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HomeMy WebLinkAboutA BIG A STORAGE PUD PRELIMINARY - 57 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSfi-R/6-A S?U*4eft6E A04-4111. ,0.G.40. AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is the Cdt�don o�prcaew Yes No I II III IV Circle the Correct Score MWtlpner Points Earned Ixll Maximum Apolccoie Points a. Not at Two Arterials(3X 2 0 2 4 b. Part of Planned Center X 1XIII0 0 3 6 c. On Non -Arterial X 2 0 4 8 d. Two Acres or More © X 2 0 3 Q 6 e. Mixed -Use X 2 CO 3 Q 6 f. Joint Parking x 1 2 0 3 -- —� .g. Energy Conservation 1 213146 2 Q 8 h. Contiguity 0 X10 0 5 10 i. Historic Preservation X 1 1 2 0 2 — — 1 1 1 2 0 k. 1 1 2 0 Totals 8 y8 V V1 Percentage Earned of Maximum Applicable Points V/VI = VII vii Continued Yes No 4. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON'"POINT CHART D" FOR THE FOLLOWING CRITERIA? [A ❑ a. Is the activity located other than at the intersection of two arte- rial streets? b. Is the project contiguous to and functionally a part of an existing neighborhoodor community/regional shopping center, office or industrial park? c. Is the primary access to the activity from a non -arterial street? d. Is the project on at least two acres of land? e. Does the project contain two or more significant uses (,for instance, retail, office, residential, hotel/motel and recreation)? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing build- ings, and through committed energy conservation measures beyond that normally required by City Code? h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; ii. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. -20- ACTIVITY: Au7o- Related and Roadside Commercia DEFINITION I Those retail and wholesale commercial activities which are generally con- sidered and typically found along highways and arterial streets. Uses include: free standing department stores; auction rooms; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales and repair; fuel and ice sales; greenhouses and nurseries; warehouses �and� s`torage;.,__r„e.pair or rental of any article; exterminating shops; :drive-,9.n, :restaurants•'; adult book stores; eating. places with adult amusemen or entertainment; adult photo studios; adult theatres; any uses intended to provide adult amusement or entertainment; and, other uses which are of the same general character. CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No NA 1. Does the project gain its primary El access from a street other than South College Avenue? 2. Are all repair, painting and body work El El activities, including storage of refuse L�I and vehicular parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended ❑ El provide adult amusement or entertainment, does it meet the following requirements: a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church and/or school meeting all the requirements of the compulsory education laws of the State of Colorado? b. Is the'use established, operated or maintained no less than 1,000 feet from another similar use? continued —19— r% n.i a A11111111- A AD aft AA- G,0t1 4.4...isf2Wd&PU_/) ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY RITERION [PLAN;SAND Is the criterion applicable? Will the criterion be Satisfied? ' If no, please explain e��F•�' ��d3 Yes No HOOD COMPATABILITY al Compatability hborhood Character Use Conflicts rse Traffic Impact - POLICIES Comprehensive Plan PUBLIC FACILITIES & SAFETY 6, Street Capacity 7. Utility Capacity 8. Design Standards 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION Q. Soils & Slope Hazard 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas d 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27. Site Organization 28. Natural Features 29, Energy Conservation 30. Shadows 31. Solar Access 32. Privacy 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience 41. Pe estrian Conflicts 42. Lan scapinglopen Areas 43. Landscaping/Buildings 44, Landscaping/Screening 45. Public Access 46. Signs -12- 0 ID " I( :' s-� X .Cl� <. A N 0 aSa� Whitcomb St Center X 0 N -jr Ta - - - BURL/NGTON NORTHERN' R. R. o — '—— p T v o` M V 7 y V• n a S C o l l e a Ave o D COLLECE AVENUE Vow = 1 m St. a '° Ave. l Remin ton St � M an'd Lo of a m N r e s St. th St c A Ave < Mothews 3� Mathew St. in St CrS o a D CD m o = (n n 10 PersonC Tub' F irdue Rd 3 o a Peterson St. Peter o �• a o�tord Roo d>>� D Peterson p c) ct .. < PL n o y n S r0 o Whe bee St cs 1 -� 7 — c Vi/ aq ;� v Busch Ct. Warning; n9- c C'r Stanford iae�r f° D Cr3 Rd. D o ry v Bristol Smith PL. Or. nus• Ct ��� � A Big A Storage PUD - Preliminary, #57-93 October 25, 1993 P & Z Meeting Page 4 Free-standing signage is not allowed since there is no direct lot frontage along a public street. The applicant has petitioned the Zoning Board of Appeals for relief from this requirement of the Sign Code. If the Z.B.A. grants the request, the signage details will be addressed with the Final P.U.D. for Phase One. 6. Transportation: The Transportation Department has reviewed the request and has found that the project is feasible from a traffic engineering standpoint. The number of trips generated by the proposed uses do not occur during peak times and can be accommodated by; the existing street system. RECOMMENDATION Staff finds that the request for mini -storage .and outside recreational vehicle storage satisfies the All Development Chart and the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. Staff, therefore, recommends approval of A -Big -A Storage Preliminary P.U.D., subject to the following condition: 1. At the time of submittal for Final P.U.D. on Phase Four (future storage units), the east elevation of Building H shall be masonry or masonry in appearance. 2. At the time of submittal for Final P.U.D. on Phase Two (outside recreational vehicle storage), the west property line shall be screened with a solid fence or a solid screen of landscape material. A Big A Storage PUD - Preliminary, #57-93 October 25, 1993 P & Z Meeting Page 3 4. Neighborhood Compatibility: The parcel is located within a commercial retail district along South College Avenue. Because of the Burlington Northern railroad tracks on the west, and the Sherwood Ditch on the north, there are no connections to adjacent properties to the west and north. The proposed land uses are not considered to be intrusive or disruptive to the surrounding properties. There is no affected residential neighborhood. Consequently, no neighborhood information meeting was held and the Preliminary P.U.D. is considered compatible with the surrounding area. 5. Design• The P.U.D. is intended to be developed in three distinct phases. Phases One and Four are expected to be mini -storage units, Phase Two is expected to be an R.V. storage yard, and Phase Three, with its existing trees and slopes, is designated as permanent open space. Perimeter security fencing is minimized by using the outside wall of the storage structures as part of the security system. All chain link fencing is to be vinyl -clad. The east elevation of the Phase One storage building will be steel panels coated with a crushed stone for a masonry appearance. Staff remains concerned, however, that the east elevation of Building H in Phase Four also continue a masonry appearance since this elevation will be the most visible to the public. Staff, therefore, offers the following condition: At the time of Final P.U.D. submittal for Phase Four, the east elevation of Building H shall be masonry or masonry in appearance. There will be no residential unit associated with the mini -storage operation. The office at the entry will control the access to the units. Landscaping is designed to treat the eastern elevation of the storage facility. Trees are planted on the west to help buffer the view from the Spring Creek bike trail. Staff remains concerned about the screening of the outside storage of recreation vehicles and the impact on the City's recreational trail and offers the following condition of approval: At the time of submittal for Final P.U.D. on Phase Two (outside recreational vehicle storage), the. west property line shall be screened with a solid fence or a solid screen of landscape material. A Big A Storage PUD - Preliminary, #57-93 October 25, 1993 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: H-B; Existing mini -storage (Johnson Drive Self -Storage) S: H-B; Existing retail service (Taylor Rental) E: H-B; Existing retail (Kelly -Moore Paint) W: I-P; Vacant (Centre for Advanced Technology O.D.P.) This parcel is part of Lot 3, Bankcenter Square, First Filing, approved in 1971. No previous development activity has occurred on this portion of Bankcenter Square. 2. Context Within the Surrounding Area: This vacant parcel represents the last developable area within the Bankcenter Square Subdivision. It is the northernmost lot with the Sherwood Ditch and a steep hill separating the Johnson Self -Storage facility on the north. With the Burlington Northern railroad tracks on the west, and Kelly Moore Paint on the east, the only access is from the south via a private access drive. Access from College Avenue is gained from Rutgers Avenue. This intersection is signalized and also serves as the northern access point for Montgomery Wards and University Plaza Shopping Center. For being in the middle of town, the property is relatively isolated with indirect access from College Avenue. , Its obscure location does not lend itself to retail or office uses which require arterial visibility. Adjacent uses include a storage warehouse and a rental business with outside storage of large rental items. Ironically, the views to the west are stunning overlooking the broad expanse of the Spring Creek floodplain. 3. Land Use: The Preliminary P.U.D. was reviewed by the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The project scores 58% which exceeds the minimum required score of 50%. Points were awarded for being located other than at the intersection of two arterial streets, being part of a planned center, taking primary access from a non -arterial street, and for being contiguous with existing urban development. Based on this performance on the Auto Related and Roadside Commercial Point Chart, the land uses shown on the P.U.D. are considered appropriate at this location. I_ ITEM NO. 3 MEETING DATE 10/95193 STAFF Ted Shepard PLANNING AND ZONING BOARD STAFF REPORT PROJECT: A -Big -A Storage, Preliminary P.U.D., #57=93 APPLICANT: Mr. and Mrs. James P. Watterson c/o Stewart and Associates 103 South Meldrum Street Fort Collins, CO 80521 OWNER: Mr. and Mrs. James P. Watterson 120 1/2 West Laurel Street Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. mini -storage units and recreational vehicle storage. The site is 1.99 acres in size. The location is on the west side of the 2100 block of South College Avenue, between Kelly Moore Paint and the Burlington Northern railroad tracks, and north of Taylor Rental. The property is zoned H-B, Highway Business. RECOMMENDATION: Approval with Conditions EXECUTIVE SUMMARY: The 1.99 acre parcel is the last vacant parcel of the Bankcenter Square Subdivision. The Preliminary P.U.D. is to be developed in three phases with one phase being reserved as open, space. The request satisfies the All Development Criteria and the Auto Related and Roadside Commercial Point Chart of the L.D.G.S.. The use is compatible with the surrounding area. There are two conditions of approval relating to landscaping and architectural elevations of future phases. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-05i80 (303) 221-6750 PLANNING DEPARTMENT