findings of fact and
conclusions:
A. The proposed land use (retail establishment) is permitted in the CN —
Commercial North College District, subject to Administrative review.
B. The PDP complies with all standards located in Division 4.22 — Commercial
North College District of the Land Use Code.
C. The PDP complies with all applicable goals and policies adopted within the
North College Corridor Plan.
D. The PDP Complies with all applicable General Development Standards
located in Division 3 of the Land Use Code, with the following exception:
• the standard located in Section 3.2.1(E)(2)(d) — Foundation Plantings. A
request for alternative compliance to this landscape standard has been
submitted.
E. Staff finds that the project as submitted, based on the proposed land use and
its contextual compatibility with the surrounding land uses, is not detrimental
to the public good.
F. Staff finds that the alternative compliance proposal accomplishes the
purpose of the foundation planting requirement equally well as a compliant
plan.
5. Staff Recommendation:
Staff recommends approval of the alternative landscape plan for the Advance Auto PDP.
Staff recommends approval of the Advance Auto PDP, #26-07.
Attachments:
Vicinity Map
Site, Landscape and Building Elevation Plans
Traffic Impact Study
Alternative Compliance Letter
Advance Auto Parts PDP— #26-07
November 27, 2007 Administrative Public Hearing
Page 8
materials described in the North College Corridor Plan. Clear glass and
low -glare materials are proposed.
3) Building Color [Section 3.5.1(F)]: The colors chosen for the project are
within the realm of the colors of existing buildings in the area. The
concrete block will be taupe, with red brick and red accents.
4) Relationship of Building to Streets, Walkways and Parking [Section
3.5.3(B)]: The main entrance of the building opens to a connecting
walkway with pedestrian frontage along North College Avenue. The
building is situated at the street corner, with no vehicle use area between
the building faces and the street. The building is situated no more than
25 feet behind the street right-of-way along College Avenue as required
per this section.
5) Variation in Massing [Section 3.5.3(C)]: The building features changes in
height and projecting ribs to vary the massing. The entrance is recessed
and angled to add interest and to orient to the streetfront.
6) Character and Image [Section 3.5.3(D)]: The standard prototype building
for this retailer has been modified to comply with the requirements of this
section and per the North College Corridor Plan. The building bays are
visually established at 30 foot intervals with brick ribs and changes in
height. Precast sills and windows add interest and contribute to
appropriate pedestrian proportions. Street facing facades feature
windows and the entrance is defined as an angled storefront with
overhang and steel support column. The brick base and precast sill
create a recognizable "base" and the EFIS cap and stepped parapets
create a defined building "top."
D. Transportation and Circulation [Section 3.6]
1) Master Street Plan [Section 3.6.1 ]: The PDP has been designed in
compliance with the Master Street Plan and the Access Control Plan for
North College Avenue (State Highway 287).
2) Streets, Streetscapes, Alleys and Easements [Section 3.6.2]: Street right-
of-way widths conform with the Larimer County Urban Area Street
Standards and Access Control Plan for North College Avenue. The pubic
alley will be designed in accordance to the requirements in this section
and the aforementioned street standards.
Advance Auto Parts PDP— #26-07
November 27, 2007 Administrative Public Hearing
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14) Nonresidential Parking Requirements [Section 3.2.2(K)(2)]: This PDP
provides 28 total parking spaces (26 regular spaces plus 2 handicapped
spaces). A maximum of 4 parking spaces are allowed for 1,000 square
feet of general retail space. For the proposed 7,000 square foot retail
establishment a maximum of 28 parking spaces are permitted.
15) Handicap Parking [Section 3.2.2(K)(5)]: This PDP proposes 2 parking
spaces, one of which is a van accessible handicap space as required per
this section.
16) Parking Stall Dimensions [Section 3.2.2(L)]: All parking spaces meet the
minimum parking stall dimensions.
17) Site Lighting [Section 3.2.4]: The PDP proposes adequate lighting levels
for pedestrian and auto safety without spilling over into neighboring lots.
Light sources will be concealed and full -cutoff fixtures will be utilitized.
18) Trash and Recycling Enclosures [Section 3.2.5]: A trash and recycling
enclosure is proposed on the western side of the property. The enclosure
will be constructed of materials to match the principal building and will
have ample room for recycling and trash collection.
B. Engineering Standards [Section 3.3]
1) Plat Standards [Section 3.3.1 ]: The plat prepared for this project meets
the applicable standards pertaining to lot layout and dedication of rights -
of -way and easements.
2) Development Improvements {Section 3.3.2]: The required improvements
for the alley and street frontages have been designed according to the
applicable design criteria and construction standards. A Development
Agreement will be prepared at the Final Plans stage of the project.
C. Building Standards [Section 3.5]
1) Building and Project Compatibility [Section 3.5.1]: The architecture of this
project is compatible with the existing buildings in the area. The building
is articulated with brick ribs and features variations in height to break up
the massing.
2) Building Materials [Section 3.5.3(E)]: The materials include smooth -face
concrete block, brick, and steel and are similar in nature to the
surrounding neighborhood and are consistent with the recommended
Advance Auto Parts PDP— #26-07
November 27, 2007 Administrative Public Hearing
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4) Tree Protection [Section 3.2.1(F)&(G)]: All existing significant trees will be
preserved per the specifications set forth in this section.
5) Sight Distance Triangles [Section 3.2.1 (L)]: All areas of potential conflict
between vehicular traffic and pedestrians and between cars and other
cars have been addressed with low plantings in the sight distance
triangles and trees set back from the site distance triangle.
6) Access, Circulation and Parking [Section 3.2.2]: This PDP safely and
conveniently accommodates the movement of vehicles, bicycles,
pedestrians and transit.
7) Curbcuts and Ramps [Section 3.2.2(C)2]: Curbcuts are located at every
point in this PDP where sidewalks intersect with drive aisles.
8) Site Amenities [Section 3.2.2(C)(3)&(4)]: This PDP includes parking
facilities for bicyclists, and handrails near the detention pond for
pedestrian safety.
9) Walkways [Section 3.2.2(C)(5)]: This PDP features walkways connecting
the street sidewalk and parking area to the building entry.
10) Transportation Impact Study [Section 3.2.2(C)(8)]: A Transportation
Impact Study has been prepared with this PDP and is included with this
staff report.
11) Access and Parking Lot Requirements [Section 3.2.2(D)]: The vehicular
access and parking lot have been designed and will be constructed
according to the requirements within this section and the Access
Management Plan for North College Avenue.
12) Parking Lot Layout [Section 3.2.2(E)]: The parking lot provides well-
defined circulation routes for pedestrians, bicycles and vehicles. Parking
stalls are perpendicular to the building. Landscape islands with raised
curbs are used throughout the project to define the parking lot entrance,
the ends of the parking aisles, internal access drives and to delineate
walkways from drive areas.
13) Setbacks [Section 3.2.2(J)]: This proposal complies with the parking lot
setback requirements of this section by providing a minimum five foot wide
landscaped setback area along the side and rear lot lines of the parking
area and 28 foot wide front parking setback area along the arterial street.
Advance Auto Parts PDP— #26-07
November 27, 2007 Administrative Public Hearing
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wainscot to add interest to and visibly soften this area. In addition, we have
widened the sidewalk along the south side of the building by 2 feet to
enhance and soften the pedestrian access to the building.
We were directed by the City to have an entry -way oriented to the street. We
feel that the eastern side of the building that faces College Ave and the
northern side of the building that faces Hemlock St are the most visible and
high -use areas. We feel very strongly that our current plan, as -it -is, meets the
intent of the code.
We have looked at several of the recent developments in Fort'Collins and do
not see many examples of where foundation landscaping was required at the
entrance off the parking lot or at the rear of the building. The developments
that we are referring to are: the Vitamin Shoppe and Walgreens on the
southeast comer of College Avenue and Drake, the new King Sooper's and
strip center on the southeast corner of Timberline and Drake, the new Waffle
House restaurant on College Avenue, the new Human Bean on North College
Avenue, and the new Checker Auto Parts on North College Avenue. For the
most part, we noticed that there was foundation landscaping along the street,
but there was not a 5 ft landscape bed at the entrance that faced the parking
lots or along the building towards the rear. Waffle House showed no
Foundation plantings, The Human Bean had no Foundation Plantings, the
Checker had no Foundation plantings and each of these projects showed a
similar wainscoting treatment in the architecture.
Thank you."
Staff has evaluated this Alternative Compliance request and supports the
alternative plan proposed. The south facade of the building will be a high -
use area for pedestrians and vehicle activity. Adequate maintenance and
chance of survival of foundation plantings in this area is unlikely due to the
high levels of activity. Plantings in this area would be easily trampled and
difficult to maintain. The most visible and high -use section of the south
wall features windows and an angled storefront to add interest and break
up the long facade. In addition, the alternative plan for a wider sidewalk
provides more room for pedestrians to comfortably enter the building from
the parking area. This wider sidewalk area may even be wide enough to
provide amenities such as benches and/or trash cans for store customers.
3) Parking Lot Landscaping [Sections 3.2.1(E)(4)&(5)]: The project satisfies
the parking lot perimeter and interior landscaping standards as applicable.
The required trees within the south side parking setback area are
unfeasible due to the placement of an existing building at the lot line. Staff
has advised that shrubs and low plantings are acceptable for this edge of
the parking area as they will function as "foundation plantings" along the
existing building.
Advance Auto Parts PDP— #26-07
November 27, 2007 Administrative Public Hearing
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A. Site Planning and Design Standards [Section 3.2]
1) Landscaping and Tree Protection [Section 3.2.1]—The PDP provides full
tree stocking on the street frontages and landscaping throughout the
project. The existing trees along Hemlock Street will be preserved with
this project and additional street trees are proposed along North College
Avenue. Additional canopy and ornamental trees are proposed along the
in the parking lot landscaping area. The trees will be of appropriate
species and size as described in this section.
2) Landscape Area Treatment [Section 3.2.1(E)(2)]: All non -paved areas on
the site are designed with appropriate landscape areas as described in
this section. Foundation plantings are proposed along the entire north and
east sides of the building. Per Section 3.2.1(N), an Alternative
Compliance request has been submitted regarding the required foundation
plantings in the high visibility area along the south side of the building.
This request is as follows:
"We are requesting approval for Alternative compliance, as we feel our
current site plan which exceeds the code requirements for landscaping in
other places adequately addresses the need for foundation plantings as "
articulated in the code.
"Foundation Plantings. Exposed sections of building walls that are in high -
use or high -visibility areas of the building exterior shall have planting beds
at least five (5) feet wide placed directly along at least fifty (50) percent of
such walls. "
We have landscaped our building to put a five foot wide landscaping area
along 100% of the north side and east sides of the building which are the
most highly visible and high use areas. The total foundation landscaping
between the north and east side of the building is 170 linear feet. If we were
planting foundation landscaping along 50% the three sides (north, east, south)
of the building it would total 135 linear feet. The current foundation
landscaping goes above and beyond the 50% requirement.
We did so to meet the intent of the code in the context of our site and its
specific configuration.
The only areas without foundation landscaping are the western side or rear of
the building which has low visibility and the south side of the building. The
south side of the building that is most visible to the street has store front and
windows that cover approximately 29% of the wall area and provides a
pleasing area to look at. The back half of the south side of the building is not
highly visible from College Ave and will only be accessed from the parking
lot and not from the street. This side of the building also features a brick
Advance Auto Parts PDP— #26-07
November 27, 2007 Administrative Public Hearing
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1) Land Use Standards: The maximum building height in this district is three
stories. The proposed building is one story in height (22 feet at its highest
point).
2) Development Standards: This complies with the standards and guidelines
contained in the North College Corridor Plan as discussed in the following
section.
3. Compliance with North College Corridor Plan
The proposed PDP complies with the applicable visions and goals of the North College
Corridor Plan as follows:
A. More Complete Street Network: This PDP has been designed in accordance
with the Access Management Plan for North College Avenue. The alley to
the west of the property will be improved in order to help facilitate a more
complete street network behind the highway frontage. The street frontages
will be improved along North College Avenue and Hemlock Street with new
sidewalks and additional right-of-way along North College Avenue will be
dedicated for future highway improvements.
B. Community Appearance and Design: The proposed architectural design is
consistent with the goals and policies outlined in the plan. Policy CAD 2.2
specifies that:
"...character will be contemporary semi -industrial, combined with
familiar, traditional Old Town and Hispanic -derived character.
Durable, simple, authentic materials and design will be prevalent.
Architectural design featuring exposed structural elements, brick
instead of concrete block, corrugated or ribbed metal instead of
artificial stucco, and a palette of colors rather than beige, will create
urban places that complement Downtown and offer a distinct
alternative to standardized suburban development."
The proposed architectural character includes brick ribs, glass storefront,
smooth face block, red accents, aluminum and steel elements and variations
in building height to create an appearance that is similar to the vision
described above.
4. Compliance with General Development Standards
The proposed project complies with the applicable general development standards
contained in Division 3 of the Land Use Code as follows:
Advance Auto Parts PDP— #26-07
November 27, 2007 Administrative Public Hearing
Page 2
standards of the Land Use Code. A neighborhood meeting was not required for this
development proposal.
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: CN: Existing commercial uses
E: CN: Existing commercial uses
S: CN: Existing commercial uses
W: CN: Existing single-family residential uses and mobile homes
This Project Development Plan proposal includes a subdivision plat.
2. Compliance with Zoning District Standards
The proposed PDP complies with the applicable standards in Division 4.22 — CN —
Commercial North College District as follows:
A. Purpose: The purpose of the CN — Commercial North College 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. This designation is only for areas
identified for its application in the North College Corridor Plan."
This PDP complies with the purpose of the CN District in that the retail
building proposed is along Colorado State Highway 287 (North College
Avenue). The proposed retail building will create a transition between the
high traffic roadway to the east and the residential area to the west. The
North College Corridor Plan identifies the Commercial North College District
as the preferred land use designation for this property.
B. Permitted Uses: Retail establishments are permitted in the CN — Commercial
North College District subject to Administrative review and approval.
C. Applicable Standards of the CN — Commercial North College District:
ITEM NO. /
MEETING DATE //- 7-0
STAFF S_. E0f M Pa"
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Advance Auto Parts PDP, Type 1- #26-07
APPLICANT: Cadence Development, LLC
c/o Lucy Dinneen, Kay Christman
8480 E. Orchard Rd., Suite 6900
Greenwood Village, CO 80111
OWNER: Rush Family, LLC
738 Skyway Drive
Boulder, CO 80303
PROJECT DESCRIPTION:
This is a proposal to construct a 7,000 square foot, one-story retail building on a vacant
parcel located at the southwest corner of North College Avenue and Hemlock Street. In
addition to the retail building, proposed development improvements include a parking lot,
alley upgrades, sidewalks and landscaping. The property is located in the CN —
Commercial North College Zone District, in which retail establishments are permitted uses,
subject to Administrative review.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a proposal for a new retail establishment located on a vacant parcel at the
southwest corner of North College Avenue and Hemlock Street. The property is located in
the CN — Commercial North College Zone District. The purpose of the CN — Commercial
North College 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. This
designation is only for areas identified for its application in the North College
Corridor Plan."
Retail establishments are permitted in the CN — Commercial North College District subject
to Administrative review and approval. This proposal complies with the intent and
standards of the CN — Commercial North College District, the standards and guidelines
contained within the North College Corridor Plan, the common development review
procedures for development applications, and the applicable general development
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT