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HomeMy WebLinkAboutMAXI-STUFF STORAGE - MODIFICATION OF STANDARD - 9-99 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSDivision 1.2, Title, Purpose and Authority Section 1.2.2(G) (G) increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation. (H) reducing energy consumption and demand. (1) minimizing the adverse environmental impacts of development. (J) improving the design, quality and character of new development. (K) fostering a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. (L) encouraging the development of vacant properties within established areas. (M) ensuring that development proposals are sensitive to the character of existing neighborhoods. (N) _ensuring that development proposals are sensitive to natural areas and features. 1.23 Authority The City Council of the City of Fort Collins has the authority to adopt this Land Use Code pursuant to Article XX of the Colorado Constitution; Title 31, Article 2 of the Colorado Revised Statutes, the Charter of the City of Fort Collins, Colorado, and such other authorities and provisions as are established in the statutory and common law of the State of Colorado. 1.2.4 Applicability The provisions of this Land Use Code shall apply to any and all development of land within the municipal boundaries of the city, unless expressly and specifically exempted or provided otherwise in this Land Use Code. No development shall be undertaken without prior and proper approval or authorization pursuant to the terms of this Land Use Code. All development shall comply with the applicable terms, conditions, requirements, standards and procedures established in this Land Use Code. Article 1, Page 6 Supp. 3 Division 1.2, Title, Purpose and Authority DIVISION 1.2 TITLE, PURPOSE AND AUTHORITY Sections: 1.2.1 Title 1.2.2 Purpose 1.2.3 Authority 1.2.4 Applicability 1.2.5 Minimum Standards 1.2.1 Title Section 1.2.1 The provisions contained herein shall be known, cited and referred to as the "City of Fort Collins Land Use Code," or the "Land Use Code." 1.2.2 Purpose The purpose of this Land Use Code is to improve and protect the public health, safety and welfare by: (A) ensuring that all growth and development which occurs is consistent with this Land Use Code, City Plan and its adopted components, including but not limited to the Structure Plan, Principles and Policies and associated sub -area plans. (B) encouraging innovations in land development and renewal. (C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. (D) facilitating and ensuring the provision of adequate public facilities and services such as transportation (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and emergency services, police, electricity, open space, recreation, and public parks. (E) avoiding the inappropriate development of lands and providing for adequate drainage and reduction of flood damage. (F) encouraging patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. Article 1, Page 5 Supp. 3 • An earthen berm will be constructed within the 12' landscape area to provide additional screening along Riverside Avenue. Plantings atop the berm will enhance the visual effect and character of the development. • Division 3.7 of the LUC recommends lots in infill situations should be developed first to help prevent urban sprawl. Development of this infill property addresses the concerns in the LUC and will allow one of the few remaining vacant parcels along Riverside Avenue to be developed in a positive manner that increases the character of the existing neighborhood. • Are there exceptional physical conditions or extraordinary and exceptional conditions unique to this property? Most properties along Riverside Avenue have been developed during the past twenty to thirty years and do not conform to any common design characteristic. None of the properties conforms to the thirty foot landscape setback requirement for this zone district. In fact most of the properties have parking immediately adjacent to the attached sidewalk with little or no landscaping on the property. Requiring this property to be developed with the 30' landscape setback along Riverside Avenue will create a development that is out of context with the neighborhood and place this property at a disadvantage in developable area. For these above listed reasons we are hereby requesting a modification to the Land Use Code. If you should have any questions please feel free to call me. Sincerely, Robe stafson Wickham Gustafson, Architects WICKHAM LAWRENCEA. WICKHAM ROBERT J. GUSTAFSON GUSTAFSON DONALD G. SIRELDS 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 June 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 Dear Mr. Olt, The developer of the above referenced property is hereby requesting a waiver to the Land Use Code (LUC) from the Fort Collins Planning and Zoning Board. The property in question is situated in an established (I)- Industrial Zone and consists of 2.27 acres. The intent of the developer is to construct a number of large storage units for storage of recreational vehicles and for use by trade professionals such as carpenters, plumbers, electricians, etc. as a location in which to house their equipment. Exterior storage at this location will be prohibited. This request is to modify Division 4.23(E)(2)(a)(2) to allow a 12' landscape setback along Riverside Avenue in lieu of the 30' setback prescribed in the LUC. This landscape reduction to 12' is warranted for the following reasons as specified in Division 2.8 concerning modifications to the LUC. • Does the modification advance or protect the public interests and purposes equally well or better? • The development of this property is proposed to have a greater amount of landscape materials within the 12' setback than is required by the LUC in the 30' setback (division 3.2.1). This increase in landscape material will greatly enhance the character of the surrounding area. • As proposed the facade of the buildings facing Riverside Avenue will utilize natural looking materials such as split face block and stucco. These materials are not normally required to be used in an industrial zone district and will add additional character to an existing industrial neighborhood. 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 1' 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 F 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 c:�. Ajobber\2 506mod2. 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. W ICKH��M�� GL-STAFSON 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 SEP 0 z 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, 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. limited contact with their clients in a formal office setting. Material suppliers may also utilize these spaces to exhibit their products but not act as a retail outlet. Without direct access by the public these spaces are not tenable. Increased access of the public to the storage areas would lead to an increase in vandalism and theft. With the large storage spaces available it is anticipated that the users would be storing either a large quantity of materials or items of significant value. Recent thefts and vandalism at other storage facilities in the Fort Collins area simply reinforces the need for secure storage of personal belongings. Allowing free public access would greatly compromise the security of the facility. Placing parking at the rear of the buildings creates the same conflict between the parking and overhead door access as mentioned in our original modification request. Large vehicle access would become very difficult because of the limited turning area in which to maneuver trucks. Encroachment into the public parking spaces by a large truck would be required in order to enter into the office / warehouse spaces. As currently designed there is 15% of building frontage abutting the front landscape yard. As noted in our original modification request this 15% area is approximately 76.5' from the Riverside Avenue ROW which is far greater than the 30' depth normally required. In our professional design opinion we feel that the development as shown with modifications to Section 4.23(E)(2)(b) and Section 4.23(E)(3)(a)2 is better for those reasons contained in our original modification request of September 2, 1999. For the above listed reasons plus those of our original modification request we would like to present our case to the Planning and Zoning Board at the next available public hearing. If you so desire we would be pleased to meet with any additional staff persons that may have any questions. Sincerely, Robert Gustafson cc: Mr. Bill Strickfaden 1 AjohherV'_506modi TV GUSTA`SON 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) 493-202ti FORT COLLINS COLORADO 80524 FAX (970) 493-2026 October 28, 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 LL. '�J L5 U OCT 2 9 1999 r',uv2c�f On September 2, 1999 we formally requested a modification to Section 423(E)(3)(a)2 of the Fort Collins Land Use Code which deals with the required front yard landscape setback. During the course of staff review it was discovered that the site plan as presented would also require a modification to section 4.23(E)(2)(b) which requires 30% of the building front to abut the required front yard landscape setback. Due to site constraints and program requirements we are unable to deviate from the previously submitted site plan. Therefore we are hereby requesting that, in addition to a modification of Section 4.23(E)(3)(a)2, a modification to Section 4.23(E)(2)(b) be heard by the Fort Collins Planning and Zoning Board on November 18. Section 4.23(E)(2xb) of the Land Use Code states that 30% of the building face must abut the required front yard landscape setback. To accomplish this the buildings would either have to be turned 90 degrees as previously indicated with the associated problems or they would have to be moved towards Riverside Avenue with the proposed public parking located to the rear of the buildings. Moving the buildings towards Riverside Avenue and placing the necessary public parking to the rear would create several major and undesirable situations. • Security of the facility would be greatly compromised. Safe, secure storage for large vehicles or large quantities of items is the target market for this development. To place the public parking at the rear of the buildings would require that either the security gate controlling access to the storage areas be eliminated or that public access to the parking areas be eliminated. To eliminate public access to parking destroys the entire concept we have been attempting to create. The buildings are designed to allow public access to the front portion of the buildings along Riverside Avenue. The tenants of these spaces are anticipated to be builders or other members of the construction trades that need to have a i �E {Q:4f343' S •� �� � J� J 'MTE DATA, 4 iert �m. yr n... a:r.r. ru.os _ N�ID YR. WM.I.r IV M. w w» 1 3 m w. srausw n ro. w J wn g [j j{r7p •A'✓J J. i 3 i t _ �---- M, 3�i1��lll�i!ii P m 4 a a N 89' 48' 44' E k=47000' N t- 6 �V" 1. utc- • .. ; i N 83' 52' R' 413 43' e _ �jp0x SITE DATA. 9 1 IN • IY 00• Y�V L^ IB w um 9 i Irr�r'�%'„ ■■■ n J. 9 4-1 - M I VA a ry �o wn Iry � .000 J. N W 48' 44' E 1e=42000' 9 9 r LL � F No Text i a 4 ! '111lift 011 RVERSDE AVENUE ME i 9 , rJae w.ro i"�IiifEi,I! 3lll���ili�i�ll V a J r io 3 ! <r e$ 9 - a _ qqaqqa zMzM �,� i'ta a - ..• � .-a }JI�1'�'nui�l�.T �Y i �i �ii: a.m 1 �.� V has .<Tu. Y e Lin it r l im SITE DATX rw r v u� Ned /1U �YLV.Ir� �PYI�a • is 1p.�pp t4ejc v w&e- 0 G Q(+exA akwve. FP a6" -- ' r , � v�vE- w�ee�- o+;a s L' h LUG SITE DATA. urau .au v. na.ae aauo aa. a�v • uu� a ae•. ua� o•.•s •oum a.a •w.aa [3t No Text Modification — Maxi -Stuff Storage, 1640 Riverside Avenue — Filing #9-99 November 18, 1999 P & Z Meeting Page 11 5. FINDINGS OF FACT/CONCLUSION: A. The requested Modification of Standards in Section 4.23(E)(2)(b) and Section 4.23(E)(3)(a)2 of the Land Use Code for the Maxi -Stuff Storage, 1640 Riverside Avenue is subject to review by the Planning and Zoning Board. B. Granting the requested modification would not be detrimental to the public good nor would it impair the intent and purposes of the Land Use Code. C. The plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. - The proposed landscaped parking area in front of the buildings will increase the amount of vegetation adjacent to Riverside Avenue to an amount equal to a project developed according to the standards set forth in the LUC. - The proposed landscape improvements are similar to or greater than those in the surrounding area that were reviewed under prior land use regulations, either as a use -by -right or the Land Development Guidance System. The proposed design of the Maxi -Stuff Storage facility is more similar to a commercial design and use than a true industrial use. The alternative plan as submitted provides for a good separation of uses on -site, with access and parking for the storefront offices being detached from the self -storage units while still being set back a significant distance from the existing Riverside Avenue. There is a significant amount of landscaping and separation from the existing street, as well as a defined pedestrian connection from the public sidewalk to the commercial storefronts. D. The strict application of the standard sought to be modified would not result in unusual and exceptional practical difficulties or exceptional or undue hardship upon the owner of the property. - The plan as submitted that requires a modification of a standard could comply if the facility layout would be moved back on the site, further from the street edge of Riverside Avenue, with the potential for a loss of 4 of the proposed 45 storage units. 6. RECOMMENDATION: A. Staff recommends approval of the Modification of Standards in Section 4.23(E)(2)(b) and Section 4.23(E)(3)(a)2 of the Land Use Code for Maxi -Stuff Storage, 1640 Riverside Avenue - #9-99. Modification — Maxi -Stuff Storage, 1640 Riverside Avenue — Filing #9-99 November 18, 1999 P & Z Meeting Page 10 The proposed landscape improvements are similar to or greater than those in the surrounding area that were reviewed under prior land use regulations, either as a use -by -right or the Land Development Guidance System. The Fort Collins Housing Authority and the Coloradoan Newspaper were approved and developed with 10' wide landscaped strips separating areas from the sidewalks adjacent to Riverside Avenue. Several properties on the opposite side of Riverside Avenue have been developed with approximately 10' wide landscaped strips behind the sidewalk. This plan will maintain 29'-6" landscaped yard between the proposed 12 parking spaces in front of the storefront offices and the existing Riverside Avenue ROW, as well as an additional 10' of turf grass area to the back of. sidewalk. The setback from back of sidewalk along the street and the edge of the parking spaces will be 39'-6" until any improvements are made to Riverside Avenue. The proposed design of the street frontage for the Maxi -Stuff Storage facility is more similar to a commercial design and use than a true industrial use. Placing the parking to the rear of the buildings or along the driveway into the facility, to meet the requirement, would create a conflict between the parking for the storefront offices and the overhead door access into the storage units. There would be potential conflict between vehicles using the office spaces and storage units and vehicles entering the facility via the one driveway entrance if the buildings are turned sideways to Riverside Avenue. The alternative plan as submitted provides for a good separation of uses on -site, with access and parking for the storefront offices being detached from the self -storage units while still being set back a significant distance from the existing Riverside Avenue. There is a significant amount of landscaping and separation from the existing street, as well as a defined pedestrian connection from the public sidewalk to the commercial storefronts. The strict application of the standard sought to be modified would not result in unusual and exceptional practical difficulties or exceptional or undue hardship upon the owner of the property. The applicant has provided two options to a Site Plan for the self -storage facility. One is in compliance with the setback requirement in the LUC. The other could comply if the facility layout would be moved back on the site, further from the street edge of Riverside Avenue, with the potential for a loss of 4 of the proposed 45 storage units. This would constitute a 9% loss in the number of storage units on -site. Modification — Maxi -Stuff Storage, 1640 Riverside Avenue — Filing #9-99 November 18, 1999 P & Z Meeting Page 9 proposed design of the street frontage for the Maxi -Stuff Storage is more similar to a commercial design and use than a true industrial use. The amount of landscaping and separation from the existing street, with a well defined pedestrian connection from the public sidewalk to the commercial storefronts, provides for a plan that is equal to or better than a plan that meets Section 4.23(E)(3)(a)2 of the LUC. The applicant's comparison to the recent approval of the modification of the standard in Section 4.23(E)(3)(a)2 for the property at 1450 Riverside Avenue (Riverside Center) is considered by staff to be somewhat inconsequential because the circumstances are different. That property is 628' wide (parallel to and along Riverside Avenue) and 224' deep (from the right-of-way to the rear of the property). It was determined that, in that case, the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested because of the intensive landscaping and berming that is being provided. The proposed Maxi -Stuff Storage development plan is similar to the Riverside Center plan in that it has uses to the front of the site that are commercial, not industrial, in nature and require less security from the street. The parking needs to be readily accessible to the storefront offices. This site will provide as much or more landscaping, along with the berming, than does the Riverside Center plan and it will maintain a much larger setback from the street than that center. Staff has also determined that: Granting the requested modification would not be detrimental to the public good and would not impair the intent and purposes of the Land Use Code. The plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The proposed landscaped parking area in front of the buildings will increase the amount of vegetation adjacent to Riverside Avenue to an amount equal to a project developed according to the standards set forth in the LUC. This is accomplished by the applicant's proposed screening for the Riverside Avenue frontage that consists of a combination of 30" high earthen berms and vegetation plantings. The proposed screening is over the 30" minimum height and extends well over the minimum of 70% of the street frontage along the parking lot, as required in Section 3.2.1(E)(4)(b) of the LUC. Modification — Maxi -Stuff Storage, 1640 Riverside Avenue — Filing #9-99 November 18, 1999 P & Z Meeting Page 8 d. the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties or exceptional or undue hardship upon the owner of the property. Section 4.23(E)(2)(b) of the LUC requires that that along Riverside Avenue, being an arterial street that directly connects to other zoning districts, the buildings shall be sited so that a building face abuts upon the required minimum landscaped yard for at least 30% of the building frontage. The applicant has stated that placing the parking to the rear of the buildings or along the driveway into the facility, to meet the requirement, would create a conflict between the parking for the storefront offices and the overhead door access into the storage units. There would be potential conflict between vehicles using the office spaces and storage units and vehicles entering the facility via the one driveway entrance if the buildings are turned sideways to Riverside Avenue. Staff has determined that the alternative plan as submitted provides for a good separation of uses on -site, with access and parking for the storefront offices being detached from the self -storage units while still being set back a significant distance from the existing Riverside Avenue. The proposed design of the street frontage for the Maxi -Stuff Storage is more similar to a commercial design and use than a true industrial use. The amount of landscaping and separation from the existing street, with a well defined pedestrian connection from the public sidewalk to the commercial storefronts, provides for a plan that is equal to or better than a plan that meets Section 4.23(E)(2)(b) of the LUC. Section 4.23(E)(3)(a)2 of the LUC requires that a 30' deep landscaped yard be provided along all arterial streets, and along any district boundary line that does not adjoin a residential land use. If a district boundary line abuts upon or is within a street right-of-way, then the required landscaped yard shall commence at the street right-of-way line on the district side of the street, rather that at the district boundary line. The boundary line between the I - Industrial Zoning District (on the east side of Riverside Avenue in this area) and the E —Employment Zoning District (on.the west side of Riverside Avenue in this area) appears to be in the street right-of-way for Riverside Avenue. Therefore, the required 30' deep landscaped yard on the property at 1640 Riverside Avenue must commence at the right-of-way line on the east side of the street. This is a Site Design/Screening requirement in the Development Standards section of the I — Industrial Zoning District. The subject property at 1640 Riverside Avenue is 396 feet deep from the "new" right-of- way line to the rear of the property. It varies in width from 216' (at the front) to 256' (at the rear). Staff has determined that the size and configuration of the property does not necessarily preclude the ability to develop the property as proposed and provide the 30' deep landscaped yard (not to include parking areas and buildings) outside of the ultimate street right-of-way and within the property boundaries, as required in Section 4.23(E)(3)(a)2 of the LUC. The entire layout of the facility could be moved further back on the site, with the potential for a loss of approximately 4 storage units. However, the Modification — Maxi -Stuff Storage, 1640 Riverside Avenue — Filing #9-99 November 18, 1999 P & Z Meeting Page 7 • As proposed, this development would have greater building and landscape setbacks than properties on either side and other properties in the Riverside corridor. • Internal traffic circulation has a much clearer definition. • 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. In June, 1999 the Planning and Zoning Board approved a similar modification request for the property in the 1400 block of Riverside Avenue. This previously approved modification will result in a developed property with less landscaping that is proposed with this development. Future improvements to Riverside Avenue will result in a landscape width between 1' and 9' at the vehicle parking area. Approval of this request for a modification of two standards for 1640 Riverside Avenue will allow for the development of an upscale 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 facility but as a commercial development. 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. 4. ANALYSIS OF MODIFICATION REQUEST In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this section as required, the Planning and Zoning Board shall take into account whether the proposed plan demonstrates innovative design and best meets the intent of the Land Use Code. Section 2.8.2(H) of the LUC specifies that the Planning and Zoning Board shall only grant a modification for the following reasons: a. granting a modification of standard would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code; and b. the modification would result in the project addressing the purposes of the standard equally well or better than a plan that complies with the standard; or c. the modification would result in a substantial benefit to the city; or Modification — Maxi -Stuff Storage, 1640 Riverside Avenue — Filing #9-99 November 18, 1999 P & Z Meeting Page 6 The applicant specifically requests the Planning and Zoning Board allow a project that has been planned to provide large, easily accessible storage areas for recreational vehicles, boats, campers, vintage automobile collectors, etc. The development plan would also 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 storage buildings located in the rear. The 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 the goal of having a street appearance that is more commercial than industrial, to provide public access that includes parking, and to screen the industrial activities from the street, a reduction in the landscape setback along Riverside Avenue is needed. The reduction from 30' to 12', as proposed, would occur on approximately 52% of the Riverside Avenue frontage. The remaining area along Riverside Avenue would comply with the 30' landscape setback. The developer has agreed to dedicate a 17.5' strip along Riverside Avenue to obtain the desired 100' right-of-way (required by the City) for future improvements to the Riverside corridor. Strict compliance to the development standards would greatly compromise the intent of the project and create numerous problems for the 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 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 entry into the facility. The modified plan has the car parking separated from the main drive aisle. 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. • Buildings will be set back farther from Riverside Avenue, providing more of a park- like streetscape. The modified plan would have buildings set back 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. Modification — Maxi -Stuff Storage, November 18, 1999 P & Z Meeting Page 5 1640 Riverside Avenue — Filing #9-99 As currently designed there is 15% of building frontage abutting the front landscape yard. This 15% area is approximately 76.5' from the existing Riverside Avenue ROW, which is far greater than the 30' depth normally required. This request is to modify Section 4.23(E)(3)(a)(2) to allow a 12' wide landscape setback along Riverside Avenue in lieu of the 30' setback as prescribed in the LUC. This landscape setback reduction to 12' is warranted for the following reasons as specified in Division 2.8 concerning modifications to the LUC: 1. Does the modification advance or protect the public interests and purposes equally well or better? " The development of this property is proposed to have a greater amount of landscape materials within the 12' setback than is required by the LUC in the 30' setback (Section 3.2.1). This increase in landscape material will greatly enhance the character of the surrounding area. As proposed, the fagades of the buildings facing Riverside Avenue will utilize natural looking materials such as split -face block and stucco. These materials are not normally required to be used in an industrial zone district and will add character to an existing industrial neighborhood. " An earthen berm will be constructed within the 12' landscape area to provide additional screening along Riverside Avenue. Plantings atop the berm will enhance the visual effect and character of the development. Division 3.7 of the LUC recommends that lots in infill situations should be developed first to help prevent urban sprawl. Development of this infill property addresses the concerns in the LUC and will allow one of the few remaining vacant parcels along Riverside Avenue to be developed in a positive manner that increases the character of the existing neighborhood. 2. Are there exceptional physical conditions or extraordinary and exceptional conditions unique to this property? Most properties along Riverside Avenue have been developed during the past 20 to 30 years and do not conform to any common design characteristic. None of the properties conforms to the 30' landscape setback requirement for this zone district. In fact, most of the properties have parking immediately adjacent to the attached sidewalk with little or no landscaping on the property. Requiring this property to be developed with the 30' landscape setback along Riverside Avenue will create a development that is out of context with the neighborhood and place this property at a disadvantage in a developable area. Modification — Maxi -Stuff Storage, 1640 Riverside Avenue — Filing #9-99 November 18, 1999 P & Z Meeting Page 4 (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. " The applicant has proposed that the modification of standards meet the requirements of Sections 2.8.2(H)(1) and (3) of the LUC. 2. APPLICANT'S REQUEST This request is to modify Section 4.23(E)(2)(b) to allow the proposed building storefronts to be set back from the landscaped yard without any of the building abutting the setback line. To meet the requirement the buildings would either have to be turned 90 degrees or they would have to be moved towards Riverside Avenue, with the proposed public parking located to the rear of the buildings. Moving the buildings towards Riverside Avenue and placing the necessary public parking to the rear would create several major and undesirable situations: Security of the facility would be greatly compromised. Safe, secure storage for large vehicles or large quantities of items is the target market for this development. To place the public parking at the rear of the buildings would require that either the security gate controlling the access to the storage areas be eliminated or that public access to the parking areas be eliminated. The buildings are designed to allow public access to the front portion of the buildings along Riverside Avenue. Without direct access by the public the targeted market for these spaces is not tenable. 2. Increased access of the public to the storage areas would lead to an increase in vandalism and theft and would greatly compromise the security of the facility. Recent thefts and vandalism at other storage facilities in the Fort Collins area reinforces the need for secure storage of personal belongings. 3. Placing parking at the rear of the buildings creates conflict between the parking for the storefront offices and the overhead door access into the storage units. For a large truck to enter a front storage space would require encroachment into the vehicle parking spaces. In addition, there is 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 entry into the facility. Modification — Maxi -Stuff Storage, 1640 Riverside Avenue — Filing #9-99 November 18, 1999 P & Z Meeting Page 3 2. MODIFICATION REQUEST — PERTINENT CODE SECTIONS This request is for modification to the following sections of the LUC: Section 4.23(E) Development Standards, Subsection 4.23(E)(2)(b) Building Design - Orientation states: "Along arterial streets and any other streets that directly connect to other districts, buildings shall be sited so that a building face abuts upon the required minimum landscaped yard for at least 30% of the building frontage. Such a building face shall not consist of a blank wall." Section 4.23(E) Development Standards, Subsection 4.23(E)(3)(a)2 Site Design - Screening states: "A minimum 30' deep landscaped yard shall be provided along all arterial streets, and along any district boundary line that does not adjoin a residential land use. If a district boundary abuts upon or is within a street right-of-way, then the required landscaped yard shall commence at the street right-of-way line on the district side of the street, rather than at the district boundary line." As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board shall review, consider, and approve, approve with conditions or deny an application for a modification based upon: "... the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code; and that. (1) the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city-wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible; or Modification — Maxi -Stuff Storage, 1640 Riverside Avenue — Filing #9-99 November 18, 1999 P & Z Meeting Page 2 submitted, without the required 30' deep landscaped yard, would not comply with the requirement set forth in this section. The applicant is requesting approval of a Modification of two Standards (by the Planning and Zoning Board) and is required to demonstrate compliance with the Modification of Standards criteria. The applicant submitted a Preliminary (Alternative) Site Plan for the Maxi -Stuff Storage Facility at 1640 Riverside Avenue that shows a 12' wide landscaped yard between the ROW and parking for the proposed storage units and office spaces. The applicant has submitted an application for a modification of two standards as set forth in Section 4.23(E)(2)(b) and Section 4.23(E)(3)(a)2 of the LUC. For illustrative purposes, the applicant submitted: • a Preliminary Site Plan not meeting the building and landscaped setback standards a Landscape Plan not meeting the building and landscaped setback standards • 2 Preliminary Site Plans meeting the building and landscaped setback standards • a Streetscape Plan • an Exterior Building Elevations Plan • a Preliminary Riverside Avenue Streetscape Cross -Sections Plan. This modification of the standards requests that the Planning and Zoning Board determine if the modification request meets the intent of the LUC. COMMENTS 1. BACKGROUND The surrounding zoning and land uses from the proposed project development plan are as follows: N: I; Existing commercial and industrial (various businesses) W: E; Existing industrial (TELEDYNE Water Pik) S: I; Existing industrial (RAM Electronics) E: I; Existing office and industrial (Upland Prospect Business Park) The property was annexed into the City as part of the East Prospect Street First Annexation on September 6, 1973. ITEM NO. 6 MEETING DATE 11/18/99 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Modification of Standards in Section 4.23(E)(2)(b) and Section 4.23(E)(3)(a)2 of the Land Use Code for the Maxi -Stuff Storage, 1640 Riverside Avenue - #9-99 APPLICANT: Wickham Gustafson Architects c/o Robert Gustafson 1449 Riverside Avenue Fort Collins, CO 80524 OWNER: Riverside/Prospect LLC 301 East Lincoln Avenue Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for two modifications of Section 4.23(E) Development Standards in the I — Industrial Zoning District of the Land Use Code (LUC), more specifically Subsection 4.23(E)(2)(b) Building Design — Orientation and Subsection 4.23(E)(3)(a)2 Site Design - Screening. The property is located at 1640 Riverside Avenue and is on the east side of Riverside Avenue just north of East Prospect Road. The property is in the I — Industrial Zoning District. RECOMMENDATION: Staff recommends approval of the modification request. EXECUTIVE SUMMARY: This request is for two modifications of Section 4.23(E) Development Standards, Subsection 4.23(E)(2)(b) Building Design — Orientation and Subsection 4.23(E)(3)(a)2 Site Design — Screening. Section 4.23(E)(2)(b) of the LUC requires that along Riverside Avenue, being an arterial street that directly connect to other zoning districts, the buildings shall be sited so that a building face abuts upon the required minimum landscaped yard for at least 30% of the building frontage. Without a modification of the standard, the Preliminary (Alternative) Site Plan as submitted, without any building face abutting the required landscaped yard, would not comply with the requirement set forth in this section. Section 4.23(E)(3)(a)2 of the LUC requires that a minimum 30' deep landscaped yard be provided on the site, commencing at the street right-of-way (ROW) line for Riverside Avenue. Without a modification of the standard, the Preliminary (Alternative) Site Plan as COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT