HomeMy WebLinkAboutLEVON'S 2ND PHASE, WAREHOUSE & OFFICE BUILDING - PDP/FDP - 19-96C - REPORTS - RECOMMENDATION/REPORTVICINITY MAP
#19-96C Levons Warehouse /Office
Type 1 - PDP (LUC)
03/08/00
1"= 600'
Levon's 2nd Warehouse & Office Building P.D.P., File #19-96C
June 21, 2001 Type 1 Hearing
Page 6
The proposed plan therefore meets the requirements of this section.
D. Transportation and Circulation [3.6]
1. Master Street Plan [3.6.1 ] —There are no arterial or collector streets
identified on the Master Street Plan adjacent to this site.
2. Transportation Level of Service Requirements [3.6.4] — The
Transportation Planning Department and the City Traffic Engineer have
determined that the project meets the applicable Level of Service(LOS)
requirements.
3. Transit Facilities Standards [3.6.5] — There is an existing Transfort route
that goes down College Avenue. Employees and customers can utilize
this existing system including the existing bus stops.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Levon's 2"d Warehouse & Office Building P.D.P., File #19-96C, staff
makes the following findings of fact and conclusions:
1. The proposed land uses are permitted in the (CN) Commercial — North
College zone district subject to type 1 review.
2. The Project Development Plan complies with all applicable district standards
of Section 4.18 of the Land Use Code, the (CN) Commercial — North College
zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code except
where the aforementioned modification has been granted.
4. The proposed plat complies with all applicable criteria in the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Levon's 2Id Warehouse & Office Building P.D.P., File
#19-96C.
Levon's 2nd Warehouse & Office Building P.D.P., File #19-96C
June 21, 2001 Type 1 Hearing
Page 5
4. Site Lighting — [3.2.4] — As required the applicant is using lighting fixtures
that are concealed and fully shielded featuring sharp cut-off capability
which reduces up -light, spill -light, glare and unnecessary diffusion on
adjacent property. The proposed fixtures are wall mounted on the
building wall itself. The PDP therefore satisfies this requirement.
B. Engineering Standards [3.3]
1. Plat Standards [3.3.1 ] The plat has been reviewed against the criteria of
the Plat Standards of the Land Use Code. The request to create a 3.34
acre lot complies with the following standards:
• Lots [3.3.1(B)(1)] - The new lot has frontage along Hickory
Street and Hemlock Street, both dedicated public right-of-
ways. Vehicular access will be off of Hickory Street. Side lot
lines are substantially at right angles or radial to the street line.
The lot layout meets the City's street connectivity standards to
the extent feasible.
• Public Sites, Reservations, and Dedications [3.3.1(C)(1)] - The
plat indicates proper dedications for drainage and utility
easements as needed to serve the lot.
2. Water Hazards [3.3.3] — The PDP has been reviewed by and complies
with the requirements of the Stormwater Department.
3. Engineering Design Standards [3.3.5] — This project complies with all
design standards, requirements, and specifications for all of the
commenting departments and agencies.
C. Building Standards [3.5]
1. Building and Project Compatibility [3.5.1 ] —The proposed structure is
compatible with the context of the surrounding area.
2. Mixed -Use, Institutional and Commercial Buildings [3.5.3] — The proposed
building, satisfies the variation in massing, faqade treatment, entrance
treatment, and the base and top treatment requirements, as required of
any commercial building.
Section 3.5.3(B)(2) of the Land Use Code requires that a minimum 15
foot build to line is established and that the build -to line is based on a
consistent relationship of the building to the street sidewalk in order to
form a visually continuous, pedestrian -oriented streetfront. The applicant
granted a modification by the Planning and Zoning Board on June 1,
2000 to locate the new building 20 feet from the Hemlock right-of-way,
and to have the front of the building face the interior of the site rather than
the street (currently a gravel road).
Levon's 2"a Warehouse & Office Building P.D.P., File #19-96C
June 21, 2001 Type 1 Hearing
Page 4
materials in conformance with city specifications. The project
therefore complies with access and parking lot requirements.
• Parking Lot Layout [3.2.2(E)] — The parking lot provides well-
defined circulation routes for vehicles, bicycles and
pedestrians. Landscaped peninsulas with raised curbs define
parking lot entrances and the end of parking aisles. The
proposed plan provides continuous, direct pedestrian access
with a minimum of driveway and drive aisle crossings. No
parking bays extend more than 10 spaces without an
intervening landscape peninsula. This standard is satisfied.
• Required Number of Spaces for Type of Use [3.2.2(K)] — The
proposed building proposes office uses and warehouse uses
in one building. Office uses are limited to a maximum of 3
parking space per 1000 square feet of leasable floor area, and
warehouse uses are limited to .75 spaces per employee. The
site plan depicts 15 parking spaces to be built, and identifies a
potential future parking expansion area of another 18 spaces.
Staff required the following note to be included on the site
plan:
"If not enough uses are located in this building to allow the
total number of parking spaces proposed for phase 1 (15
spaces), a minor amendment will be filed to remove
enough spaces to bring the site into compliance with the
L.U.C. Conversely, if uses allow parking spaces to be
added, spaces will be added as phase 2 parking, the
number to be in accordance with 3.2.2(K)(2)(a) of the
L. U.C. but not more than the 18 spaces indicated unless a
minor amendment for the additional spaces is filed for and
approved. "
With the inclusion of the said note, the application satisfies this
standard.
• Handicap Parking - [3.2.2(K)(4)] — The applicant has provided
two handicap spaces, therefore the application satisfies this
requirement.
• Parking Stall Dimensions - [3.2.2(L)] — The standard parking
stalls are 9'xl 9', which satisfies this requirement.
3. Solar Access, Orientation, Shading [3.2.3] — The proposed plan is
designed in a way that protects its roof's access to sunshine between
9am and 3pm on December 215t. The physical elements of the
development plan are located and designed in a way that will not cast a
shadow onto structures within the site or on adjacent property greater
than allowed in this section of the code.
Levon's 2"d Warehouse & Office Building P.D.P., File #19-96C
June 21, 2001 Type 1 Hearing
Page 3
only proposed a maximum of 10 of one species, therefore
satisfies the minimum species diversity requirement.
• Foundation Plantings [3.2.1(E)(2)(d)] —All exposed sections of
building walls have planting beds of at least 5 feet in width
along at least 50% of such facade. The landscape plan
therefore satisfies the foundation plantings requirement.
• Parking Lot Perimeter Landscaping [3.2.1(E)(4)] —The parking
lot is screened from off -site views by plant material and
building placement. The landscape plan therefore satisfies the
parking lot perimeter landscaping requirement.
• Parking Lot Interior Landscaping [3.2.1(E)(5)] — The parking lot
area on the site plan is required to devote at least 6% of the
area of the parking lot to landscaped areas. There is a large
landscape island between the proposed parking and the
existing parking area which greatly exceeds the 6% minimum
area for landscaping requirement.
• Screening [3.2.1(E)(6)] —Landscape, fencing, and building
elements are placed to adequately screen areas of low visual
interest and visually intrusive site elements including the
outdoor storage area and the trash enclosure area.
2. Access, Circulation and Parking [3.2.2]
• Safety Considerations [3.2.2(C)(1)] — Pedestrians are
separated from vehicles and bicycles to the maximum extent
feasible, thereby satisfying this requirement.
• Curbcuts and Ramps [3.2.2(C)(2)] — Ramps are provided
along the northern facade to give vehicular access to
overhead garage doors, thereby satisfying this requirement.
• Bicycle Facilities [3.2.2(C)(4)] — A bicycle rack is being
provided adjacent to the new building, thereby satisfying this
requirement.
• Walkways [3.2.2(C)(5)] — A grade separated sidewalk directly
connects the street sidewalk with the main entrance of the new
building without requiring a pedestrian to cross a drive aisle or
vehicle area, thereby satisfying this requirement.
• Access and Parking Lot Requirements [3.2.2(D)] — Vehicle
areas are clearly separated from walkway areas. Unobstructed
vehicular access is provided from the public street to all
parking spaces. All off-street parking areas are surfaced with
Levon's 2nd Warehouse & Office Building P.D.P., File #19-96C
June 21, 2001 Type 1 Hearing
Page 2
annexed as part of North College Avenue Consolidated Annexation in December
of 1959.
2. Division 4.18 of the Land Use Code. Commercial — North College District (CN)
The proposed uses of "offices" and "warehouses" are both permitted uses in the
(CN) Commercial — North College District subject to administrative review.
The PDP meets the applicable Land Use Standards [4.18(D)] as follows:
• This section of code limits the height of any building in this zone
district to a maximum of 3 stories. The proposed building is a single
story building, therefore this standard is satisfied.
The PDP meets the applicable Development Standards [4.18(E)] as follows:
• This section of code requires that all development in the CN zone
district also comply with the standards contained in the Standards and
Guidelines for the North College Avenue Corridor as adopted by the
city, to the extent that such standards and guidelines apply to the
property to be developed. This document deals with the treatment of
development adjacent to North College Avenue. This site is not
adjacent to North College Avenue, therefore this standard is satisfied.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards as follows:
A. Site Planning and Design Standards [3.2]
1. Landscaping and Tree Protection [3.2.1]
• Full Tree Stocking [3.2.1(D)(1)(c)] — Full tree stocking is
required in all landscaped areas within 50 feet of any building
along high use or high visibility sides. Full tree stocking is
formal or informal groupings of trees planted at 30' to 40'
spacing intervals for canopy shade trees, or at 20' to 30'
spacing intervals for coniferous evergreens or ornamental
trees. The proposed site plan satisfies this standard.
• Street Trees [3.2.1(D)(2)] — Street trees are required at 30 to
40 foot spacing along adjacent streets. The applicant satisfies
this standard.
• Minimum Species Diversity [3.2.1(D)(3)] —Based on the total
proposed number of new trees (33), the applicant would be
allowed to have up to 33% of any one species (11), but has
ITEM NO.
MEETING DATE _0�(
STAFF
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Levon's 2"d Warehouse and Office Building Project Development
Plan, File #19-96C
OWNER/APPLICANT:
Charles Maserlian
Fort Collins Truck Sales
700 N. College Ave.
Fort Collins, CO 80524
PROJECT DESCRIPTION: The applicant is proposing to develop a 20,000 square foot
office/warehouse building on a 2.2 acre site located in the 300 block of West Hickory
Street. The property is bounded by Hickory Street on the north, the Union Pacific
Railroad track and right of way on the east, Hemlock Street on the south, and regional
bicycle trail on the west. The property is located in the Commercial — North College
(CN) zone district.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: The proposed land uses are permitted in the CN zone district
subject to a type 1 review. The Project Development Plan complies with all applicable
district standards of Section 4.18 of the Land Use Code, (CN) Commercial — North
College zone district. The Project Development Plan complies with all applicable
General Development Standards contained in Article 3 of the Land Use Code except
where a modification was granted.
COMMENTS:
Backqround
The surrounding zoning and land uses are as follows:
N: LMN — Hickory Street, Hickory Mobile Home Park, Union Pacific
Railroad right-of-way and tracks,
CN — existing industrial uses,
E: CN - Union Pacific Railroad right-of-way and tracks, vacant land,
S: POL — Work Center for Roosevelt National Forest, Salyer Natural
Area,
W: CN — The city owned Hickory Trail, Rural residential property with
horses, Industrial Uses.
The property is south of Hickory Street, west of the Union Pacific Railroad right-
of-way, north of Hemlock Street, and east of the Hickory trail. The property was
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT