HomeMy WebLinkAboutA - Z PARTY RENTAL - PDP - 11-99 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTEWART&ASSOCIATES
Consulting Engineers and Surveyors
PLANNING OBJECTIVES FOR A-Z PARTY RENTAL
I. Policy ID-1: Industrial Districts will provide for a wide range of industrial and
commercial uses that do not need or are not suited to high public visibility. The use of
the site as a building for rental of party equipment such as chairs, tables, tents and
dishes fits this policy. The equipment is mainly delivered but can be picked up by the
renter. A-Z Party Rental presently leases space in the adjacent building to the site.
H. There are no wetlands or natural areas or open space on the site. The site has the
Pitkin-Riverside storm drainage outfall channel on the rear of the lot. The site backs
up to the Union Pacific Railroad.
III. The site is owned by Steven G. Fobes.
IV. The estimated number of employees is 15.
V. No comment.
VI. There are no variances requested.
VII. There are no apparent conflicts between land uses in the area. The site has I -Industrial
zoning on three sides and E-Employment on the Southwesterly side of Riverside
Avenue.
VIII. No neighborhood meeting was held.
IX. The name of the project is A-Z Party Rental P.D.P.
P
James H. Stewart
and Associates, Inc.
103 S. Meldrum Street
P.O. Box 429
Ft. Collins, CO 80522
970/482-9331
Fax 970/482-9382
STEWART&ASSOCIATES
January 11, 2000 Consulting Engineers arxi Surveyors
Mr. Troy Jones
Current Planning
City of Fort Collins
P.O. Box 580
Fort Collins, Co 80522-0580
Dear Mr. Jones,
D T rr
JAN 1 1 2000 U
The following is an alternative compliance request for the location of street trees standard
in Section 3.2. 1 (D)(2)(b) at the proposed site for A-Z Party Rental located on Lots 5, 6, 7, 8, 9,
and 10, Riverside Subdivision, Seventh Filing, Fort Collins, Colorado.
Section 3.2. 1 (D)(2)(b) of the Land Use Code states:
Wherever the sidewalk is attached to the street in a manner that fails to
comply with the Design and Construction Criteria, Standards and Specifications for
Streets, Streetscapes, Sidewalks, Alleys and Other Public Ways, canopy shade trees
shall he established in an area ranging from three (3) to seven (7) feet behind the
sidewalk at thirty-foot to forty foot spacing Wherever the sidewalk is attached to
the street and is ten (10) feet or more in width, or extends from the curb to the
property line, canopy shade trees shall he established in planting cutout areas of at
least sixteen (16) square feet at thirty-foot to forty foot spacing.
Description of Existing Conditions: The site is on the Northeast side of Riverside Drive. The
existing sidewalk is attached to the curb and there is an existing sanitary sewer line 9.5 feet behind
the back of the sidewalk. The City of Fort Collins standards require the trees to be 10 feet from the
sewer line and therefore the trees cannot be from 3 feet to 7 feet behind the sidewalk.
Alternative Compliance: The street trees are to be located 8 feet from the existing sewer line
which is 2 feet closer than normal. This makes the trees 17 feet from the back of the existing
sidewalk which is as close as possible. The average spacing of the trees is 35 feet which is also as
close as possible. Three ornamental trees are also being planted between the back of the sidewalk
and the proposed building. One of the ornamental trees is substituted for a canopy tree in order to
be 20 feet from an existing street light rather than 40 feet required for the canopy tree. It is
impossible to place the trees within 7 feet of the back of the walk, therefore the landscape plan
deviates from the Land Use Code. The Land Use Code requires the Alternative Compliance be equal
to or better than the Land Use Code standard. The owner feels the alternative landscaping is equal
to the standard. The intent and the overall visual result of the streetscapes are equal.
We request approval of the above alternative compliance for the standard location of street
trees in Section 3.2. 1 (D)(2)(b) of the Fort Collins Land Use Code.
If you have any questions regarding this matter, please call.
Sincerely,
Richard A. Rutherford, P.E. & L.S.
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James H. Stewart and Associates, Inc.
103 S. Meldrum Street • P.O. Box 429 • Ft. Collins, CO 80522
970/482-9331 • Fax 970/482-9382
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A to Z Party Rental, Project Development Plan, #11-99
February 10, 2000 Administrative Hearing
Page 8
4. The request for alternative compliance to section 3.2.1(D)(2)(b) of the Land Use
Code accomplishes the purposes of the Section equally well as would a plan that
complies with the standard.
RECOMMENDATION:
Staff recommends approval of the A to Z Party Rental Project Development Plan, #11-99
A to Z Party Rental, Project Development Plan, #11-99
February 10, 2000 Administrative Hearing
Page 7
applicant is providing an additional 7.5 feet of street right-of-way
along the Riverside Avenue frontage.
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 metal building with
brick accents 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.
D. Transportation and Circulation [3.6]
Master Street Plan [3.6.1 ] — Riverside Avenue is designated as a 4-lane arterial
on the Master Street Plan. Riverside is currently built as a 4-lane arterial
designed to old standards. The proposed development provides and additional
dedication of 7.5 feet of right-of-way in order to fulfill the current required street
right-of-way width 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. Employees and customers can utilize this existing
system including the existing bus stop locations along Riverside Avenue.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the A to Z Party Rental Project Development Plan, #11-99, staff makes the
following findings of fact and conclusions:
The proposed land use is permitted in the (I) Industrial zone district.
2. The Project Development Plan complies with all applicable district standards of
Section 4.23 of the Land Use Code, (I) Industrial 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 (D)(2)(b)
for which alternative compliance has been requested.
A to Z Party Rental, Project Development Plan, #11-99
February 10, 2000 Administrative Hearing
Page 6
and drive aisle crossings. No parking bays extend more than 9 spaces
without an intervening landscape peninsula.
• Setbacks [3.2.2(J)] — The parking lot is required to be setback from
Riverside 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 22 feet behind the Riverside Avenue
right of way, and therefore satisfies the setback requirement.
• Required Number of Spaces for Type of Use [3.2.2(K)] — The
proposed use is limited to a maximum of 4 spaces per 1000 square
feet of gross leasable area. The proposed building is 9,355 square
feet, therefore the site would be allowed to have a maximum of 37
parking spaces. The site plan shows 20 parking spaces, thereby
satisfying the maximum parking space limitation.
• Handicap Parking - [3.2.2(K)(4)] — The applicant has provided 1
handicap space, therefore the application satisfies this requirement.
• Parking Stall Dimensions - [3.2.2(L)] — The standard parking stalls
are 9'x19', which 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 9,650 square feet. 6% of that
area is 579 square feet. The applicant proposes 1,473 square feet of
landscaped areas, which exceeds the minimum required of 579
square feet. The proposed parking lot configuration therefore
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 21'. 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]
• 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 as designated on the Master Street Plan, the
A to Z Party Rental, Project Development Plan, #11-99
February 10, 2000 Administrative Hearing
Page 5
• 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 9,650 square feet.
6% of that area is 579 square feet. The applicant proposes 1,473
square feet of landscaped areas, which exceeds the minimum
required of 579 square feet. The proposed parking lot configuration
therefore satisfies the 6% minimum area for landscaping
requirement.
• 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 applicant is requesting alternative
compliance to the required street tree locations in order to satisfy this
standard (see second bullet of this section above).
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
adjacent to the main entrance, thereby satisfying this requirement.
• Walkways [3.2.2(C)(5)] — A grade separated sidewalk directly
connects the street sidewalk with the main entrance 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
A to Z Party Rental, Project Development Plan, # 11-99
February 10, 2000 Administrative Hearing
Page 4
protection plans that ensure significant canopy shading to reduce
glare and heat build-up, contribute to visual quality and continuity
within and between developments, provide screening and mitigation
of potential conflicts between activity areas and site elements,
enhance outdoor spaces, reduce erosion and stormwater runoff, and
mitigate air pollution.
The alternative landscape plan differs from the standard in that the
location of the existing underground sanitary sewer line precludes
locating the street trees from 3 to 7 feet behind the sidewalk.
Staff has determined that the alternative design satisfies the purposes
of this Section equally well as a plan that satisfies the standards:
(a) The street trees are provided 8 feet behind the existing sewer
line, which is the closest available location to where they
otherwise would have been required to be located.
(b) Glare and heat build-up are reduced equally well with the
same given number of trees in a different location.
(c) The visual quality and continuity within and between
developments is enhanced by the proposed alternative
landscape plan to the maximum extent possible given the
existing constraints (existing sewer line).
(d) The issues of screening and mitigation of potential conflicts,
the enhancement of outdoor spacing, the reduction of
stormwater runoff, and the mitigation of air pollution are all
equally well addressed with the same given number of trees
regardless of whether they are located 3, 10 or 17 feet from
the sidewalk.
• Minimum Species Diversity [3.2.1(D)(3)] — Based on the total
proposed number of trees, the applicant would be allowed to have up
to 7 of any one species, but has only proposed a maximum of 5 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 excess of 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 in excess of the
required 1 tree per 40 feet along the side lot line parking setback area
(the southern property boundary). The parking lot is also screened
by plant material along more than 70% of the length of the property
boundary abutting the nonresidential use to the south of the property.
The landscape plan therefore satisfies the parking lot perimeter
landscaping requirement.
A to Z Party Rental, Project Development Plan, #11-99
February 10, 2000 Administrative Hearing
Page 3
• A 30 foot deep landscaped yard is provided along Riverside Avenue.
Storage, loading, and work operations are located to the side and rear of the
building, and are screened from view along Riverside Avenue, which is the
zoning district boundary between this (I) Industrial Zone and the adjacent (E)
Employment Zone.
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]
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)] - The applicant is requesting alternative
compliance to Section 3.2.1(D)(2)(b) of the Land Use Code where
it states, "wherever the sidewalk is attached to the street in a manner
that fails to comply with the Design and Construction Criteria,
Standards and Specifications for Streets, Streetscapes, Sidewalks,
Alleys and Other Public Ways, canopy shade trees shall be
established in an area ranging from three (3) to seven (7) feet behind
the sidewalk at thirty-foot to fortyfoot spacing. Wherever the
sidewalk is attached to the street and is ten (10) feet or more in
width, or extends from the curb to the property line, canopy shade
trees shall be established in planting cutout areas of at least sixteen
(16) square feet at thirty-foot to fortyfoot spacing. " Section
3.2.1(N) Alternative Compliance states that upon the request by the
applicant, the decision maker may approve an alternative landscape
plan in lieu of a landscape plan that meets the standards of this
section if the decision maker finds that the proposed alternative
plan accomplishes the purposes of this Section equally well or
better than would a plan which complies with the standards of
this section.
The "purpose" of the section to which the alternative compliance
language refers, is listed in Section 3.2.1(B), which states, "the intent
of this Section is to require preparation of landscape and tree
A to Z Party Rental, Project Development Plan, #11-99
February 10, 2000 Administrative Hearing
Page 2
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: I;
Existing A to Z Party Rental building, Union Pacific Railroad
right-of-way, Burlington Northern and Santa Fe Railroad right-
of-way,
POL;
Kingfisher Point Natural Area, Nix Natural Area,
S: I;
Existing industriallwholesale development, Riverside Avenue,
E: 1;
Union Pacific Railroad right-of-way, Burlington Northern and
Santa Fe Railroad right-of-way,
POL;
Kingfisher Point Natural Area,
W: E;
The intersection of Riverside Avenue & East Pitkin Street,
existing office uses, vacant Employment lots, Teledyne parking
lot,
LMN;
Existing multifamily housing (west of E zone),
RL;
Existing single family housing (west of E and LMN zones),
The property was annexed on September 6, 1973 as part of the East Prospect Street First
Annexation.
Division 4.23 of the Land Use Code, Industrial District (I)
The proposed use of "equipment, truck and trailer rental establishments" is permitted in
the (I) Industrial Zoning District subject to administrative review.
The PDP meets the applicable Land Use Standards [4.23(D)j as follows:
• 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.
The PDP meets the applicable Development Standards [4.23(E)] as follows:
• The building is not subject to the standards in Section 3.5.3 Mixed -use,
Institutional, and Commercial Buildings of the LUC.
• The building is sited so that a building face abuts upon the required 30 foot
wide landscaped yard for 100% of the building frontage, and that fagade does
not consist of a blank wall.
• The proposed building colors are neutral, and are not white or reflective.
• This proposed commercial activity is not located adjacent to residential areas.
ITEM NO.
MEETING DATE
-`* STAFF
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: A to Z Party Rental, Project Development Plan, #11-99
APPLICANT: Richard Rutherford
Stewart & Associates
103 South Meldrum Street
Fort Collins, CO 80521
OWNER: Steve Fobes
3767 Bromley Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request to build a new 9,355 square foot building on a vacant lot south of the existing A
to Z Party Rental Building. The building will be used for the rental of party equipment. The site
is located at 1554 Riverside Avenue which is on the east side of Riverside Avenue just south of
its intersection with East Pitkin Street. It is located in the I — Industrial Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed land use is permitted in the (I) Industrial zone district. The Project Development
Plan complies with all applicable district standards of Section 4.23 of the Land Use Code, (I)
Industrial zone district. 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(D)(2)(b) for which alternative compliance has been requested. The request for alternative
compliance to section 3.2. 1 (D)(2)(b) of the Land Use Code accomplishes the purposes of the
Section equally well as would a plan that complies with the standard.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT