HomeMy WebLinkAboutAFFORDABLE SELF STORAGE - PDP - PDP170005 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTDecember 1, 2017
Affordable Storage of Fort Collins
Modification of Standards Request
Hauser Architects, P.C. is requesting the following modifications of standards in support of a PDP (Project
Development Plan) application currently under consideration.
The applicant is requesting Modifications of Standards for the following:
4.28(E)(3)(a)2 – A minimum thirty-foot deep landscape yard shall be provided along all arterial streets,
and along any district boundary line that does not adjoin a residential land use.
Standards:
City of Fort Collins Land Use Code
Article 4 – Districts
Division 4.28 – Industrial District (I)
4.28(E) – Development Standards
4.28(E)(3) – Site Design
4.28(E)(3)(a) – Screening
4.28(E)(3)(a)2 – A minimum thirty-foot deep landscape yard shall be provided along all arterial streets,
and along any district boundary line that does not adjoin a residential land use.
Discussion:
The proposed Affordable Storage of Fort Collins facility is located at the northeast corner of the
intersection of Conifer Street and Red Cedar Circle. This 3.29 acre site is zoned Industrial and abuts
industrial zoned property to the north and a portion to the east. The property also shares a portion of its
east boundary line with a property zoned Community Commercial.
At issue is the east boundary line where it abuts Community Commercial zoned property line and where
the standards require a thirty-foot deep landscape yard to minimize the visual impacts of the proposed
industrial use. The proposed self storage facility has been currently designed to have individual drive-up
self storage units with overhead doors along the east property line with a twenty four-foot wide access
drive lane.
The design team has worked diligently with City of Fort Collins Planning Staff and Poudre Fire Authority in
the design of this site and building. In addition, the design team has worked with the owner to provide a
facility that will match the market demand of the area and success of this facility.
The intent of the standard thirty-foot deep landscape yard is to provide adequate visual screening of low
visual interest or visually intrusive building elements and uses from dissimilar zone districts. The design
team is presenting an approach that still maintains that visual screening, but in a shorter distance than the
zoning district development standards and by still utilizing the landscape standards in Division 3.2 – Site
Planning and Design Standards. In lieu of thirty-feet, the design team is requesting a seven-foot deep
landscape yard that will accommodate a six-foot high masonry / metal screen wall along with tree and
shrub or ornamental grass plantings..The screen wall materials will consist of charcoal colored split-face
cmu block base with pre-cast concrete sill with pilasters spaced every twenty five-feet and stucco textured
finished light stone colored metal panel above masonry base.
Justification:
As outlined in 2.8.2(H)(1) We request that our modification of standards request 4.28(E)(3)(a)2 – A
minimum thirty-foot deep landscape yard be approved as our request will promote the general purpose of
the standard for which the modification is requested equally well or better than would a plan which
complies with the standard for which a modification is requested.
1.2.2 - Purpose
The purpose of this Code is to improve and protect the public health, safety and welfare by:
(A)ensuring that all growth and development which occurs is consistent with this Code, City Plan
and its adopted components, including, but not limited to, the Structure Plan, Principles and
Policies and associated sub-area plans.
(B)encouraging innovations in land development and renewal.
(C)fostering the safe, efficient and economic use of the land, the city's transportation
infrastructure, and other public facilities and services.
(D)facilitating and ensuring the provision of adequate public facilities and services such as
transportation (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm
drainage, fire and emergency services, police, electricity, open space, recreation, and public
parks.
(E)avoiding the inappropriate development of lands and providing for adequate drainage and
reduction of flood damage.
(F)encouraging patterns of land use which decrease trip length of automobile travel and
encourage trip consolidation.
(G)increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative
modes of transportation.
(H)reducing energy consumption and demand.
(I)minimizing the adverse environmental impacts of development.
(J)improving the design, quality and character of new development.
(K)fostering a more rational pattern of relationship among residential, business and industrial
uses for the mutual benefit of all.
(L)encouraging the development of vacant properties within established areas.
(M)ensuring that development proposals are sensitive to the character of existing
neighborhoods.
(N)ensuring that development proposals are sensitive to natural areas and features.
(O)encouraging a wide variety of housing opportunities at various densities that are well-served
by public transportation for people of all ages and abilities.
As has been demonstrated, providing plant materials in conjunction with a screen panel and masonry wall
provides a more visual integration of materials than that of a security fence. The screen wall also shields
out the low visual interest or visually intrusive building element of overhead doors, blank walls and
vehicular traffic. The architectural screen wall in combination of plant materials provides an equally well
buffering of that of a thirty-foot deep landscape yard, if not better during winter months.
Attachments:
Proposed Site Plan
Proposed Screen Wall Elevation
Sincerely,
Richard J. Hazel, AIA, ALA
Hauser Architects, PC