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#13-00 Arbor Plaza Soundtrack Car Audio
PDP -Type II LUC
N
1"=600'
Arbor Plaza Soundtrack Gar Audio Install, Project Development Plan, File # 13-00
February 22, 2001 Type 1 Hearing
Page 6
variation in massing, fagade treatment, entrance treatment, and the base
and top treatment requirements, therefore the application satisfies the
requirements of this section of the code.
D. Transportation and Circulation [3.6]
1. Master Street Plan [3.6.1 ] —South Mason Street north of Harmony is
designated as a 2-lane minor arterial, however this site is south of
Harmony, where the South Mason Street is just commercial local street.
2. Transportation Level of Service Requirements [3.6.4] — The
Transportation Planning Department has determined that the project
meets the applicable Level of Service(LOS) requirements.
3. Transit Facilities Standards [3.6.5] — There is an existing Transfort route
that goes along Harmony Road, and the Fox Trot transit route between
Loveland and Fort Collins runs along College Avenue. Employees and
customers can utilize this existing system including the existing bus stops.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Arbor Plaza Soundtrack Car Audio Install, Project Development Plan,
File # 13-00, staff makes the following findings of fact and conclusions:
1. The proposed land use is permitted in the (C) Commercial zone district.
2. The Project Development Plan complies with all applicable district standards
of Section 4.17 of the Land Use Code, the (C) Commercial zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code except
section 3.2.1(E)(5)(c).
4. The alternative compliance request accomplishes the purpose of the
standard equally well as a plan that satisfies the standard because the
proposed plan provides one more tree than would otherwise have been
provided, in a location that contributes to the reduction of glare and heat
build-up from a highly visible direction.
RECOMMENDATION:
Staff recommends approval of the Arbor Plaza Soundtrack Car Audio Install, Project
Development Plan, File # 13-00.
Arbor Plaza Soundtrack Gar Audio Install, Project Development Plan, File # 13-00
February 22, 2001 Type 1 Hearing
Page 5
3. Solar Access, Orientation, Shading [3.2.3] — The proposed plan is
designed in a way that protects its roof's access to sunshine between
9am and 3pm on December 21s`. The physical elements of the
development plan are located and designed in a way that will not cast a
shadow onto structures within the site or on adjacent property greater
than allowed in this section.
4. Site Lighting — [3.2.4] —As required the applicant is using lighting fixtures
that are concealed and fully shielded featuring sharp cut-off capability
which reduces up -light, spill -light, glare and unnecessary diffusion on
adjacent property. The maximum and minimum lighting on -site lighting
levels are in compliance with this section.
B. Engineering Standards [3.3]
1. Plat Standards [3.3.1 ] The plat has been reviewed against the criteria of
the Plat Standards under Article Three, Division Three of the Land Use
Code. The request to create two lots, one 32,881 square feet and the
other 5,849 square feet, complies with the following standards:
• Lots [3.3.1(13)(1)] - The new lots have frontage along South
Mason Street, a dedicated public right-of-way. Side lot lines
are substantially at right angles to the street line. The lot
layout is consistent with the layout of Arbor Plaza, and meets
the City's street connectivity standards to the extent feasible.
• Public Sites, Reservations, and Dedications [3.3.1(C)(1)] - The
plat indicates proper dedications for drainage and utility
easements as needed to serve the lots.
2. Water Hazards [3.3.3] — The PDP has been reviewed by and complies
with the requirements of the Stormwater Department.
3. Engineering Design Standards [3.3.5] —This project complies with all
design standards, requirements, and specifications for all of the
commenting departments and agencies.
C. Building Standards [3.5]
1. Building and Project Compatibility [3.5.1] — The proposed building uses
the same colors and materials as the existing Soundtrack building
therefore is compatible with the established architectural of buildings in
the surrounding area. Utility meters, trash collection, and other service
functions are incorporated into the overall design scheme of the site so
that these uses are screened and out of view of high visibility areas.
2. Mixed -Use, Institutional and Commercial Buildings [3.5.3] — The proposed
building is in conformance with the prescribed build -to line, satisfies the
Arbor Plaza Soundtrack mar Audio Install, Project Development Plan, File # 13-00
February 22, 2001 Type 1 Hearing
Page 4
• Curbcuts and Ramps [3.2.2(C)(2)] — Ramps are provided for
the internal sidewalks and street sidewalks connect to the
crosswalks of the private drives, and a ramp is also provided
for the handicap parking space to give access to the front
door, thereby satisfying this requirement.
• Bicycle Facilities [3.2.2(C)(4)] — A bicycle rack is being
provided near the main entrance to the proposed building,
thereby satisfying this requirement.
• Walkways [3.2.2(C)(5)] — A grade separated sidewalk directly
connects the street sidewalk with the main entrance of the
proposed building without requiring a pedestrian to cross a
drive aisle or vehicle area, thereby satisfying this requirement.
• Access and Parking Lot Requirements [3.2.2(D)] — Vehicle
areas are clearly separated from walkway areas. Unobstructed
vehicular access is provided from the public street to all
parking spaces. All off-street parking areas are surfaced with
materials in conformance with city specifications. The project
therefore complies with access and parking lot requirements.
• Parking Lot Layout [3.2.2(E)] — The parking lot provides well-
defined circulation routes for vehicles, bicycles and
pedestrians. Landscaped peninsulas with raised curbs define
parking lot entrances and the end of parking aisles. The
proposed plan provides continuous, direct pedestrian access
with a minimum of driveway and drive aisle crossings. No
parking bays extend more than 6 spaces without an
intervening landscape peninsula.
• Required Number of Spaces for Type of Use [3.2.2(K)] — The
proposed building has 6,781 square feet of retail use which is
limited to a maximum of 3.0 spaces per 1000 square feet of
gross leasable area. The proposed retail use is allowed 20
spaces. The site plan shows 11 parking spaces, thereby
satisfying the maximum parking space limitation.
• Handicap Parking - [3.2.2(K)(4)] — The applicant has provided
one handicap space, therefore the application satisfies this
requirement. `
• Parking Stall Dimensions - [3.2.2(L)] — The standard parking
stalls are 9'x18'. The stall length requirement is 19 feet long
unless the stalls allow for a 2' overhang with a curb or wheel
stop provided. The proposed parking lot provides a qualifying
2' overhang area for the stalls, therefore is in conformance
with the required stall size requirement.
Arbor Plaza Soundtrack uar Audio Install, Project Development Plan, File # 13-00
February 22, 2001 Type 1 Hearing
Page 3
proposed a maximum of 7 of one species, therefore satisfies
the minimum species diversity requirement.
• Foundation Plantings [3.2.1(E)(2)(d)] — All exposed sections of
building walls located in high visibility areas have planting
beds of at least 5 feet in width. The landscape plan therefore
satisfies the foundation plantings requirement.
• Parking Lot Perimeter Landscaping [3.2. 1 (E)(4)] —Trees are
provided in excess of the required 1 tree per 40 feet around
the parking lot. The parking lot is also screened by plant
material from the abutting South Mason Street and the internal
private drive. The landscape plan therefore satisfies the
parking lot perimeter landscaping requirement.
• Parking Lot Interior Landscaping [3.2.1(E)(5)(c)] — The
applicant requests an alternative compliance to this section of
the code. Each landscape island is required to include one or
more canopy shade trees, but due to existing underground
utilities, the proposed location of the water meter pit, and
proposed location of a light pole, there is not enough space to
also include a tree. To compensate for the loss of the required
tree, the applicant has proposed to increase the number of
required trees along the parking area on the south side of the
building from the required 3 trees to a proposed total of 5
trees.
Staff finds that the alternative compliance request
accomplishes the purpose of the standard equally well as a
plan that satisfies the standard because the proposed plan
provides one more tree than would otherwise have been
provided, in a location that contributes to the reduction of glare
and heat build-up from a highly visible direction.
• Screening [3.2.1(E)(6)] —Landscape and building elements
are placed to adequately screen areas of low visual interest
and visually intrusive site elements including the trash
enclosure area.
• Utilities [3.2.1(K)] — The landscape and utility plans have been
coordinated and the required tree/utility separations have been
provided, thereby satisfying this standard.
2. Access, Circulation and Parking [3.2.2]
• Safety Considerations [3.2.2(C)(1)] — Pedestrians are
separated from vehicles and bicycles to the maximum extent
feasible, thereby satisfying this requirement.
Arbor Plaza Soundtrack %,ar Audio Install, Project Development Plan, File # 13-00
February 22, 2001 Type 1 Hearing
Page 2
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N:
C;
Star of India Restaurant, Harmony Road, McDonalds,
NE:
C:
existing Soundtrack store, intersection of College Avenue
and Harmony Road,
HC:
gas station, Harmony Crossing Shopping Center,
E:
C:
Fazoli's restaurant, College Avenue,
HC:
retail shops,
S:
C:
South Mason Street, retail stores in Arbor Plaza,
SW:
C:
South Mason Street, Wal-mart (in Arbor Plaza),
W:
C;
South Mason Street, retail stores in Arbor Plaza,
The property was annexed in May of 1981 as part of the Arbor Commercial
Annexation.
2. Division 4.17 of the Land Use Code, Commercial District (C)
The proposed use of "retail stores with vehicle servicing" is a permitted use in the
(C) Commercial Zoning District subject to administrative review.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards as follows:
A. Site Planning and Design Standards [3.2]
1. Landscaping and Tree Protection [3.2.1]
• Full Tree Stocking [3.2.1(D)(1)(c)] — Full tree stocking is
required in all landscaped areas within 50 feet of any building
along high use or high visibility sides. Full tree stocking is
formal or informal groupings of trees planted at 30' to 40'
spacing intervals for canopy shade trees, or at 20' to 30'
spacing intervals for coniferous evergreens or ornamental
trees. The proposed site plan satisfies this standard.
• Street Trees [3.2.1(D)(2)] — Street trees are required at 30 to
40 foot spacing along adjacent streets. The applicant satisfies
this standard.
• Minimum Species Diversity [3.2.1(D)(3)] —Based on the total
proposed number of new trees (18), the applicant would be
allowed to have up to 50% of any one species (9), but has only
WO
ITEM NO.
s,
MEETING DATE
� STAFF
F.s
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Arbor Plaza Soundtrack Car Audio Install, Project Development
Plan, File # 13-00
APPLICANT: Bob Jacobsen
Gensler Architects
1625 Broadway, Suite 400
Denver, CO 80202
OWNERS: Ultimate Electronics (Soundtrack)
C. Douglas Beall
321A West 841h Avenue
Thornton, CO 80221
Matmar Fort Collins General Partnership
303 E. 17th Avenue, Suite 505
Denver, CO 80203
PROJECT DESCRIPTION:
The applicant is proposing to develop a 6,781 square foot building to house the car
audio install operations and to store retail merchandise. The 26,405 square foot site is
located north and east of South Mason Street, south of Harmony Road, and west of
College Avenue. The property is located in the Commercial (C) zone district.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed land use, retail stores with vehicle servicing, is permitted in the C zone
district subject to a Type 1 review. The Project Development Plan complies with all
applicable district standards of Land Use Code Section 4.17, (C) - Commercial zone
district. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT