HomeMy WebLinkAboutFORT COLLINS NISSAN-KIA - PDP210017 - SUBMITTAL DOCUMENTS - ROUND 4 - MODIFICATION REQUEST
June 14, 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 Section 3.2.1(D)(1)(c)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:
Modification toSection 3.2.1(D)(1)(c)
Code Language: Section 3.2.1 – Landscaping and Tree Protection states the following:
(D)Tree Planting Standards. All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located
within fifty (50) feet of any building or structure in order to establish at least a partial urban tree canopy. The groves and belts may also be combined or interspersed with other landscape
areas in remaining portions of the development to accommodate views and functions such as active recreation and storm drainage.
Minimum Plantings/Description. These tree standards require at least a minimum tree canopy but are not intended to limit additional tree plantings in any remaining portions of the development.
Groves and belts of trees shall be required as follows:
(c)"full tree stocking" shall be required in all landscape areas within fifty (50) feet of any building or structure as further described below. Landscape areas shall be provided in
adequate numbers, locations and dimensions to allow full tree stocking to occur along all high use or high visibility sides of any building or structure. Such landscape areas shall extend
at least seven (7) feet from any building or structure wall and contain at least fifty-five (55) square feet of nonpaved ground area, except that any planting cutouts in walkways shall
contain at least sixteen (16) square feet. Planting cutouts, planters or other landscape areas for tree planting shall be provided within any walkway that is twelve (12) feet or greater
in width adjoining a vehicle use area that is not covered with an overhead fixture or canopy that would prevent growth and maturity.
Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions:
Tree Type
Minimum/Maximum Spacing
Canopy shade trees
30'—40' spacing
Coniferous evergreens
20'—40' spacing
Ornamental trees
20'—40' spacing
Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and circulation as long as the minimum tree planting requirement is met.
Canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. Trees required in subparagraphs (a) or (b) above may be used to contribute to this standard.
Requested Modification:
We request that the project have relief from the “full tree stocking” requirement.
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:
4. The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered
from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2.
Further, We feel that the granting of the modification would not be detrimental to the public good.
Justification
We feel that the plan as submitted will promote the general purpose of the standard for which the modification is requested in a nominal, inconsequential way than would a plan which
complies with the standard for which a modification is requested for the following reasons:
The purpose of the standard isfor new developments to create treecanopy coverage, screening and appropriate spacing for several reasons such as protecting erosion and stormwater runoff,
water conservation, reduced glare and heat island effects. This is intended to enhance the appearance of the development and the pedestrian experience, and create visual screening.
The alternative plan, which has less than the numbers and spacing of trees required within 50’ of the building, still continues to establish aneffective tree canopy to the extent reasonably
feasible. This is accomplished by providing trees in the islands adjacent to the buildings and in rows close to the building.
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 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, thus rendering it infeasible to meet the full tree stocking requirement within 50’ of
the building face.
The alternative plan does meet the shade tree requirements
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