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Home My WebLink AboutIMPORT AUTO SALES, TOWING & STORAGE - PDP - 15-02B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAxoffG 5Fo�cao�G 'of- &h *ILI eAX4--V%Wv-S&Ch}16, ofKedCeAatleOW& .--,-N a r s . No Text MH J �... 9.. -� F •+ •mac amp ws= =vs►ar>,_""- ArcIMS Viewer Page 1 of 1 H ICKORY Si � I i a r u + OQIIFLR S O ca �� IT HLMLOCNST z s eta�t++ 1 yNNON ST 4 I sq Mop cmMed -A th AKMS - CCWght 'Q 1352-2D07 LSIU Inc. agwi+lh h7MN' RL J �' LMV http://gisims.fcgov.com/website/zonedist/MapFrame.htm 12/12/2007 BRISTLECONE DR 0 w > Q a w cn cD w w J D J J O m U Z U Q w U a SITE CONIFER ST #15-0213 - Import Auto Sales, 10/17/2007 N Towing, & Storage PDP 1 inch equals 200 feet Import Auto Sales, Towing and Storage, Project Development Plan - #15-02B (Type I - Administrative Review) December 20, 2007 Page 6 spaced approximately every forty feet on center. Because the fence is proposed to be 8 feet tall, it must meet the building standards. In the I —Industrial Zone district, there are no minimum setbacks required for this type of use. Therefore, an 8-foot fence is allowable. This fence is proposed to be taller for both security issues and to prevent any future complaints that could arise with insufficient screening of the types of vehicles that may be stored here. FINDINGS OF FACT I CONCLUSIONS After reviewing the Import Auto Sales, Towing and Storage, Project Development Plan - #15-02B, staff makes the following findings of fact and conclusions: 1. The Project Development Plan complies with all applicable administrative standards contained within Article 2 of the Land Use Code. 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 district standards of Section 4.28 of the Land Use Code, I —Industrial District. RECOMMENDATION: Staff recommends approval of the Import Auto Sales, Towing and Storage, Project Development Plan - #15-02B ATTACHMENTS: Zoning exhibit Full-sized plan set Site Photos Import Auto Sales, Towing and Storage, Project Development Plan - #15-02B (Type I - Administrative Review) December 20, 2007 Page 5 C. Environmental, Natural Area, Recreational and Cultural Resource Protection Standards — Division 3.4 1) Natural Habitats and Features — Applicability [Section 3.4.1 (A)] —This vacant site contains part of a small but active colony of prairie dogs. The Land Use Code requires protection of prairie dog colonies over 50 acres. This prairie dog colony is not large enough to trigger requirement of these protection standards. However, this project still needs to meet Section 3.4.1(N)(6) Prairie Dog Removal which requires humane, City - approved removal methods set forth in Chapter 4 of City Code and possibly Colorado Division of Wildlife -approved removal methods. Staff has requested that the developer keep a watch out for prairie dogs moving onto the site during construction since there are prairie dogs to the south of the proposed site. D. Building Standards — Division 3.5 1) Building Materials - [Section 3.5.1(E)]—The materials used for the fence and columns meet the building standards and are higher quality than the materials used for other existing fences in the area. 2) Glare — [Section 3.5.1 (E)(2)]—The corrugated metal panels will be light grey in color and not shiny. Presumably in this use, the metal will be galvanized, which will prevent rust and greatly reduce the possibility of glare. 3) Building Color— [Section 3.5.1 (G)]—The proposed colors of the fencing are shades of grey which meets the intent of this standard, in the absence of a cohesive color scheme in the immediate area. 4) Section 3.5.3 —According to Section 4.28 (E)(2) of the land use code, this section does not apply to the proposed project. There is no building proposed to which to apply any of the general building standards. E. Supplementary Regulations — Division 3.8 1) Fences and Walls —[Section 3.8.11]—Fences and walls must meet standards in this section unless they are considered as buildings and held to the building standards in the zone district. This fence is proposed to be an 8-foot tall corrugated metal field with split -faced concrete masonry unit columns painted grey and Import Auto Sales, Towing and Storage, Project Development Plan - #15-02B (Type I - Administrative Review) December 20, 2007 Page 4 parkway within the right-of-way. Trees are separated from the curb cut by at least 8 feet for adequate sight distance. 4) Minimum Species diversity [Section 3.2.1 (D)(3)]—About 50% of the trees on site are Patmore Ash. The other roughly 50% is Pinon Pine in accordance with species diversity requirements. 5) Tree Species and Minimum Sizes [Section 3.2.1 (D)(4)]—All proposed trees meet or exceed minimum caliper requirements. 6) Landscape Area Treatment [Section 3.2.1 (E)(2)]—All areas outside of the outdoor storage activity area, namely the streetscape, that are not planted with shrubs are proposed to be planted with turf. 7) Landscape Materials, Maintenance and Replacement [Section 3.2.1 (1)]—Standard notes have been added to plan sets to ensure these standards are met. 8) Access, Circulation and Parking [Section 3.2.2]—Access to the site will be via a curb cut on Red Cedar Circle. A detached sidewalk will be constructed with this project, including ramps on either side of the drive apron. As there is no building on the premises and no pedestrian or cyclist business is anticipated, no connecting walk is provided from the street sidewalk to the property nor is a bike rack provided. No vehicular traffic is expected either and no parking is required or provided outside of the parking that is available for storage. 9) Site Lighting [Section 3.2.4]—No lighting is proposed with this project. B. Engineering Standards — Division 3.3 1) Offsite Easements —This project was not required to plat. There is one off -site easement required for drainage. This drainage easement is located south of the site, across the parcel to the south to allow drainage to flow to Conifer Street. The owner of the subject parcels is also the owner of the parcel to the south, so he has granted a drainage easement from himself to himself by separate document. This owner will also be designing and constructing a sidewalk chase with this project to convey the drainage under the future sidewalk on Conifer Street and into the gutter along Conifer. Import Auto Sales, Towing and Storage, Project Development Plan - #15-02B (Type I - Administrative Review) December 20, 2007 Page 3 3. Article 4 — Industrial District Standards Outdoor storage facilities are permitted in the I —Industrial Zone District, subject to an Administrative Hearing. Outdoor storage lots are specifically called out in the purpose statement for the Industrial District. No buildings are proposed. The fence is proposed to be grey. The property does not abut residential uses, nor is it on an arterial or district boundary. A. Storage and Operational Areas [Section 4.28 (E)(3)(b)]—The entire site will be outdoor storage of vehicles. The entire lot is proposed to be screened from view with by an 8-foot tall solid fence. There are no buildings proposed. Staff has requested that the owner organize the storage on the site such that larger vehicles are parked away from the fence to minimize their visual impact on the site. 4. Article 3 — General Development Standards The Import Auto Sales, Towing and Storage, Project Development Plan - #15- 02B complies with applicable requirements of the Land Use Code, including the requirements located in Division 3, General Standards. A. Site Planning and Design Standards — Division 3.2 1) General Standard [Section 3.2.1] This developer has submitted a landscape plan that exceeds the requirements for this zone district. Several trees are added to the streetfront; the uses are sufficiently screened; the fence proposed is of a higher quality than nearby existing storage lots and turf and shrub planting beds will enhance the street frontage of the property. There are no existing trees on this vacant site. 2) Minimum Plantings/Description [Section 3.2.1 (D)(1)]—Street trees have been specified at just over 30 feet apart, on center. This exceeds the minimum spacing standard of 40 feet. Other coniferous trees are proposed along the front fence along with varied shrub plantings in accordance with the standards. 3) Street Trees [Section 3.2.1 (D)(2)]—Street trees that are on the City's approved street tree list are provided in a 7-foot wide Import Auto Sales, Towing and Storage, Project Development Plan - #15-02B (Type I - Administrative Review) December 20, 2007 Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: I —Industrial District (existing vacant parcels and outdoor storage lots) with CN—Commercial North College District (existing offices and retail) beyond; E: I —Industrial District (existing warehouses and industrial uses including food bank, Canine Learning Center) with RL—Low Density Residential District (existing residential neighborhoods) and CN—Community Commercial — North College District (vacant land) beyond; S: I —Industrial District (vacant land) with CN—Commercial - North College District (existing commercial) and CCN—Community Commercial — North College District (vacant land) beyond; W: I —Industrial District (existing warehouse, offices and vacant land) with CN—Commercial North College District (existing motel and commercial uses)beyond. The proposed outdoor storage lot will include a fenced and landscaped outdoor storage lot paved with recycled asphalt. A neighborhood meeting was not required for this project and none was held because the facility is similar to adjacent uses and not near residential uses. Staff has received no communications from the public on this project. 2. Article 2 — Administration The Import Auto Sales, Towing and Storage, Project Development Plan - #15- 02B complies with the applicable requirements of the Land Use Code, including the procedural requirements located in Division 2.2 — Common Development Review Procedures for Development Applications; and Division 2.4 — Project Development Plan. ITEM NO. I / MEETING DATE l 22' STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Import Auto Sales, Towing and Storage, Project Development Plan - #15-02B APPLICANT: Jerry Robinson Stewart and Associates 103 S. Meldrum Street Fort Collins, CO 80521 OWNER: Randy Milan 1402 Catalpa Ct. Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request to develop an approximately 1.4 acre vacant lot into a fenced outdoor storage lot. The site is located northeast of the intersection of Red Cedar Circle and Conifer Street. The property is zoned I — Industrial District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Outdoor storage is a permitted use in the I —Industrial Zone District, subject to an Administrative Hearing. This Project Development Plan (PDP) complies with the applicable Administrative and General Development standards and the Zone District standards of the I —Industrial District. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT