HomeMy WebLinkAboutJ.L. WEST (726 S. LEMAY AVE.) - PDP - 39-99 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSRIVERSIDE - J.L. WEST
It was determined that a Neighborhood Meeting would not be necessary for this project.
This was determined by Bob Blanchald on November 17, 1999. No residential
neighborhood appears to be affected or within the vicinity of the Project.
RIVERSIDE - J.L. WEST
The project is planned to be constructed as a single phase during the spring of
the year 2000.
No Text
J.L. West, Project Development Plan, Current Planning File # 39-99
April 13, 2000 Administrative Hearing
Page 7
FINDINGS OF FACT/CONCLUSIONS
After reviewing the J.L. West, Project Development Plan, staff makes the following
findings of fact and conclusions:
1. The proposed land uses are permitted in the (E) Employment zone district.
2. The Project Development Plan complies with all applicable district standards
of Section 4.22 of the Land Use Code, (E) Employment zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the J.L. West, Project Development Plan, Current
Planning File # 39-99.
J.L. West, Project Development Plan, Current Planning File # 39-99
April 13, 2000 Administrative Hearing
Page 6
B. Engineering Standards [3.3]
1. Plat Standards [3.3.1 ]
• Public Sites, Reservations and Dedications [3.3.1(C)] — In
order for the City of Fort Collins to obtain the ultimate right-of-
way for the future Riverside Avenue and Lemay Avenue as
designated on the Master Street Plan, the applicant is
providing an additional 11 feet of street right-of-way along both
the Riverside Avenue and Lemay Avenue frontages.
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]
Building and Project Compatibility [3.5.1] — The proposed synthetic stucco
building with structural steel awnings and aluminum frame windows is
compatible with the established architectural character and materials of
buildings in the surrounding area. Loading docks, outdoor storage, 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
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]
Master Street Plan [3.6.1 ] - Riverside Avenue and Lemay Avenue are
both designated as a 4-lane arterials on the Master Street Plan. Both
streets are currently built as a 4-lane arterial designed to old standards.
The proposed development provides and additional dedication of 11 feet
of right-of-way in order to fulfill the current required street right-of-way
width (a modified arterial width was allowed due to the infill nature of the
site) requirement of today's standards.
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 down Riverside Avenue and Lemay Avenue. Employees and
customers can utilize this existing system including the existing bus stops.
J.L. West, Project Development Plan, Current Planning File # 39-99
April 13, 2000 Administrative Hearing
Page 5
Lemay Avenue right of way, and therefore satisfies the
setback requirement.
• Required Number of Spaces for Type of Use [3.2.2(K)] — The
proposed building has two uses. There is 1020 square feet of
office use which is limited to a maximum of 3 spaces per 1000
square feet of gross leasable area, and there is 1500 square
feet of food catering which.is limited to 15 spaces per 1000
square feet of gross leasable area. The proposed office use
allows 3 spaces and the proposed food catering use allows 22
spaces, therefore the site (the southern lot) would be allowed
to have a maximum of 25 parking spaces. The site plan
shows 21 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'x17'. 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.
• Landscaping - [3.2.2(M)] - The parking lot area on the site plan
is required to devote at least 6% of the area of the parking lot
to landscaped areas. The parking lot is 6,672 square feet. 6%
of that area is 400 square feet. The applicant proposes 568
square feet of landscaped areas, which exceeds the minimum
required, therefore the parking lot satisfies the 6% minimum
area for landscaping requirement.
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 21st. 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.
J.L. West, Project Development Plan, Current Planning File # 39-99
April 13, 2000 Administrative Hearing
Page 4
• 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 loading dock
and trash enclosure areas.
• 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.
• Curbcuts and Ramps [3.2.2(C)(2)] — Ramps are provided for
the sidewalk where the sidewalk crosses the entry drive, 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 new 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 new
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 11 spaces without an
intervening landscape peninsula.
• Setbacks [3.2.2(J)] — The parking lot is required to be setback
from Lemay Avenue at least and average of 15 feet along the
parking lot frontage and no closer than 5 feet at any one point.
The parking lot is proposed to be located 28 feet behind the
J.L. West, Project Development Plan, Current Planning File # 39-99
April 13, 2000 Administrative Hearing
Page 3
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, the applicant would be allowed
to have up to 6 of any one species, but has only proposed a
maximum of 3 of one species, therefore satisfies the minimum
species diversity requirement.
• Foundation Plantings [3.2.1(E)(2)(d)] —All exposed sections of
building walls have planting beds in at least 5 feet in width.
The landscape plan therefore satisfies the foundation plantings
requirement.
• Parking Lot Perimeter Landscaping [3.2. 1 (E)(4)] — The parking
lot does not abut a public street. Trees are provided at the
required 1 tree per 40 feet along the side lot line parking
setback area (the eastern property boundary). The parking lot
is also screened by plant material from the abutting
nonresidential use to the south of the property. The landscape
plan therefore satisfies the parking lot perimeter landscaping
requirement.
• Parking Lot Interior Landscaping [3.2. 1 (E)(5)] — The parking lot
area on the site plan is required to devote at least 6% of the
area of the parking lot to landscaped areas. The parking lot is
6,672 square feet. 6% of that area is 400 square feet. The
applicant proposes 568 square feet of landscaped areas,
which exceeds the minimum required, therefore the parking lot
satisfies the 6% minimum area for landscaping requirement.
J.L. West, Project Development Plan, Current Planning File # 39-99
April 13, 2000 Administrative Hearing
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: I;
Riverside Avenue,
CCR;
Existing medical clinic, Union Pacific Railroad right-of-way,
Burlington Northern and Santa Fe Railroad right-of-way,
vacant property,
RC;
Vacant property,
POL;
Poudre River Trail,
S: E;
Existing tire store, existing restaurant, existing credit union,
existing dental office, existing convenience store with fuel
sales,
E: I;
Riverside Avenue,
E;
Existing auto repair shop, existing glass shop,
CCR;
Union Pacific Railroad right-of-way, vacant property,
W: NC;
Lemay Avenue, shopping center anchored by Albertson's
and Longs Drugs.
The property was annexed in September of 1967 as part of the First Lemay
Annexation.
2. Division 4.22 of the Land Use Code, Employment District (E)
The proposed uses of "offices" and "food catering" are both permitted in the (E)
Employment Zoning District subject to administrative review.
The PDP meets the applicable Land Use Standards [4.22(D)] as follows:
• The proposed use of "food catering" is listed as a secondary use, and
is therefore limited to occupy no more than 25% of the total gross
area of the development plan. The gross area of the development
plan is 39,714 square feet. The proposed new building is on a lot that
is 16,083 square feet. The "food catering" use one of two uses
proposed in the new building, therefore each use occupies roughly
8,042 square feet of the site. The "food catering" use therefore
occupies less than 25% of the total gross area of the development
plan, so thereby satisfying this standard.
• The proposed building does not exceed the maximum permitted
building height.
• The proposed project is less than 50,000 square feet of gross
leasable area, and is therefore not subject to Planning and Zoning
Board review.
ITEM NO.
MEETING DATE �D
STAFF
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: J.L. West, Project Development Plan, Current Planning File # 39-
99
APPLICANT: Ric Hattman
Hattman Associates
145 W. Swallow
Fort Collins, CO 80525
OWNER: Roger Albrecht
2305 Nottingham Ct.
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This request is a two part request. The first part is to replat an existing lot into two
smaller lots. The second part is to propose a development plan on one of the two lots,
and having the existing use of the site continue to use the other lot as an existing
permitted use. The existing lot, which currently contains the restaurant Wok & Roll
Teriyaki, is located at the southeast corner of the intersection of Lemay Avenue and
Riverside Avenue, and is approximately 39,714 square feet in size. The northern new
lot will be 19,058 square feet, and the southern new lot will be16,083 square feet. The
northern lot will continue to contain Wok & Roll Teriyaki, and the layout for the lot is not
part of this application. On the southern lot, the applicant is proposing to construct an
additional 3,240 square foot mixed -use food catering/office building. The Project
Development Plan includes the replat of the larger lot and the site planning of the
southern (newly created) lot.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed land uses are permitted in the (E) Employment zone district. The Project
Development Plan complies with all applicable district standards of Section 4.22 of the
Land Use Code, (E) Employment 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