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HomeMy WebLinkAboutLEGACY AUTO - PDP - PDP120001 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (7)P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com Legacy Auto PDP Statement of Planning Objectives November 21, 2011 P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com S tatement of Appropriate City Plan Principles and Policies Economic Health • This project supports job creation with a potential for a minimum of 30 jobs. • This project maximizes retail sales tax revenue by allowing an existing retail business at this site to ect allows for the creation of a new office/warehouse tax generator on the western portion of repreneurial business selling medium sized tractors which • This is an infill project which lies within a targeted infill and redevelopment area. expand within the city limits in lieu of moving to the county. • This proj the site. • This project supports a local, established, ent is unique within the Fort Collins city limits. Environmental Health • This project protects and enhances the natural features by creating a 50 feet wildlife buffer along the Larimer-Weld Canal in order to maintain a wildlife corridor through the city. This buffer also helps to ensure the ongoing conservation of plants, animals and their associate ecosystems, supports biodiversity, and improves the aesthetics of the city. Community and Neighborhood Livability • The development of this project promotes the revitalization of an existing, underutilized commercial • This project is a redevelopment infill project along the College Avenue “community spine.” area where infrastructure already exists. City Structure Plan Map Principles and Policies • The development provides for a future local commercial street along the south property line as per the • The development provides a wildlife buffer to the wildlife corridor along the Larimer-Weld Canal. City Master Street Plan and the North College Corridor Plan. Design Principles and Policies for All Commercial Districts • The project provides a balanced circulation system with adjacent pedestrian sidewalk access to the site rking is provided at each building. Covered bicycle parking is provided at the eastern long the south side of the site in order to connect College Avenue with Willox Court to the west. through a canopy structure with a raised sidewalk. • A bus stop is located adjacent to the site to provide for public mass transit. • Bicycle pa building. • Provision is made for a local commercial street a P.O. Box 270788. Fort Collins, CO 80527-0788 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com Transportation Principles and Policies • A bus stop is located adjacent to the site to provide for public mass transportation. • Adequate sidewalks are provided along College Avenue and along the future local commercial street at the south property line. • A strong, covered pedestrian access is provided to the development. • The development dedicates a half-right-of-way for the local commercial street along the southern property line as shown an the Fort Collins Street Master Plan and the North College Corridor Plan to provide a connection from North College Avenue to Willox Court to the west. Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. • Open space is provided by the development as a landscaped water detention pond. • There are no wetlands associated with this project or adjacent to this project. • There is a recognized wildlife corridor along the Larimer-Weld Canal adjacent to the north property line of the development. • This development provides for a 50 foot wildlife buffer from the top of the south bank of the Larimer- Weld Canal toward the development. This buffer includes a 25 foot area, south of the north property line, which is landscaped and provides evergreen trees to offer screening between the canal and the development. • The Larimer-Weld Canal is the current northern city limit of Fort Collins in this area. • The wildlife buffer and the Larimer-Weld Canal provide a transition between this commercial development and the existing mobile home park (outside the city limits) on the north side of the canal. • On site landscaping complies with Section 3.2.1 of the Land Use Code. • Vehicular circulation to the site is provided by existing curb cuts. • Pedestrian circulation to the site is provided along the center of the existing covered canopy to the existing building on the site by means of a raised sidewalk. • The development dedicates a half-right-of-way for the local commercial street along the southern property line as shown an the Fort Collins Street Master Plan and the North College Corridor Plan to provide a connection from North College Avenue to Willox Court to the west. Existing buildings to the south and west preclude the installation of the street at this time. Statement of proposed ownership and maintenance of public and private open space areas; applicant’s intentions with regard to future ownership of all portions of the project development plan. • The half-right-of-way of the proposed local commercial street shall be dedicated to the City with the paved area maintained by the city. The landscaped portions right-of-ways adjacent to the site and private open space areas will be maintained by the Developer. • It is the intent of the Developer to build and own and/or lease the buildings shown in Phases I, II, and III on the eastern portion of the development. • It is the intent of the Developer to lease or sell the pad site of pad site for the building shown in Phase IV on the western portion of the site. P.O. Box 270788. Fort Collins, CO 80527-0788 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com Estimate the number of employees for business and commercial uses. • It is estimated that there will be approximately 30 business or commercial employees. Description of the rational behind the assumptions and choices made by the applicant This is a request to replat 1845 North College (200 foot frontage) and the property to the north into a single parcel. The new parcel will contain two building pad sites. The east building pad will be comprised of the existing building (1,211 s.f.) and a 6,000 s.f. addition. The existing 1,000 s.f. canopy, which is connected to the existing building, will remain as a covered pedestrian gateway to the site. The west building pad will be a 5,000 s.f. single story office/warehouse. The existing vehicular accesses to the development off of North College Avenue will be utilized as is and without change. The existing building is currently used for the sales of urban tractors, ATVs, trailers, personal water/snow craft (jet-ski and snowmobile types of crafts), conversion vans, cars, and light trucks, and minor vehicle repair. The existing building and addition will be used for the sales offices for urban tractors, ATVs, trailers (25 feet maximum length), personal water/snow craft, conversion vans, cars, and light trucks. Also, part of this building will be used for retail sales and part will be used for minor vehicle repair. The existing building is sited on a parcel with a 200 foot frontage along College Avenue from which they sell cars and light trucks. The Land Use Code states that vehicle sales and leasing for cars and light trucks shall be limited to ten (10) percent of the total linear frontage of both sides of North College Avenue between Vine Drive and the northern City limits or the intersection of North College Avenue and State Highway 1, whichever results in the shortest linear distance. This limitation is currently maximized and includes the existing 200 linear foot of frontage noted above. We propose to relocate the existing, allowed 200 linear foot of frontage used for the sale of cars and light trucks from the southeast frontage of the site to the northeast frontage of the site along College Avenue. (See Site Plans.) The second building pad would be a 5,000 s.f. single-story building located on the western part of the site. The proposed uses for this building will be office/warehouse, personal and business service shops, artisan and photography studios and galleries, retail establishments, retail stores with vehicle servicing, vehicle minor repair, servicing and maintenance establishments, equipment rental establishments (without outdoor storage, plumbing, electrical and carpenter shops, print shops, and food catering or small food product preparation. A storm water detention pond will be located in the southwest corner of the site as this is the low point of the site. The historic drainage to the south is very shallow. The lands to the west are at a higher elevation and paved. The civil engineer has designed the detention pond to gravity feed through an underground storm sewer to the existing storm sewer inlet located in the northeast corner of the adjacent motel parcel to the south. The existing Street Master Plan and North College Corridor Plan show a future local commercial street straddling the south property line of this development. The Owner will dedicate a 36 foot half right-of-way along the southern property line of the development. As this street can not be constructed until the properties to the south and west redevelop, the construction of the local commercial street will be delayed until the adjacent properties to the south and west redevelop. The Larimer-Weld Canal along the northern property line of the development is a possible wildlife migration route. In deference to this wildlife migration route we have shown a 50 foot wide wildlife buffer south of the south top of bank of the Larimer-Weld Canal. 25 foot of this buffer is located south of the development’s north property line. The Developer would limit the display areas for urban tractors, ATV’s, personal water/snow crafts, and trailers of 25’ length or less to 36 display models on the entire tract (both the current PUD site and the undeveloped site). 36 display spaces allows for six (6) urban tractors, six (6) ATV’s, six (6) personal water/snow crafts, six (6) trailers, six (6) cars, and six (6) light trucks. A screened outdoor storage area will be used for the storage of additional inventory of the items listed above. In Phase 1 the screened outdoor storage area will contain 66 items, Phases 2 and 3 will contain 46 items, and Phase 4 will contain 57 items. P.O. Box 270788. Fort Collins, CO 80527-0788 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com Narrative description of how conflicts between land uses, or disturbances to natural habitats and features, and/or wildlife are mitigated. Conflicts between land uses: • The current zoning for this development is Service Commercial District (CS). The parcel to the west is zoned CS; the building is occupied by Pack Rat Freight and Shipping. The parcel to the south is also zoned CS; the building is occupied by Americas Best Value Inn. To avoid conflicts with the Inn we have kept the illumination levels from site lighting to less than 2 foot-candles along the north wall of the Inn. To the east of the development are North College Avenue and the North College Marketplace. North College Marketplace is zoned Community Commercial-North College District (CCN). To the north of the development, in Larimer County, are commercial businesses fronting along North College Avenue with a mobile home park to the west of these businesses. This development is separated from the land uses to the north by the Larimer-Weld Canal and 25 feet of landscaping along the north property line. To avoid conflicts with the mobile home park we minimized site lighting long the north property line to less than 0.5 foot-candles. Disturbances to natural habitats and wildlife are mitigated: • Along the north property line of the development runs the Larimer-Weld Canal. The canal is approximately 50 feet wide from top of bank to top of bank. From the top of bank along the south side of the canal to the north property line of the development is approximately 25 feet. The canal provides a migration route for local wildlife. To mitigate the development’s impact on this wildlife corridor we have maintained a 50 foot wide wildlife buffer from the top of the south bank of the canal. This buffer extends approximately 25 feet south of the north property line of the development. The wildlife buffer within the development will be landscaped with evergreen trees. To minimize the impact of site lighting on this wildlife corridor, we have utilized forward throw, cut-off area lights. The maximum lighting level within the corridor is 3 foot-candles. The maximum lighting level at the north property line is 0.5 foot-candles. A written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. • No neighborhood meetings have been held.