The URL can be used to link to this page

Home My WebLink AboutPARK SOUTH COMMERCIAL PLAZA, LOTS 3A THRU 3D - PDP - 37-94C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS05/15/2001 10:49 3032952226 XBROWNINC PAGE 03 4�. J.K. BROWN, INC. Letter to Troy Jones, City Planner May 15, 2001 Page 2 3. We would want restrictions on the hours of use of the storage facilities so that people would not be loading or unloading goods from their storage units between the hours of 10:00 p.m. and 8:00 a.m. the next morning. 4. All buildings should be constructed of exterior brick and compatible composite or tile roofing materials. Please provide a copy of our letter to the members of The Planning and Zoning Board in the event we are unable to attend the hearing on May 17, 2001. Thank you for your attention to this matter. Very truly yours, JZKBrof,for Margaret Pasternak and Pasternak Family LLC 1732 WAZEE STREET, SUfrE 204 • r)ENVER, aXORA00 80202 • 303/295.2223 • FAX 303/295-2226 05/15/2001 10:49 3032952226 JKBROWNINC PAGE 02 JAkshh, JXBROWN, INC, May 15, 2001 Troy Jones, City Planner Community Planning and Environmental Services City of Fort Collins 281 North College Avenue Fort Collins, Colorado 80522-0580 Re: Park South Commercial Plaza File No: 37-94C Dear Mr. Jones: I represent Margaret Pasternak and the Pastemak Family LLC, owners of the property at 3836 Manhattan Avenue in Fort Collins. Thank you for notifying us of the hearing before the Planning and ,Zoning Board in connection with the proposed project commonly known as Park South Commercial Plaza, File No. 37-94C ("the Project'). As we understand it, the Applicant is proposing the construction of a mini -storage complex with two supplemental two-story mixed use buildings to house the Manager's Office, Manager's residence and some office space for lease. As an adjacent property owner, we have a strong interest in the quality of this development. Wbiile we have no objection to the proposed use, we do want to ensure that the Project is constructed in a manner that is harmonious with and in keeping with the residential character of our property. We do not want to have a self -storage facility that results in unsightly outdoor storage or noisy conditions during the evening when our tenants are home. In order to avoid these kinds of problems, we would request that any approval of the Project include the following conditions and requirements: 1. A six (6) foot high brick wall should be constructed on the outside perimeter of the Project when it abuts our property. Such wall should extend the entire length of our property boundary with the Project. 2. There should be a prohibition against any outside storage that would extend higher than the top of the wall. This would preclude the storage of RVs, boats with tall masts, delivery vehicles, etc. 1732 WAZEE STREET. SURE 204 - OENVER, COLORA00 80202 - 303/29S2223 - FAX; 303/295-2226 Marsha Day 1110 Remington Street Fort Collins, CO 80524 970.493.2864 victor @ verinet.com May 3, 2001 Planning and Zoning Board City of Fort Collins P. O. Box 580 Fort Collins, CO 80522-0580 RECE, V, CURRENT Pt'41VNUVG Re: File #37-94C Park South Commercial Plaza Dear Board Members; I strongly oppose the proposed use of this tract of land. I do not believe this use is complementary to the other commercial uses in the area. The site would need to be heavily fenced and lighted to prevent the potential intrusion into the storage units. This would definitely distract from the viability of the commercial uses that occupy the other sites. I also believe that this type of facility would have great adverse effects to the residential properties to the north , south and west. The site should be developed in a manner more compatible with the current users. The site needs to have an appearance of openness; meaning sufficient green open areas that flow from one unit to the next. Yes,there is much space dedicated to parking but the paved areas do not obstruct the visual appearance of openness. Should other commercial users that are similar to the existing businesses not be attracted to this location a zoning change may need to be permitted . If necessary, I believe a zoning that would allow multi family units would be more appropriate. Storage facilities should be situated in areas that are used for light industrial. I also believe the proposed project should not be located adjacent to a major residential arterial. This project would be detrimental influence to property values in its location along the primary access to many residences. Please deny this proposed project for not being compatible to surrounding land uses. Sincerely, Marsha Day Q: Plans for sidewalk or paving A: Sidewalk along Manhattan / tree lawn between walk and curb Q: Steel buildings adjacent to neighborhoods — steel next to residential not appropriate A: Along perimeter — masonry Q: Motor homes / trailers A: Only inside the buildings Q: Depth of standard units A: Biggest — 15'x25'; some 10'x20', 10'x10, 10'x15', 10'x5' Q: Rent A: Market — 5'x5' - $40; biggest - $250 Q: Doors along Manhattan A: No Q: Long-term upkeep A: On -site manager, another reason for metal buildings, maintain well Q: Steel roofing — visualizing steamboat type A: 3:12 gable roof Q: Manhattan buildings — looked at separating? A: Initially a possibility but increases cost and opens up views into interior Q: How much parking? A: 25 spaces Q: Theater parking may overflow into your lot Comment (Gino): May be visualizing a lower quality roof than what we propse, this is a high quality roof Q: Office building — retail too? . A: Thought today — just office unless market changes Comment: Like to see carry -through, upkeep, visual compatibility Park South Mini -storage Neighborhood Meeting February 7, 2001 Q: Two office buildings — in fence area? A: No, outside fenced area Q: Zoning A: C — Commercial — permitted use Q: Traffic — real problem A: One of the reasons they chose the office and mini -storage; mini -storage is low traffic generator; office — different peaks than the neighborhood Q: Open 24 hours? A: Will be key pad access — can operate at various times Q: Will manager control substance of storage? A: Will control with any mechanism possible Comment: Tough question to enforce privacy vs. safety; any suspicious activity investigated by police; 2"d story apartment looks over storage, Q: National chain A: Will own and operate Q: Why do we need storage in residential area? Mason storage is in a more commercial area. Wants low impact. Manhattan trees? Burning? A: Species defined, no burns proposed, landscape plan still being refined. Comment (Gino): Zoned C — this could have fast food or retail, this is low traffic Q: South facing area — would like to see more break-up A: Brick columns, wrought iron or wood picket with landscaping Comment: likes wrought iron treatment Q: Office buildings related to storage only manager's office and rental office Q: Lighting A: Wall packs directed down, 3 or 4 poles Q: Roofing — neighbors will view, wants asphalt A: Eng. of building as proposed, needs to be metal, can alter color Comment: Would like more earth tones Land Images, inc. Project Description for Park South Commercial Plaza, Lots 3A — 3 D. 2 storm water from the site is anticipated to flow south into a water quality pond, then into the retention pond. The landscape has been designed to provide a pleasing streetscape and buffer along the perimeter of the project. The office building landscaping will soften and enhance the architecture as well as provide for screening of any mechanical equipment and parking lot. Along Manhattan Avenue, street trees will be provided in the tree lawn between the proposed walk and curb. Additional plantings will be provided between the walk and the buildings. The design will alternate plant groupings with areas of lawn. The plant groupings will break up the buildings as the site progresses along Manhattan Avenue. The plantings along the south boundary will have shrub massing and shade trees around a water quality pond and retention pond. The landscape along the east side, will use riparian shrubs and trees along the banks of the retention pond. Along the private drive to the north, the landscape will soften the wall of building 1 with evergreen trees and shrubs. The fence will be a wrought iron style fence with masonry columns every 30'. The architectural character of the buildings will build on the surrounding architectural themes. A masonry unit will be used as a wains coat and an EFTS finish will comprise the upper walls. The office building will be a two story building with covered, column projections on all four sides. The north and south projections will include second floor balconies and will break up the building fagade. The perimeter, mini storage buildings will have a pleasing perimeter fagade. Along Manhattan Avenue the building fagades will step in to break up the length of the buildings. There will also be a masonry wains coat with an EFIS treatment on the upper walls. The mini storage buildings along the north and east perimeters will incorporate projecting ribs along the fagade to help break the building up into.aesthetically pleasing bays. The interior buildings will be of a simpler design and use prefinished metal on the walls. The interior buildings will not be visible from the perimeter of the site. The project is designed to meet the Principles and Policies of City Plan. The site design incorporates compact, multi - use design, buildings located along the street, articulation of the architecture, and blending with the surrounding land uses are all evident in the proposed plan. Thank you for your consideration and we look froward to working with you during the development review process. Thank You, F O Michael Chalona Landscape Architecture — Site Planning - Photography 408 Whedbee Street Fort Collins, CO. 80524 970.472.8954 December 19, 2000 Planning and Zoning Board members Troy Jones Fort Collins Planning Department 281 North College Avenue Fort Collins, Colorado 80521 Ref.: Project Description for Park South Commercial Plaza, Lots 3A — 3D Dear: Planning and Zoning Board Members, The site is located just south of W. Horsetooth Road, east of Manhattan Avenue and west of the Carmike Cinemas. The site consists of 4 lots, 3A, 3B, 3C, & 3D, and is zoned C — Commercial. The gross acreage of the combined sites is 4.81 acres. The existing zoning, which surrounds the site, is C-Commercial on the north and east, LMN on the south and RL across Manhattan Avenue to the west. The site.layout for the proposed development is designed to provide a multiple use site. In the northwest, comer of the site a multi - use building is proposed. The building will be two stories, with footprint of 2,250 sf. The building is intended to provide a manager's office and a residential apartment for the on site manager for the mini storage. The remaining floor area will be for;professional offices. The parking lot for the is located on the south side of the office building, away from the main views of the site from the street. The remaining site layout is a mini storage complex. The management office and residence will be housed in the office building. The main entry into the mini storage development is from the north, off of the private drive, which separates this project from the existing Autozone and proposed car wash. The entry is aligned with the eastern drive into the Autozone parking lot. There will be a security gate leading into the mini storage units. The buildings are laid out in a north — south alignment to minimize units' doors from being on the north side of the buildings. The building alignment will attempt to maximize the solar energy of the sun. The circulation pattern within the mini storage buildings divides the buildings into a compatible size for the residential houses to the west. There is a center drive running west to east and aligning with Walden Way. This drive breaks the site into 'blocks' that correspond to the adjacent uses. A third west to east drive at the south end of the site is located to align with the Dennison Avenue intersection. The two west to east drives are for interior circulation, fire lanes and the access points to Manhattan Avenue will be for emergency access only. The main fire lane will be located between buildings 7 & 8 and 13 & 14 and run north to south. Another north to south fire lane is located along the east side of the site between buildings 9 & 10 and 15 & 10. The required turning radius' for Poudre Fire Authority has been shown. The southeast area of the site is comproised of a portion of the regional retention pond. The retention pond extends west into the property about 66' and runs about half of the site north to south. The remaining area of the retention pond extends south of Carmike Cinema's site. The END WALL ELEVATION INTERIOR STORAGE UNIT- FRONT & REAR ELEVATION 1B'=111' Buildings 4 5 6 ]. 11, 12, & 13 w,oma SOUTH ELEVATION PERIMETER STOR4GEUNIT ELEVATM-PUBLIC SIDE 18�-1=0' Building 3 Building 3 t SOUTHELEVA77ON PERIAIET82STOR4GELWITS"ATION-PUBLIC SIDE Building 10 Buddling 10. (typical elera6cn for Buiding B) ... QE� Ie r i2 STORM GE UNIT SECTION /ELEVATION - SOUTH SIDE 118'-1'0 M Building 10 Building 11 Building 12 BuYdrq 13 Buildinp8 '� smn.w+wemlroxaarrrecnl. wm x r mw .rs Tv m-r wes IS It'S p it 177 s i5 T1 e Ygsle OFF7CEBLDGFRONT/BACI(ELEVa7fON fBi1-0 OFFICE�SIDEELEyaTION iB=1-0 €i1Ar R 5E 1 ill je {t T�fi 4 p ZS U 6 F ! Q � Q v W 5$ 3S� a E °O = H � :W < 8 � s�6a E � sneel B a � LL m3 3 IUV[N IIPM Zoned: RL Wr10Ex WxY Zoned RL CARMIKE CINEMA • I Y ioxm fax axsn +KF �xtwYnxom oRix'. f-u-xl Water Requirement Categories: axaw�T,. fepear NrwxITM.. Puw: 'A.R e YII�V/xxvM Bs6: R}feGr xeJwxY W�YPlre exec f414urw t2 aj See 2 a oof AUTOZONE a Zoned: RL NwiCP SMCU UNiU ,Ot }J HPpVLN �@ qCP PIPF .(vlt :aao «..Beow ose.:nrl Auta Wash li�tt I�f { y�,rry'f CARMIKE CINEMA - {� Pwuiwc ------------------ \9 men w. amm vrtn- �Kutv"om w,x. i�.a.m 1-Mtlil.nl 9aWYg I,egMn29'3. 2 - 6lidlgs+i m11an b mFYman Fro CdWu. fubaro aagy ootlas. ] - SmfnnW n11B IBnp al anmlm b 6ry aWbaox • - Plalwap masv ed11B9 ra m fnlo nammB Ism.,®rlm al mrva stl VbIC1Y✓a. BoBI paew0 wfiwlp mouton lunuac M,woae Cows alrJwwlaw Ylwp d�l�fflnlaoa � p®.e sobean,mps a+M �. 5 -M IodiePwM pabE ImnW nlBwnNCal epugnenl Is b Oa NOy somled Bd1101eYLMMMm moBeppeliw wBll6 nN IW 9. 8 -N apip baomplytWllmlepn mars. T -TM saa sawaw+w a mouBeB m oavaw � M mwtrminE a mebreb m nwm ro e+at� M pr mmbam r m a mlanrlm. B- W nm ws b d pwmrweF/ wlapatl b semnw 9 -M falwosp Owiw9 awls sw tatp wn b Mtsim nBf aN agnetfbr OBBB9 • aBIBiB. � nm�mis laY,eewbwwbw. IIwIBYwp wmw0 tents YIo1W elwn roman M 1;Mb wry alaEllm. M bwEY /aYa tivlBnbpe ro mom Bwn to m aeBim a Bwnl wm ro mm M 1:te wrmopn 16 BWWg snniopne seBmmiswwloatwb lowBolB. wlamfBr a1PISIB9po la Bswy �6lewbBbaeBmabC Tir w+w119 wnelops wn mmwl maasfsa Brmrrmw.worower sr rnaope mry b tlnelw Been 11ow aaelBe 9n1 � m tllemlopo b Br uW � fTATallo pwFF pwFp �F,oFBe OAwa WeM 1w,S6N 2]f ♦SIR / f Ba! ltf 9wY BA�e yFB, oP,m. soul u , v LBIB PM f1MFd'Mlla 1M.9i 1® Q11f T�iw,ewa a.n lwlmwn ,m.mf ' Omw �w wn�.eB b Mw.�b tl�. Me •• xNsawwAW Mpd<iBBtlrytl YNmm� Ma .o\YaP�dM �B) Atvtlebn Aw.9saRIpMaWM ]5.B3f.BB sl aLAkwm fins A,s', BlwpYb Co+wnpe Men'. anlw Bl+ww ro.Bfo.w.l omw BLO": s,soB.me R 9bry1 tAry 9aapa: w.wt w N kl.WW,ApbBlert 1pB Md Taal Anm: s.41.wsr TmlA U.M.B]ty vwffm fnntw: Pmpwabllnw. B,wlBwn epwee ]3 AAmB U.c Nwlawp pfp: Z(i V. Mimefb) (oa.0 ) Tool ewwe: 25 IMY Blaepa 15 Ru1B T. lYw PlYwlletlwc w/IIIIK WwtPTORBOF IER:N, enluxt9a. ww W4M Iron wbn Palwl mlM w®I Ptoee ttillin B B nv Pawn al!ILWM ww WL 3fB% tf 1t'J ar rv+a• ea n-,• BWnw91pa.aapWram t65B w,nl Famm wMn BnTL B].D B Pd¢nl ul BUYtlllg MR� 9!L ISB% L LL 8, RwtBw pw vaab. R 9meww Rwmw la Nnbwp..*my. B Bib Rak T F.FaFxbaf ro BlYfrl9 Eniwbin Dem�.an f/wlU Sb Ontam� .' V Lou LEflL DESCTtLP�bN: �.. � � .,— m• !6 a 4 a a U = A E $m H 0 y� gY; is om It <1 w gfda mN a § 8I sltfa E c� g ys 1 aLL of 3 0+,>�L Z fto r, t + l,l IS Contextual Site Plan Fr,„. PARK SOUTH COMMERCIAL PLAZA LOTS 3A-3D Fort Collins Condo M 011l I1Frme]Il„1 a y d,.r A: 1C A,[ YY cva. 7-V ®z io O. ,U e, cam.. iN1] SV,.msvNOrHa p rp] ]W .N tPo Fon Cdlln., CO &'�535 Scale: i'-200' mo.r.. %ANNEX pin l NOT Fm crost NOT i0R GON8i8UEiW. bf-IS irypWrFa FO CN11piMMGVY Fdr Cdllrv. coC0 p06ii Gavvrclm NGirM. bYkp. 21W]]eeL r,- UAI lip No Text Park South Commercial Plaza, Lots 3A-3D, P.D.P., File #37-94C June 7, 2001 P & Z Meeting Page 7 bays that do not exceed 30 feet in width. All walls that face a street or connecting walkway have the required level of architectural articulation. Primary entrances to the office buildings are clearly defined with porticos. All facades have a recognizable "top" and "base treatment. D. Transportation and Circulation [3.6] 1. Master Street Plan [3.6.1] — Manhattan Avenue is identified on the Master Street Plan as a collector. The proposed completes Manhattan Avenue to collector standards. 2. Transportation Level of Service Requirements [3.6.4] — The Transportation Planning Department has determined that the project meets the applicable Level of Service(LOS) requirements. FINDINGS OF FACT/CONCLUSIONS After reviewing the Park South Commercial Plaza, Lots 3A-3D, Project Development Plan, File #37-94C, staff makes the following findings of fact and conclusions: 1. The proposed land uses are permitted in the (C) Commercial zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.17 of the Land Use Code, (C) Commercial zone district. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Park South Commercial Plaza, Lots 3A-3D Project Development Plan, #37-94C. Park South Commercial Plaza, Lots 3A-3D, P.D.P., File #37-94C June 7, 2001 P & Z Meeting Page 6 4. Site Lighting - [3.2.4] - As required the applicant being required to use 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 maximum and minimum lighting on - site lighting levels are in compliance with this section. B. Engineering Standards [3.3] 1. Lots [3.3.1(B)] - The existing Park South Commercial Plaza Lots 3A, 3B, 3C, and 3D are being replatted into three lots. Lot 1 is 17,591 square feet in size, lot 2 is 24,646 square feet in size, and lot 3 is 152,558 square feet in size. Lots 1 and 2 will have the office and mixed use dwelling uses, and lot 3 will have the enclosed mini -storage use. All lots have vehicular access to a public street the general layout of lots, driveways, utilities, drainage facilities and other services are designed in a way to accomplish the purposes of the land use code. 2. Public Sites, Reservations and Dedications [3.3.1(C)] - The proposed project provides the additional right-of-way necessary to bring the Manhattan right-of-way up to the required 80 feet in width. The required 9 feet of utility easement is provided adjacent to the Manhattan right-of-way. 3. Water Hazards [3.3.3] - The PDP has been reviewed by and complies with the requirements of the Stormwater Department. 4. 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 synthetic stucco and brick buildings are compatible with the established architectural character and materials of buildings in the surrounding area. Individual access doors to storage units, and other service functions are incorporated into the overall design scheme of the site so that these uses are screened and out of view of high visibility areas. 2. Mixed -Use, Institutional and Commercial Buildings [3.5.3] - The horizontal masses of the proposed buildings that exceed a height:width ratio of 1:3 are broken up with substantial variation in massing that includes a change in height and projecting elements. The facades are articulated in building Park South Commercial Plaza, Lots 3A-3D, P.D.P., File #37-94C June 7, 2001 P & Z Meeting Page 5 more than 15 spaces without an intervening landscape peninsula. • Setbacks [3.2.2(J)] — The parking lot is required to be setback from Manhattan Avenue at least 10 feet. The proposed parking lot location satisfies the setback requirement. • Required Number of Spaces for Type of Use [3.2.2(K)] — The manager's "mixed -use dwelling" requires at least one parking space to be provided. The proposed "office" uses are limited to a maximum of 3 spaces per 1000 square feet of gross leasable office floor area. The proposed office buildings together comprise 10,000 square feet of office uses. Therefore a maximum of thirty parking spaces are allowed. The site plan shows 25 parking spaces, thereby satisfying this standard. • Handicap Parking - [3.2.2(K)(4)] — The applicant has provided 2 handicap spaces, therefore the application satisfies this requirement. • Parking Stall Dimensions - [3.2.2(L)] — The parking stalls are adjacent to a 6 foot walk and are 9'x17' in size (17 feet deep with a 2 foot sidewalk overhang), which is in conformance with the required stall size requirement. • Landscaping - [3.2.2(M)] - 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. The parking lot is 11,000 square feet. 6% of that area is 660 square feet. The applicant proposes 697 square feet of landscaped areas, which exceeds the minimum. The proposed parking lot configuration therefore 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 gam 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. Park South Commercial Plaza, Lots 3A-3D, P.D.P., File #37-94C June 7, 2001 P & Z Meeting Page 4 • Screening [3.2.1(E)(6)] — Landscape and the perimeter building elements are placed to adequately screen areas of low visual interest and visually intrusive site elements including the interior mini -storage buildings, drive aisles, parking, and trash enclosure areas. 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 for the sidewalk at the main entry drive, two emergency access drives, at the corner of the private drive and Manhattan Avenue, and also for the handicap parking spaces to give access to the proposed office buildings, thereby satisfying this requirement. • Bicycle Facilities [3.2.2(C)(4)] — A bicycle rack is being provided in between the main entrances to Office Buildings 'A' and 'B', thereby satisfying this requirement. Walkways [3.2.2(C)(5)] — Grade -separated sidewalks directly connect the street sidewalk with the main office entrances. In the location where the pedestrian access from the street to the eastern most office building crosses a drive aisle, ramps and a striped crosswalk is provided, 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 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 Park South Commercial Plaza, Lots 3A-3D, P.D.P., File #37-94C June 7, 2001 P & Z Meeting Page 3 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 project satisfies this standard. • Street Trees [3.2.1(D)(2)] — Canopy shade trees are planted at 30 to 40 foot spacing intervals spaced along Manhattan Avenue. The proposed project satisfies this standard. • Foundation Plantings [3.2.1(E)(2)(d)] —All sections of building walls that are in view from the street or from the remainder of Park South Plaza have planting beds in excess of 5 feet in width. The landscape plan therefore satisfies the foundation plantings requirement. • Parking Lot Perimeter Landscaping [3.2.1(E)(4)] — One small field of parking lot abuts a public street. There are two street trees in the parkway strip between the parking lot and the street, and there are two trees at the western end of the parking lot, also between the parking lot and the street. The parking lot is also screened by a dense planting of shrubs between the parking area and the public sidewalk. 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. The parking lot is 11,000 square feet. 6% of that area is 660 square feet. The applicant proposes 697 square feet of landscaped areas, which exceeds the minimum. The proposed parking lot configuration therefore satisfies this requirement. Park South Commercial Plaza, Lots 3A-3D, P.D.P., File #37-94C June 7, 2001 P & Z Meeting Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: C: Existing Auto Parts Store, vacant lot in Park South Commercial Plaza, Horsetooth Road, MMN: The Preserve at Warren Farms approved multifamily housing (not yet constructed), S: LMN: Vacant land, existing multifamily housing, E: C: Existing Carmike 10 Cinemas, large parking lot, irrigation ditch, Burlington Northern and Santa Fe Railroad tracks, the rear of the commercial business that front Mason Street, W: RL: Existing single family residential neighborhood (Park South P.U.D). The property was annexed in July of 1978 as part of the Horsetooth — Harmony Annexation. 2. Division 4.17 of the Land Use Code, Commercial District (C) The proposed uses of 'offices" and "mixed -use dwellings" are both permitted uses in the (C) Commercial Zoning District subject to Type 1 review. The proposed use of "enclosed mini -storage" is permitted in the (C) Commercial Zoning District subject to Type 2 review. The PDP meets the applicable Land Use Standards [4.17(D)] as follows: • The buildings do not exceed the maximum allowable height of 4 stories. The PDP meets the applicable Development Standards [4.17(E)] as follows: • Pedestrian -oriented outdoor spaces are planned in the form of plaza areas with seating, and are placed to the west of each of the office buildings which promotes activity along the main pedestrian link between the neighborhood and the movie theater. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: ITEM NO. q MEETING DATE 6/7/01 iiA STAFF Troy Jones Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Park South Commercial Plaza Lots 3A-3D, Project Development Plan, File #37-94C APPLICANT: Michael Chalona Land Images 408 Whedbee Street Fort Collins, CO 80524 DEVELOPER: Gino Campana Bellisimo Construction 7307 Streamside Drive Fort Collins, CO 80525 PROJECT DESCRIPTION: The development proposal is located just west of the existing Carmike Theater Building near the intersection of Manhattan Avenue and Horsetooth Road. The 4.81 acre site consists of lots 3A, 3B, 3C & 3D of the Park South Commercial Plaza, and is zoned C-Commercial. The applicant proposes a mini -storage complex with a supplemental two story mixed -use building housing the mini -storage manager's office, the manager's residence, and leasable office space. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed land uses are permitted in the (C) Commercial zone district. The Project Development Plan complies with all applicable district standards of Section 4.17 of the Land Use Code, (C) Commercial zone district. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT