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Home My WebLink AboutMID-TOWN PLAZA, 3000 & 3030 S. COLLEGE AVE. - MODIFICATION OF STANDARD - 31-04 - REPORTS - RECOMMENDATION/REPORTA. The facility features an upscale design by use of brick, accents, solid gates, and entrances that face west so as to not be visible from Remington Street. B. There is a generous amount of landscaping that would be planted within the ten feet between the facility and the sidewalk along Remington Street. C. The ten feet of separation is sufficient to ensure the safety of bicyclists and pedestrians. D. The granting of the Modification would not be detrimental to the public good. E. The level of design associated with the facility substantially exceeds that which would normally be permitted. The result is a trash and recycling enclosure that is equal to or better than a facility that would otherwise comply with the setback requirement. F. A condition of approval is recommended to allow the interested parties to negotiate an agreement addressing future access to the underground sewer line. RECOMMENDATION: Staff recommends approval of the Request for Modification to Section 3.5.1(1)(1) for location of the trash and recycling enclosure for Mid -Town Plaza (Everitt Office Complex P.U.D.). Staff recommends this approval is be conditioned on the following: Approval of this Request for Modification is subject to approval of the location of the trash and recycling enclosure, as it relates to the existing underground sewer line, by the City of Fort Collins Water and Wastewater Utility. D. Utility Review There is an existing underground sanitary sewer line in the parking lot running parallel to Remington Street. The proposed trash and recycling enclosure would be located over this sewer line. Although the proposed facility is not considered a structure, there is a concern about future access to this sewer line. The applicant and the Water and Wastewater Utility have entered into a negotiation as to how best to reconcile the potential conflict should the sewer line need to be repaired or replaced. Because this potential conflict has not been resolved at this time, Staff recommends the following condition of approval: Approval of this Request for Modification is subject to approval of the location of the trash and recycling enclosure, as it relates to the existing underground sewer line, by the City of Fort Collins Water and Wastewater Utility. E. Staff Findings Staff finds that it is normal and expected to find trash and recycling enclosures within the South College Avenue retail shopping district. In addition, Staff finds that with ten feet of separation from the public sidewalk, there is a sufficient measure of safety for bicyclists and pedestrians. Therefore, Staff finds that the granting of the Modification would not be detrimental to the public good. Further, Staff finds that the proposed facility is designed to a level that substantially exceeds that which would normally be permitted. The use of brick that matches the two buildings, the soldier course and capstone accents and the generous amount of plant material combine to create a trash and recycling enclosure that is at least equal, if not better, than an enclosure that would otherwise meet the standard. A condition of approval is recommended to allow the applicant and the Water and Wastewater Utility the opportunity to discuss options and possible scenarios that would satisfy the parties. Should the parties fail to reach a solution, the Request for Modification will not be granted. 3. Findings of Fact/Conclusion: In evaluating the request for Modification to Standard 3.5.1(1), Staff makes the following findings of fact: The applicant has submitted a stand-alone Request for Modification to allow a reduction in the separation distance from the required 20 feet to 10 feet. Since the existing use, office buildings, are permitted in the Commercial zone, subject to Administrative Review, the Request for Modification is also subject to Administrative Review. B. Staff Analysis Staff has analyzed the request and makes the following findings: (1.) The 10 feet of separation from the back of detached sidewalk is heavily landscaped with a combination of seven Isanti Dogwood shrubs and a continuous row of 10 Buffalo Juniper evergreen shrubs. (2.) The proximity to the sidewalk will not impede the enjoyment of travel by either pedestrians or bicyclists. (3.) The combination of the 10-foot setback, landscaping, and six-foot high masonry screen wall will be sufficient to block the noise and other impacts normally associated a trash and recycling enclosure. (4.) The masonry is attractive and consists of six foot high brick walls to match the existing buildings. The walls will be caped with a brick soldier course and a pre -cast concrete cap. (5.) Both the gates and the "person" access face west and are not visible from Remington Street. C. Modification Review Criteria The Decision Maker may grant a Modification as long it would not be detrimental to the public good, and that: `The plan as submitted will promote the general purpose 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." level of design associated with the facility substantially exceeds that which would normally be permitted. A condition of approval is recommended to allow the interested parties to negotiate an agreement addressing future access to the underground sewer line. COMMENTS: Background: The surrounding zoning and land uses are as follows: N: C; Existing office and retail S: C; Existing multi -family E: R-L; Existing single family W: C; Existing retail and auto dealership SE: M-M-N; Existing single family The two buildings, 3000 and 3030 South College Avenue, were originally approved as the Everitt Office Complex P.U.D. in November of 1972. The two building permits were issued in 1973. 2. Modification of Standard to Section 3.5.1(1)(1) — Outdoor Storage Areas and Mechanical Equipment: A. Description of Modification The area of the proposed trash and recycling enclosure is located in the parking lot along Remington Street. As proposed, the enclosure will be screened from view by a six foot high masonry wall and solid gates. (There would be a non -gated "person" opening for every -day access by employees and janitorial crew that opens to the west and not visible from Remington Street.) There would be 20 feet of brick wall parallel to Remington Street. This location, however, is only 10 feet behind the sidewalk instead of the required 20 feet. The standard is as follows: "No areas for outdoor storage, trash collection or compaction, loading or other such uses shall be located within twenty (20) feet of any public street, public sidewalk or internal pedestrian way. Notwithstanding the foregoing, areas for trash collection may be located within twenty (20) feet of an internal pedestrian way." ITEM NO. 2 MEETING DATE STAFF T4_0 S)1CR i eQ Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: - Everitt Office Complex P.U.D. (Mid -Town Plaza) — Modification of Standard, #31-04 APPLICANT: The Everitt Companies c/o Mr. Greg Fisher 3115 Clyde Street Fort Collins, CO 80524 OWNER: The Everitt Companies 3030 South College Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a stand-alone request for Modification of Standard to Section 3.5.1(1)(1) — Outdoor Storage Areas and Mechanical Equipment. The request is to modify the standard relating to how close a trash and recycling enclosure can be from a public sidewalk. The standard requires that trash collection areas shall not be located within 20 feet of the public sidewalk along Remington Street. The applicant would like to place the trash enclosure ten feet from this sidewalk. The Modification of Standard request would allow a ten -foot setback instead of the 20-foot setback. RECOMMENDATION: Approval Subject to One Condition EXECUTIVE SUMMARY: The facility features an upscale design by use of brick, accents, solid gates, and entrances that face west so as to not be visible from Remington Street. There is a generous amount of landscaping that would be planted within the ten feet between the facility and the sidewalk along Remington Street. The ten feet of separation is sufficient to ensure the safety of bicyclists and pedestrians. The granting of the Modification would not be detrimental to the public good. The COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT