HomeMy WebLinkAboutA - Z PARTY RENTAL - PDP - 11-99 - DECISION - FINDINGS, CONCLUSIONS & DECISIOND121
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A to Z Party Rental
Type 1 Administrative Hearing
9
A. The proposed project development plan of A to Z Party Rental contains a
permitted use in the I - Industrial District.
B. The proposed project development plan of A to Z Party Rental complies with the
applicable district standards contained in Section 4.23 of the Land Use Code.
C. The proposed project development plan of A to Z Party Rental complies with all
applicable General Development Standards contained in Article 3 of the Land
Use Code except Section 3.2.1(E)(5)(c), Section 3.2.2(E)(4), Section 3.5.1(J),
and Section 3.2.1(D)(2)(b), for which section 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.
DECISION.
Based on the findings and conclusions, the request to build a new 9,355 square
foot equipment rental building on Lots 5-10 of Riverside Subdivision 7th Filing,
#11-99 is approved with the following conditions:
1. In order to protect the landscape area at the southeasterly corner of the
property as required by Sections 3.2.1(E)(5)(c) and 3.2.2(E)(4), the
easternmost parking space in the parking row along the southerly lot line
must be a) deleted, and said space replaced with paint stripings and a
raised "no parking" sign to discourage parking at that location, or b) a.
raised curb must be installed along the edge of the landscape area
adjacent to the easternmost parking space.
2. The "recycling and trash" area as indicated on the plans must be enclosed
with a trash enclosure to screen and contain material and dumpsters per
Section 3.5.1(J) of the Land Use Code.
Dated this 11th day of February, 2000, per authority granted by Sections 1.4.9(E)
and 2.1 of the Land Use Code.
Peter Barnes
Zoning Administrator
A to Z Party Rental
Type 1 Administrative Hearing
8
Avenue as designated on the Master Street Plan, the 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, CONCLUSIONS AND DECISION
FINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
A to Z Party Rental
Type 1 Administrative Hearing
7
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 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 st. 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]
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
A to Z Party Rental
Type 1 Administrative Hearing
6
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.
• 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
A to Z Party Rental
Type 1 Administrative Hearing
5
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 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
A to Z Party Rental
Type 1 Administrative Hearing
4
• 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.
• 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 (1) Industrial Zone and the adjacent (E)
Employment Zone.
2. 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 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 be established in planting cutout areas of at least sixteen (16) square
feet at thirty-foot to forty -foot 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
A to Z Party Rental
Type 1 Administrative Hearing
3
None
Applicant Response:
Mr. Rutherford responded to a question from the hearing officer regarding
the elimination of raised curbing adjacent to two landscaped areas.
City Response:
Mr. Jones indicated that he had discussed the impact of installing raised
curbing with Basil Hamden of the City's Stormwater Utility Department.
Mr. Hamden indicated to Mr. Jones that such curbing could be installed
adjacent to the two landscaped areas without impacting drainage,
provided that the curbing was designed appropriately.
BACKGROUND
The proposed land use is permitted in the (1) Industrial zone district. The Project
Development Plan complies with all applicable district standards of Section 4.23 of the
Land Use Code, (1) 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.
Division 4.23 of the Land Use Code, Industrial District (1)
The proposed use of "equipment, truck and trailer rental establishments" is
permitted in the (1) Industrial Zoning District subject to administrative review.
The PDP meets the applicable Land Use Standards [4.23(D)] 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.
A to Z Party Rental
Type 1 Administrative Hearing
2
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on January
26, 2000 by mailing to property owners within
500 feet of the subject property.
The public hearing was advertised in the
Coloradoan on January 26, 2000.
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held
on the subject application at 2:00 PM on February 10, 2000. The hearing was
held in Conference Rooms C and D at 281 North College, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who attended the meeting:
From the City:
Troy Jones, City Planner
From the applicant:
Steven Fobes
Kevin Quiling
Dick Rutherford
Randy Demario
From the Community:
None
Written Comments:
None
Community Concerns:
City of Fort Collins
Commr, y Planning and Environmental rv%ces
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER:
PROJECT NAME:
CASE NUMBER:
APPLICANT:
PROJECT DESCRIPTION:
Peter Barnes
Zoning Administrator
A to Z Party Rental
11-99
Richard Rutherford
Stewart & Associates
103 South Meldrum Street
Fort Collins, CO 80521
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.
SUMMARY OF RECOMMENDATION AND DECISION:
STAFF RECOMMENDATION: Approval
HEARING OFFICER DECISION: Approval with conditions
ZONING DISTRICT:
I — Industial
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020