HomeMy WebLinkAboutWEBERG PUD - FINAL - 76-88G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO 12
PLANNING AND ZONING BOARD MEETING OF July 24,. 1989
I STAFF REPORT I
PROJECT: Weberg PUD, Final - #76-88G
APPLICANT: Weberg Enterprises, Inc.
c/o Vaught -Frye Architects
2900 S. College Avenue
Fort Collins, CO 80525
OWNERS: Fred and Dorothy McClanahan
5001 S. College
Fort Collins, CO 80525
PROJECT PLANNER: Linda Ripley
PROJECT DESCRIPTION: A request for final approval of a 70,000 square
foot Weberg Furniture showroom/warehouse, on 5.1 acres. The site is located on
the west side of College Avenue, at Fairway Lane, approximately 1 /3 mile
south of Harmony Road and is zoned B-P, Planned Business, with a PUD con-
dition.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: Weberg Furniture consists of a 35,000 square foot
showroom and attached 35,000 square foot warehouse. The project is an accept-
able land use at this location according to locational criteria described in the
LAND USE POLICIES PLAN and the LAND DEVELOPMENT GUIDANCE
SYSTEM. The Planning and Zoning Board approved the Preliminary PUD May
22, 1989, with six conditions pertaining to mitigation for existing trees to be
removed, signage, architectural detail, Fossil Boulevard alignment off -site,
fencing and monitoring the water quality control berm. Staff believes the final
plan is in substantial conformance with the preliminary plan and the six
conditions have been met, therefore, staff is recommending approval.
DEVELOPMENT 300 LaPorte Ave. - P.O. Box 580 - Fort Collins, Colorado 80522 - (303) 221-6750
SEHVICES, PLANNING DEPARTMENT
Weberg PUD, Final, #76-88G
P & Z Meeting - July 24, 1989
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: T; Fossil Creek Nursery (in Larimer County)
S: b-p; Mill Brothers Nursery
E: B-L; Fred Schmid's (Fairway Estates Business Annexation)
W: FA-1; vacant (in Larimer County)
This site was annexed into the city and zoned B-P Planned Business, as part of
the McClanahan Annexation April 18, 1989. The Weberg PUD Master Plan was
approved by the Planning and Zoning Board May 22, 1989. The first phase
preliminary plan for the Weberg development was approved at the same meet-
ing with six conditions.
2. Land Use:
The proposed use consists of Weberg's 35,000 square foot showroom and
attached 35,000 square foot warehouse. Under the locational criteria described
in the LAND USE POLICIES PLAN, regional community shopping centers
should locate in areas easily accessible to residential areas, near transportation
facilities that can offer the required access without exceeding the capacity of
the existing transportation network, where they can be served by public
transportation and in areas served by existing water and sewer facilities. New
regional/community shopping centers locating in the proximity of existing
regional/community shopping centers are encouraged to be designed as a single
commercial district. The South College Avenue Corridor functions as a
regional/community shopping district in Fort Collins. The site addresses these
locational policies.
From an activity standpoint, the Land Development Guidance System classifies
showrooms and warehouses under Auto -related and Roadside Commercial Uses.
The project scores 57% on the Auto -Related and Roadside Commercial Point
Chart, earning credit for not being located at two arterials; having primary
access from a non -arterial street (access is from Fairway Lane); being on a site
larger than 2 acres; for providing joint parking and for being contiguous to
existing urban development.
3. Design:
The Weberg Furniture facility includes 35,000 square feet of showroom and
35,000 square feet of warehouse. The proposed showroom is 18 feet in height,
while the warehouse has a maximum height of 26 feet. The building material
is exposed aggregate concrete tilt up panels, with recessed bands and fluting
providing visual relief on all four facades. Arched entryways, canvas awnings
and storefront doors and windows add architectural interest to the entry
feature. Proposed signage consists of "Weberg Furniture" on the west and east
elevations and an illuminated "Weberg's" on the east elevation. In addition there
will be a project identification sign at the College Avenue/Fairway Lane
intersection.
Weberg PUD, Final, #76-88G
P & Z Meeting - July 24, 1989
Page 3
Street trees are provided along College Avenue, Fairway Lane and Fossil
Boulevard. Ornamental trees, evergreen trees, as well as evergreen and decidu-
ous foundation plantings provide seasonal landscape interest and soften the
architectural appearance of the building. Berming against the building where
possible will lessen the apparent height of the structure and add to the
landscape effect. Berming has also been incorporated at the back of the
furniture store along Fossil Boulevard, to screen the loading dock area. The
quantity of plant material proposed for the site substantially exceeds typical
requirements.
4. Neighborhood Comaatibility:
A neighborhood meeting was held on this proposal on March 1, 1989. Issues
raised at the meeting included building height, architectural design, buffering,
setbacks and storm drainage. In response to neighborhood concerns, the appli-
cant has agreed to lower the height of the structure, increase setbacks, provide
additional architectural detail, provide additional plant material and berming
and provide a water quality control berm designed to clean storm water run-
off. Staff believes neighborhood concerns have been addressed to the maximum
extent possible, within reason. A neighborhood meeting was not held during
final review.
5. Transportation:
Access to the site is
from an extension of Fairway Lane west of
College
Avenue.
The proposed
re -circulation street, Fossil
Boulevard, is also shown on
the site
plan and would
eventually be linked to
the north and south
of this
site. The
Fairway Lane
intersection with College
Avenue is a potential
signal-
ized intersection
and is
in conformance with the
South College Access
Control
Plan.
6. Storm Drainage:
The site drains to
College Avenue and
then down to Fossil
Creek. On -site
detention is being
provided because the
State Highway Department
requires
that only historic flows may be released
onto their right-of-way.
The applicant
is providing a water
quality control berm
at the southeast corner
of the site, to
filter sediment and
other substances commonly found in parking
lots from the
stormwater before it
is released from the
site.
7. Conditions:
The conditions put on the preliminary approval of this project and how those
conditions have been met by the applicant is summarized below:
Weberg PUD, Final, #76-88G
P & Z Meeting - July 24, 1989
Page 4
1. The applicant provide mitigation for the loss of existing trees on the final
plans.
Staff does not have set guidelines that establish appropriate mitigation for
the loss of existing trees. In recent years, the loss of existing trees is most
commonly compensated for by providing additional on -site plant material
or using larger caliper trees. Mitigation has not been dollar for dollar. As
mitigation for the loss of existing trees on the site, the applicant proposes
the following:
a) Provide a greater quantity of on -site plant material than is typically
required.
b) Dig, store, maintain and then transplant five 7-10" caliper evergreen
trees existing on -site.
c) Provide a note indicating that future development on the Weberg Master
Plan will provide 3" caliper street trees and above average foundation
plantings.
Staff believes the proposed mitigation measures are fair and consistent
with what the city has required of other developers in recent years.
2. A unified signage design be provided with the final plans.
This condition was added at the time the preliminary staff memo was
written. Information regarding the Weberg site signage and a master plan
note addressing graphic coordination were reviewed and approved at the
May 22, 1989 Planning and Zoning Board hearing.
3. Final building elevations provide greater visual interest and relief for the
north, south and east elevations of the Weberg facility, through the use of
greater variety in building materials, building openings, color and/or
texture and that a consistent architectural theme for the entire site be
established.
This condition was added at the time the preliminary staff memo was
written. Building elevations showing exposed aggregate concrete tilt up
panels, with recessed bands and fluting on all four facades was reviewed
and approved at the May 22, 1989 Planning and Zoning Board hearing.
The master plan approved at that same meeting addresses a consistent
architectural theme for the master planned area.
4. Preliminary design for Fossil Boulevard off -site be provided with the
final plans, retaining the existing trees to the south of this site in
a median in Fossil Boulevard.
Weberg PUD, Final, #76-88G
P & Z Meeting - July 24, 1989
Page 5
After working with the affected property owners to the south, it was
agreed that the best alignment for the street would be east of the existing
trees. The applicant has done preliminary design work for the alignment of
Fossil Boulevard off -site to the south and has demonstrated to staff that
the majority of existing trees can be preserved using this alignment.
5. Fencing along the south property line be evaluated by staff.
The applicant has provided a split rail fence along the south property line
where Weberg's parking lot and loading dock areas interface with Mill
Brother Nursery. Staff believes the Mill family finds this solution
acceptable.
6. The drainage filter system be monitored on an annual basis and results
reported to staff.
The applicant has agreed to visually check the berm on an annual basis.
Gravel will be replaced every two years or more often if warranted. Filter
fabric and posts are to be checked every two years and cleaned or
replaced as needed.
RECOMMENDATION
Staff finds that the final plan is in substantial conformance with the prelimi-
nary plan and has met the six conditions required for final approval. Staff
recommends approval of Weberg PUD, Final #76-88G
ITEM WEBERG PUD
NUMBER 76-$$F Preliminary
76-88G Final
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urban design, inc.
3030 south college ave., suite 200
fort collins, colorado 80525
(303) 226-4074
MEMORANDUM
TO: Tony Hughes, Vaught*Frye
FROM: Ed Hyatt, Cityscape Urban Design, Inc.
DATE: June 30, 1989
RE: Weberg Furniture
PROJECT NO.: 9070
At Bob Stafford's request I have visited the site and made an
evaluation of the trees to be transplanted, using the Basic
Formula Method, Chapter 5 of the International Society of
Aboriculture's "Valuation of Landscape Trees, Shrubs and Other
Plants", 7th Edition.
My calculations, based on the above, are as follows:
(Basic Value) x (Condition) x (Location) x (Species) = Value of Trees
7"
Cal.
Pinyon
Pine
1040 x
90%
x 75%
x 60%
= $
421
9"
Cal.
Pinyon
Pine
1716 x
90%
x 75%
x 60%
= $
695
8"
Cal.
Pinyon
Pine
1356 x
90%
x 75%
x 60%
= $
549
9"
Cal.
Pinyon
Pine
1716 x
90%
x 75%
x 60%
= $
695
10"
Cal.
Juniper
2119 x
70%
x 75%
x 30% =
$
334
Subtotal $2,694
Moving Costs ($200/tree minimum) $1,000
Total Value of Transplanted Trees $3,694