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Home My WebLink AboutSPRING COURT STORAGE PUD FINAL - 50 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAugust 2, 1993 Planning and Zoning Board Members C/O Kirsten Whetstone Planning Department 281 North College Avenue Fort Collins, CO 80524 RE: Planning Objectives for Springcourt Storage - Amended P.U.D. The applicant proposes to add two additional storage buildings to the site as indicated on the drawing. The new buildings are located on the site to provide easy access for users, and to maintain adequate fire access to all the structures on the site. The site is bordered by existing mobile home parks on the north and south sides. The C&S railroad parallels the site along the west edge, and retail shops are located east of the property. Given the location, the low elevation of the site, and the proximity of other land uses, the facility is screened from public view. The original P.U.D. was approved in 1977. Sincerely, RIPLEY ASSOCIATES 6A4 Linda Ripley Principal RIPLEY ASSOCIATES Landscape Architecture Urban Design Planning Ili East Mountain Avenue Suite 200A Fort Collins, Colorado 80524 PHONE (303) 224.5828 FAX (303) 484-2443 5P,e1Aj6C6c)2z' �SroI3%6 i )8 AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I II III IV Circle the Correct Score Multipller Points Earned Ixll Maximum Applicable Points a. Not at Two Arterials X X 2 0 2 4 b. Part of Planned Center X X 2 CO 3 Q 6 c. On Non -Arterial X X(2) 0 4 $ 8 d. Two Acres or More errhltNo.� . X X 2 0 3 6 e. Mixed -Use e ,,,,/s� L alauto X X 2 0 3 (P 6 f. Joint Parking 1 2 0 3 — g. Energy Conservation. X 1 2131410 2 -- 8 h. Contiguity X X 0 5 10 10 i. Historic Preservation 1 2 0 2 j. 1 2 0 k. 1 2 0 1 2 0 Totals �f v vi Percentage Earned of Maximum Applicable Points V/VI = VII a 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. 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 neighborhood or 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? Does the activity reduce non-renewable energy usage through the g • application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix G for Energy Conservation Methods to use for calculating energy conservation points. 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- SPR14G COQQT SroRA6 E f OIC5 ACTIVITY: Au7o- Related and Roadside Commercia DEFINITION: P] 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 storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with. adult amusement 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. CRITERIAEach 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 Er ❑ ❑ activities, including storage of refuse and vehicular parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended or to provide adult amusement or entertainment, ❑ El 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- I ALL DEVELOPMENT: NUMBERED CRITERIA CHART4', ALL CRITERIA APRICABLE CRITERIA ONLY. CRITERION Is the cnienon applicable? Will the criterion be satisfied? if --no, pi lease explain Yes No NEIGHBORHOOD COMPATABILITY i. Social Computability' 2. Neighborhood Character 3. Land Use Conflicts ✓ 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan '-PUBUC. FACILITIES WSAFETY 6. Street Capacity 7. Utility Capacity 8. Design Standards V V/ 9. Emergency Access 10. Security Lighting V L/ 11. Water Hazards RESOURCE PROTECTION .12..Soils & Slope Hazard 13. Significant Vegetation 14. Wi d1ife Habitat 15. Hiitorical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands v iENVIRONMENTAL STANDARDS W., 19. Air Quality 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations ;7 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 v,7 32'.'Privacy -L" 33. Ocen Space Arrangement V" - 34. Building Height 35. Vehicular Movement 36.*Vehicular Design 7✓ - 37. PorKing 38.--Active Pecrectional Areas ✓ 39. Private Outdoor Areas 40: Pecestrion Convenience 41. Pecestrion Conflicts ✓ 42. Lcncscaping/Ooen Areas ✓ 43. Lonascaping/Buildings L/ 44, Landscaping/Screening 45. Public Access 46. Siars v W VICINITY MAP SOM CQL E MORHE HOME PARR 1 LAND USE STATISTICS PAM SIYL'. tl.1'R 9Y M O.Y ACtO ppTIN61AXp 1i5GS, SCflPACILT' ]tlA9Y 4my CAp WASH MOYfiBD 1AHp Nx'. 'NIO AOINIIONAL SNPAOG MIIlnlx0.N Itl18Y MCN NA%INVM BbRDIH< x®Dxr Y110YOSm. Iv- x• PROJECT NOTES I. lle reYid it 1¢ IM WIIM al rw IAW quee Im Ww¢ Iwb�Rn n itr ue E. Tn. art mvtR¢IW ryYb].par Miwm�¢N. mr WM1 by-C muei¢�la w.reW lrlA�¢r\mw W�wn el IMr rwrye mm for wY I^NINun ]. 'Ih eplLuni it aware wlPWln mepr Nw tNl Nir pgery �. vw1m u41N pr xemYmn •epPl�rro ilw ih.SpnnS Cr¢Y omNUN m )W M_ nay w R MNpM�n. bwvu, IMePr¢m oNeelrlN lle myY u w Sel. FVItlIIN Rrmil.11x ex�¢am�ll NrcY�� ¢�I¢ itr M194A nnln In x �W n m..wl.rp= rmm II. swm�..w u¢ra 4 1 LbFRr*v m IAe wlx irheAYN.ei m.A llm .„vw ..r Yrtmrw 6. 1b rvluJ nxye wll I. prmiiw. sw¢L• m I.,,,u¢....r. wl¢�e..wl �.. I. I.,m�w "' • •""�•" AND ZONING RTMCATION ANMNO ANO 2UXING BOAtU OP una.ca.xNAm dIINH_ .Iwl. I�Rr PwRs.m Springcourt Storage Amended P.U.D. Plan PwpmM for. Prv'DxreG Rr: .1�103. Ctl1�A.� IWm�p�lAeJUV AreNmu¢ Cwa N mb Pon CtlIM. CO mL fIw1 Y]NW Ssln I' � M'.0' Nn0 pYr Aryr ], rN] . .. ]Y]rYMlrw3 SHEEP 1 OF I Fk' IEd on St Dr-- � E_: Pitkin 3 E St. cn 0 Buck,! a St a, z CL E.Lake I ns� I Ct � i (Prt os P� I Ni 1 C r E PROSPECT RD n Ln, rn I E " U O o o L n. L Deine PL. -0 Dr' -`---J Parker St c- a Un A I e r u t Ave a jL W. c„ Al 3 - W 3 SPt'nQ Gt� �� Q L .- SITE E STUART ST 3 �— • Uj Indion ct:—j Meaaows m J N Lane 0 Johns onC) S,�r�n r �r I a D r, — U1 C N U7 ZI` m Cheyenne `N �rrt.hur..E �� pitch Dr. WI d Dnrt�jo .6�"Dortm � or UthT v Cii. No. Z �I Rut ers Ay L n. c O I v u Ell `�� c Columbia I a, > YaAwas c Corn II Ave Yale OI a, 9 Cir. Or cn � — n n A U v> r w U �- �6 o- I Pri nceton d' r v ITEM: SPRING COURT STORAGE PUD Final North NUMBER: 50-93 Spring Court Storage Amended Final PUD- #50-93 September 27, 1993 P & Z Meeting Page 3 The buildings are proposed to be of metal construction with metal siding painted in a beige tone. The project has been designed to accommodate fire and emergency equipment by providing adequate lane widths and turning radii. A solid wood fence separates this use from the South College Mobile Home Park to the south. An existing landscaped strip separates this use from the Johnson Mobile Home Park to the north. This planting strip will be enhanced with the addition of Siberian Pea shrubs for buffering and screening. The overhead doors of the buildings face east and west and therefore will not be visible from the adjacent properties. Lighting at the site will be limited to down directional fixtures installed on the buildings, below the roof line. 4. Transportation Access to the site is off of Stuart Street. The Transportation Staff has reviewed this proposal and finds that the traffic related impacts caused by this project are minimal and can be accommodated on the existing public street system. 5. Storm Drainage The City Stormwater Staff has reviewed this proposal and finds that the plan addresses their concerns. The proposal is not adding impervious area, as this entire site is paved. The applicant has added a note to the plans concerning the issue of the 100 year flood plain. Current FEMA maps show that this property is within the 100 year flood plain. The City's Stormwater improvements to Spring Creek were completed near this site last year and the property is now, in reality, out of the floodplain. However, the process for amending the FEMA maps is not complete at this time and in order to obtain a building permit the applicant will either have to wait for the new FEMA maps to be issued, or will have to seek a variance from the Stormwater Board. RECOMMENDATION; This proposal for an amended final PUD for Spring Court Storage PUD, an amendment to the Spring Court Subdivision PUD, meets applicable criteria of the Auto -Related and Roadside Commercial Uses Point Chart and the All Development Criteria of the Land Development Guidance System. The proposed use is compatible with surrounding uses. Therefore, staff recommends approval of Spring Court Storage PUD, amended final to the Spring Court Subdivision PUD- #50-93. Spring Court Storage Amended Final PUD- #50-93 September 27, 1993 P & Z Meeting Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: H-B; Johnson Mobile Home Park, S: H-B; South College Mobile Home Park E: H-B; existing retail, medical, and auto related uses (Tran's Tae-Kwon-Do Academy, Neighborhood Care Center, and Best Western PUD for auto -related uses) W: T; CSU property and C & S Railroad Right -of -Way. The property is zoned H-B, Highway Business. The self -storage site is a portion of the Spring Court Subdivision PUD which was approved in 1976 and amended in 1977. Storage units are a designated use for this PUD, but because the proposed addition exceeds the minimum of 2% of the improved gross leasable floor area, the proposal is considered to be an amendment to the final PUD, rather than an administrative change. 2. Land Use The proposed use consists of two 1,400 square foot self storage buildings on a .8 acre portion of the site. The entire Spring Court Subdivision PUD is approximately 1.5 acres. The PUD scores 58% on the Auto -Related and Roadside Commercial Uses Point Chart of the Land Development Guidance System. This exceeds the minimum required score of 50%. Points were earned for a) not at two arterial streets, b) access on a non -arterial street, c)mixed use, and d) contiguity to existing urban development. The project meets the applicable criteria of the All Development Chart of the LDGS. No outside storage will be permitted. Storage of hazardous materials shall not be permitted. The units are for storage only. No manufacturing, construction, or other uses that would produce noise, glare, etc. such as loud music or band practices will be permitted. These limitations have been noted on the plans. 3. Design The proposed use consists of two 1,400 square foot buildings to be located in the large paved area which currently exists between the existing 5,600 square foot storage building and the 4 bay car wash. Access to the site is from Stuart Street. There are paved drives around the perimeter of the site for public and emergency access. The facility is accessible 24 hours a day, as there are no gates. The proposed storage buildings are a maximum of 9110" in height. ITEM NO. 2 MEETING DATE 9/27/93 STAFF Kirsten Whetstone -- -- - PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Spring Court Storage PUD, Amended Final of Spring Court Subdivision PUD, #50-93 APPLICANT: Linda Ripley Ripley Associates 117 E. Mountain Ave. Fort Collins, CO 80524 OWNER: Steve Smith 2910 S. College Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for an amended final PUD to add two 1,400 square foot self storage buildings to an existing car wash and storage facility. The site is a portion of the Spring Court Subdivision PUD, located directly west of the retail building (Tran's Tae-Kwon- Do Academy) at 1801 South College Avenue. The property is zoned H- B, Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is an amendment to the Spring Court Subdivision PUD approved in 1976 for retail, car wash, and storage uses and amended in 1977 to allow a 5,600 square foot warehouse use. The addition of 2,800 square feet exceeds the maximum of 2% of the improved gross leasable floor area for a PUD approved prior to 1981 and therefore does not qualify as a minor administrative change. The project achieves 58% on the Auto -Related and Roadside Commercial Point Chart and addresses applicable criteria of the All Development Chart of the LDGS. Access will be from Stuart Street. The project is feasible from a traffic standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT