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Home My WebLink About113 HICKORY STREET - PDP - 39-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS09/28/1998 21:42 9702231647 VELDMAN MORGAN COWL PAGE 0^_ Mr. Michael Ludwig, AICP September 29, 1998 Page Two The granting of these modifications would be neither detrimental to the public good nor 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 standards for which the modifications are requested equally well or better than would a plan which complies with the standards for which a modification is requested. In support of this statement, the applicant notes that the building is existing and no structural additions are proposed. It is not feasible or practical ,for the applicant to tear down the existing building and construct a new building that is 200 feet from North College Avenue (40 &0 from the existing property line) and 15 feet from Hickory Street. This is an adaptive re -use of an existing building that has been vacant for more than a year. The proposed landscaping, vehicle parking and pedestrian access improvements will be significant improvements to the site. In summary, it would be difficult, if not impossible, for this building to adhere to all standards outlined in the Land Use Code. The building will however, adhere to the intent of the Plan when it is occupied and landscaping, building and property improvements are completed For these reasons, the applicant hereby requests approval of the modifications outlined above. Should you have any questions or need additional information, please contact me at 223-5555. 'Izjn uni V l j, VELDMAN 1 RG6kA-b(�Amk) AN COW4ERCL L, ROTC. 11GtR Y - Daniel R. Bernth, CCIM Broker Associate DRB: rmw Enclosure 09/28/1998 20:23 9702231647 VELDMAN MORGAN COWL PAGE 03 September 29, 1998 VELDMAN MORGAN C O M M E R C i A L Mr. Michael Ludwig, AICP City Planning Department 281 N. College Avenue Fort Collins, CO 80522 RE: Project Development Plan Modification Request - 113 Hickory Street Dear Mr. Ludwig. The applicant, Mr. Ilan Levy, is under contract to purchase the existing building at 113 Hickory Street. This is a metal building, it is approximately 20 years old and it has been vacant for over one year. Mr. Levy intends to purchase the building and use it as his business location for Exodus Moving and Storage. This Project Development Plan Request complies with all applicable development standards except for Section 4.18 (B) (2) (d) (1) and Section 3.5.3 (B) (2) (b) of the Land Use Code. Certiav 4. IS P) �2,1 �C�,t,C�,1.Atatrs Ax Automat" faralitirc art-pf=WeA in the C-N District provided they are located at least 200 feet from North College Avenue. The existing building, which the applicant is proposing to occupy, is located 170 feet from North College Avenue. The eastern property line is located 160 feet from North College Avenue. Section 3.5.3 (B) (2) (b) of the Land Use Code states that buildings shall be located no more than 15 feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on -street -parking. Hickory Street is classified as a collector street on the Master Street Plan. The existing building is located approximately 60 feet back from the right-of-way. Pursuant to Section 2.7.1 of the Land Use Code, "The Planning and Zoning Board is empowered to grant modifications to the General Development Standards contained in Article 3 and the Land Use Standards and Development Standards contained in Article 4 and any separation or proxattitty standards Ynat are estadiigneh as a specific measurement of tn9mce in Yne Vivaia Permitted Uses contained in Article 4." In compliance with Section 2.7.3 of the Land Use Code, the applicant hereby requests a modification of standards to Section 4.18 (B) (2) (d) (1) and Section 3.5.3 (B) (2) (b) of the Land Use Code. 760 Whalers Way, Bldg. C, Suite 200 ➢ort Collins, CO 80525 ?bone 970/223.5555 Fut 970/ZZ3-1647 IR r• �: YJ 1 �'�� ]�r. iilf�F+ 1e1 "Now, Architectural Elevations 113 Hickory Street W." A . ....... ... • ContextPlan scale l":50' L ia C N 1 L NC FOL LIVIN CN k i IL CCN Qi L A T L Vicinity Plan D. --- L I r - .�. .................... PERSPECTIVE VIEW SECTION A -A xra NEW DRIVEWAY APPROACH DETAILS VERTICAL CURB AND GJ7-�R I '- Trash/Recycling Enclosure scale V: 4' 2• T— WM: 'Mocufft my jow FOR "Les OUTFINILL CURS An BUTT -------------- CURB AND GUTTER DETAILS a-11 DebarahWarsh.w Landscape Architect MII S.. R. W" FM CMJ., Cw�mdi 80521 M, L4 9VIS Exodus Moving and Storage, Inc. 113 Hickory Street Fort Collins, Colorado 80524 PROPOSAL FOR REDEVELOPMENT: SITE AND LANDSCAPE PLAN Date: September 25,1998 Show: 2 of 2 Plant List semen N lc. 1. aci S*IE CT \w,a,a\[tllbpyrblmm e[ca rlw slmf m,mnrmrom fonwwxro^awlfo Meow L-WtJ n.le aYr EfarYa4Yal YMXbn. llN ewOmO u,am mM11iM tnan w wavmemea -- . . — • — • ' — yMpytbnarvvYn Inl•wlw wlaro wr cme are mew. Pelcnmp anmf w sons yaIWGNe _yymal_ eu•x.. We -�-- lY y "Used Xeall Im1U NB m da,E BIIrIOw'r PII Mwlr Geneeae 111ann.enell pel[X qe Pnknw anal) b oY wnh en w cwgn •+a+ 4,•.I+a.+n• .eyB � '. 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SE I.,aJYn]. tonnrw "um,lMg.w Y.re.fW,r wi wrawwnou .n. w.a rw c.w_e....:«.., rvem uMfe. amru +.e ` 91Q. 13A9S30 '�II Fes �, -P�— _ __ m•m.r„ereee.,losn.. wlm wr.wymm. a allrrtn.,s.was.e•a...Y..rrlr Lind v°a,. r..e,.ew,w,ns• et f.n.,.a. .r Fwln WMon aa.NVJ.reIeYNOmV MOW YI f[m.UPP" iXN Tr.MO. �_ ___ __ - _- _. .. -_Y� T W L 90A M ztlmrmm M{I,law Oe F,aeww a,W 9eY,Mele Fw..nGw.agbN• Exodus Hickory Moving and forage,Inc. 113Hi 113 Hickory Street ben,Y.lYYnn>z,. ,.4w rvn.ww.In.PnNl. fpLfw ARPROV£C AS 70 FORM: •e..�,a^-..e•^r..o..e-^.e.w,lr�.r.,am.-•----------__.._ ..._._—__-__--. � ....._ __...-_ .._.....- - -- Fort Collins, Colorado 80524 - <w.w•wwn•w..Gr...a•.wq, .•m w..emN•n _____ __ _... _. [y YAI Q'NamaE/I�l'1w'Irr0 al M4Yd a/M (ealM Gilmlrl WnMWUWi•tlMMOOa•EMMImNM.wllba,q„n. 4l T[KCS a rIL_ wa al:own"..waw`0a`°ewgst"`"a.rm°"'".eam" PSTEAND LLANDSCAPE FOR EREDEVELOPMENT PLAN r,.m.wlNae.eeYew.wr..a fmo ' m n.wa.m. aa.wazff mN.,..Naan Y.w•.Nwa w ol�src '°^".rle®wwNEw.'"Y�•• Landau Its Plan scale 1: 10 P� -' September 25. 1998 Sheet. <'_.... ... .m e.wlwz„mlw mwm.le•.aween.y r-1 113 Hickory Project Development Plan, #39-98 October 15, 1998 P & Z Meeting Page 6 interests and purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standards for which the modification is requested. 8. The combination of the facts that there is an existing 60 foot building setback; that no additions are proposed to the existing building; that significant landscaping improvements are proposed between Hickory Street and the building; and that direct pedestrian access will be provided will equally advance or protect the public interests and purpose of Section 3.5.3[B][2][b] of the Land Use Code. 9. The 113 Hickory Project Development Plan, #39-98 is compatible with the surrounding neighborhood. RECOMMENDATION: Staff recommends approval of a modification of standards to Sections 4.18[B][2][d][1] and 3.5.3[B][2][b] of the Land Use Code and approval of the 113 Hickory Project Development Plan, #39-98. 113 Hickory Project Development Plan, #39-98 October 15, 1998 P & Z Meeting Page 5 5. Transportation: Vehicular and pedestrian access is gained from Hickory Street. The City Traffic Engineer did not require the applicant to submit a Transportation Impact Study as the site will generate fewer than 50 average daily vehicle trips. The existing transportation network can adequately accommodate these trips. FINDINGS OF FACT/CONCLUSION: The 113 Hickory Project Development Plan, #39-98 is consistent with the North College Avenue Corridor Plan. 2. The 113 Hickory Project Development Plan, #39-98 is a permitted use according to Section 4.18[B][2][d][1] of the Land Use Code except that the existing building is not located at least 200 feet from the North College Avenue right-of-way. 3. The 113 Hickory Project Development Plan, #39-98 can be granted a modification to the separation and proximity standard of Section 4.18[B][2][d][1] of the Land Use Code on the basis that the modification would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code and that the plan submitted will advance or protect the public interests and purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standards for which the modification is requested. 4. The combination of the facts that there is an existing 160 foot lot setback and existing 170 foot building setback from the North College Avenue right-of-way; there is existing development between the site and North College Avenue; and that the site has no frontage along or access onto North College Avenue will equally advance or protect the public interests and purpose of Section 4.18[B][2][d][1 ] of the Land Use Code. 5. The 113 Hickory Project Development Plan, #39-98 is consistent with the Standards and Guidelines for the North College Avenue Corridor as required by Section 4.18[E] of the Land Use Code. 6. The 113 Hickory Project Development Plan, #39-98 satisfies all applicable general development standards contained in Article 3 of the Land Use Code except for Section 3.5.3[B][2][b]. 7. The 113 Hickory Project Development Plan, #39-98 can be granted a modification to Section 3.5.3[B][2][b] of the Land Use Code on the basis that the modification would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code and that the plan submitted will advance or protect the public 113 Hickory Project Development Plan, #39-98 October 15, 1998 P & Z Meeting Page 4 intent and purposes of the Land Use Code; and that the plan as submitted will advance or protect the public interests and purposes of the standards for which the modification is requested equally well or better than would a plan which complies with the standards for which a modification is requested. The 15 foot setback required by Section 3.5.3[B][2][b] of the Land Use Code is intended "to promote the design of an urban environment that is built to human scale to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority, while also accommodating vehicular movement." Numerous street front and parking lot landscaping improvements will be made to the site that will create a more attractive street front than currently exists. Direct pedestrian access to the building entrance from the public sidewalk will be added. These improvements combined with the fact that this is an existing setback for a building to which no additions are proposed, provide justification that the plan will equally advance or protect the public interests and purposes of the Section 3.5.3[B][2][b]. The 200 foot separation and proximity standard required by Section 4.18[B][2][d][1] of the Land Use Code is intended to prevent warehouse and distribution facilities from locating on sites that have frontage along and access onto North College Avenue. The site does not have frontage along or access onto North College Avenue. The site is separated from N. College Avenue by existing development (Ken's Muffler and Brake Shop). The existing 160 foot lot setback and existing 170 foot building setback from North College Avenue will equally advance or protect the public interests and purposes of the Section 4.18[B][2][d][1 ]. 3. Neighborhood Compatibility: A neighborhood meeting was not required for this request as the proposed land use is subject to Administrative (Type 1) Review. This is a request for reuse of an existing building and site that has become blighted. The landscaping and pedestrian access improvements will significantly improve the site appearance. The request is compatible with the surrounding neighborhood. 4. Design: The existing building is setback approximately 60 feet from Hickory Street. The existing curb cut exceeds current standards. There is not currently any landscaping between Hickory Street and the building. This request will narrow the existing curb cut; provide street trees along Hickory Street; provide interior parking lot landscaping; provide perimeter parking lot landscaping, and create direct pedestrian access to the building. No additions are proposed to the existing building. No additional exterior lighting is proposed. 113 Hickory Project Development Plan, #39-98 October 15, 1998 P & Z Meeting Page 3 B. C-N, Commercial North College District Standards The CN District Standards are contained in Article 4 of the Land Use Code. According to Section 4.18[B][2][d][1] of the Land Use Code, warehouses and distribution facilities are a permitted use in the C-N District if they are located at least 200 feet from North College Avenue. The eastern lot line of the subject property is located 160 feet from the North College Avenue right-of-way. The existing building is 170 feet from the North College Avenue right- of-way. Please refer to Section D of this Staff Memo for analysis of the applicant's request for a modification to the separation and proximity standard of Section 4.18[B][2][d][1 ] of the Land Use Code. The development request complies with all other Land Use and Development Standards for the C-N, Commercial North College District. C. General Development Standards General Development Standards are contained in Article 3 of the Land Use Code. This PDP request is consistent with all applicable General Development Standards except the building setback requirements of Section 3.5.3[B][2][b]. Section 3.5.3[B][2][b] of the Land Use Code states: "Buildings shall be located no more than fifteen (15) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on street parking. " Hickory Street is classified as collector street on the Master Street Plan. The existing building is setback approximately 60 feet from the Hickory Street right-of-way. No additions to the existing building are proposed. Please refer to Section D of this Staff Memo for analysis of the applicant's request for a modification to the setback standard of Section 3.5.3[B][2][b] of the Land Use Code. D. Request for Modification of Standards In accordance with Division 2.7 of the Land Use Code, the applicant has submitted a request for a modification of standards contained in Sections 4.18[B][2][d][1] and 3.5.3[B][2][b] of the Land Use Code. After reviewing the applicants request, staff recommends that a modification of standards to Sections 4.18[B][2][d][1 ] and 3.5.3[B][2][b] of the Land Use Code can be granted on the basis that the modification would neither be detrimental to the public good nor impair the 113 Hickory Project Development Plan, #39-98 October 15, 1998 P & Z Meeting Page 2 detrimental to the public good nor impair the intent and purposes of the Land Use Code and that the plan submitted will advance or protect the public interests and purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standards for which the modification is requested. is compatible with the surrounding neighborhood. COMMENTS 1. Background: The surrounding zoning and land uses are as follows N: C-N; Hickory Street; existing auto sales (J.D. Byrider); existing industrial (Valley Steel and Wire). S: C-N; existing railroad; vacant. W: C-N; existing gravel parking lot; vacant. E: C-N; Existing automobile service (Kens Muffler and Brake Shop). This property was annexed into the City of Fort Collins as part of the North College Avenue Annexation on December 31, 1959. The property was originally subdivided as part of the Riverside Park Subdivision. 2. Land Use: This is a Project Development Plan request for a warehouse facility in an existing 6,432 square foot building on 0.39 acres located at 113 Hickory Street. The property is zoned C-N, Commercial North College District. A. North College Avenue Corridor Plan The North College Avenue Corridor Plan was adopted in April of 1995. The Plan designated the subject property as Highway Commercial. The proposed warehouse use was consistent with the permitted uses of the H-C zone district under the old zoning code except for the minimum 200 foot separation and proximity standard for warehouses from North College Avenue. With the proposed modification to the separation and proximity standard, the proposed use is consistent with the North College Avenue Corridor Plan. ITEM NO. 3 MEETING DATE 10/15/98 iiA STAFF Mike Ludwig CAV of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: 113 Hickory Project Development Plan, #39-98 APPLICANT: Daniel Bernth Veldman Morgan Commercial Inc. 760 Whalers Way, Suite C-200 Fort Collins, CO 80525 OWNER: Key Bank c/o Ilan Levy 2215 Sun Rose Way Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a Project Development Plan request for a warehouse facility in an existing 6,432 square foot building on 0.39 acres located at 113 Hickory Street. The property is zoned C-N, Commercial North College District. RECOMMENDATION: Approval of the request for a modification of standards and approval of the PDP request. EXECUTIVE SUMMARY: This Project Development Plan request: • is consistent with the North College Avenue Corridor Plan; • is a permitted use according to Section 4.18[B][2][d][1] of the Land Use Code except that the existing building is not located at least 200 feet from the North College Avenue right-of-way; • is consistent with the Standards and Guidelines for the North College Avenue Corridor as required bu Section 4.18[E] of the Land Use Code. • satisfies all applicable General Development Standards contained in Article 3 of the Land Use Code except for Section 3.5.3[B][2][b]. • can be granted a modification to Sections 3.5.3[B][2][b] and Section 4.18[B][2][d][1] of the Land Use Code on the basis that the modification would neither be COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT