HomeMy WebLinkAboutPEDERSEN TOYOTA EXPANSION - PDP - PDP140007 - REPORTS - RECOMMENDATION/REPORT • • Agenda Item 2
STAFF REPORT September 11, 2014
Planning and Zoning Board
PROJECT NAME
PEDERSEN TOYOTA EXPANSION PDP140007
STAFF
Noah Beals, Senior City Planner/Zoning
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for consideration of a Project Development Plan
(PDP) for Pedersen Toyota Expansion, PDP140007. The project
site is located on the northwest corner of the intersection of South
College Ave and Kensington Drive and extends west to Mason
Street.
The project proposes to expand the existing Toyota dealership.
The expansion will include the lot to the west that is currently a
mini-storage facility. The project proposes a carwash, 4 story
parking structure, retail space, office space, and auto repair. The
entire site is 5.02 acres and the project includes 202,100 square
feet of building. There are 620 vehicle spaces, 76 of those spaces
are off-street parking spaces and 544 spaces are for inventory.
The 3rd and 4t" story of the parking structure will be built at a later
date than the rest of the proposed buildings. The project includes
both an interim condition for the 2 story parking structure and the 4
story configuration when it is fully constructed.
APPLICANT: Angie Milewski
1603 Oakridge Drive
Fort Collins, CO 80525
OWNER: Mark & Gerry Pedersen
4455 S College Ave
Fort Collins, CO 80525
RECOMMENDATION: Staff recommends approval of Pedersen Toyota Expansion Project
Development Plan, PDP140007.
EXECUTIVE SUMMARY
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The approval of Pedersen Toyota Expansion Project Development Plan complies with the
applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically:
• The PDP complies with process located in Division 2.2 - Common Development
Review Procedures for Development Applications of Article 2 - Administration.
• The PDP complies with relevant standards located in Article 3 - General
Development Standards.
• The PDP complies with relevant standards located in both Division 4.21 General
Commercial (C-G), of Article 4 - Districts.
COMMENTS:
1. Background:
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Historically the following approvals have been granted to the property:
• Horsetooth Harmony Annexation (May 1978)
• Fossil Creek Commercial Plaza (November 1978)
• Mini U Storage P.U.D. (May 1984)
• Auto Avenue Mall P.U.D. (May 1988)
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• Pedersen Toyota-Volvo-Saab P.U.D. (June 1991)
Todaythe property has 10 buildings on two lots. The buildings are usedfor the
p p y g g o t e Toyota
Dealership and a mini-storage facility, and are surrounded by pavement with minimal
landscaping. Right-of-way improvements include curb & gutter, sidewalks and street trees
along the adjoining streets.
Zoning History:
• In 1978, upon annexation, the property was zoned Highway Business (HB) District. This
district was at the time part of the City's Land Development Guidance System (LDGS).
• The LDGS was replaced by the City's Land Use Code (LUC) in 1997. Upon the adoption
of the LUC the property was zoned Commercial (C) District.
• In 2011 the C District was further refined and was renamed General Commercial (C-G)
District. This site was included in the renaming.
The current surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Use
North General Commercial (C-G) Fossil Creek Commercial Plaza - Target
South General Commercial (C-G) Gateway at Harmony Road P.U.D. - Conoco
General Commercial (C-G) Gateway at Harmony Road P.U.D. - M&O Tire
General Commercial (C-G) Public Right of Way - Kensington Drive
East Harmony Corridor (H-C) Harmony PUD - Harbor Freight Tools & Café Rio
Harmony Corridor (H-C) Fort Collins Retail Center - O'Reilly Auto Parts
Harmony Corridor (H-C) Public Right of Way - South College Ave
West General Commercial (C-G) Gateway at Harmony Road P.U.D. - Conoco
General Commercial (C-G) Public Right of Way - South Mason Street
Note: The entire site of the proposed project and the surrounding locations that are zoned C-G
are also located in the Transit Oriented Development Overlay District.
2. Compliance with Article 4 of the Land Use Code - Section 4.21 General
Commercial (C-G):
The project complies with all applicable Article 4 standards as follows:
Section 4.21(A) and (B) - Permitted Uses for C-G
The purpose of the General Commercial (C-G) district is to provide a setting for
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Agenda Item 2
development and redevelopment of retail and commercial uses. As development occurs
it should be designed to improve conditions for pedestrians, bicyclists and other possible
convenient modes of transportation. A car dealership is classified as Vehicle sales with
outdoor storage in the Land Use Code. This use is a permitted in the district.
Section 4.21(D) - Land Use Standards for C-G
Section 4.21(D) sets the maximum building height at four stories. The proposal
includes one large building. The building will be broken up by varied massing elements
based on design and use of the building. The tallest mass is the parking structure at four
stories. The only portions of the fourth story that will have a roof are the two stair towers
located on the northwest and southeast corners of the parking structure. All portions of
the building are at or below with the maximum story height.
Section 4.21(E) - Development Standards for C-G
Section 4.21(E)(2)(a) requires that pedestrian-oriented outdoor spaces shall
be placed next to activity areas. These spaces shall be visible from streets
and sidewalks and should include amenities such as art and shelters. The
project fronts on three streets and on each street face, in connection with
pedestrian entrances of the building, there are plaza areas with benches.
Section 4.21(G) - Development Standards for the Transit-Oriented Development
(TOD) Overlay for C-G
Section 4.21(G) requires that locations in the C-G zone that also are located in the TOD
Overlay district are additionally subject to the standards of division 3.10 of the Land Use
Code. Compliance with the standards of division 3.10 will be addressed in the following
section of this report.
3. Compliance with Article 3 of the Land Use Code - General Development
Standards
The project complies with all applicable General Development Standards; with the following
relevant comments provided:
Division 3.2 - Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
• A detailed tree mitigation plan was provided with this project
proposal. The mitigation plan was reviewed by the city forester. This plan
identifies there should be 22 trees upsized to mitigate for removed trees.
Additionally, there will be 40 new trees added to the site.
• Other landscape improvements include:
o Foundation plantings surrounding the majority of the
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building.
o Trees and a seed mix of natural grasses in the
detention pond area.
o Existing vehicle use areas brought into compliance
with interior landscape islands and perimeter landscape
setbacks.
2) 3.2.2 Access, Circulation and Parking:
• Although the site is used for the sale of vehicles, pedestrian access
is important for customers and employees. This site has improved the
public sidewalks along S Mason Street and Kensington Ave. This includes
detaching the sidewalk from the street and increasing the width of the
sidewalk. These improvements also meet the guidelines of the adopted
Midtown Plan. Additional, private sidewalks have been added to connect
to the main entrances of the building sidewalk to public sidewalk along
each street.
• With the additional sidewalks and increase in width, bicycles can
also safely use these paths. Covered bicycle parking spaces are provided
within the first parking structure level. The proposed uses require at least
15 bicycle spaces and the project is providing 17.
• Vehicle access has been improved. Before, the delivery of new
inventory required the use of Kensington Street. The additional lot allows
delivery trucks to enter the site and safely drop off new inventory without
blocking traffic. Also, the parking structure not only provides added space
for inventory but an increase for employee and customer parking. The
number of off street parking spaces being provided is 76. Which is less
then number of spaces that are permitted. The inventory spaces total 544
spaces divided up between both the surface lot and parking structure.
There is not a minimum or maximum number spaces required for inventory.
3) 3.2.4 Site Lighting:
A photometric site plan was provided illustrating the project to be in compliance with the
average minimum foot-candles. The LED light fixtures being used are sharp cut-off and down-
directional, minimizing any light spillage.
Division 3.4 - Environmental, Natural Area, Recreational and Cultural Resource
Protection Standards
1) Section 3.4.1 Natural Habitats and Features:
• The Pedersen Toyota Expansion site does not include any natural
areas, habitats, and features within its boundaries. The project is within
500 feet the Mason trail but separated by Mason Street and other
development. Therefore, this project will not increase impacts on the
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Agenda Item 2
Mason Trail.
Division 3.5 - Building Standards
1) Section 3.5.3 Commercial Buildings:
• This project is an expansion of the existing Toyota Dealership
resulting in one building that can be divided by different masses and uses
of the building. This large building has been designed to provide significant
architectural interest and pedestrian-scale design that establishes attractive
street fronts through the following ways:
o A pedestrian plaza that is connected to the public sidewalk and main
entrances of the building on each of the three street fronts.
o The new addition complies with the build-to-line, and eliminates
vehicle parking in-between the building and the right-of-way.
o 4 ft. base of masonry block wraps the building and varying parapets
provide a recognizable top.
o Variety in building heights from single story to 4 stories
o Pedestrian entrances are defined by awnings and recesses
o The large portion of the building is delineated with columns that
articulate divisions in the mass.
o Retail uses that wrap the parking structure
o Increase of fenestration with portions of the building that are closest
to the public right-of-way.
o Existing display and parking areas brought into compliance with
landscape standards.
Division 3.6 - Transportation and Circulation
1) 3.6.3 Street Pattern and Connectivity Standards:
This project does not include any new streets. The vehicle access points along
Kensington and Mason Street have been relocated to align safely with access points on the
other side of the rights-of-way. Pedestrian and bicycle connectivity has been improved with
detached sidewalks, widen multi-use path and direct connection from the public sidewalk to the
entrances of the building on all three streets.
2) 3.6.4 Transportation Level of Service Requirements:
The Traffic Operations and Engineering Departments have reviewed the Transportation
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Impact Study that was submitted to the City for review and have determined that the vehicular,
pedestrian and bicycle facilities proposed with this Project Development Plan are consistent
with the standards contained in Part II of the City of Fort Collins Multi-modal Transportation
Level of Service Manual.
Division 3.10 Transit-Oriented Development (TOD)
The standards of the TOD overlay zone are in similar to those found in section 3.5.3 as both
sections were created to enhance the pedestrian environment. This project is designed to be
incompliance with the TOD standards in the following ways:
• The building entrances connect directly to the public right-of-way and
include plaza space with seating.
• Streetscapes are being improved with detached sidewalk and tree lawns
• The new addition is designed to keep parking areas to the side or behind
the building.
• The parking structure has been wrapped with 1 story buildings that contain
retail uses of the dealership.
• The 1 story portions of the building meet the minimum requirements of 20
ft. in height.
4. Neighborhood Meeting
A neighborhood meeting was held for the proposed project and one member of the public
attended. A staff summary of the neighbor's comments and applicant's response is included
below. Detailed meeting minutes are attached with this staff report.
Comment(Citizen): The scale looks off with the four story portion behind it.
Response (Applicant): It appears that way because the top floor does not have a roof and the
single story portion is 20 ft in height. The grade is also lowered making it appear shorter from
the street.
After the neighborhood meeting no additional comments were received for this project.
5. Findings of Fact/Conclusion
In evaluating the request for the Pedersen Toyota Expansion, PDP140007 Staff makes the
following findings of fact:
A. Pedersen Toyota Expansion complies with the process located in Division 2.2 -
Common Development Review Procedures for Development Applications of Article 2
- Administration.
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B. Pedersen Toyota Expansion complies with relevant standards located in Article 3 -
General Development Standards.
C. Pedersen Toyota Expansion complies with relevant standards located in Division
4.21 General Commercial (C-G) of Article 4 - Districts.
RECOMMENDATION:
Staff recommends approval of the Pedersen Toyota Expansion, PDP140007 .
ATTACHMENTS
1. Site Plan (PDF)
2. Landscape Plan (PDF)
3. Lighting Plan (PDF)
4. Elevations Color (PDF)
5. Elevation Full Build out (PDF)
6. Elevation Interim (PDF)
7. Neighborhood Meeting Notes (PDF)
8. Lyle Grell (email & response) (PDF)
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