HomeMy WebLinkAboutFORT COLLINS NISSAN-KIA - PDP210017 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUEST
April 13, 2022
Clark Mapes, AICP
c/o City of Fort Collins
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: Fort Collins Nissan-Kia Modification Request
Please accept this request for a Modification of Standards to Sections 3.5.3(C)(1) and (2)(a)(b)
of the Land Use Code.
Background
The proposed use for the 25-acre site is the construction of two new automobile dealerships.
Current zoning for the property is CG and MMN and will be approved through a Type 2 hearing.
The site is located at the intersection of South College Avenue and Crestridge Street. The current
dealership, Fort Collins Nissan, will be taken down and a new Kia dealership will be constructed.
A new Nissan dealership will be constructed on the site just to the north. In addition, a parking
area for extra vehicle storage will be constructed just west of the dealerships. Detention ponds
and water quality ponds will be located west of realigned Venus Avenue. There are natural
features, including wetlands and a significant rock outcropping that will be buffered and
preserved.
The existing right-of-way of Crestridge Street will be vacated, and a new extension of Venus
Avenue will continue north to align with Bueno Drive. Crestridge Street will become a private
drive, with a right-in/right-out only access.
The main entrance to the dealerships will be either from realigned Venus Avenue or the right-
in/right out from College Avenue.
The buildings are a combination of one and two stories. The Nissan building is 47,070 sq.ft and
the Kia building is 41,420 sq. ft.
The site is bounded by the existing Skyview Subdivision to the south, South College Avenue to
the east, vacant undeveloped land to the north and the BNSF railway to the west.
The modifications are requested in accordance with the review procedures set forth in Section
2.8.2(H) of the Land Use Code as follows:
Fort Collins Nissan-Kia Modification of Standards
03.29.22
Modification to Section 3.5.3(C)(1) and (2)(a)(b)
Code Language: Section 3.5.3(C) Relationship of Buildings to Streets, Walkways and Parking
states the following:
(C) Relationship of Buildings to Streets, Walkways and Parking.
(1) Orientation to a Connecting Walkway. At least one (1) main entrance of any commercial
or mixed-use building shall face and open directly onto a connecting walkway with
pedestrian frontage. Any building which has only vehicle bays and/or service doors for
intermittent/infrequent nonpublic access to equipment, storage or similar rooms (e.g., self-
serve car washes and self-serve mini-storage warehouses) shall be exempt from this
standard.
(2) Orientation to Build-to Lines for Streetfront Buildings. Build-to lines based on a consistent
relationship of buildings to the street sidewalk shall be established by development projects
for new buildings and, to the extent reasonably feasible, by development projects for additions
or modifications of existing buildings, in order to form visually continuous, pedestrian-oriented
streetfronts with no vehicle use area between building faces and the street.
and
(a) To establish "build-to" lines, buildings shall be located and designed to align or
approximately align with any previously established building/sidewalk relationships that
are consistent with this standard. Accordingly, at least thirty (30) percent of the total
length of the building along the street shall be extended to the build-to line area. If a
parcel, lot or tract has multiple streets, then the building shall be built to at least two (2) of
them according to (b) through (d) below, i.e. to a street corner. If there is a choice of two
(2) or more corners, then the building shall be built to the corner that is projected to have
the most pedestrian activity associated with the building.
(b) Buildings shall be located no more than fifteen (15) feet from the right-of-way of an
adjoining street if the street is smaller than a full arterial or has on-street parking
Requested Modification:
We request that following:
(1) The buildings have not have a connecting walkway
(2) To allow the buildings to have a vehicle use area between the building face and the street
(3) To allow the buildings to be located more than 15 feet behind the street right-of-way.
Modification Criteria
The request of approval for this modification complies with the standards per Review
Criteria 2.8.2 (H)(1) in the following ways:
1. The plan as submitted 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.
Further, We feel that the granting of the modification would not be detrimental to the public good.
Fort Collins Nissan-Kia Modification of Standards
03.29.22
Justification
We feel that the plan as submitted 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 for the following reasons:
• The intervening drive aisle that separates the buildings from the vacated Crestridge Drive
allows vehicles to circulate through the site and conveniently park in front of the
businesses.
• The fact is that automobile dealerships function differently than other businesses.
Verhicle service plays a predominant role in the current market. Safe and convenient
access to and from service bays are important features, therefore requiring a
predominance of overhead doors and drive through access. Functions such as drive up
service bays, new vehicle delivery, detail shop and oil changes are the norm, resulting in
the buildings virtually surrounded by pavement.
• There are clear, direct pedestrian connections from each building entrance to the streets
that are enhanced walkways with either colored or scored paving. This allows for safe
and direct access to the streets.
• Where each pedestrian connection joins the street sidewalks, there are pedestrian
amenities such as entry plaza areas, seat walls, and entryway columns. These enhanced
entries are also a requirement of the South College Corridor Plan, which intends to create
a sense of arrival and sense of public space.
• The visual impacts of the vehicle use areas are greatly reduced by the use of landscaping
along all of the frontages, utilizing a combination of shrubs, grasses, boulders and trees
that will provide adequate screening.
We look forward to working with you during this process and will be happy to answer any questions
you may have.
Sincerely,
Cathy Mathis, APA
Project Manager, TB Group