HomeMy WebLinkAboutSPRADLEY BARR AUTO DEALERSHIP PDP FDP TRANSFER TO ZONING DEPT FOR BUILDING PERMIT REVIEW - 64 93E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSDivision 3.2, Site Planning and Design Standards
Section 3.2.4(C)
Area/Activity*
Foot-candle
Park walkways
0.5
Pedestrian stairways
0.3
Loading and unloading platforms
5.0
Parking areas
1.0
Playground
5.0
•Illuminating Engineering Society (IES) Lighting Handbook
(D) Design Standards The lighting plan shall meet the following design
standards:
(1) Site lighting that may be confused with warning, emergency or
traffic signals is prohibited.
(2) Background spaces like parking lots shall be .illuminated as
unobtrusively as possible to meet the functional needs of safe
circulation and of protecting people and property. Foreground
spaces, such as building entrances and plaza seating areas, shall
utilize local lighting that defines the space without glare.
(3) Light sources shall be concealed or shielded to the maximum
extent feasible to minimize the potential for glare and
unnecessary diffusion on adjacent property.
(4) The style of light standards and fixtures shall be consistent with
the style and character of architecture proposed on the site.
(5) Light sources must produce accurate color rendition.
Incandescent, mercury vapor and high-pressure sodium light
sources all have good color rendition and are permitted light
sources.
(6) Unique areas or neighborhoods within the city may have
additional design guidelines for lighting as'part of a neighborhood
or area plan'. The Community Planning and Environmental
Services Department can provide information regarding
neighborhood or area plans.
Article 3, Page 42
Supp. I
Staff finds that the alternative plan for the proposed lighting system for the Spradley
Barr Vehicle Display Area accomplishes the purposes of Section 3.2.4 Site Lighting in
the LUC equally well or better than would a lighting plan which complies with the
standards of the Section.
Alternative Compliance:
Staff is recommending approval of the request for an alternative lighting plan for the
Spradley Barr Vehicle Display Area.
RECOMMENDATION:
Staff is recommending approval of the Spradley Barr Vehicle Display Area, PDP - #64-
93D.
ry
* The single point, or "hot spot", numbers on the photometric plan represent
areas that are randomly produced and are dependent on the light source
center and reflectors. For the most part they probably cannot be seen by
the naked eye, and they generally do blend into the site.
* Light & Power uses information from the Illuminating Engineering Society,
as guidelines only, to evaluate site lighting levels.
Uses such as baseball/softball ballfields produce lighting levels of
20 foot-candles in the outfield and 30 foot-candles in the infield.
These are average foot-candle levels for the site, not single point
numbers.
Higher activity areas, such as a parking lot with lighting for security
and pedestrian safety, produce lighting levels of 2 - 4 foot-candles.
These are average foot-candle levels for the site, not single point
numbers. Examples of higher activity parking lots are the Arbor
Plaza Shopping Center (WalMart) and The City's Block 31 lot
downtown. The difference between higher activity areas and the
proposed Spradley Barr Vehicle Display Area is the purpose for the
needed lighting levels. Spradley Barr (and other related uses) is
considered to be a "commercial value" area for outdoor display and
sales of a product versus primarily security and safety for users.
* Spradley Barr is proposing the alternative lighting plan because it would
provide a uniformity of on -site lighting for better rendition. The uniformity is
improved if there are more poles that are lower and closer together.
- The light fixtures are good and they do control the lighting on the
perimeter of the site. There probably will not be a glare problem, to
surrounding areas, associated with this lighting plan.
Changing the light source wattage to the next available level down .
from the proposed would be dramatic and would not be adequate
for this type of commercial, outdoor display of product land use.
* The Spradley Barr Vehicle Display Area lighting system would produce an
average lighting level of 12.9 foot-candles over the site. A lighting plan
designed to meet the maximum lighting level of 10 foot-candles overall
would probably not be as good as the proposed system. There would be
fewer light poles and they would have to be higher than the proposed 28.
These fixtures may create more light spillage and glare off -site into the
surrounding areas.
19
would result in energy savings. The site would be fully illuminated only for
a few prime shopping hours each evening. Through the night the lighting
levels would drop to an average of less than 2 foot-candles, thus reducing
the visual impacts and reducing energy consumption to 1/3 the level
produced at full illumination.
* Lighting levels that are below those of other auto dealerships. The
recommended industry standards for lighting the "front row" of cars are
levels of 100 foot-candles or more, with levels of over 300 foot-candles
found at some Denver area dealerships. While other Fort Collins
dealerships have front row light levels of up to 80 - 90 foot-candles, this
Spradley Barr dealership would have a maximum of 64.4 foot-candles.
The Spradley Barr lighting system is designed to achieve less glare and
light levels beyond the property lines of virtually 0.
* Average lighting levels on the Spradley Barr site at full illumination would
be 12.9 foot-candles (less than 3 more than the maximum allowable on -
site lighting levels in the LUC). Average lighting levels on the site at non -
prime shopping hours would drop to 1.98 foot-candles.
Staff Response:
City staff considered many different types of land uses, including automobile
dealerships, when the design standards for site lighting were discussed and
implemented into the Land Use Code. The purpose of the maximum allowable lighting
levels City-wide of 10 foot-candles, except for loading and unloading platforms where
the maximum lighting level shall be 20 foot-candles, was a conscious decision to
attempt to significantly decrease outdoor lighting levels throughout the City for all land
uses. The concept of "business as usual' regarding lighting levels for differing
businesses in Fort Collins is intended to be changed with the adoption of the LUC.
The proposal incorporates an innovative computer controlled lighting system that varies
the light levels over the course of an evening and early morning hours and mitigates off -
site light spillage and glare. The curvilinear site layout and design for the automobile
display areas would provide better visual relief than that of a normal linear display area.
The City Light & Power Department has reviewed the alternative lighting plan for the
project and has made the following observations:
* The on -site lighting levels, not to exceed 10 foot-candles [Section
3.2.4(D)(7) of the LUC], are maximum levels as an average across the
site. In this case the site is the proposed automobile display area between
the existing building and South College Avenue.
Id
must examine the products in the outdoors and, therefore, the safety and
visibility are more important than in a parking lot at other businesses. The
functional needs of this project cannot be met at a maximum lighting level of 10
foot-candles.
b. The proposed solution meets the functional needs of the project in a way that
does not adversely affect the adjacent properties or neighborhoods. Not only is
there virtually no light spillage beyond the property lines, the average lighting
level on the site through the night will be substantially less than the 10 foot-
candles allowed by the LUC. Lighting levels are increased only during prime
shopping hours to meet the functional needs of the project, then reduced to
achieve neighborhood compatibility and energy conservation.
C. The proposed plan meets the Code's Design Standards, including using light
sources that are concealed or shielded to the extent feasible to minimize the
potential for glare, and that produce accurate color rendition superior to that
produced by the typical mercury vapor or high-pressure sodium lighting systems.
d. The proposed plan meets the review criteria of Section 3.2.4(E)(2), as it:
* does a superior job of protecting surrounding areas from light intrusion by
providing a sharply cut-off lighting level of near zero foot-candles at the
site perimeter;
* enhances neighborhood continuity and connectivity by providing
appropriately lit access to South College Avenue and adjacent properties;
* fosters nonvehicular access through the provision of a lighted pedestrian
walkway into the site; and
* demonstrates innovative design and use of fixtures and other site
elements as described below.
Features of the Spradley Barr lighting system include:
* A lighting system designed around the curvilinear, landscaped display
areas facing and along South College Avenue. To achieve an even level
of light using poles 28' or less in height, a greater number of fixtures
would be needed to light the display areas than if they were in the
traditional straight rows.
* A proposed state of the art, computer controlled lighting system would
decrease the affects on the adjacent properties and neighborhoods and
3
The lighting levels of the proposed Spradley Barr Vehicle Display Area would be a
maximum of 64.4 foot-candles on the ."front row" display areas (closest to the public
right-of-way and South College Avenue), an average of 12.9 foot-candles on the site at
full illumination, and virtually 0 beyond the property line. The "front row" and site lighting
levels exceed the standards as set forth in Sections 3.2.4(D)(7) & (8) of the LUC and,
therefore, the appplicant has submitted to City staff and the Planning and Zoning Board
for review an alternative lighting plan (see attached) based on the criteria as set forth in
Section 3.2.4(E) Alternative Compliance. Upon request by an applicant, the Planning
and Zoning Board may approve an alternative lighting plan that may be substituted in
whole or in part for a plan meeting the standards of this Section.
(1) Procedure. Alternative compliance lighting plans shall be prepared and
submitted in accordance with submittal requirements for lighting plans as set
forth in this Section. The plan shall clearly identify and discuss the modifications
and alternatives proposed and the ways in which the plan will better accomplish
the purpose of this Section than would a plan which complies with the standards
of this Section.
(2) Review Criteria. To approve an alternative plan, the Planning and Zoning
Board must first find that the proposed alternative plan accomplishes the
purposes of this Section equally well or better than would a lighting plan which
complies with the standards of this Section.
In reviewing the proposed alternative plan, the Planning and Zoning Board shall
consider the extent to which the proposed design protects natural areas from
light intrusion, enhances neighborhood continuity and connectivity, fosters
nonvehicular access, and demonstrates innovative design and use of fixtures or
other elements.
Applicant's Request:
The applicant has stated that Section 3.2.4(D)(7) of the LUC, calling for a maximum on -
site lighting level of 10 foot-candles, was written to address common patron or
employee parking areas and did not recognize other functions such as lighted athletic
fields, product display, or outdoor performing arts facilities that cannot meet the stated
purpose of the Site Lighting section of the code. The applicant cited the following
reasons for consideration of the Alternative Compliance request:
a. The proposed alternative plan accomplishes the stated purposes of the Site
Lighting Section, better than would a lighting plan which strictly complies with the
standards of that Section. Because the nature of the use requires that the
products available for sale (automobiles) must be displayed outdoors, this type of
business is more susceptible to vandalism than most others. The customers
2
City of Fort Collins
Community Planning and Environmental Services
Current Planning
MEMORANDUM
To: Gwen Bell, Chairperson
Planning and Zoning Board members
From: Steve Olt, Project Planner
Re: Spradley Barr Vehicle Display Area, PDP - #64-93X e
Date: May 7, 1998
This memorandum regarding the Spradley Barr Vehicle Display Area, PDP item,
concerning a change in use on the front 1/3 of the property, becomes part of the Staff
Report and Recommendation to the Planning and Zoning Board for the May 7, 1998
public hearing. The applicant proposes to convert the previously approved parking lot
on the front 1/3 of the overall property into automobile display and sales. Previous
approvals and issuance of a building permit were done through Larimer County.
SITE LIGHTING
Section 3.2.4 of the City's Land Use Code (LUC) sets forth the site lighting standards
and requirements for all development, except for developments containing only single
family residential uses. The minimum lighting levels at various locations on and around
a site are addressed in Section 3.2.4(C) and the design standards for any lighting plan
are addressed in Section 3.2.4(D). The maximum on -site lighting level throughout the
site is set forth in Section 3.2.4(D)(7), which states:
Maximum on -site lighting levels shall not exceed 10 foot-candles, except for
loading and unloading platforms where the maximum lighting level shall be 20
foot-candles.
The maximum lighting level at a prescribed distance beyond the property line is set
forth in Section 3.2.4(D)(8), which states:
Light levels measured 20 feet beyond the property line of the development site.
(adjacent to residential uses or public right-of-way) shall not exceed 0.1 foot-
candle as a direct result of the on -site lighting.
1
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
J
urban design, inc.
• Concerns about traffic impacts.
o The proposed use generates less traffic and/or less peak hour traffic than nearly
any other likely commercial use at this location.
o Access has been planned in accordance with the adopted South College Access
Control Plan.
o Coordination with the adjacent property owner to the south has resulted in
shared access, and will - in the future - allow traffic from the Spradley Barr site
to reach the anticipated full movement intersection to the south.
• Concerns about site lighting.
o Lighting has been designed to meet the new City standards included in the Land
Use Code.
o Pole fixtures are limited to 28' in height.
o Fixtures are individually controlled so that most of the display area lighting can
be turned out after operating hours.
o Fixtures are down directed so that there will not be light "spillage" off the site.
• Concerns about storm drainage management.
o Although constructed in the County, the storm drainage plans for the site have
been designed to City of Fort Collins standards.
o The runoff from any increased impervious surfaces will be detained, and "best.
management practices" for water quality will be used.
o While the improvements to this site will not solve the existing, basin wide,
problems; there should be some reduction in the impacts from the Spradley Barr
site, due to the controlled rate of release resulting from this construction.
Landscaped open space areas, and all other portions of the subject property will be
owned and maintained by Spradley Barr, or subsequent owners.
Most of the 100 t employees at this Spradley Barr dealership will - to some extent -
utilize the area included in this development plan.
Development of the site is scheduled to be completed in early 1998.
urban design, inc.
SPRADLEY BARR VEHICLE DISPLAY AREA
Statement of Planning Objectives
November 14, 1997
The Spradley Barr Dealership is an adaptive reuse of an existing commercial site,
previously the offices and other facilities of the Poudre Valley Rural Electric Association: The
dealership on the larger site had to be permitted while still in Larimer County for a number of
reasons, including:
► The previous owner's unsuccessful attempts to annex to the City of Fort Collins with
zoning equivalent to their existing Larimer County Zoning.
Timing conflicts between contract requirements to begin construction, and the City of
Fort Collins "moratorium" on accepting planning applications during the transition from
the LDGS to City Plan.
This is a request to change the use of a parking lot constructed through permits issued
in Larimer County, prior to annexation to the City of Fort Collins. The proposed use on the
portion of the site included in this development plan (the easterly 200') will include new and
used car display and sales. The site is - upon completion of the annexation process - located
in the "C Commercial" zoning district and is consistent with the "Commercial Corridor"
designation on the adopted Structure Plan. It is also consistent with the existing zoning and
land uses in the adjacent area; and in compliance with the adopted Principles and Policies,
including LU-1, LU-2, and LU-3.
Spradley Barr has demonstrated a willingness to work with surrounding neighbors to
alleviate many of the possible impacts of the proposed use. The areas of primary concern,
identified through meetings with neighborhood representatives, and the mitigation measures
proposed are as follows:
• Concerns about the noise from a loudspeaker paging system.
o A speaker free system of individual electronic pagers will be used at this site.
• Concern about the quality of landscaping along College Avenue.
o The landscaping proposed is more extensive than that provided by other
automotive dealerships recently approved by the City of Fort Collins.
o Landscaping is creatively integrated into the site design.
o The planned landscaping - with the exception of some thinning of the mass of
trees along the south property line - preserves the existing mature trees on the
site.
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PROPERTY DESMPTION
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GENERAL NOTES
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SPRADLEY BARR
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#64-93D Spradley Barr Auto Dealership "
Type II (LUC) PDP/FC
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0
Spradley Barr Vehicle Display Area, PDP - #64-93D
May7, 19W, Planning & Zoning Meeting
Page 9
B. The SPRADLEY BARR AUTOMOBILE DISPLAY AREA, PDP meets all
applicable standards as put forth in the L CC, including Division 3.2 - Site
Planning and Design Standards, Division 3.6 - Building Standards, and
Section 3.6 - Transportation and Circulation, with the following exception:
standards located in Section 3.2.40 - Site Lighting Levels of ARTICLE
3 - GENERAL DEVELOPMENT STANDARDS. An alternative lighting
plan, in accordance with Alternative Compliance [Section 3.2.4(E)] in the
LUCC, has been submitted for consideration.
C. The SPRADLEY BARR AUTOMOBILE DISPLAY AREA, PDP is compatible with
the surrounding land uses.
RECOMMENDATION:
Staff's evaluation and recommendation regarding the request for an alternative lighting
plan (to Section 3.2.4(D)(7)] in accordance with Section 3.2.4(E) - Alternative
Compliance of the LUC and the recommendation for the SPRADLEY BARR VEHICLE
DISPLAY AREA, Project Development Plan will be contained in a memorandum to the
Planning and Zoning Board and included as part of this Staff Report.
9
Spradley Barr Vehicle Display Area, PDP - #64-93D
May 7, 1998, Planning & Zoning Meeting
Page 8
4. ARTICLE 4 - DISTRICTS
A. Division 4.17 - Commercial District
Vehicle sales and leasing establishments with outdoor storage are permitted in the C -
Commercial Zoning District, subject to Planning and Zoning Board (Type II) review. The
purpose of the C - District 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.
This proposal complies with the purpose of the C - District as it provides community
and regional retail automobile sales and service in a community/regional shopping area
of Fort Collins (the South College Avenue corridor has historically been considered a
community/regional shopping center). The retail portion of the operation is the new
auto display and sales. This Spradley Barr Automobile Dealership is an auto -oriented
facility in an area along South College Avenue that includes automobile dealerships
and retail/commercial uses. The site has been designed to provide and emphasize safe
and convenient pedestrian movement from the South College Avenue sidewalk system
to the public entries into the facility.
Section 4.17(E) Development Standards
The proposal satisfies the applicable development standards in the C - Commercial
Zoning District.
5. Findings of Fact/Conclusion:
A. The SPRADLEY BARR AUTOMOBILE DISPLAY AREA, PDP contains uses
permitted in the C - Commercial Zoning District, subject to review by the
Planning and Zoning Board.
8
Spradley Barr Vehicle Display Area, PDP - #64-93D
May 7; 1998, Planning & Zoning Meeting
Page 7
B. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The SPRADLEY BARR AUTOMOBILE DISPLAY AREA, PDP satisfies all applicable
Building and Project Compatibility standards, more specifically:
Land Use Transition. The site layout and orientation on this proposal complies
with Section 3.5.1(1), which states that:
When land uses with significantly different visual character are proposed
adjacent to each other and where gradual transitions are not possible or
not in the best interest of the community, the development plan shall, to
the maximum extent feasible, achieve compatibility through compliance
with the standards set forth in this Division regarding scale, form, materials
and colors and adoption of operational standards including limits on hours
of operation, lighting, placement of noise -generating activities and similar
restrictions.
The site layout for the automobile display areas provides for significant setbacks
from South College Avenue. The curvelinear design breaks up the display areas
and enables the landscaping to provide a higher level of visual mitigation than
for a standard linear parking lot.
C. Division 3.6 - Transportation and Circulation
Section 3.6.4. Transportation Level of Service Requirements
The proposal satisfies the applicable Transportation Level of Service standards (see
the attached Traffic Impact Study), including the following:
General Standard. This development proposal satisfies Section 3.6.4(B), which
requires that all development plans adequately provide vehicular, pedestrian
and bicycle facilities necessary to maintain the adopted transportation Level of
Service standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual for the following modes of travel: Motor
vehicle, bicycle and pedestrian.
Spradley Ban' Vehicle Display Area, PDP - #64-93D
May 7, 1998, Planning & Zoning Meeting
Page 6
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
specifically the following:
Directness and continuity of walkways. The development proposal satisfies
the standards (Sections 3.2.2(C)(5)(a)(b)J that walkways within the site shall be
located and aligned to directly and continuously connect areas or points of
pedestrian origin and destination, and shall not be located and aligned solely
based on the outline of a parking lot configuration that does not provide such
direct pedestrian access. Also, where it is necessary for the primary pedestrian
access to cross drive aisles or internal roadways, the pedestrian crossing shall
emphasize and place priority on pedestrian access and safety.
The development proposal provides for a sidewalk network that includes a
detached walkway along the major arterial street. Primary pedestrian walkways
and driveway crossings will be provided from the detached sidewalk to the
building. The driveway crossings will be defined with pavestone pavers to
differentiate them from the vehicular lanes.
Lighting. The lighting levels as proposed on some portions of the automobile
sales and display area exceed 10 foot-candles and, therefore, do not meet the
requirement as set forth in Section 3.2.4(D)(7) of the LUCC. The applicant has
submitted a request for approval of an alternative lighting plan that may be
substituted for a lighting plan that would meet the standards of this section of the
LUC. This is in conformance with Section 3.2.4(E) - Alternative Compliance,
which allows the Planning and Zoning Board to review and approve an
alternative plan if it finds that the proposed alternative plan accomplishes the
purposes of this Section equally well or better than would a plan which complies
with the standards of this Section.
In reviewing the proposed alternative plan, the Planning and Zoning Board shall
consider the extent to which the proposed design protects natural areas from
light intrusion, enhances neighborhood continuity ands connectivity, fosters
nonvehicular access, and demonstrates innovative design and use of fixtures or
other elements.
0
Spradley Barr Vehicle Display Area, PDP - #64-93D
May 7, 1998, Planning & Zoning Meeting
Page 5
The second standard reference (Section 3.2.1(E)(4)(b)J states that:
Parking lots with 6 or more spaces shall be screened from adjacent uses
and from the street. Screening from the street and all non-residential uses
shall consist of a wall, fence, planter, earthen berm, plant material or a
combination of such elements, each of which shall have a minimum height
of 30" Such screening shall extend a minimum of 70% of the length of the
street frontage of the parking lot and also 70% of the length of any
boundary of the parking lot that abuts any non-residential use. Plant
material used for the required screening shall achieve required opacity in
its winter seasonal condition within 3 years of construction of the vehicular
use area to be screened.
The screening for the South College Avenue frontage will consist of a
combination of deciduous and evergreen shrubs, minimum of 30" in height,
extending a minimum of 70% of the street frontage along the parking lots,
meeting the requirements of the LU .
The third standard referenced (Section 3.2.1(E)(5)J states that:
Six (6) percent of the interior space of all parking lots with less than 100
spaces, and ten (10) percent of the interior space of all parking lots with
100 spaces or more shall be landscape areas.
This development proposal meets or exceeds the standard for Parking Lot
Interior Landscaping, providing a minimum of .10% interior landscaping in the
auto display and sales area parking lots.
Screening. The proposal complies with the standard relating to the screening
(Section 3.2.1(E)(6)J of areas of low visual interest or visually intrusive site
elements (such as trash collection, open storage, service areas, loading docks,
and blank walls) from off -site view.
The trash enclosures, used oil container, service areas and maintenance -related
activities are included in the building and fencing on the rear portion of the
overall site that was approved and issued a building permit by Larimer County.
They are set back significant distanced from South College Avenue.
5
Spradley Ban- Vehicle Display Area, PDP - #64-93D
May 7, 1998, Planning & Zoning Meeting
Page 4
Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building
Standards, Division 3.6 - Transportation and Circulation. Further discussions of
these particular standards follow.
A. Division 3.2 - Site Planning and Design Standards
Section 3.2.1. Landscaping and Tree Protection
The proposal satisfies the applicable Landscaping and Tree Protection standards,
including the following:
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D)(2)(a), providing trees at 49 on -center in the 19 wide parkway (between
curb and sidewalk) along South College Avenue, a major arterial street/ State
highway.
Parking lot landscaping - perimeter and interior. Parking lot landscaping for
this project is in accordance with the standards, including those related to
Parking Lot Perimeter Landscaping (Section 3.2.1(E)(4)(a) and (b)] and Parking
Lot Interior Landscaping (Section 3.2.1(E)(5)].
The first standard referenced (Section 3.2.1(E)(4)(a)] states that:
Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal
feet along a public street. Trees may be spaced irregularly in informal
groupings or be uniformly spaced, as consistent with larger overall
planting patterns and organization. Perimeter landscaping along a street
may be located in and should be integrated with the streetscape in the
street right-of-way.
Trees are being provided in the landscape buffer area along South College
Avenue, between the sidewalk and automobile display areas. These trees,
integrated with the streetscape in the street right-of-way, are spaced at 25'. The
width of the buffer area varies from 20' to 30' behind the detached sidewalk. The
spacing of the trees, in conjunction with the plant material understory (shrubs),
provides for adequate screening of the parking areas. This meets the standard
for Parking Lot Perimeter Landscaping.
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Spradley Barr Vehicle Display Area, PDP - #64-93D
May 7, 1998, Planning & Zoning Meeting
Page 3
The surrounding zoning and land uses are as follows:
N: C - Commercial; existing shopping center (Arbor Plaza)
S: T - Tourist in Larimer County; vacant (formerly Fossil Creek Nursery)
W: FA-1 Farming in Larimer County; existing residential, railroad (Burlington
Northern Railroad, New Mercer Canal)
E: C - Commercial; existing commercial/retail/office (South College Avenue
retail corridor)
This property was annexed into the City as the Spradley Barr Annexation in December,
1997.
The property was subdivided and platted in Larimer County. There is no subdivision
plat on file in the City Mapping Department. Larimer County also approved the change
in use on the property from Poudre Valley REA to the Spradley Barr Automobile
Dealership and issued the building permit that allowed the new property owners to
begin construction of the facility.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The SPRADLEY BARR, PDP contains a proposed land use that is permitted as a Type
II use, subject to review by the Planning and Zoning Board. The proposed use is
automobile display and sales. The LUC requires that a neighborhood meeting be held
for development proposals that are subject to Board review unless the Director
determines that the development proposal would not have significant neighborhood
impacts. A neighborhood meeting was held on October 23, 1997 to discuss the ongoing
annexation of the property into the City and the proposed change in land use on the
property. There were two residents of the area in attendance, in addition to four
representatives for Spradley Barr and the assigned representative of the City's Current
Planning Department. A copy of the minutes of this neighborhood meeting is attached
to the Staff Report.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
This SPRADLEY BARR, PDP proposal meets all of the applicable standards in
ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC, with the exception
of Section 3.2.4. Site Lighting. The applicant has submitted an Alternative Compliance
request for review of those standards which have not been met. Of specific note are
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Spradley Barr Vehicle Display Area, PDP - #64-93D
May 7, 1998, Planning & Zoning Meeting
Page 2
standards located in Division 3.2 - Site Planning and Design Standards, with
the exception of Section 3.2.4. Site Lighting, (the applicant has submitted an
Alternative Compliance request for review of those standards which have not
been met), Division 3.5 - Building Standards, and Division 3.6 -
Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS;
and the applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.17 C - Commercial Zoning District).
Vehicle sales and leasing establishments with outdoor storage are permitted in the C -
Commercial Zoning District, subject to Planning and Zoning Board (Type II) review. The
purpose of the C - District 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.
This proposal complies with the purpose of the C - District as it provides community
and regional retail automobile sales and service in a community/regional shopping area
of Fort Collins (the South College Avenue corridor). The retail portion of the operation
is the new auto display and sales. This Spradley Barr Automobile Dealership is an
auto -oriented facility in an area along South College Avenue that includes automobile
dealerships and retail/commercial uses. The site has been designed to provide and
emphasize safe and convenient pedestrian movement from the South College Avenue
sidewalk system to the public entries into the facility.
COMMENTS:
1. Backaround•
This proposal is limited to the automobile display and sales area east of the existing
building. The remainder of the site is not subject to City review.
`J
ITEM NO. 5
E =' MEETING DATE 5/7/98
' STAFF Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: SPRADLEY BARR VEHICLE DISPLAY AREA, Project
Development Plan-#64-93p�G
(Type II, Planning and Zoning Board Review in the Land Use
Code
APPLICANT: Spradley Barr
c/o Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, Colorado 80525
OWNERS: Spradley Barr
2601 South College Avenue
Fort Collins, CO.80525
PROJECT DESCRIPTION:
This is a request for a Project Development Plan (PDP) for an automobile display and
sales area that is part of a larger automobile dealership that was approved and issued
a building permit by Larimer County. The property is located on the west side of the
South College Avenue, approximately 800' south of Harmony Road, and south of and
adjacent to the Arbor Plaza Shopping Center (containing the WalMart Store). The
applicant proposes to convert the previously approved parking lot on the front 1/3 of the
overall property into automobile display and sales. The subject area is 2.07 acres in
size and would contain 109 spaces for customer parking and auto display. The property
is in the C - Commercial Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan complies with the applicable requirements of the Land
Use Code (LUC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT