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HomeMy WebLinkAboutMAXI-STUFF STORAGE - MODIFICATION OF STANDARD - 9-99 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST• Future improvements would actually create a double row of deciduous street trees. The first row on the property would be installed as the property is developed. When Riverside Avenue is improved to arterial standards an additional row of street trees would be installed in the 8' parkway strip. This arrangement may not be possible at other properties in the Riverside corridor because of existing development. In June of this year the Planning and Zoning Board approved a similar modification request for a property in the 1400 block of Riverside Avenue, less than %= mile west of this property. This previously approved modification at 1400 Riverside will result in a developed property with less landscaping than is proposed with this development. Future improvements of Riverside Avenue to arterial standards will result in a landscape width at 1400 Riverside between F and 9' at the vehicle parking area. By comparison this development will maintain the 12' landscape yard between the vehicle parking area and sidewalk. Included in this 12' landscape yard is a 30" high berm with shrubs and trees which are not possible in the 1' landscape yard at 1400 Riverside. Approval of this modification request for 1640 Riverside Avenue will allow the development of an up scale storage facility that has the appearance of a commercial establishment. As proposed this development would enhance the image of the area through increased landscaping materials and appearance not of an industrial storage facility but as a commercial development. Lengthy research has indicated a strong need for the type of facility planned. By locating the facility at 1640 Riverside Avenue we are attempting to utilize an un-developed parcel of land centrally located in Fort Collins, rather than a parcel of land in Larimer County that would contribute to sprawl. As design and business professionals we feel that the proposed development with the requested modification is much better than a development that conforms to the development standards. Enclosed for your review are copies of the proposed development. Information includes a Site Plan with 17.5' dedicated for future improvements to Riverside Avenue, Landscape Plan with proposed plantings and quantities, Landscape Plan depicting future improvements to Riverside Avenue, a Site Plan of the property conforming to current design standards, Streetscape Elevation from Riverside Avenue viewing towards the site, Elevations of the buildings with proposed materials, Site Section showing proposed development with modification Site Section depicting future improvements to Riverside Avenue and an aerial photograph of current conditions with this proposed development to show surrounding context.. If you should have any questions regarding this information please do not hesitate to call me. Sincerely, Robert Gustafson cc: Mr. Bill Strickfaden ca. Ajobber\2506 mod2. wpd With the dedication of 17.5' of right of way and the 12' landscape strip to be provided, the total landscape setback along 52% of the property will be 29.5'. 34% of the property will have a 76.5' landscape yard along Riverside Avenue. This landscape area provided greatly exceeds the amount of landscape area provided by either property surrounding this parcel or any other developments along Riverside Avenue. Most properties in the immediate vicinity have little or no landscaping provided between the parking areas and the street with most parking occurring immediately adjacent to the attached sidewalk. Development of this property as proposed would greatly enhance the appearance of the area while allowing one of the few remaining in fill properties along Riverside Avenue to develop. Strict compliance to the development standards would greatly compromise the intent of the project and create numerous problems for development of the property. If developed without a modification the appearance of the storage buildings and professional storage structures would be greatly compromised. Because overhead doors would be required to be installed at the front of the buildings, and not the rear, the professional storage units would lose the desired commercial storefront appearance. Visibility of the rear storage units would become greater thereby increasing the industrial appearance of the entire facility. Large vehicle access would become very difficult because of the limited turning area in which to maneuver trucks. For a large truck to enter a front storage space would require encroachment into the vehicle parking spaces. In addition there is a greater conflict between trucks and cars in the compliant layout due to the fact that the vehicle parking area is on either side of the main drive lane into the facility. The modified plan has the car parking separated from the main drive eisle. In our professional design opinion we feel that the development with the modification to the landscape setback is better for the following reasons: • The building appearance from Riverside Avenue has more of a commercial flair than industrial image. Use of natural looking materials and storefront glazing systems reduces the image of an industrial warehouse, thereby creating an enhanced image of this area of the Riverside corridor. • Buildings will be setback farther from Riverside Avenue providing more of a parklike streetscape. The modified plan would have buildings setback more than 59' from the right of way whereas the plan conforming to the development standards would have buildings 30' from the right of way. • As proposed this development would have a much greater building and landscape setback than properties on either side and other properties in the Riverside corridor. Most properties in this area have been developed with parking very close or adjacent to the existing attached sidewalk. • Internal traffic circulation has a much clearer definition. Trucks and recreational vehicles can easily access the rear entrances to the buildings without interfering with the car parking. • Buildings closest to Riverside Avenue provide a much more significant screen of the rear storage buildings, thereby reducing the industrial storage image. • Additional landscaping is proposed along Riverside Avenue. An earthen berm with evergreen and deciduous shrubs is utilized to screen the parking area from the street. Street trees will be provided in the berm area as part of the landscape treatment. WICKHAM GUSTAFSON LAWRENCE A. WICKHAM ROBERT J. GUSTAFSON DONALD G. SHIELDS COREY STINAR A R C H I T E C T S 1449 RIVERSIDE AVENUE (970) 493-2025 FORT COLLINS COLORADO 80524 FAX (970) 493-2026 September 2, 1999 Steve Olt City of Ft. Collins Current Planning Office P.O. Box 580 Ft. Collins, CO 80522-0580 RE: Maxi -Stuff Storage 1640 Riverside Avenue Dear Mr. Olt, D l I� Iirl UP ! Ct I SEP 0 2 1999 U In response to your comments dated 06-18-99 for a modification request for the above referenced property following please find rebuttal as to why we feel that a modification is justified and that granting a modification to the development standards would create a better development and still maintain protection of the public welfare. As planned the development would provide large, easily accessible storage areas for recreational vehicles, boats, campers, vintage automobile collectors, etc. In addition to these uses the development plans to provide office and warehouse space for professional trades such as plumbers, carpenters, concrete workers, etc. The buildings closest to Riverside Avenue would be designed with a commercial appearance rather than an industrial appearance to act as a buffer to the storage buildings located in the rear. These front buildings would be two stories in height and have natural appearing materials such as block and stucco and storefront type glazing for windows and doors. The entrance to the warehouse portion of these buildings would be from the rear and not visible from Riverside Avenue. Our reasoning for this arrangement is to provide an upscale, architecturally pleasing front to the building that is visible to and accessible by the public while providing good access for large trucks and trailers to the rear of the building. To accomplish our goals of having a street appearance that is more commercial than industrial, provide public access, including parking, and to screen the industrial activities from the street as much as practical a reduction in the landscape setback along Riverside Avenue is needed. This reduction from 30 feet to 12 feet as proposed would occur on approximately 52% of the Riverside Avenue frontage. The remaining area along Riverside Avenue would comply with the 30 foot landscape setback (34%) or be comprised of the entry drive (14%). The developer has agreed to dedicate a 17.5' strip along Riverside Avenue to obtain the desired 100' right of way for future improvements to the Riverside Corridor.