HomeMy WebLinkAboutFORT COLLINS JEEP - PDP - PDP170013 - REPORTS - RECOMMENDATION/REPORT•
PROJECT NAME
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FORT COLLINS JEEP #PDP170013
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
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PROJECT DESCRIPTION: This is a request to re-develop an abandoned building supply store and
lumber yard as a full-service vehicle dealership located at 224 West
Harmony Road. The existing building is 25,430 square feet and would be
expanded to 34;752 square feet. Additions are proposed on both the
north and south. One existing metal shed will remain for vehicle storage.
The.site is divided by the 100-foot wide B.N.S.F Railroad right-of-way
which includes the MAX bus rapid transit system.
The area west of the railroad right-of-way is approximately .87 acre and
would remain as is for inventory storage. This area is also the subject of a
good-faith negotiation with Transfort for potential acquisition as a park-
and-ride for the MAX. A plan amendment will be required should this
acquisition not occur and redevelopment is pursued. A Modification of
Standard is requested to allow less than the required parking lot setbacks
along portions of the two public streets [Section 3.2.2(J)]. The parcel is
4.48 acres, located at the northwest corner of W. Harmony Road and S.
Mason Street and zoned C-G, General Commercial.
APPLICANT: Fort Collins Dodge Chrysler Jeep
c/o Mr. Steve More
Commercial Building Services
7561 S. Grant Street, A-4
Littleton, CO 80122
OWNER: Moreland Properties, LLC
c/o Mike Downey
1653 Layton Drive
Englewood, CO 80113
RECOMMENDATION: Approval of the Modification to Section 3.2.2(J).
Approval of the P.D.P.
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EXECUTIVE SUMMARY
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• The P.D.P. complies with the overall intent and purpose of the Midtown Plan;
• The P.D.P. is a permitted use and complies with the applicable development standards of the C-
G, General Commercial, zone district.
• The P.D.P. complies with the applicable General Development standards with one exception.
• A Modification of Standard to Section 3.2.2(J) — Parking Lot Setbacks — has been evaluated and
found to be justified by the criteria of Section 2.8.2(H)(3).
COMMENTS
1. Backqround:
The surrounding zoning and land uses are as follows:
N: C-G Full-Service Automobile Dealership
S: C-G Regional Shopping Center
E: C-G Drive-Through Restaurant, Vehicle Minor Repair, Fuel Facility
W: R-L Mason Trail, New Mercer Canal and Single Family Attached
The parcel was annexed in two phases:
• The area west of the tracks was included in the larger Horsetooth — Harmony Annexation of
1978;
• The area east of the tracks was annexed as the Wickes Annexation of 1986.
The site was originally developed in Larimer County for a building supply store and lumber yard. The
railroad spur west of the tracks allowed for bulk freight deliveries. The first user was Wickes Lumber
followed by UBC. The site has been vacant for approximately 10 years.
1. Midtown Plan:
The parcel is located within the boundary of the Midtown Plan, adopted in October of 2013. Two key
Visions for Midtown are as follows:
"The vision for Midtown is that it will be a vital district, with a mix of uses and activities that serve
a broad spectrum of the community. It will have a distinct identity that distinguishes it from other
parts of the city, and will serve as a destination in its own right."
"The MAX line will become a central spine in Midtown, just as College Avenue is. New
development will be of high quality, sustainable urban form that supports a pedestrian
environment and fronts onto MAX through four-sided block development."
In fulfillment of these vision statements, Fort Collins Jeep contributes to the mix of uses by providing a
place of employment for approximately 35 employees within an area described by the Plan as being
characterized by an over-abundance of commercial uses at relatively low floor-to-area and employees-
per-acre ratios. The proposed dealership would adjoin the MAX which supports a sustainable urban
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form and promotes a strong pedestrian and transit-oriented environment. Pedestrian access to the MAX
Harmony station is being enhanced with a walkway along the north property line that ties the station to
Mason Street.
The Plan goes on to describe the following Objectives forAchieving fhe Vision, A Sustainable Districf
and A Vibrant Mix of Uses:
"A Sustainable District. Overall, Midtown should develop as a sustainable district culturally,
economically and environmentally. This means providing a framework for livability that supports
living, working, and recreation in a way that contributes to a strong economy and that makes the
best use of natural resources."
"Currently, the surrounding land use densities are below nationally accepted thresholds for
adequate support of high frequency transit. Within walking distance of MAX stations, there is an
overall density of about 3.00 dwelling units per acre and there are approximately 8 employees
per acre Studies conducted by organization such as the Institute of Transportation Engineers
(ITE) and Transit Cooperative Research Program (TCRP) estimate that 15 dwelling unit per acre,
or 25 employees per acre, or a combination of dwelling units and employees is the minimum
density needed to support high frequency transit such as MAX."
"Within the range of commercial uses, a rich diversity of retail, entertainment, dining, and service
should be considered. Professional offices, research and development, and incubator spaces
should also be in fhe mix. Automobile dealerships also make up an important part of the
Midtown economy. When considered all together, the mix of uses in Midtown should serve the
region as well as the nearby neighborhoods."
In fulfillment of these objectives, Fort Collins Jeep provides employment opportunities along transit that
is able to offer an alternative commuting mode for employees or customers dropping off their vehicle for
service. By being located next to MAX, employees and customers are easily linked to areas such as
Downtown, C.S.U. and the Foothills Mall.
The Plan is divided among three Distinctive CharacterAreas with the subject site located in the Lower
Midtown Area which is designated having a theme related to innovation:.
"The lower or southern portion of Midtown, between Bockman Drive and Fairway Lane is already
an energetic place with a variety of big box retail, professional office clusters and smaller
commercial buildings which serve regional customers. Some of these buildings area well-suited
for research and development, or as incubator spaces for emerging new businesses, as there
are several technology businesses and research and development firms nearby. For this
reason, an emphasis on technology could give an identity to this portion of the corridor. Designs
that convey innovation in building systems and materials should be encouraged. A new
public amenity should be considered for this area to provide a focal point. One opportunity to
consider is the land adjacent to the MAX station at the South College Transit Center."
(Emphases are in the original text.)
In response to the Lower Midtown Innovation theme, an automobile dealership is clearly not an
innovative or technology-oriented firm. The proposed new dealership, however, cleans up and
reactivates a blighted 4.48 acre parcel and a dilapidated building that are highly visible from both
Harmony Road and the MAX. Having been vacant for approximately ten years, it is evident that
innovative and technology-oriented firms have bypassed this site while properties further east on
Harmony Road have been considered more advantageous with recent site selections by AMD,
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Broadcom, Intel, Microsoft, Comcast, Numerica, Rodale Custom Blending and the like. The new
economic activity associated with the proposed vehicle dealership, while not considered to be
technology-oriented, will contribute to the broader economic vibrancy of Midtown.
The Midtown Plan also envisions a Grand Promenade:
"Finally, a key circulation concept is to develop a"grand promenade" along the western edge of
the Midtown area, abutting the MAX line. This would be constructed to accommodate bikes and
pedestrians, with the anticipation that in the future many properties would orient to the transit
line. Some courtyards and gardens would open onto the promenade, often in association with
multi-family apartments and townhomes. South of Horsetooth Station, the promenade concept
would transition over to Mason Street, using the existing sidewalks, but with consideration of
enhancing the streetscape to make it more inviting for pedestrians."
The P.D.P. adjoins Harmony Road Station and is located at the southern-most point of the promenade.
There is 397 feet of frontage along Mason Street. This frontage will include an eight-foot wide detached
sidewalk with a 6.5 foot parkway and a double row of street trees for 300 feet of this frontage. The
balance w�ll be dedicated for a new southbound right-turn lane which is warranted to relieve congestion
and improve the transportation level of service. The sidewalk and landscaping are provided to the
maximum extent feasible given the fact that the PDP represents a redevelopment of an existing site that
was originally approved in the County.
In summary, with regard to the vision, objectives and design as called for in the Midtown Plan; Fort
Collins Jeep demonstrates a degree of compliance that commensurate with the existing conditions and
the dedications for additional pub�ic right-of-way. The proposed level of new commercial activity,
combined with public and private improvements, will support the significant public investment in
providing transit along the City's spine.
2. Compliance with Applicable Standards — C-G, General Commercial Zone District:
A. Section 4.21(D) — Maximum Height — Four Stories
The maximum allowable height is four stories. Both the existing and proposed building addition is one
story.
B. Section 4.21(E)(a) — Development Standards — Site Design
This standard requires that pedestrian-oriented outdoor spaces shall be placed next to activity areas that
generate the users (such as street corners, shops, stores, offices, day care and dwellings).
In response, pedestrian outdoor spaces are not typically associated with vehicle dealerships. The
P.D.P., however, provides for an extra wide sidewalk along Mason Street, a new Transfort bus stop pad
and a connecting walkway from Mason Street to the MAX station.
3. Compliance with Applicable General Development Standards:
A. Section 3.2.1(D) — Landscaping
Existing street trees that have been evaluated as being healthy along both public streets will remain and
gaps will be filled with new trees. Along Mason Street, as noted, a second row of street trees will be
planted behind the sidewalk north of the proposed southbound right turn lane. There are very few
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existing healthy trees within the interior of the site as landscaping requirements under County standards,
at the time of initial development, were minimal and the property was neglected during its time of
vacancy.
Other areas of landscaping are concentrated along the north and west perimeters.
B. Secfion 3.2.1(E)(4) — Parking Lot Perimefer Landscaping
The Landscape Plan places an emphasis on perimeter landscaping since a vehicle dealership has
unique challenges with interior landscaping. With regard to perimeter landscaping, there are challenges
as well due to security concerns. Along the
north and west property lines, there will be a six-foot high, vinyl-clad chain link fence. These fences are
mitigated by a mix of trees, shrubs and vines. Particular attention is paid to the northwest corner where
a dense planting of Evergreen Trees are provided in order to establish screening for the MAX. Both the
north and west property lines are landscaped in such a way that there is an emphasis on spruce trees
and upright junipers and in a quantity that exceeds 70% of the lineal distance.
There are 14 trees placed along Mason Street which equates to 30-foot intervals versus 25-foot
intervals. The reason for the shortfall is the additional land area needed for the new southbound right-
turn lane. A low screen wall will be provided adjacent to this right-turn lane.
There are 12 trees placed along Harmony Road which equates to 26-foot intervals versus 25-foot
intervals. The reason for this shortfall is the land area set aside for sight distance on both sides of the
driveway.
Alternative Compliance — 3.2.1(N): Both of these shortfalls are minimal and qualify as complying with
the standard in an alternative manner per Section 3.2.1(N). Staff finds that the overall perimeter
landscaping saves existing healthy mature trees and sufficiently mitigates for those that will be removed.
A solid screen wall effectively contributes to mitigating the impact of the parking lot. This combination
accomplishes the purpose of the standard equally well than would a plan which relied on new trees at
25-foot intervals which equates to a difference of three trees. The area along Mason Street where street
trees cannot be placed is instead devoted to the oversized sidewalk per the Midtown Plan and the new
southbound right turn lane — two important public improvements.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The interior of the site is not necessarily a parking lot per se but more of an inventory storage and
product display area. Nonetheless, the inventory/parking lot area is landscaped in a manner that
complies with the standard from the front building line out to Harmony Road and from the side building
line out to Mason Street. Behind these lines, which are less visible from the public streets, there are
fewer islands but in no case are there any parking bays that exceed 15 spaces without a landscape
island. Further, all islands feature either landscaping or stormwater treatment rain gardens.
Alternafive Compliance 3.2.1(N): The overall shortfall is minimal and qualifies as complying with the
standard in alternative manner per section 3.2.1(N). This is because concentrating the interior parking
lot landscaping in areas where it is most effective accomplishes the purpose of the standard equally well
than would a plan which distributes landscaping into remote areas that are not visible from the public
streets.
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D. Section 3.2.1(E)(7) — Landscaping of Vehicle Display Lots
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Within the Landscaping and Tree Protection section of the Code, this is the only provision that directly
addresses dealerships. This standard requires that for vehicle display lots abutting arterial and collector
streets, there must be landscape islands at intervals not to exceed 15 vehicles or 135 feet whichever is
less. Compliance is achieved with landscape islands provided in the following manner:
• Along Harmony Road:
0 10 spaces — 88 feet
0 11 spaces — 100 feet
0 8 spaces — 68 feet
• Along Mason Street:
0 10 spaces — 90 feet
0 15 spaces — 120 feet
0 14 spaces — 120 feet
E. Section 3.2.1(F) — Landscaping and Tree Protecfion
The site has been inspected by the City Forester. There are 23 existing trees onsite and in the public
right-of-way along both streets. Twelve of these will be preserved, two will be relocated and nine will be
removed. Of the nine to be removed, eight have mitigation value and new trees will be planted at caliper
sizes and in quantities in accordance with the Tree Mitigation Schedule per the recommendation of the
City Forester.
F. Sections 3.2.2(B)(C) — Access, Circulation and Parking General and Development Standards
A vehicle dealership, by necessity, involves a high degree of circulation that must be distributed among
the sales, service, customer and employee parking areas. The P.D.P. separates these functions in a
safe manner. The covered service intake bays are on the west side of the building and are set back
from the front of the building to allow for vehicles to queue as service writers perform their check in
procedures. The sales function is center and to the east with its own parking field. Employee parking is
to the side and rear. Two pedestrian walkways link the Harmony Road and Mason Street sidewalks to
the main entry.
G. Section 3.2.2(C)(4) — Bicycle Parking
Four bike parking spaces are required and four are provided along the front of the building near the
service bays.
H. Sections 3.2.2(C)(5)(6) and (7) — Walkways, Direct On-Site Access to Pedestrian and Bicycle
Destinafions and Off-Site Access to Pedestrian and Bicycle Destinations
The vehicle dealership provides for a connection from Mason Street to the MAX station along the north
property line. Also, as noted, there are connecting walkways from the Harmony Road and Mason Street
sidewalks to the main entry. The two public sidewalks link the site to the larger surrounding public
sidewalk network including the MAX station.
Section 3.2.2(J) — Parking Lot Setbacks
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Since both Harmony Road and Mason Street are classified as arterial streets, the vehicular use area is
required to be setback from the street right-of-way by 15 feet. In this case, the property line is defined
as being the back of the public sidewalks. The setback along Harmony Road, east of the driveway is 11
feet. The setback along Mason Street varies due to the dedication for a new right-turn lane and varies
between 4 and 9 feet.
A Modification of Standard has been requested and is summarized and evaluated as follows:
A. Summary of the Request. The extent of the Modification is four feet along Harmony Road
and a range of six to 12 feet along Mason Street.
B. Applicant Justification. The applicant states that the fundamental aspect of the Modification
is two-fold. First, the site was originally developed in the County with existing public
improvements, and second, additional right-of-way is being dedicated by the P.D.P. as a
result of the City of Fort Collins' street classifications. Harmony Road is classified as a
standard arterial and is fully dedicated but additional right-of-way is being dedicated for a bus
pull-out lane. With Mason Street being dedicated as a two-lane arterial, and with a new
southbound right-turn lane, as well as center left-turn lane, an additional 12 feet are being
dedicated. As mitigation, a landscape screen wall is provided along Mason Street beginning
at the sight distance triangle at the intersection and extending north for a length of 275 feet.
C. Staff Evaluation. Infill redevelopment is challenging due to new standards being applied to
existing conditions established while under the County jurisdiction. The screen wall along
Mason Street provides screening of the display vehicles that is equivalent to landscaping.
Existing trees are mature and contribute to screening. The new dedications are required for
public purposes include a new bus stop along Harmony, a new southbound right turn lane
and lengthening the center left turn lane along Mason are all at the request of the City of Fort
Collins and not the fault of the applicant. Deconstruction and installation of new
improvements where not necessary is not a sustainable use of existing resources.
D. Staff Findings. Staff finds the request for Modification of Standard to Section 3.2.2(J) is
justified based on the criteria in Section 2.8.2(H)(3):
(1.) The granting of the Modification would not be detrimental to the public good; and
(2.) The Modification is justified by reason of exceptional physical or other
extraordinary and exceptional situation that is unique to this property. This is because
the screen wall along Mason is effective in mitigating the impacts of the parking lot and
mature trees along Harmony contribute to screening. Further, the original public
improvements were constructed under County standards approximately 30 years ago.
Under today's conditions, with the growth in the surrounding background traffic, additional
public improvements are required. In addition, strict application of the standard would
result in unusual and exceptional practical difficulties or undue hardship upon the owner
and that these hardships were not caused by the act or omission of the applicant.
J. Section 3.2.2(K)(2)(a)(b) — Non-residential Parking Requirements
Under the Existing Buildings Exemption, the change in use of the existing building (25,430 square feet)
is exempt from the minimum parking requirement. The new addition is 9,322 square feet. Vehicle
dealerships are not specifically listed as a category under this standard. The most equivalent category
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would be for Vehicle Servicing and Maintenance which establishes a minimum of two spaces and a
maximum of five spaces per 1,000 square feet of gross leasable area.
With 9,322 square feet, the required minimum is 19 spaces and the allowable maximum is 46 spaces.
Since no parking is allowed on the two public streets, the maximum allowable parking may be increased
by 20% or 9 spaces for a total of 55 spaces.
The P.D.P. allocates 18 parking spaces for customers and 35 spaces for employees for a total of 53
spaces which is within the allowable range of parking. The balance of the parking lot is devoted to
inventory.
K. Section 3.2.4 — Lighting
The Lighting Plan indicates that the front row of display vehicles will be illuminated ranging from 9.4 to
27.0 foot-candles. Lighting is then reduced for the second and third rows ranging from 8.9 to 17.6 foot-
candles. All fixtures are fully-shielded and down-directional. There are no foot-candles that exceed 0.1
as measured 20 feet from property line. Light fixtures will be dimmed after store closing by a 10-volt
wireless dimming system that will connect to modules on the fixtures.
L. Secfion 3.2.5 — Trash and Recycling Enclosure
A trash and recycling enclosure is provided with sufficient space for the necessary containers for both
solid waste and recyclable materials. A non-gated person access is designed for easy entry. Materials
will be concrete masonry units to match the building and the gates are metal.
M. Section 3.5.1(B-F) — Building and Project Compatibility
There is no existing architectural character in the area. Consequently, the P.D.P. is required to set an
enhanced level of quality for future projects or redevelopment in the area. The existing building and the
new additions that house the service bays will be upgraded with new concrete masonry units (split-face
and ground-face), in two colors and a new standing seam metal roof. The flat walls will be upgraded
with pilasters for horizontal relief.
The new showroom, service writer bays and sales offices will be highly visible and feature a combination
of face stone as the base, architectural composite panels as the field, faux wood as an accent, and a
narrow strip of aluminum composite (silver) as a trim.
N. Section 3.5.1(1)(J) — Outdoor Storage Areas/Mechanical Equipment and Operational/Physical
Compatibility Standards
There are no outside storage areas as all materials associated with the dealership are either display
vehicles or parts and equipment that are housed in the building. All operational characteristics are
similar as found on comparable dealerships within the City.
O. Section 3.5.3(C) —Relationship of Buildings to Sfreets, Walkways and Parking
This standard calls for commercial buildings to be brought up to a build-to line in order to establish a
relationship to the public sidewalks and adjoining streets. The existing building and the proposed
additions do not comply as they are setback from the two streets. The standard, however, offers
exceptions in cases where:
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• If the building abuts a four lane arterial (Harmony Road);
• If there is an existing building; and
• If there is not established pattern of existing buildings that makes a pedestrian-oriented street
front feasible.
The site and immediate surrounding area is characterized by all three conditions thus allowing for the
exception.
P. Section 3.5.3(D)(1)(2) — Variation in Massing
The massing of the existing building and new addition will be differentiated primarily by use of exterior
materials and colors. For the existing building and the proposed addition to the north, horizontal mass is
mitigated by pilasters placed approximately every 24 feet. Vertical relief is provided by the addition of a
new base consisting of four feet of dark gray, split-face block. For the new addition to the south, this is
the new showroom and is significantly differentiated by use of contemporary materials such as stone
panels, composite plastic panels in a dark tone and faux wood as well a storefront glazing.
Q. Section 3.5.3(E)(1) — Character and Image
This standard is as follows:
"Section 3.5.3(E): Character and Image. Site Specific Design: Building design shall contribute to
the uniqueness of a zone district, and/or #he Fort Collins community with predominant materials,
elements, features, color range and acfivity areas tailored specifically to the site and its context.
In the case of a multiple building development, each individual building shall include predominant
characteristics shared by all building in the development so that the development forms a
cohesive place within the zone district or community. A standardized prototype design shall be
modified as necessary to comply with the requirements of this subsection."
The proposed addition to the south of the existing building is the new main entrance, showroom and four
service bays. This addition follows the national brand imaging required for new dealerships by use of a
combination of exterior materials and colors. This image requirement calls for a dark gray composite
plastic panels from grade to top, accented by faux wood composite plastic panels with a narrow band of
matte silver, also a composite plastic. The showroom features large glass panels on three sides. A
display Jeep, mounted on an angled rack, is placed in front of the showroom.
In compliance with the standard, the national image has been slightly modified by the addition of
distinctive base, four feet in height, consisting of a dark gray stone panel. The display Jeep will be
placed on a level surface. Further, along the south elevation, the canopy over the service write-up /
express lane will be extended the full length of the wall over the exterior pedestrian door. Finally, the
existing building is being upgraded with a dark c.m.u. wainscot and pilasters all of which help to
minimize the overall impact of the national brand and image.
R. Section 3.6.4 — Transportation Level of Service Requirements:
The project will be constructing the following transportation improvements in the area:
• Installation of a southbound right-turn lane from Mason to Harmony;
• Signal modifications at Mason and Harmony including the relocation of a signal pole;
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• New pedestrian connectivity from Mason Street to the MAX BRT station along the north and west
sides of the property per the Midtown in Motion Plan;
• A new bus pullout and bus stop along Harmony Road;
• Street frontage improvements including sidewalks and on-street bike lanes; and
• Striping changes on Mason Street that will allow for a longer continuous left turn lane for
increased queueing.
S. Section 3.6.5 — Bus Stop Design Standards:
West Harmony Road is served by Transfort Routes # 12 and 19. The existing bus stop is east of the
driveway along Harmony Road which does not allow for a bus pull-out lane. This bus stop will be
relocated west of the driveway and right-of-way is being dedicated for a new bus pull-out lane.
4. Neiqhborhood Meetinq:
A neighborhood information meeting was held on April 4, 2017. Concerns and their resolution are
described below:
A. Traffic Impacts:
Mason Street will be widened to include a new separate southbound center left-turn lane and a new
separate right turn lane. The raised median in Harmony Road will continue to restrict turn movements at
the Harmony Road driveway to right-in/right-out only.. The intersection of Harmony Road and
Larkbunting will not be signalized. The applicant has indicated that they will provide a test drive route for
customers.
B. Noise:
There will be no exterior loudspeakers so there is no paging or music. Car alarms are not used instead
security is provided by closed-circuit television monitored by the security firm.
C. Lighting:
Lighting will added to the main site only, not the parcel west of the tracks. Illumination of the display
vehicles will be graduated with the front row being the most illuminated with lighting levels reduced for
the second and third rows. Lighting is not allowed to exceed one-tenth foot-candle as measured 20 feet
from the property line. The Mason Trail and the irrigation ditch provide for approximately 80 feet of
separation between the most westerly property line and Rangeview Townhomes. A dimming system
will be in effect after hours.
D. Old Lumber Storage Sheds West of the Tracks:
This area will not be improved with this phase. At most, this area may be used for overstock just as it
was for the lumber yard. Any subsequent re-development of this area will be subject to a Plan
Amendment per Planning Department procedures. The applicant has entered into a good-faith
negotiation with the City of Fort Collins for sale of this area as a potential Park `N Ride for the MAX.
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E. Vagrants:
The applicant has indicated that they are aware of vagrants in the area. As the site becomes fully
activated, the site will likely become less attractive to vagrants. New fencing is specifically designed to
be chain link with landscaping, not solid wood, so the perimeter can be more easily monitored.
5. Conclusion and Findinqs of Fact:
In evaluating the Fort Collins Jeep P.D.P., Staff makes the following findings of fact:
A. The P.D.P. complies with overall intent and purpose of the Midtown Plan.
B. The P.D.P. is a permitted use and complies with the applicable development standards of the C-
G, General Commercial zone district per Article Four.
C. The P.D.P. complies with the applicable General Development Standards per Article Three with
one exception.
D. A Modification of Standard to Section 3.2.2(J), Parking Lot Setbacks, as applied to both Harmony
Road and Mason Street, has been evaluated and recommended for approval per the criteria of
Section 2.8.2(H)(3). This is because:
(1.)The granting of the Modification would not be detrimental to the public good; and
(2.) The Modification is justified by reason of exceptional physical or other extraordinary
and exceptional situation that is unique to this property. The proposed screen wall is
effective in mitigating the impacts of the parking lot. Further, the original public
improvements were constructed under County standards approximately 30 years ago.
Under today's conditions, with the growth in the surrounding background traffic, additional
public improvements are required. Also, strict application of the standard would result in
unusual and exceptional practical difficulties or undue hardship upon the owner and that
these hardships were not caused by the act or omission of the applicant.
RECOMMENDATION:
Staff recommends approval of the Request for Modification and Fort Collins Jeep #PDP170013.
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ATTACHMENTS
1. Jeep Vicinity Map (PDF)
2. Aerial Map (PDF)
3. Planning Objectives (DOC)
4. Site Plan (PDF)
5. Landscape Plan (PDF)
6. Tree Inventory (PDF)
7. Architectural Elevations (PDF)
8. Architecturallmage (PDF)
9. Architecturallmage (PDF)
10. Material Sample Board (JPG)
11. Lighting Plan (PDF)
12. Neighborhood Meeting Summary(DOCX)
13. Transportation Impact Study (PDF)
14. Phone Call Log (PDF)
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FORT COLLINS JEEP�
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