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Home My WebLink AboutRIVERSIDE CENTRE (MODIFICATION OF STANDARD) - PDP - 26-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS•E30510N CONTROL PROrED.QPESi. •`._�` Nw.�OpGgg� y I�r-.--__ _ yy�L . l. )He ✓aTLFtr lia For m a2 (iwe m) m [.w..rN uNovrvwDm ren I utrrc r IsurrN' �_-_—•__--"•�._• �__ ____. �r G Mfl S '.nY. v[ aN+O[O M+v cawlFveRo vrTr M rvA/I Y< � u ________ _ _ i � 'Nrvl.i-� PNJlelnle V FW tOrNi v- e<rw fTFYc2D ..rw T+G NIN[ e-p _ __ p.eNING .vWrvD TM[ a//J1 Yr. vG I1G'D" DxNG LIIeN a J. 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BBL- 3iy � � Qrrl iis// S3.[aa H.B.-I 3¢Iur n[e LB... B•f r.f ).fu..r M fl'L OM)l• PL-I J,vye w D.x .. Syul BrJ✓a- -- `3- tiJ•s •^Fj Roa: D v zs +Le ..• ♦ � l J ; ':'{`3 Dir - V [' P 2¢TGT nt � � �•sa -Pe+ae -c Q C -: M.. A• r� ''T-+L oo is �7� - m ... - -.� _ t ...... ♦ t r[Irc� ��/� I O F A V Q. F �� acnaN'r='G• ... Qw T.•r 7u Da rAI ihu reLdY C e a C+T De Sn.aw.T Drrelr L�'f �... r:¢.n -• w-. z✓. cwgSE DETAIL o q p?G �r"•"•-�' rv- Gb o/ Fort caw. cw-1 . o 5 ILIXIYY PLAN APPROVAL GKDAED BY. xe.... rtts wTx L"L • I� la- �I{ CN KW BY.' rra�Wr O� sar�r w' rY' +" (lk'LI[fD BF Y 11oi v: Lo.r . io F`nv nee CNFCLI.9 BP S r@ ysr 5-25-1999 12:28PM FROM ARCHITECTURE ONE PC 9706699066 P.2 4) This site represents the last major undeveloped site along Riverside Avenue, which is a fully improved arterial collector. All other existing developments in this area have been permitted uses not subject to prior regulations of the Land Development Guidance System. As Riverside Centre is the only Project Development Plan (P.D.P). in this area, subject to the requirements of the Land Use Code, it already exhibits a much higher level of landscape treatment and pedestrian access considerations than other developments in this vicinity. 5) Although this site is zoned Industrial, the proposed building is.more typical of a commercial building and features high -quality materials in elevation including integral -color split -face concrete block masonry, extensive glazing, E.I.F.S. synthetic stuccoand standing seam metal roofing. These building elevations do not require the extensive landscape screening of typical industrial structures. The area immediately across Riverside Avenue from this site is zoned Employment and requires a 15 foot landscaped buffer. Riverside Centre is more similar to these uses than an industrial use. 6) This project is located in an area of redevelopment. Few uses along Riverside Avenue in this zoning district currently provide the setback and landscape buffer required by the new Land Use Code. The narrow depth of this property (225') compared to its length (630') contribute to the difficulty of achieving this setback. The additionat landscaped area in the fight -of -way visually achieves this same objective. Considering the above findings, we believe the proposed development plan is neither detrimental to the public good, nor impairs the intent or purpose of the Land Use Code. The plan as submitted, achieves the standard equally well or, better than a plan which would not benefit from the 12 feet to 25 feet of landscaping located within the public right-of-way. Thank you for your consideration of this request. Sincerely,. Alan Hauser, Architect Architecture One, P.C. Cc. Dick Rutherford, J.H. Stewart &Associates Don Skaggs, Owner 5-25-1999 12:28PM FROM ARCHITECTURE ONE PC 9706699066 P.1 a�E) ARCHITECTS/PLANNERS, P.C. ONE May 25, 1999 Planning and Zoning Board City of Fort Collins 281 North College Avenue Fort Collins, CO 80624 RE:. Riverside Centre; File #26-98 Staff Planner. Ronald G. Fuchs Request for Modification; .Land Use Code Section 4.23(E)(3)(a)2 Dear Planning and Zoning Board Members: This letter is to request a modification to the Land Use Code for the above referenced project relative to the requirement for a 30 foot deep landscaped yard along Riverside Avenue. We feel that the following issues and circumstances present a unique situation with this site and constitute justification for this modification request per the provisions outlined. in Land Use Code Section 2.8.2.(H)(1): 1) The property line along Riverside Avenue is not parallel to improvements within the public right of -way and is located further away from the back of the, existing attached sidewalk than is typical in areas of new development. The property line varies from 12 feet to 25 feet behind the back of the existing 4 foot wide attached sidewalk.. This results in a landscaped buffer between the sidewalk and the parking areas which varies from a minimum of 20 feet to a maximum of 26 feet in width. 2) Seven internal parking lot landscaped islands are located along the south (streetside) edge of this parking area. These landscaped areas further increase the amount of bufferyard and extend the depth of landscaped areas from a minimum of 36 feet to a maximum of 42 feet along Riverside Avenue.. These Islands break the south row of parking into smaller clusters of five spaces each. 3) In addition to the landscape materials located in this bufferyard, the Site Grading Plan details a 30 inch high berm along Riverside Avenue. This berm is broken for pedestrian and vehicular traffic movement as permitted by Land Use Code Section 3.2.1(E)4(b). 70 EAST 29TH STREET PALLIER GARDENS, SUITE 200 LOVELAND, COLORADO 80538 970/669-9060 FACSIMILE 970/669-9066' Vicinity Map 05/21/98 N #26-98 Riverside Centre (1450 Riverside Avenue) Type I (LUC) Project Development Plan 1if = 600' Us]: Modification — Riverside Centre, #26-98 June 17, 1999 P & Z Meeting Page 6 5. FINDINGS OF FACT/CONCLUSION: A. The requested Riverside Centre Modification is a modification of Land Use Code Section 4.23(E) Development Standards specifically, subsection (3) Site Design (a) Screening (2), subject to review by the Planning and Zoning Board. B. Granting the requested modification would neither be detrimental to the public good nor impair the intent and purposes of this 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. Specifically, this criteria is met as follows: 1. The proposed landscape strip will increase the amount of vegetation adjacent to Riverside Centre and the abutting properties just as good as a project developed to Code Standards. 2. Landscape improvements are generally similar to landscaping already being used in the commercial neighborhood located adjacent to Riverside Avenue, which has an average landscape setback of ten (10) feet. 3. The proposed design and building materials of Riverside Centre is more similar to a commercial design and use than an industrial use which does not require the amount of screening and separation as would a typical industrial building. 6. RECOMMENDATION: A. Staff recommends approval of the Modification of a Standard for Riverside Centre Project Development Plan #26-98). Modification — Riverside Centre, #26-98 June 17, 1999 P & Z Meeting Page 5 Land Use Code Section 4.23(E) Development Standards subsection (3) Site Design (a) Screening (2) requires that landscape areas abutting parking areas adjacent to an arterial street be 30 feet in width. Staffs analysis indicates the proposed plan would not impair the intent and purposes of the Land Use Code and will result in the project addressing the purposes of the standard equally well or better than a plan that complies with the standard as follows: a. The proposed landscaped parking area will increase the amount of vegetation adjacent to Riverside Avenue to an amount equal to a project developed according to Code Standards. This is accomplished by applicant's proposed screening for the Riverside Avenue frontage consisting of a combination of earthen berms (30" high) planted vegetation. The applicant's screen is over the 30-inch minimum height and extends well over the minimum of 70% of the street frontage along the parking lot as required per LUC Section 3.2.1(E)(4)(b). b. Landscape improvements are generally similar those in the surrounding neighborhood reviewed under prior land use regulations, either use by right and/or Land Development Guidance System. Two projects (Fort Collins Housing Authority Maintenance Facility #23-96 located at 1400 Riverside Avenue, and The Coloradoan #18-93 located at 1300 Riverside Avenue) were approved and developed with ten (10) foot landscape strips separating parking areas from sidewalks adjacent to Riverside Avenue. Properties south across Riverside Avenue, such as, IceHouse, Collection Center, Solar Medical Center, and Dr. Loetz DDS are predominantly developed with approximate ten (10) foot landscape strips behind the sidewalk. c. The proposed design of Riverside Centre is more similar to a commercial design and use than an industrial use. Adjacent to the proposed Riverside Centre (across Riverside Avenue) is the E — Employment District that allows offices and ware houses. The E — Employment District, per LUC 3.2.2(J) requires a 15-foot minimum average landscape setback. The applicant's proposed landscape strip will average between one (1) feet and twenty-three (23) feet from the right-of-way; and, between 21 feet and 37 feet in width from the back side of the sidewalk to the edge of the parking areas. In addition, as noted in the applicant's burden of proof, internal parking lot landscaped islands add an additional buffer area of 36 feet to 42 feet along Riverside Avenue. Modification — Riverside Centre, #26-98 June 17, 1999 P & Z Meeting Page 4 integral -color split -face concrete block masonry, extensive glazing, E. 1. F. S. synthetic stucco and standing seam metal roofing. These building elevations do not require the extensive landscape screening of typical industrial structures. The area immediately across Riverside Avenue from this site is zoned Employment and requires a 15 foot landscaped buffer. Riverside Centre is more similar to these uses than an industrial use. c. This project is located in an area of redevelopment. Few uses along Riverside Avenue in this zoning district currently provide the setback and landscape buffer required by the new Land Use Code. The narrow depth of this property (225) compared to its length (630) contribute (sic) to the difficulty of achieving this setback. The additional landscaped area in the right-of-way visually achieves this same objective. The applicant contends that the property line along Riverside Avenue is not parallel to actual street improvements than what is typically developed in the City (the property line varies from 12 feet to 25 feet behind an existing 4 foot wide attached sidewalk). The proposed landscaped buffer area will be between 20 feet and 26 feet in width from the back side of the sidewalk to the parking area. Further, the proposed landscape strip will have internal parking lot landscaped islands breaking the parking area into four parking areas with five stalls each. These landscape islands add additional buffer areas to total between 36 feet and 42 feet along Riverside Avenue in these particular areas. In addition, the landscaped buffer yard along Riverside Centre includes a vegetated 30-inch high berm, which is broken to allow pedestrian and vehicular movements into Riverside Centre. 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 use of plant materials and other landscape elements. 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 will result in the project addressing the purposes of the standard equally well or better than a plan that complies with the standard. Modification — Riverside Centre, #26-98 June 17, 1999 P & Z Meeting Page 3 As specified in the LUC 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: "... 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. " The purpose of Section 4.23 for which the modification is being requested is specified in Section 4.23(A): "The Industrial District is intended to provide a location for a variety of work processes and work places such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial operations. The Industrial District also accommodates complementary and supporting uses such as convenience shopping, child care centers and housing. While these Districts will be linked to the city's transportation system for multiple modes of travel, some may emphasize efficient commercial trucking and rail traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses." The applicant has proposed that the modification meets the requirements of LUC 2.8.2(H). 3. APPLICANT'S REQUEST According to the applicant, special issues exist which are unique and pose as justification to request a modification to the Land Use Code criteria requiring a 30 foot landscape strip adjacent to Riverside Avenue (see attached burden of proof): a. "The site represents the last major industrial site along Riverside Avenue, which is fully improved arterial street. All other existing developments in this area have been permitted uses not subject to prior regulations of the Land Development Guidance System. As Riverside Centre is the only Project Development Plan (P.D.P.) in this area, subject to the requirements of the Land Use Code, it already exhibits a much higher level of landscape treatment and pedestrian access considerations than other developments in this vicinity. b. Although the site is zoned Industrial, the proposed structure is more typical of a commercial building and features high -quality materials in elevation including Modification — Riverside Centre, #26-98 June 17, 1999 P & Z Meeting Page 2 COMMENTS 1. BACKGROUND The surrounding zoning and land uses from the proposed project development plan are as follows: N: I- Burlington Northern/Santa Fe Rail Road Storage and vacant undeveloped lands W: I- Fort Collins Housing Authority Maintenance Facility S: E- Solar Medical Center, Collection Center, Wickman Gustafson Architects, Ice House, and Dr. Duane Loetz DDS E: I- Intermountain Color The property was annexed into the City as part of the First Lemay Annexation, September 14, 1967. 2. MODIFICATION REQUEST — PERTINENT CODE SECTIONS (1) Division 2.8 MODIFICATION OF STANDARDS This request is for a modification to Land Use Code Section 4.23(E) Development Standards subsection (3) Site Design (a) Screening (2), which states: "A minimum thirty-foot 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 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 than at the district boundary line." (See attached request for modification) Staff notes Land Use Code Section 3.2.2(J) which requires an average parking area setback of 15 (feet) from an arterial road right-of-way with a minimum landscape width at any point of five (feet). Land Use Code Section 1.4.9 Rules of Construction for Text states any provision imposing a greater restriction or regulation shall be deemed controlling. Hence, the modification request is limited to Section 4.23 of the Land Use Code which requires a minimum 30-foot landscape strip adjacent to an arterial street (in this case, a 30-foot landscape strip adjacent to Riverside Centre) with not modification analysis of Section 3.2.2(J). The applicant's proposed landscape strip will be between one (1) feet and twenty-three (23) feet from the right-of-way; and, between 20 feet and 26 feet in width from the back side of the sidewalk to the edge of the parking area. ITEM NO. 5 MEETING DATE 6/17/99 iiA STAFF Ron Fuchs Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Modification of a Standard (Riverside Centre #26-98) APPLICANT: Mr. Al Hauser Architecture One, P.C. 150 E. 29th Street, Suite 200 Loveland, CO 80538 OWNER: Mr. Don Skaggs PO Box 270492 Fort Collins, CO 80527 PROJECT DESCRIPTION: This is a request for a modification of Land Use Code Section 4.23(E) Development Standards specifically, Section 4.23(E)(3) Site Design (a) Screening (2) requiring a minimum of a thirty-foot landscaped strip along all arterial streets in the Industrial District (1). The property (1450 Riverside Avenue) is south of the Burlington Northern/Santa Fe Rail Road and north of Riverside Avenue (an arterial street) generally between McHugh Street and Montgomery Street. RECOMMENDATION: Staff recommends approval of the modification request. EXECUTIVE SUMMARY: This request is for a modification to Land Use Code Section 4.23(E) Development Standards specifically, Section 4.23(E)(3) Site Design (a) Screening (2) to allow a reduced landscape strip adjacent to an arterial road in the I — Industrial District including a modification to Land Use Code Section 3.2.2(J) requiring an average parking area setback of 15 (feet) from an arterial road right-of-way with a minimum width at any point of five (feet). Without the modification request, the plot plan as submitted, (which serves a use permitted in the Industrial District) could not be developed as planned. The applicant submitted a project development plan for Riverside Centre (City File #26- 98), consisting of three combination office/warehouse buildings totaling 31,825 square feet. Riverside Centre is a permitted use in the I — Industrial District adjacent to Riverside Avenue (an arterial street). The proposed structures are two 2-story with 93 associated parking spaces. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT