HomeMy WebLinkAbout4900 SOUTH COLLEGE AVENUE PDP, CHANGE OF USE - 3-06 - REPORTS - RECOMMENDATION/REPORT17. Gasoline stations.
18. Health and membership clubs.
19. Open-air farmers markets.
20. Plant nurseries and greenhouses.
21. Plumbing, electrical and carpenter shops.
22. Clubs and lodges.
23. Veterinary facilities and small animal clinics.
24. Dog day-care facilities.
25. Print shops.
26. Food catering or small food product preparation.
27. Small scale reception centers.
28. Indoor kennels.
(d) Industrial Uses:
1. Workshop and custom small industry uses.
(e) Accessory/Miscellaneous Uses:
1. Satellite dish antennas greater than thirty-nine (39) inches in diameter.
2. Wireless telecommunication equipment.
3. Wireless telecommunication facilities.
Planning and Zoning Board Review (Type II):
(a) Institutional/Civic/Public Uses:
1. Public and private schools, including colleges, universities, vocational
and technical training.
2. Community facilities.
3. Hospitals.
(b) Commercial/Retail Uses:
1. Drive-in restaurants.
2. Recreational uses.
3. Large retail establishments.
4. Vehicle major repair, servicing and maintenance establishments.
5. Vehicle and boat sales and leasing establishments with outdoor
storage.
6. Enclosed mini -storage.
7. Retail and supply yard establishments with outdoor storage.
8. Parking lots and parking garages (as a principal use).
9. Child care centers.
10. Unlimited indoor recreational uses and facilities.
11. Entertainment facilities and theaters.
12. Exhibit halls.
13. Day shelters, provided that they do not exceed ten thousand (10,000)
square feet and are located within one thousand three hundred twenty
(1,320) feet (one -quarter [Y4] mile) of a Transfort route.
14. Grocery stores.
15. Adult day/respite care centers.
16. 1-25 activity centers.
(c) Industrial Uses:
1.[.Composting facilities
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(b) Any use authorized pursuant to a site specific development plan that was
processed and approved either in compliance with the Zoning Code in effect on
March 27, 1997, or in compliance with this Land Use Code (other than a final
subdivision plat, or minor subdivision plat, approved pursuant to Section 29-643
or 29-644 of prior law, for any nonresidential development or any multi -family
dwelling containing more than four [4] dwelling units), provided that such use
shall be subject to all of the use and density requirements and conditions of said
site specific development plan.
(c) Any use which is not hereafter listed as a permitted use in this zone district
but which was permitted for a specific parcel of property pursuant to the zone
district regulations in effect for such parcel on March 27, 1997; and which
physically existed upon such parcel on March 27, 1997; provided, however, that
such existing use shall constitute a permitted use only on such parcel of property.
(d) Institutional/Civic/Public Uses:
1. Neighborhood parks as defined by the Parks and Recreation Policy
Plan.
(e) Residential Uses:
1. Boarding and rooming houses with five (5) or fewer boarders.
Administrative Review (Type 1):
(a) Residential Uses:
1. Single-family attached dwellings.
2. Two-family dwellings.
3. Multi -family dwellings.
4. Group homes.
5. Boarding and rooming houses with more than five (5) boarders.
6. Mixed use dwelling units.
(b) Institutional/Civic/Public Uses:
1. Parks, recreation and other open lands, except neighborhood parks as
defined by the Parks and Recreation Policy Plan.
2. Public facilities.
3. Places of worship or assembly.
4. Transit facilities without repair or storage.
(c) Commercial/Retail Uses:
1. Bed and breakfast establishments.
2. Standard and fast food restaurants (without drive-in or drive -through
facilities).
3. Convenience retail stores without fuel sales.
4. Convenience retail stores with fuel sales.
5. Personal and business service shops.
6. Offices, financial services and clinics.
7. Artisan and photography studios and galleries.
8. Retail establishments.
9. Retail stores with vehicle servicing.
10. Limited indoor recreation establishments.
11. Vehicle minor repair, servicing and maintenance establishments.
12. Equipment rental establishments (without outdoor storage).
13. Equipment, truck and trailer rental.
14. Lodging establishments.
15. Frozen food lockers.
16. Funeral homes.
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j. Accessory buildings and uses
k. Any land use located on a Planned Unit Development plan as defined,
processed and approved according to §29-526
2. Printing and copying services whose business consists primarily of serving
retail customers
3. Banks, savings and loan and finance companies
4. Standard and fast food restaurants
5. Indoor theatres
6. Membership clubs
7. Offices and clinics
8. Personal service shops
9. Retail stores
10. Laundry and dry-cleaning retail outlets
11. Limited indoor recreation uses, provided that all such activities are conducted
entirely within an enclosed structure
12. Small animal veterinary clinics
13. Aquarium shops
14. Public utility installations, excluding repair and storage facilities
15. Accessory buildings and uses
16. Churches provided that such uses comply with the lot area, front yard rear
yard, side yard and off-street parking minimum requirements as set forth in
§29-201
17. Shopping centers consisting of any of the above uses, subject to being shown
on a Planned Unit Development plan as defined, processed and approved
according to §29-526
18. Child care centers
19. Any land use located on a Planned Unit Development plan as defined,
processed and approved according to §29-526
The BL district included vehicle leasing establishments and vehicle service/repair as
retail uses. The aforementioned permitted uses were deemed "uses by right" and did
not require a public process, except as noted (§29-526).
In 1997, the City of Fort Collins adopted the new Land Use Code. Prior to the adoption
of the new code, the City solicited a great deal of public process and participation, which
was open to interested parties throughout both the City and Larimer County. With the
adoption of the Land Use Code, the zoning districts were updated and the former BL
zoning was replaced. In the Fairway Estates Business area, the new zoning became C,
Commercial District. The majority of the permitted, uses stayed the same with the new
zoning, though the review processes changed.
The following list outlines the permitted uses in the Commercial District and their review
processes (those which are underlined are requested with the 4900 S. College
proposal):
Basic Development Review Process (provided that such uses are located on lots that
are part of an approved site -specific development plan):
(a) Accessory/Miscellaneous Uses:
1. Accessory buildings.
2. Accessory uses.
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Community Planning and Environmental cervices
Current Planning
11;ia I
City of Fort Collins
TO: Planning and Zoning Board
FROM: Shelby Sommer, Associate Planner
DATE: April 19, 2006
RE: 4900 S. College History and Requested Uses Update
This memorandum to the Planning and Zoning Board has been prepared to help the
board understand the history of zoning and the requested permitted uses for the 4900
S. College property and respond to questions raised at the April 14t' Planning and
Zoning Board Worksession.
The Planning and Zoning Board should be aware that the applicant originally requested
"public and private schools, including colleges, universities, vocational and technical
training" alleging that they are a Type I (Administrative review) permitted use. Public
and private schools, including colleges, universities, vocational and technical training
are actually categorized as a Type II (Planning and Zoning Board review) permitted use.
The applicant wishes to retain public and private schools on the list of requested uses
for this proposal. The list of requested uses was discussed at the neighborhood
meeting and included the public and private school possibility.
The 4900 S. College property was annexed in 1980 as part of the Fairway Estates
Business Annexation and zoned BL, Limited Business. The following uses were
permitted in the BL district, provided that any use would be separated from abutting
residential zoning districts by a solid fence or wall at least six (6) feet in height, and
further provided that any use would comply with the previously adopted landscape
requirements in former section §29-304:
1. Any use permitted in the R-M Medium Density Residential District:
a. Single-family dwellings
b. Two-family dwellings
c. Multifamily dwellings.
d. Public and private schools for elementary and high school education
e. Churches and uses providing meeting places and places for public
assembly with incidental office space
f. Public and nonprofit quasi -public recreational uses as a principal use
g. Essential public utility and public service installations and facilities for the
protection and welfare of the surrounding area, provided that business
offices and repair and storage facilities are not included
h. Child care centers
i. Group homes
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
4900 S. College Change of Use PDP, #3-06
Planning and Zoning Board Meeting April 20, 2006
Page 6
2. The Project Development Plan complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code.
3. The Project Development Plan complies with all applicable Land Use and
Development Standards contained in Article 4, Division 4.22 of the Land Use
Code.
RECOMMENDATION:
Staff recommends approval of the 4900 S. College Change of Use Project Development
Plan, #3-06.
4900 S. College Change of Use PDP, #3-06
Planning and Zoning Board Meeting April 20, 2006
Page 5
The existing building is of similar mass, scale and architectural character
to other commercial buildings in the area. The existing brick will remain
which is consistent with other area buildings. The western fagade will be
updated with "modern Colorado" style architecture, featuring wood and
steel trusses and tan EFIS accenting.
2. Section 3.5.3, Commercial Building Standards
a. The proposal complies with Section 3.5.3(B)(1) Orientation to a
Connecting Walkway in that the building opens onto a pedestrian
walkway.
b. Section 3.5.3(B)(2) establishes "build -to" lines for streetfront buildings.
This existing building matches the existing pattern of development in
the area, and it is not reasonably feasible for this property to conform
to current "build -to" line standards.
c. This proposal complies with all Character and Image standards in
Section 3.5.3(C) to the extent reasonably feasible. The proposed
western fagade will enhance the appearance of the existing building
while maintaining its original design elements.
4. Neighborhood Meeting
A neighborhood meeting was held for this proposal on March 13, 2006 at the Front
Range Baptist Church. Approximately five affected property owners attended this
meeting. A meeting summary is attached, and the concerns included the following:
• Traffic impacts on the frontage road and at the Fairway/College intersection
• Future road improvements for College Ave. and potential relocation of the
Frontage Road
• Neighborhood compatibility for some of the requested Type I uses
FINDINGS OF FACT/CONCLUSIONS
After reviewing the 4900 S. College Change of Use - PDP, staff makes the following
findings of fact and conclusions:
1. The proposed land uses are permitted in the C — Commercial Zone District.
4900 S. College Change of Use PDP, #3-06
Planning and Zoning Board Meeting April 20, 2006
Page 4
3. Article 3 of the Land Use Code — General Development Standards
The change of use request complies with all applicable General Development
Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. Existing landscaping on this site is relatively mature. Additional
landscaping is proposed to comply with all current Landscaping and
Tree Protection standards. The proposed landscaping will include
additional parking lot landscaping, and foundation plantings.
2. Section 3.2.2, Access, Circulation and Parking
b. The proposal complies with Section 3.2.2(D) in that it provides for safe,
convenient, and efficient bicycle, pedestrian, and vehicular movement
to and through the site. Vehicular access into the site will occur via two
existing entrances from Fairway Lane.
c. The proposal complies with Section 3.2.2(K)(2) in that it parking
spaces below the maximum number of spaces set forth for these types
of uses. The maximum number of parking spaces for the car rental
facility (most similar to a personal business use) is 4 spaces per 1000
square feet. Other requested uses allow a maximum of 2 to 5 spaces,
depending on the type of use. Since the future tenants are unknown,
the existing parking lot with 73 total parking spaces has been
determined acceptable for a building of this size (12,500 square feet).
It is estimated that 15 of the total parking spaces will be reserved for
rental cars.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
4900 S. College Change of Use PDP, #3-06
Planning and Zoning Board Meeting April 20, 2006
Page 3
The purpose of the Commercial District is:
"intended to be a setting for development, redevelopment and infill
of a wide range of community and regional uses, offices and
personal and business services."
This proposal complies with the intent of the Commercial District as it is a
permitted land use which reuses an existing building for commercial and other
office/retail purposes.
B. Permitted Uses
Vehicle leasing establishments are a permitted use in the C, Commercial Zone
District, subject to Planning and Zoning Board approval. Total commercial floor
area for the entire existing building is approximately 12,500 square feet. The
vehicle leasing portion of the proposal will occupy approximately one third of the
total floor area. The remaining two-thirds of the building will be leased for other
uses permitted under the Type I (Administrative) review process. The requested
permitted uses are:
a. Public facilities
b. Places of worship or assembly
c. Personal and business service shops
d. Offices, financial services and clinics (including medical/dental
offices)
e. Artisan and photography studios and galleries
f. Retail establishments
g. Retail stores with vehicle servicing
h. Vehicle minor repair, servicing and maintenance establishments
i. Equipment rental establishments
j. Health and membership clubs
k. Veterinary facilities and small animal clinics
I. Print shops
m. Public and private schools, including colleges, universities,
vocational and technical training.
C. Land Use Standards
Maximum building height in the Commercial District is four stories. The existing
building at 4900 S. College will remain one story, with the highest point at 25
feet.
4900 S. College Change of Use PDP, #3-06
Planning and Zoning Board Meeting April 20, 2006
Page 2
EXECUTIVE SUMMARY:
The owner of the existing office building located at 4900 S. College Ave. requests a
change of use to permit a car rental facility and other "Type I permitted uses." Vehicle
leasing establishments with outdoor storage are permitted uses in the C, Commercial
Zoning District, subject to Planning and Zoning Board review. The proposed car rental
facility will occupy approximately one-third of the building, with the remaining two-thirds
to be approved for "Type I (administratively approved) uses," which have not been
specified at this time by the owner.
The purpose of the Commercial District is:
"intended to be a setting for development, redevelopment a nd i nfill of a
wide range of community and regional uses, offices and personal and
business services."
This proposal complies with the intent of the Commercial District as it is a permitted land
use which reuses an existing building for commercial and other office/retail purposes.
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: C; existing commercial and office uses
S: C; existing commercial uses
E: R-2; existing Larimer County low -density residential
neighborhood
W: C; existing commercial uses and vacant land
The property was annexed in as a part of the Fairway Estates Business
Annexation in 1980.
The property was platted as lots 17 through 28 as a replat of a portion of Fairway
Estates.
2. Division 4.17 of the Land Use Code, Commercial Zone District
This change of use request complies will all applicable standards for the
Commerical Zone District as follows:
A. Purpose of the Commercial District
STAFF REPORT
PROJECT: 4900 S. College Change of Use - Project Development Plan (PDP)
- #3-06
APPLICANT: Amy Lopp
VF Ripley Associates, Inc.
401 W. Mountain Ave., Suite 201
Fort Collins, CO 80524
OWNER: Loveland Commercial LLC
1043 Eagle Dr.
Loveland, CO 80537
PROJECT DESCRIPTION:
This is a request for a change of use for an existing building located at 4900 South
College Avenue. The former use was an insurance agency claims office, and the
proposed uses are a car rental facility and two other Type I permitted uses, which have
not been further specified at this time. The property is located on the east side of East
College Avenue just north of Fairway Lane, and is in the C — Commercial Zoning
District.
RECOMMENDATION: Approval
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES
PLANNING DEPARTMENT
281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750