HomeMy WebLinkAboutTIMBERLINE STORAGE - MAJOR AMENDMENT - MJA160003 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (9)Staff Report —Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 12
In evaluating the request for the Timberline Storage, MJA160003, Staff makes the
following findings of fact:
A. The Project Development Plan complies with process located in Division
2.2 — Common Development Review Procedures for Development
Applications of Article 2 — Administration.
B. The Project Development Plan complies with relevant standards located in
Article 3 — General Development Standards.
C. The Project Development Plan complies with relevant standards located in
Division 4.27 Employment (E) of Article 4 — Districts.
RECOMMENDATION:
Staff recommends Planning and Zoning approve the Timberline Storage, MJA160003,
based on the findings of fact on page 12 of the staff report.
ATTACHMENTS:
1. Zoning & Site Vicinity Map
2. Applicant's Statement of Planning Objectives
3. Timberline Storage Planning Document Set (Site Plan, Landscape Plan,
Elevations & Photometric Plan)
4. Applicant's Analysis of Primary and Secondary Uses in Employment Zone Near
Prospect Rd. and Timberline Rd.
Staff Report — Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 11
Secondary uses shall not occupy more than 25% of the total gross area of
the development plan. Timberline Storage will perform similarly to
surrounding primary uses in terms of form and function. Enclosed mini -
storage, however, is a secondary use and it occupies more than 25% of
the gross area of the development plan. Staff has interpreted the 25%
maximum secondary use regulation to apply to the Employment district as
a whole rather than just at the level of an individual development plan. In
this case, the applicant provided an analysis of the land uses in the
Employment zone around the Prospect Rd and Timberline Rd area. More
than 90% of the uses in this Employment zone area are primary uses.
When taking the Timberline Storage development into account, the
Employment zone in this area will still contain 88% primary uses. Since
this proposed development does not push the amount of secondary uses
in the Employment zone around Prospect Rd and Timberline Rd over the
25% allowed by code, this development complies with this code standard.
C. Section 4.27(D)(4) — Dimensional Standards
The maximum height of buildings in the Employment zone district shall be
4 stories. None of the proposed buildings will exceed 2 stories.
D. Section 4.27(E)(1)(a) — Site Design
When there are multiple parcels with different owners, the applicant shall
work with adjacent property owners to establish a pattern of streets,
outdoor spaces, building styles, and land uses. Timberline Storage shows
a shared access point that will serve the existing car wash, proposed
future office building, and proposed storage facility. Each of the buildings
is designed in a way to complement the existing buildings nearby.
E. Section 4.27(E)(3) — Enclosed Mini -Storage Facilities
Where enclosed mini -storage facilities face a public street, the entire
linear frontage along such street shall include only buildings designed for
human occupancy, landscaping, accessory parking and/or drives. The
entire frontage of the storage component of this proposed development
contains landscaping to screen the storage facilities from the street.
4. Findings of Fact/Conclusion:
Staff Report —Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 10
cultured stone wainscot and pilasters to provide relief to the long
horizontal masses of the building. This combination of setbacks,
wainscot, and pilasters provides ample variation in massing.
T. Section 3.5.3(E) — Character and Image
Each building shall contribute to the uniqueness of a zone district and the
community at large with predominant materials, elements, features, color
range, and activity areas tailored specifically to the site and its context.
Walls should be articulated, facades should have entry features clearly
defined and should also have a clear base and top. As discussed in part O
of this staff report, the form of the building and proposed materials fit into
the established architectural context of the immediate vicinity. Each wall
facing the street is clearly articulated with changes in plane, variation in
materials, and by having a clear base and top defined by differing
materials. The entries for each building are clearly distinguished with
awnings. The base and top of each building is established through a
change of materials.
U. Section 3.6.6 — Emergency Access
All developments must provide adequate access for emergency vehicles
by complying with Chapter 9 of the City Code. The proposed emergency
access easement shown on the site plan satisfies this code requirement.
3. Compliance with Article 4 of the Land Use Code — Employment (E), Division
4.27:
The project complies with all applicable Article 4 standards as follows:
A. Section 4.27(B)(3) — Permitted Uses
The proposed uses, enclosed mini -storage facility, is an allowed use in the
Employment zone district subject to review by the Planning & Zoning
Board.
B. Section 4.27(D)(2) — Secondary Uses
Secondary uses shall be integrated both in form and function into a larger
employments district development plan that emphasizes primary uses.
■ L
Staff Report — Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 9
away from the back of the sidewalk, this design provides enhanced visual
relief to masses that would otherwise be 95'-200' in length. These
setbacks, furthermore, allow for more room for vegetative screening.
Enhanced landscaping prominently featured along Midpoint Dr. and
Specht Point Rd. will soften the image of the buildings and provide a
better street presence than if the buildings strictly adhered to the build -to
line.
Meeting the build -to line standard for the office portion of the project is
complicated by the access for the site. The proposed development will
use the existing access point off Midpoint Dr. that currently serves the
carwash nextdoor. Given this existing site constraint, it would be
impossible for the office portion of this project to meet the build -to line
standard without changing the access for Timberline Storage and the
existing carwash. A change to the access point would require approval
from the City of Fort Collins Engineering department and would likely
require a variance to access point spacing requirements since the existing
driveway aligns with the access road for Centerpoint Plaza and Allied
Building Products to the south. The future office building also constitutes
a small portion of the total frontage of the project so its impact on the
development for this code standard in minimal.
In summary, portions of the Timberline Storage development meet the
letter of the build -to line standard. For the portions of the development
that do not, the end result is a development that meets the intent of the
code. The proposed site plan will provide buildings that are broken into
smaller modules, enhanced landscaping to provide an improved presence
on the street, and the consolidation of access points along Midpoint Dr.
S. Section 3.5.3(D) — Variation in Massing
Single, large, dominant building mass shall be avoided in new buildings.
Changes in mass should relate to entrances, integral structure, and/or the
organization of interior spaces and should not be solely for cosmetic
effect. Each street facing portion of the buildings proposed have the mass
broken up in multiple ways. Buildings A, B, C, D, K, J, and I all feature
setbacks in the building ranging from 10' to 25' that relate to storage units
with different proportions. All of the street fronting buildings also feature a
Staff Report —Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 8
P. Section 3.5.1(1) - Outdoor Storage Areas/Mechanical Equipment
The proposed plan is consistent with the requirements of the Land Use
Code in regards to the location of outdoor storage, screening of storage
areas, and screening of rooftop mechanical equipment from public view.
O. Section 3.5.3(C)(1) — Orientation to a Connecting Walkway
One main entrance of any commercial building shall face and open
directly onto a connecting walkway with pedestrian frontage. Both the
office portion of the storage facility and the future building have main
entrances that face and directly connect to a walkway that connects to the
sidewalk network on Midpoint Dr..
R. Section 3.5.3(C)(2) — Orientation to Build -to Lines for Streetfront Buildings
Along streets smaller than a full arterial, buildings should be located no
more than 15 feet from the right-of-way. At least 30% of the total length of
the building along the street shall extend to the build -to line area. The
intent of this code section is to develop an urban form of development
where buildings front streets and enhance the experience of the
pedestrian. The proposed buildings meet the intent of this code section.
Due to the layout of the buildings, the storage units have varying setbacks
from the right-of-way. Building K is the closest to the right-of-way with the
western point of the building approximately 10' away from the Midpoint Dr.
right-of-way. Building 1A is the furthest setback from the Specht Point Rd.
right-of-way with the closest portion of the building setback 28'-4". To
meet the letter of this code section, the buildings would need to have a
curved shape along Midpoint Dr.. Along Specht Point Rd., the buildings
would need to be rotated clockwise to be more parallel to the street. This
orientation would not necessarily benefit the layout of the site.
Section 3.5.3(D) requires the buildings to be broken up into modules to
prevent monolithic masses. As such, the proposed buildings are broken
into two sections with a large setback to break up the mass of the
buildings. These setbacks range in size from 10' for Buildings J + K up to
25' for Building C. While this design choice puts the buildings further
Staff Report — Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 7
K. Section 3.2.2(K)(5) - Handicap Parking
Parking lots with less than 25 spaces must provide at least 1 handicap
parking space. The parking lots proposed for each phase are less than 25
spaces and each provides 1 handicap parking space.
L. Section 3.2.3 -Solar Access, Orientation, Shading
All developments must be designed to accommodate active and/or
passive solar installations and must not deny adjacent properties access
to sunshine. The proposed building is designed and located to minimize
the casting of shadows on adjacent properties and could accommodate
future active and/or passive solar installations.
M. Section 3.2.4 - Site Lighting
The proposed lighting plan is consistent with the requirements of the Land
Use Code in regards to the general standard, lighting levels, and design
standards.
N. Section 3.2.5 - Trash and Recycling Enclosures
Trash and recycling enclosures must be provided in locations abutting
refuse collection or storage areas, designed to allow walk-in access
without having to open the main service gate, screened from public view,
and constructed on a concrete pad. The proposed trash and recycling
enclosure design satisfies the standards.
O. Section 3.5.1(E) - Building Materials
All proposed buildings shall use similar materials to existing buildings in
the neighborhood or use similar architectural characteristics if dissimilar
materials are proposed. The proposed building uses similar materials and
architectural details to the existing buildings in the area. The proposed
materials include cultured stone, aluminum, glass, and stucco. While
cultured stone is not a prominent material in the area it is of similar or
higher quality to the concrete masonry unit, architectural metal, and
concrete found on other buildings in the immediate vicinity. The form of
the building is also consistent with the unadorned, simple architectural
style established in the area.
Staff Report —Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 6
G. Section 3.2.2(D)(1) - Access and Parking Lot Requirements;
Pedestrian/Vehicle Separation
To the maximum extent feasible, pedestrians and vehicles shall be
separated through provision of a sidewalk or walkway. Where complete
separation of pedestrian and vehicles is not feasible, potential hazards
shall be minimized by using landscaping, bollards, special paving, lighting,
and other means to clearly delineate pedestrian areas. Timberline
Storage separates pedestrians from vehicles by providing a sidewalk
separated from the driving and parking area via curb.
H. Section 3.2.2(E) - Parking Lot Layout
The proposed parking lot layout is consistent with requirements of the
Land Use Code in regards to circulation routes, orientation, landscaped
islands, and points of conflict.
Section 3.2.2(J) - Setbacks
The proposed parking lot is setback further than the 10-foot minimum from
non -arterial streets and 5-foot minimum along a lot line required per the
Land Use Code.
J. Section 3.2.2(K)(2) — Nonresidential Parking Requirements
The minimum, maximum, and proposed parking are contained in the table
below. Timberline Storage is providing parking within the range of
required parking and thus meets the requirements of the Land Use Code.
Please note that since the future building for Phase 2 does not have a use
established so the parking counts assume a minimum aligned with a
potential office use and a maximum aligned with a potential restaurant
use.
Table 1: Timberline Storage Parking
Use
Min. Parking
Max. Parking
Parking
Provided
Self -storage (17
.5 per employee
.75 per employee
9 spaces
employees)
= 9 s aces
= 13 spaces
Office/Restaurant
1/1,000 sq. ft. =
10/1,000 sq. ft. =
22 spaces
4,731 sq. ft.
5 spaces
47 spaces
Staff Report —Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 5
parking lot. The parking lot on the west side of the office for the storage
facility also features evergreen trees to provide further visual relief and
year-round greenery.
D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
6% of the interior space of all parking lots with less than 100 spaces shall
consist of landscaping. Each parking area has bulb outs at each end with
deciduous shrubs and canopy shade trees, which satisfies this code
requirement.
E. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements
The minimum number of bicycle parking spaces required for a self -storage
facility is 4 since the most similar use is Industrial. Timberline Storage will
provide one bicycle rack that contains 4 bicycle parking spaces. For the
office/restaurant portion of the development, 4 bicycle parking spaces are
required minimum for an office use with at least 1 of those spaces
provided in an enclosed location. The site plan shows 3 bicycle parking
spaces provided by a fixed rack and 1 bicycle parking space inside the
building, which meets the requirement for having at least 1 bicycle parking
space in an enclosed location.
F. Section 3.2.2(C)(5) - Walkways
Walkways must be provided to link sidewalks with building entries through
parking lots. These walkways must also provide direct connections to off -
site pedestrian and bicycle destinations. The Timberline Storage site
provides a connecting walkway for both phases of the project. For the
storage facility, the connecting walkway runs on the western portion of the
site, connecting the front door directly to the sidewalk on Midpoint Dr.
without crossing a vehicle use area. For the future building, the sidewalk
connects to the front door on the east side of the building. The site plan
shows a crosswalk where this section of the sidewalk crosses the drive
aisle for the southern parking area. This sidewalk then continues south to
the sidewalk alond Midpoint Dr., satisfying this code section.
a ■
Staff Report —Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 4
2. Compliance with Article 3 of the Land Use Code — General Development
Standards:
The project complies with all applicable General Development Standards as
follows:
A. Section 3.2.1(D) — Tree Planting Standards
All developments shall establish groves and belts of trees along all city
streets, in and around parking lots, and in all landscape areas that are
located within 50' of any building or structure in order to establish at least
a partial urban tree canopy. The proposed landscape plan shows street
trees planted at appropriate intervals, canopy shade trees planted in
bulbouts adjacent to parking lots, and ornamental trees planted close to
buildings to provide screening and a partial urban tree canopy, which
meets this code standard.
B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and Activities
Where uses or designs of buildings do not adequately mitigate conflicts
between incompatible uses, enhanced landscaping and buffering should
be used. An office complex sits on the east side of Specht Point Rd.
opposite Timberline Storage, which could be considered an imcompatible
use. To mitigate the impact of the presence of long storage units along
Specht Point Rd., the landscape plan shows groves of evergreen trees,
shrubs, wide spread ornamental grasses, and ornamental trees. This
design will provide enhanced screening of the storage units and provide
ample mitigation between conflicting uses.
C. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping
The perimeter of parking lots are required to have trees planted at a ratio
of 1 per 25 lineal feet along a public street and 1 per 40 lineal feet along a
side lot line and parking setback area. Parking lots must also have
screening to block at least 75% of light from vehicle headlights. The
proposed landscape plan shows shrub beds extending the full length of
each parking area along public streets that provide screening from the
shine of vehicle headlights. Each parking area is flanked by canopy
shade trees that provide ample tree cover for the perimeter of each
■ 1.
Staff Report —Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 3
Figure 1: Timberline Storage Zoning & Site Vicinity
D`.
n
E ,
- E LsedRd--
S' -y
D \�� RC
POL
� . Campn FJmninfu:.
IN
�e,
_ Oincxbvtl Dr
v
gYyY a �
_ Bear M°unbin-
?
LMN
c
B
i j L yOe
Jay Por•
MancY
1 inch = 667 feet
Timberline Storage
Vicinity Map
Staff Report —Timberline Storage, MJA160003
Planning & Zoning Board Hearing 09-08-2016
Page 2
• The Project Development Plan complies with relevant standards located in
Division 4.27 Employment (E) of Article 4 — Districts.
COMMENTS:
1. Background
The property was annexed into the City of Fort Collins as part of the East Prosepct
Street First Annexation on September 6, 1973. Lots 6 and 7 were platted as part of the
Spring Creek Center PUD, which was recorded on April 1, 1999. The Spring Creek
Center PUD had called for Lots 6 and 7 to each contain a 31,200 square foot, multi -
tenant building. Each multi -tenant building could contain retail, office, restaurant, and/or
other business service or industrial uses as defined in the Land Development Guidance
System per the approved PUD. Since the approval of the Spring Creek Center PUD,
lots 6 and 7 have sat vacant while the rest of the PUD has been built out.
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
North
Employment E
Office, gas station, drive-thru restaurant
South
Employment (E)
Office, institutional
East
Employment (E)
Office
West
I Employment (E)
Car wash
A zoning and site vicinity map is presented on the following page.
F6rt of
MEETING DATE
STAFF
Sept. 8, 2016
Clay Frickev
PLANNING & ZONING BOARD
PROJECT: Timberline Storage, MJA160003
APPLICANT: Sam Coutts
Ripley Design, Inc.
419 Canyon Ave.
Suite 200
Fort Collins CO, 80521
OWNERS: Timberline Storage LLC
5232 Southern Cross Ln
Fort Collins, CO 80528
PROJECT DESCRIPTION:
This is a Major Amendment request for a mixed -use commercial development. The
project consists of conditioned and unconditioned storage units, a small office and a
future building (use yet to be decided). Vehicular access will be provided by an existing
private drive in the Spring Creek Center. This project will replat lots six and seven of
the Spring Creek Center PUD and vacate various access and drainage easements that
were associated with the original PDP. The site is located in the Employment (E) zone
district.
RECOMMENDATION: Staff recommends approval of Timberline Storage, MJA160003.
EXECUTIVE SUMMARY:
Staff finds the proposed Timberline Storage Major Amendment complies with the
applicable requirements of the City of Fort Collins Land Use Code (LUC), more
specifically:
• The Project Development Plan complies with the process located in Division 2.2
— Common Development Review Procedures for Development Applications of
Article 2 — Administration.
• The Project Development Plan complies with relevant standards of Article 3 —
General Development Standards.
Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750