HomeMy WebLinkAboutEVERGREEN PARK REPLAT (NO. 1), BLOCK 5, LOTS 1 & 2 - PDP/FDP - 24-96A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSso
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: April 3, 1997 DEPT: Traffice Operations
PROJECT: #24-96 (Replat of) Evergreen Park, Block 5, Lots
1-2 - Project Development Plan/Final (NLUC)
PLANNER: Leanne Lawrie
All comments must be received by: Wednesday, April 30, 1997
— NO -? LVee.F19S
77S )15� --060
Date: Signature
CHECK IF YOU WISH TO RECEIVE ❑ PLAT
COPIES OF REVISIONS ❑ SITE
❑ LANDSCAPE
❑ UTILITY
site. The proposed increase the amount of required trees and landscaping on the north side of the building
provides additional visual screening were the reduced setback is requested achieving the same purpose as the
required standard. This additional landscaping helps buffer and screen the different land uses from light, noise
and visual appearance in manner which is equal to or possibly better than the 80' setback with the required
minimum amount of landscaping.
The proposed development meets or exceeds all of the development standards for the I -Industrial District with
the exception of the requested modification for the setback and will further redevelopment of an infill parcel
thereby promoting and integrating mixed -use neighborhoods in a compact urban form while not reducing the
quality of life for the at%cted residential community.
Because of the reasons and justification stated above, the applicant requests that the Planning and Zoning Board
look favorably at the modification request for the setback reduction and would like to thank you for your time
and consideration.
Sincerely,
Planning and Design LLC
enclosures
w: Brian shear
Evergccai Park Submittal
4
As stated in the City's Land Use Code, Division 4.23(A) the purpose of the I district is as follows: "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."
]-Industrial District Standards
The specific Development Standard in Division 4.23(E) under (2) Site Design (a) Screening (3) states: "A
minimum eighty -foot deep landscaped yard shall be provided along any boundary line that adjoins a residential
land use district (whether within or beyond the City's jurisdictional boundary) that is predominately
characterized by residential uses as permitted uses. This residential buffer yard may be reduced to thirty (30)
feet is the adjoining residential land use or zone district (whether within or beyond the City's jurisdictional
boundary is separated by a public street."
It is the applicants belief, based upon the above stated standard, that the purpose of the 80' setback requirement
is to provide landscape "Screening" between two land uses which may or may not be compatible.
Justification for the Modification
The applicant believes that the modification request (a reduction in the required 80' setback) is justified because
by allowing the property to develop as proposed on the Project Development Plan there would be neither
detriment to the public good nor would it impair the intent and purposes of the I -Industrial District and
Standards f'or the following reasons:
1. As stated in the Land Use Code the purpose of the 80' setback is to provide screening between two
land uses which may or may not be compatible. The Land Use Code requires "full tree stocking" in
all landscaped areas. By the definition of full tree stocking, the plan, with the 80' setback would
require only 8 trees between the building and the north property line (coniferous trees at a maximum
spacing of 30 feet along 230 feet of building face at a minimum height of 6 feet). The landscape
plan as proposed includes 18 coniferous trees at a spacing of approximately 12 to 15 feet with a
minimum height of 8 feet. These trees are located north of the proposed building were the reduced
setback is located This increase in the number, size and spacing of the trees provides a very dense
landscape buffer for screening the proposed building both from a light and noise as well as from a
visual aspect.
2. The Land Use Code also requires foundation plantings of at least 5 feet in width placed directly
along at least 50 percent of the exterior wall. Again, the landscape plan greatly exceeds this
requirement and includes a 15 foot wide landscape bed with tall shrubs planted on 5 foot centers
along the entire length (100%) of the wall. This buffer of tall shrubs again adds additional buffering
of the proposed building from a light and noise reduction as well as and visual aspect from the
residential uses.
Summary
in summary, the applicant believes that the proposed development is compatible to the neighborhood including
the existing residential, commercial, and industrial uses because the proposed uses and buildings are compatible
to the existing surrounding buildings in terms to scale, height, mass and bulk of the buildings. Pedestrian access
will be enhanced to the site and public transportation is currently available within several hundred feet of the
3
It
Background
Evergreen Park was originally platted in April 1973 within the City of Fort Collins. Then in March of 1974, the
property was replatted as Evergreen Park Replat (No. 1). With this replat, lots 1 & 2/Block 5 were platted with
the following widths and lengths:
Lot 1/Block 5 - 141.22' wide x 383.00' deep
Lot 21131ock 5 - 100.00' wide x 383.00' deep
The platting of these lots in the early 1970's was prior the City's adoption of the Land Development Guidance
System. With the adoption of the LDGS and then the adoption of the Land Use Code in 1997, the 80'
landscaped yard buffer was imposed.
In June 1981 a building permit was issued in the City of Fort Collins to construct one commercial/office
building on lots 1 and 2 and a foundation was constructed on the site which straddled both lots 1 and 2. For
unknown reasons the structure was never completed.
In March of 1996 Premier Custom Builders purchased the two lots with the intention of removing the existing
foundation and constructing two commercial/warehouse buildings on the lots very similar to the buildings
located at 1312 and 1318 Blue Spruce Drive.
The North side of Lot I and the East side of both lots 1 and 2 are along the boundary line of a residential land
use currently zoned MMN. North of Lot I there exists multi -family apartment buildings which are setback
approximately 38 feet from the property line and are separated from Lot 1 by an existing drainage ditch which is
approximately 30 feet wide. To the East of both lots is constructed a regional detention pond. The plan as
submitted shows the building setback on the North side of Lot 1 at 32 feet; a reduction of 48 feet from the 80
foot standard but still 70 feet from the residential buildings. Both the buildings on Lots I and 2 are setback a
minimum of 80 feet from the East property line.
Again, the applicant is requesting a modification in the required landscaped yard setback on the North side of
Lot 1 to allow a reduction in the required eighty (80) foot landscaped yard to a thirty-two (32) foot landscaped
yard.
Proposed Uses and Tenants
The applicant is proposing to construct two separate buildings of 5,000 sf for the North building and 9,600 sf
for the South building. An additional 6,550 sf is proposed as a future expansion of the North building as shown
on the Site Plan. Both of the buildings would be no greater than 14 feet tall and would have low pitched, sloped
roofs. The Northerly building will have one tenant and when the addition is added, possibility two or three
tenants. The South building will be comprised of six units each with a front access and fenced storage area in
the rear of the building. Proposed tenants for the North building include an office/warehouse user and the South
building include offices and storage space for a general contractor, plumbing contractor and an electrical
contractor with fenced storage yards in the rear of each unit.
The proposed uses are all permitted in the I -Industrial District but all of the proposed uses are more closely
associated with commercial type uses and not industrial type uses.
I -Industrial District -Purpose
2
P1N�CR£ST
November 12, 1998
Mr. Mike Ludwig
City Planner
City of Fort Collins Current Planning Department
281 North College Avenue
Fort Collins, Colorado 80522-0580
RE: Lots 1-2, Block 5, Replat (No. l) of Evergreen Park, Project #24-96
Amended Modification Request for the Required 80' Landscape Buffer
(Land Use Code Article 4, Division 4.23, Section E.2.a.4)
Dear Mike:
The applicant, Premier Custom Builders, Inc. is requesting a modification of the Industrial District development
standards of Article 4, Division 4.23, Section E.2.a.4 of the Land Use Code related to the Development
Standard in the I -Industrial District which states "An eighty (80) foot deep landscaped yard shall be provided
along any boundary line that adjoins a residential land use or a zone district (whether within or beyond the
City's jurisdictional boundary) that is predominately characterized by residential uses as permitted uses. This
residential buffer yard may be reduced to thirty (30) feet if the adjoining residential land use or zone district
(whether within or beyond the City's jurisdictional boundary) is separated by a public street." The requested
modification is to allow a reduction in the required eighty (80) foot landscaped yard to a thirty-two (32) foot
landscaped yard.
Article 2, Division 2.7 of the Land Use Code permits the Planning and Zoning Board to grant modifications to
the District Standards of Article 4 for overall development plans and project development plans which are
pending approval at the time that the request for modification is filed. A modification request may be granted if
the Planning and Zoning Board, as a Type 2 review, determines and finds that the granting of the modification
would neither be detrimental to the public good nor impair the intent and purposes of the Chapter, and if the
applicant demonstrates either:
(A) that 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
(B) that 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 of 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.
MA""i"5 & DcsiSh LLC
4225 Westshore Way Fort Collins, CO 60525
(970) 226-1655 • (970) 226-1635 fax
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Evergreen Park Replat (No.1), Block 5, Lots 1 and 2, PDP #24-96A
December 12, 1998 P & Z Meeting
Page 6
6. The Evergreen Park Replat (No.1), Block 5, Lots 1 and 2, PDP #24-96A satisfies
all applicable General Development Standards contained in Article 3 of the Land
Use Code.
7. The Evergreen Park Replat (No.1), Block 5, Lots 1 and 2, PDP #24-96A is
compatible with the surrounding neighborhood.
RECOMMENDATION:
Staff recommends approval of a modification of standards to Section 4.23[E][2][a][3] of the
Land Use Code. Staff also recommend approval of the Evergreen Park Replat (No.1),
Block 5, Lots 1 and 2, PDP #24-96A.
Evergreen Park Replat (No.1), Block 5, Lots 1 and 2, PDP #24-96A
December 12, 1998 P & Z Meeting
Page 5
of Lot 1 to screen the buildings from the multi -family residential uses to the north.
Evergreen and deciduous foundation shrubs are proposed along the east and west
facades of the building on Lot 2 and the north, east and west facades of the building on Lot
1.
6. Transportation:
The April 4, 1997 comment sheet from the City Traffic Engineer is attached. As per this
comment sheet, a Transportation Impact Study was not required for this project due to
excess capacity in the area. It is estimated that this development request will generate
approximately 147 average daily vehicle trips. Bike racks are provided on the site for
employee / customer use. Transit service is available on Blue Spruce Drive. The City
Traffic Engineer has determined that there are no transportation concerns associated with
the proposed project.
FINDINGS OF FACT/CONCLUSION:
The Evergreen Park Replat (No.1), Block 5, Lots 1 and 2, PDP #24-96A contains
uses that are permitted in the I, Industrial District in accordance with Sections
4.23[B][2][c][6] and 4.23[B][3][c][6] of the Land Use Code.
2. The Evergreen Park Replat (No.1), Block 5, Lots 1 and 2, PDP #24-96A satisfies
all applicable Land Use Standards contained in Section 4.23[D] of the Land Use
Code for the I, Industrial District.
3. The Evergreen Park Replat (No.1), Block 5, Lots 1 and 2, PDP #24-96A satisfies
all applicable Development Standards contained in Section 4.23[E] of the Land Use
Code for the I, Industrial District except Section 4.23[E][2][a][3].
4. The Evergreen Park Replat (No.1), Block 5, Lots 1 and 2, PDP #24-96A can be
granted a modification of standards to Section 4.23[E][2][a][3] 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 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.
5. The proposed 32 foot setback from the north property line on Lot 1 combined with
the provision of 18 coniferous trees at 12 fto 15 foot spacing (10 more trees than the
minimum required by the code) and foundation shrubs along 100% of the north
building facade (2 times the minimum foundation shrubs required by code) provides
screening that is equal to or better than the 80 foot setback required by Section
4.23[E][2][a][3] of the Land Use Code.
Evergreen Park Replat (No.1), Block 5, Lots 1 and 2, PDP #24-96A
December 12, 1998 P & Z Meeting
Page 4
After reviewing the applicants request, staff recommends that a modification of standards
to 4.23[E][2][a][3] 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 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 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.
Staff concurs with the applicant's analysis that the required 80 foot setback is for screening
purposes. The proposed 32 foot setback from the north property line combined with the
provision of 18 coniferous trees at 12 to 15 foot spacing (10 more trees than the minimum
required by the code) and foundation shrubs along 100% of the north building facade (2
times the minimum foundation shrubs required by code) provides screening that is equal
to or better than the 80 foot setback.
4. Neighborhood Compatibility:
The proposed site layout, building architecture, and landscaping is consistent with and /
or exceeds that of adjacent properties. Staff recommends that the request is compatible
with the surrounding neighborhood.
5. Design:
A. Layout
This Project Development Plan consists of two buildings. The building on Lot 1 is
approximately 11,550 square feet. The building on Lot 2 is approximately 9,600 square
feet. A shared drive aisle and parking lot is provided between the two buildings. Access
is gained from Blue Spruce Drive. Stormwater detention is provided at the east edge of
the site.
B. Architecture
The proposed buildings are single -story and have maximum height of approximately 25
feet. The buildings are primarily standing seam metal and have 3:12 pitched roofs. The
west facades of the buildings (facing Blue Spruce Drive) will have tan synthetic stucco
accents. The building architecture and materials are consistent with the Land Use Code
requirements for the proposed uses in the I, Industrial District.
C. Landscaping
Street trees are proposed between the detached sidewalk and back of curb along Blue
Spruce Drive. Deciduous trees are to be planted along the entire south property line of Lot
2. Dense evergreen tree and shrub plantings are proposed along the north property line
Evergreen Park Replat (No. 1), Block 5, Lots 1 and 2, PDP #24-96A
December 12, 1998 P & Z Meeting
Page 3
Code. Retail and supply yard establishments with outdoor storage are permitted in the
Industrial District subject to Planning and Zoning Board (Type 2) review according to
Section 4.23[B][3][b][6] of the Land Use Code. Since a combination of Type 1 and Type
2 uses are proposed the entire development application is subject to Planning and Zoning
Board (Type 2) review.
ii. Land Use Standards
The proposed buidings are single story with a maximum height of approximately 25 feet.
The building on Lot 1 will be 11,550 square feet. The building on Lot 2 will be 9,600
square feet. The request satisfies all applicable Development Standards contained in
Section 4.23[D] of the Land Use Code.
iii. Development Standards
As per Section 4.23[E][1], the Mixed -Use, Institutional and Commercial Building Standards
do not apply to the proposed uses. 100% of the building frontages along Blue Spruce
Drive abut upon the required minimum landscaped yard. The building are of a medium or
dark color range and are not white, bright or reflective.
As per Section 4.23[E][2], the proposed uses, activities and related storage are contained
within a building or otherwise completely screened from view of adjacent residential areas.
Blue Spruce Drive is not an arterial street. A thirty-foot landscaped yard is provided
between the Blue Spruce right-of-way (non-residential district boundary line) and the
buildings.
The buildings are located 113 feet from the rear lot line (residential district boundary line).
However, a thirty-two foot landscaped area is located between the north facade of the
building on Lot 1 and the property line (residential district boundary line). Therefore, the
application fails to satisfy Section 4.23[E][2][a][3] of the Land Use Code. A modification
to this section of the code is requested. Please refer to Section 3 of this Staff Memo for
discussion of the request for a modifcation of standards.
B. General Development Standards
The proposed request complies with all applicable General Development Standards
including landscaping and parking.
3. Request for Modification of Standards
Attached is a request from the applicant's consultant dated November 12, 1998, for a
modification of standards contained in Section 4.23[E][2][a][3] of the Land Use Code.
Evergreen Park Replat (No. 1), Block 5, Lots 1 and 2, PDP #24-96A
December 12, 1998 P & Z Meeting
Page 2
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.
• satisfies all applicable General Development Standards contained in Article 3 of the
Land Use Code;
is compatible with the surrounding neighborhood.
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: MMN; existing multif-family residential (Coachlight Plaza PUD and Care
Housing at Greenbriar PUD).
S: I; vacant (undeveloped) lots of Evergreen Park.
W: C-N; existing NorthAmerican moving and storage.
E: MMN, LMN; existing Evergreen West Regional Detention Pond.
This property was annexed into the City of Fort Collins as part of the Pine Tree Park
Annexation on November 2, 1972.
The property was orignally platted in April of 1973 as the Evergreen Park Subdivision. The
Evergreen Park Replat (No. 1) was approved on March 21, 1974. The subject property is
known as Lots 1 & 2, Block 5, Evergreen Park Replat (No. 1).
2. Land Use:
This is a Project Development Plan request for 21,500 square feet of retail supply yard with
outdoor storage / workshop and custom small industry use on approximately 2.12 acres.
The property is located at the southeast corner of Blue Spruce Drive and Bristlecone Drive
(extended) and is zoned I, Industrial District.
A. I, Industrial District
The I, Industrial District is described in Division 4.23 of the Land Use Code (Article 4 pages
152 - 160).
Permitted Uses
Workshops and custom small industry uses are permitted in the Industrial District subject
to administrative (Type 1) review according to Section 4.23[B][2][c][6] of the Land Use
ITEM NO. 4
MEETING DATE T/1 L ' /_g8
STAFF Mike Ludwig
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Evergreen Park Replat (No.1), Block 5, Lots 1 and 2, PDP #24-96A.
APPLICANT: Shear Engineering Corporation
c/o Brian Shear
4836 South College Avenue
Fort Collins, CO 80525
OWNER: Premier Custom Builders, Inc.
c/o Dave Phillips
401A South Link Lane
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a Project Development Plan request for 21,500 square feet of retail and supply yard
establishment with outdoor storage / workshop and custom small industry use on
approximately 2.12 acres. The property is located at the southeast corner of Blue Spruce
Drive and Bristlecone Drive (extended) and is zoned I, Industrial District.
RECOMMENDATION: Approval of the request for a modification of standards and
approval of the PDP request.
EXECUTIVE SUMMARY:
This Project Development Plan request:
• contains uses that are permitted in the I, Industrial District in accordance with
Sections 4.23[B][2][c][6] and 4.23[B][3][c][6] of the Land Use Code;
• satisfies all applicable Land Use Standards contained in Section 4.23[D] of the Land
Use Code for the I, Industrial District;
• satisfies all applicable Development Standards contained in Section 4.23[E] of the
Land Use Code for the I, Industrial District except Section 4.23[E][2][a][3];
• can be granted a modification of standards to Sections 4.23[E][2][a][3] 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
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT