HomeMy WebLinkAbout132 W. WILLOX - PDP - 19-06 - REPORTS - RECOMMENDATION/REPORT5. Findings of Fact/Conclusion:
In evaluating the request for 132 West Willox Lane P.D.P., Staff makes the
following findings of fact:
A. The proposed P.D.P. represents a total re -construction of a building
damaged in the blizzard of March 2003, and is in compliance with
the North College Avenue Corridor Plan.
B. The proposed land uses, Warehouse and Distribution Facilities,
Light Industrial Uses, Research Laboratories, Workshop and
Custom Small Industry Uses and Warehouses are permitted in the
C-N, Commercial North College zone district, subject to
administrative review.
C. The P.D.P. complies with the applicable General Development
Standards of Article Three.
RECOMMENDATION
Staff recommends approval of 132 West Willox Lane Project Development Plan,
#19-06.
D. Section 3.2.2 — Access, Circulation and Parking
The new building will be constructed on the same foundation as the
original building. Consequently, there is a vehicular use area between the
public sidewalks along both streets.
As mitigation, the site will include a connecting walkway bisecting the
parkway combined with a painted cross -walk in the parking lot. With these
improvements, the potential hazard between vehicles and pedestrians is
minimized to the maximum extent feasible.
E. Section 3.2.2(J) — Parking Lot Layout — Setbacks
The parking lot is setback from Willox Lane by 20 feet and Willox Court by
10 feet thus complying with the minimum standards of 15 feet and 10 feet
respectively.
F. Section 3.2.2(K) — Maximum Number of Parking Spaces
The applicant estimates that there will be 20 employees. Industrial uses
are allowed a maximum of .75 spaces per employee or 15 spaces. The
P.D.P. includes 15 parking spaces thus not exceeding the maximum.
G. Section 3.5.1— Building and Project Compatibility
The context of the Willox Court area is characterized by industrial uses
contained within steel buildings. To the east is a convenience store with a
fuel facility and to the south is a combination drive -through
restaurant/convenience store/fuel facility. To the west is a vacant lot and
a steel building with various industrial uses.
The P.D.P. consists of a new steel building featuring a customized
entrance facing south. There would be a masonry wainscot to a height of
four feet on the south and west elevations. There would be two overhead
doors for small trucks and shipping and delivery.
Based on the character of the surrounding area, the P.D.P. is found to
satisfy the standard for building compatibility.
H. Section 3.6.4 — Transportation Level of Service Requirements
Since the P.D.P. represents the re -construction of a damaged structure,
the Transportation Impact Study was waived by the City's Traffic
Engineer.
All proposed uses are permitted subject to administrative review. One
particular use, warehouse and distribution facilities are required to be at
least 200 feet from North College Avenue. The east property line of the
site is 200 feet from North College Avenue thus complying with the
standard.
B. Height
The maximum allowable height in the C-N is three stories. The proposed
building is one story, with a height of 24 feet, thus complying with the
standard.
C. North College Corridor Plan Standards and Guidelines
These Standards and Guidelines were adopted into the Plan prior to
adoption of the Land Use Code. Since that time, the C-N zone was
implemented as well as General Development Standards. Whatever
remaining standards and guidelines that have not been superseded by the
Land Use Code pertain to re -development along North College Avenue
and are, therefore, not applicable to 132 West Willox Lane.
4. Compliance with Article Three - General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
Street trees are provided along both Willox Lane and Willox Court.
Foundation shrubs are provided along the west elevation facing Willox
Court. These are the only feasible locations for plant material that do not
conflict with underground utilities.
B. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping
The parking lot faces both Willox Lane and Willox Court. Street trees are
located in the parking lot setback area along both public streets at a ratio
of one tree per 25 lineal feet. With four trees along each street, the
standard is satisfied. A continuous shrub bed is provided in front of all
parking stalls facing the two public streets.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot contains two landscape islands. Both feature one tree and
a shrub bed.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: C-N; Existing multi -tenant commercial/industrial uses
S: C-N; Existing drive -through restaurant with convenience store and fuel facility
E: C-N; Existing convenience store and fuel facility
W: C-N; Existing multi -tenant commercial/industrial uses
The original building was damaged in the blizzard of March 2003 to the point
where it was condemned by the chief building official of the City of Fort Collins.
Since more than six months have elapsed since the blizzard, the request to re-
build is required to be processed as a new Project Development Plan (P.D.P.)
subject to Administrative (Type One) review.
2. North College Avenue Corridor Plan:
The North College Avenue Corridor Plan was adopted in April of 1995. The Plan
states:
"LU- 6 Basic and light industrial uses should locate in Light Industrial and
Planned Industrial zoning districts or new districts with standards and
guidelines for compatibility with surrounding neighborhoods. Start-up and
entrepreneurial industries should be encouraged to locate in these areas."
Since the adoption of the Plan in 1995, the C-N, Commercial - North College
zone district was created in 1997 as part of the implementation for City Plan.
This new zone district allows a variety of uses including the five proposed uses
contained within the P.D.P.
3. Compliance with Article Four - C-N Zone District Standards:
A. Land Use
The proposed land uses are:
Warehouse and distribution facilities,
Light industrial uses,
Research laboratories,
Workshop and custom small industry uses,
Warehouses.
ITEM NO.
MEETING DATE
STAFF TErO J/fEPAjt a
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: 132 West Willox Lane P.D.P, #19-06
APPLICANT: Willox Court L.L.C.
c/o East Point Studio
552 Kinnikinnik
Severance, CO 80546
OWNER: Willox Court, L.L.C.
255 East Monroe Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request to reconstruct a building that was damaged in the blizzard of
March 2003. The new building would be same size as the previous, 12,000
square feet, and constructed upon the same foundation. As with the previous
building, the new structure would be mostly steel. The site is .84 acre in size and
located at the northeast comer of Willox Lane and Willox Court and zoned C-N,
Commercial, North College.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed P.D.P. represents a total re -construction of a building damaged in
the blizzard of March 2003 and is in compliance with the North College Avenue
Corridor Plan. The proposed land uses, Warehouse and Distribution Facilities,
Light Industrial Uses, Research Laboratories, Workshop and Custom Small
Industry Uses and Warehouses are permitted in the C-N, Commercial North
College zone district. The P.D.P. complies with the applicable General
Development Standards of Article Three.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT