HomeMy WebLinkAboutADVANTAGE (RENTAL) CENTER - PDP/FDP - 36-97 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSVICINITY MAP
#36-97 Advantage Center
Type I (LUC) PDP/FC
09/08/97
1"=600'
fence to be used, site lighting, traffic and noise.
In addition, staff received a letter dated March 21, 1998, from Mr. and Mrs. Lloyd
Thomas outlining their concerns related to noise, lighting and building height. (A copy
of the letter is attached.)
Staff believes that all the issues identified by the neighborhood have been addressed.
5. Findings of Fact/Conclusion
A. The proposed land use is a permitted use in the C-Commercial zone district as
specified in Section 4.17, subject to Administrative Review.
B. The Project Development Plan complies with the applicable Land Use Standards
and Development Standards of the C-Commercial zone district.
C. The PDP complies with the applicable General Development Standards as specified
in Article III of the Land Use Code, including Section 3.2.1-Landscaping and Tree
Protection, (excluding Section 3.2.1(E)(4) for which an alternative landscape plan
was submitted), Section 3.2.2 - Access, Circulation and Parking, Section 3.2.4 -
Site Lighting, Section 3.5.1 - Building and Project Compatibility and Section 3.6.4 -
Transportation Level of Service Requirement.
D. The alternative compliance plan submitted as an alternative to Section 3.2.1(E)(4) of
the Land Use Code is not equal to or better than a plan that would comply with the
requirements of the Code.
E. The Project Development Plan is compatible with the surrounding land uses.
RECOMMENDATION:
Staff recommends denial of the alternative compliance plan for Section 3.2.1(E)(4) of
the Land Use Code and approval of the Advantage Center Project Development Plan,
Administrative Review, #36-97, with the following condition:
• that the five (5) drainage easement located immediately west of the proposed
fence be extended south along the fence (beginning at the north edge of the
parking area to the point in which it meets with the required fire truck turn-
around). This landscape buffer shall be defined using a concrete curb and
planted according to a design approved by the City Forester. In addition, one
(1) canopy shade tree shall be placed adjacent to the fence within the 5' area.
• That the applicant shall place an additional street tree along the frontage road
(a total of two (2) street canopy trees along the Frontage) or plant a canopy
shade tree in the landscape island adjacent to the front entrance and have one
(1) street tree along the Frontage Road.
The Project Development Plan satisfies all applicable Building and Project
Compatibility standards (Section 3.5.1), including the following:
Building orientation.
This proposal complies with Section 3.5.1(D) which states that "primary facades and
entries shall face the adjacent street. Except as allowed in the Industrial zone district, a
main entrance shall face a connecting walkway with a direct pedestrian connection to
the street without requiring all pedestrians to walk through parking lots or cross
driveways.,, The proposed Advantage Center is located adjacent to the Frontage
Road, with a direct pedestrian connection from the main entrance to the sidewalk.
Building materials.
The proposed building materials include synthetic stucco (with both cream and dark
cream for accents on bump -out panels). The roof material proposed to be used is a
standing seam metal roof (green -colored).
Mechanical equipment. There is no proposed roof -top mounted mechanical
equipment nor ground -mounted equipment.
E. Transportation Level of Service Requirement
Section 3.6.4(C ) requires the submittal, review and approval of a transportation impact
study by the City's Traffic Engineer. The Traffic Engineer has found that it complies
with the requirements of the Land Use Code.
4. Neighborhood Compatibility
As a Type One review, a neighborhood meeting was not required. Staff felt that an
informational meeting would prove to be beneficial and one was conducted on
September 22, 1997. The concerns mentioned at that meeting included the height of
the building, the provision of the bridal path along the property line, the detail of the
fence to be used, site lighting, traffic and noise.
In addition, staff received a letter dated March 21, 1998, from Mr. and Mrs. Lloyd
Thomas outlining their concerns related to noise, lighting and building height. (A copy
of the letter is attached.)
Staff believes that all the issues identified by the neighborhood have been addressed.
5. Findings of Fact/Conclusion
A. The proposed land use is a permitted use in the C-Commercial zone district as
specified in Section 4.17, subject to Administrative Review.
B. The Project Development Plan complies with the applicable Land Use Standards
and Development Standards of the C-Commercial zone district.
C. The PDP complies with the applicable General Development Standards as specified
in Article III of the Land Use Code, including Section 3.2.1-Landscaping and Tree
Protection, (excluding Section 3.2.1(E)(4) for which an alternative landscape plan
was submitted), Section 3.2.2 - Access, Circulation and Parking, Section 3.2.4 -
as well as comply with the requirements of the Land Use Code. In the opinion of the
City Forester, the omission of the canopy shade tree (and the request for the alternative
compliance plan) placed according to the requirements of the Land Use Code, would
not better accomplish the purposes of Section 3.2.1 than would a plan which complies
with the standards of the section.
The proposal complies with all additional applicable standards in Section 3.2.1 of the
Land Use Code.
B. Section 3.2.2
The proposal satisfies the applicable Access, Circulation and Parking standards
(Section 3.2.2), including the following:
Parking requirements.
General retail uses are limited to a maximum of four parking spaces per 1,000 square
feet of gross leasible area. The Project Development Plan proposes a total of 15
parking spaces; the maximum number of parking spaces allowed for the proposed
development is 38. 5 (9,622 square feet at 4 parking spaces/1,000 square feet).
Therefore, the PDP complies with the requirements of Section 3.2.2(K)(2).
Bicycle parking.
Bicycle parking is provided on site that meets or exceeds the following standard
,,A minimum number of bicycle parking spaces shall be provided, equal in number to
five (5) percent of the total number of automobile parking spaces provided by the
development, but not less than one."[Section 3.2.2.(4)(a)]
A pad site for the placement of the bicycle rack is located near the entryway to the
building and is large enough to accommodate at least 3 bicycles. (5% of 15 automobile
spaces.)
Street crossings.
The standard states that where a pedestrian would be required to cross drive aisles or
internal roadways, ,the pedestrian crossing shall emphasize and place priority on
pedestrian access and safety... The pedestrian crossings must be well -marked using
pavement treatments, signs, striping, signals, lighting, traffic calming techniques,
median refuge areas, and landscaping. „ [Section 3.2.2(5)(b)] The site plan indicates
that the pedestrian crossing at the drive aisle off of the Frontage Road is to be striped
in accordance with the Land Use Code to ensure a safe pedestrian/automobile
interface. In addition, the pedestrian crossing from the handicapped parking spaces
within the parking area will be striped.
C. Section 3.2.4
All exterior lighting will be attached to the building and is proposed to be located in
recesses cans in the soffits and will be down -directional, cut-off lighting.
D. Section 3.5.1
Development Standards, of the Land Use Code. Of specific note are Section 3.2.1
Landscaping and Tree Protection, Section 3.2.2 - Access, Circulation and Parking,
Section 3.2.4 - Site Lighting, Section 3.5.1 - Building and Project Compatibility and
Section 3.6.4 - Transportation Level of Service Requirement. Further discussions of
these particular standards follow.
A. Section 3.2.1
The applicant submitted a request for Alternative Compliance that was prepared and
submitted in accordance with the submittal requirements for landscape plans as defined
in the Land Use Code.
Specifically, the alternative compliance plan addresses the requirement of Section
3.2.1(E)(4) which states:
"... Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal feet
along a public street and one (1) tree per forty (40) lineal feet along a side lot line
parking setback area. (Emphasis added)
The request for alternative compliance submitted by the applicant states the following:
1. The 5' buffer required on the east end of the parking lot and fire truck
turnaround is actually 10' behind the 6' cedar fence screening the adjacent
residential properties. The fence is located at the west end of the 10' bridal
easement for Fairway Estates. This is consistent with the fence that was
recently relocated at the State Farm site. The 10' easement will have the
existing vegetarian remain. Since the intent of the requirement is to "buffer
between uses" the alternative we propose accomplishes both the buffering
and the requirements of the Fairway Estates HOA to separate their bridal
path from the commercial development on College Ave.
2. The requirement for trees and plantings within the east easement cannot be
accommodated due to the requirement that the Fort Collins/Loveland Water
and Sanitation district requires that NO plantings be placed in their
easements. "
In review of the alternative plan, the Decision Maker must take into account the
following: whether the alternative preserves and incorporates existing vegetation in
excess of minimum standards, protects natural areas and features, maximizes tree
canopy cover, enhances neighborhood continuity and connectivity, fosters nonvehicular
access, or demonstrates innovative design and use of plant materials and other
landscape elements.
It is staff's recommendation that the proposed alternative compliance landscape plan
does not accomplish the purposes of Section 3.2.1 better than a plan which complies
with the requirements of this section. Staff recommends that one canopy shade tree be
required to be located adjacent (to the west) of the proposed located of the fence and
that a landscape strip (a minimum of 5' wide) be placed in this location as well. This
does not interfere with the utility easement provided for the Districts nor with the bridal
path dedicated for the Fairway Estates Homeowner's Association.
The location of this landscaped strip would result in the removal of one (1) parking
space and would provide a visual separation between the parking area and the fence,
COMMENTS:
1. Backaround:
The surrounding zoning and land uses are as follows
N: C-Existing businesses along Frontage Road of South College Avenue
(Albrecht Homes)
S: C-Four vacant lots; State Farm Insurance
W: C-Existing commercial (Rhodes Furniture, proposed Spradley Barr site)
E: R-Residential (County zoning) -Existing single family residential
(Fairway Estates)
This property was annexed into the City as part of the Fairway Estates Business
Annexation in 1981.
2. Compliance with Article IV (the C-Commercial Zone District)
The Project Development Plan is located in the C-Commercial zone district. It complies
with all applicable land use and development standards of this zone district.
A. Land Use
The proposed land use is a permitted use in the zone district and complies with the
definition of retail establishments as defined in Article V of the Land Use Code.
The Project Development Plan complies with the purpose of the C-Commercial zone
district, which is:
"...intended to be a setting for development, redevelopment and infill of a wide
range of community and regional retail uses, offices and personal and business
services. Secondarily, it can accommodate a wide range of other uses including
creative forms of housing.
While some Commercial District areas may continue to meet the need for auto -
related and other auto -oriented uses, it is the city's intent that the Commercial
District emphasize safe and convenient personal mobility in many forms, with
planning and design that accommodates pedestrians."
As retail establishments are permitted in the C-Commercial zone district, the land use is
appropriate for this location.
B. Land Use Standards
The proposed height of the structure will not exceed 30' and therefore complies with the
maximum height requirement of four (4) stories as defined in the district standards.
3. Compliance with Article III - General Development Standards
The Project Development Plan meets all applicable standards in Article 3, General
feasible floor area in which sixty (60) percent or more of the gross floor area is
devoted to the sale or rental of goods or merchandise to the general public for
personal or household consumption or to services incidental to the sale or rental
of such goods or merchandise."
City of Fort Collins
Commi. .y Planning and Environmental rvices
Current Planning
ADMINISTRATIVE HEARING
ADVANTAGE CENTER (4848 SOUTH COLLEGE AVENUE)
PROJECT DEVELOPMENT PLAN, #24-97
PROJECT: Advantage Center, Project Development Plan, Administrative
Review, #36-97
APPLICANT: Bud Frick
W.J. Frick Design Group, P.C.
526 South College Avenue
Fort Collins, Colorado 80524
OWNER: Ron Rockvam
2108 Stonecrest Drive
Fort Collins, Colorado 80521
PROJECT DESCRIPTION:
This is a request for Project Development Plan to construct a 9,622 square foot
commercial/retail building (for the future relocation of the Advantage Rental Center) on
a 23,155 square foot lot. The proposed development is located on the east side of
South College Avenue, south of Palmer Drive (4848 South College Avenue.) The
property is located in the C-Commercial zone district.
RECOMMENDATION: Denial of alternative compliance request. Approval of the
Project Development Plan with a condition.
EXECUTIVE SUMMARY:
This Project Development Plan complies with the applicable requirements of the Land
Use Code. The proposed land use is defined as a "Retail establishment" which is a
permitted use in the C-Commercial zone district, subject to Administrative Review.
A "Retail establishment" is defined in Article V of the Land Use Code as:
"...an establishment of twenty-five thousand (25, 000) square feet or less of gross
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020