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Home My WebLink About112 W. MAGNOLIA STREET PARKING LOT - PDP - PDP160040 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS"� � �� _ � ■ �� ort Coll � ns ��:. �` '• . MEETING DATE July 20, 2017 STAFF Meaghan Overtan PLANNING & ZONING BOARD PROJECT: 112 W. Magnolia Street — Wells Fargo Parking Lot Project Development Plan, PDP #160040 and Modification of Standard to Land Use Code Section 3.2.2(J), Setbacks. APPLICANT: Cara Scohy CS Design, Inc. 2519 S. Shields Street, #129 Fort Collins, CO 80526 OWNER: Wells Fargo Bank PO Box 2609 Carlsbad, CA 92018-2609 PROJECT DESCRIPTION: This is a request for consideration of a Project Development Plan (PDP) for 112 W. Magnolia Street — Wells Fargo Parking Lot. The project is located at the northwest intersection of College Avenue and Magnolia Street and is 0.436 acres in size. The project proposes improvements to the existing parking lot at 112 W. Magnolia Street to provide parking for Wells Fargo employees. The parking lot is proposed to contain 35 spaces total. Five of the parking spaces will be designated as compact car parking, and two parking spaces will be designated as handicap-accessible spaces. The proposed project will preserve all nine of the trees currently on site. The site is located in the Downtown (D) zone district, and the proposed use is permitted in this zone district. The PDP includes a request for a Modification of Standard to the parking lot setback requirements in Land Use Code (LUC) Section 3.2.2(J) for the setbacks along the east and west property lines. RECOMMENDATION: Staff recommends approval of 112 W. Magnolia Street — Wells Fargo Parking Lot Project Development Plan, PDP #160040, and the associated Modification o# S#andard to Section 3.2.2(J), Setbacks. EXECUTIVE SUMMARY: In evaluating the request for the 112 W. Magnolia Street — Wells Fargo Parking Lot Project Development Plan, staff finds the proposed PDP complies the with applicable requirements of the City of Fort Callins Land Use Code (LUC), more specifically: Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO a��22-a��a fc�ov.�o�,''�E��°e�o�r-�er�tre�•iew! �7(i.221.675Q� 112 W. Magnolia Street — Wells Fargo Parking Lat. PUP r160040 Planning & Zoning Board Hearing July 20, 2017 Page 2 • The PDP complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2— Administration. • The Modification of Standard to Section 3.2.2(J) that is proposed with this PDP meets the applicable requirements of Section 2.8.2(H), and the granting of this Modification would not be detrimental to the public good. • The PDP complies with relevant standards located in Article 3— General Development Standards, subject to approval of the Modification of Standard to Section 3.2.2(J), Setbacks. • The PDP complies with relevant standards located in Division 4.16, Downtown District (D), Canyon Avenue Subdistrict of Article 4— Districts. COMMENTS: 1. Backqround: The subject property was annexed into the City on January 18, 1873 as part of the Original Town Site Annex. The property was platted as Lots 1 and 2, Block 113. At a public hearing on February 21, 2013, the Planning and Zoning Board unanimously denied a request for a Project Development Plan (PDP #120026) and Addition of Permitted Use (APU) to construct a 7-Eleven convenience store on the property. There have been no further development proposals for this property since 2013. The property is currently used as an employee parking lot for Wells Fargo Bank and provides parking for approximately 46 vehicles. There are no structures on the site. The surroundin zonin and land uses to each side of the ro�ect site are as follows: Direction Zone District Existing Land Uses North Downtown (D), Canyon Avenue Subdistrict Commercial (Office Building) South Downtown (D), Canyon Avenue Subdistrict Commercial (Wells Fargo Bank) East Downtown (D), Canyon Avenue Subdistrict Commercial (Office Building) West Downtown (D), Canyon Avenue Subdistrict Commercial (Garage & Parking Lot) A zoning and site vicinity map is presented on the following page. 11"_> W. 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Compliance with Article 4 of the Land Use Code — Downtown (D), Canyon Avenue Subdistrict: The project complies with all applicable Article 4 standards as follows: A. Section 4.16fB) — Permitted Uses Parking lots and garages as a principal use are permitted in the Downtown Zone District, Canyon Avenue Subdistrict, subject to Planning and Zoning Board (Type 2) review. The project proposes improvements to an existing parking lot. B. Section 4.16(E) — Site Design Standards The proposed project is in compliance with Section 4.16(E)(1)(a) for parking lot site design. The proposed improvements, specifically the addition of landscaping and a masonry screening wall, greatly enhance the pedestrian character and reduce the visual dominance of the existing parking lot. Vehicular access to the parking lot is proposed to be off of Magnolia Street and the alley to the west of the project site only. An existing vehicular access point along College Avenue will be closed, which will improve pedestrian safety along College Avenue. 3. Compliance with Article 3 of the Land Use Code — General Development Standards The project complies with all applicable General Development Standards as follows: A. Division 3.2 — Site Planninq and Design Standards 1) 3.2.1 Landscaping and Tree Protection: Street trees are provided along Magnolia Street and College Avenue at the spacing requirements outlined in Land Use Code Section 3.2.1(D)(2). There are 2 existing canopy shade trees along Magnolia Street. Two additional canopy shade street trees meeting the species and minimum size requirements are proposed along Magnolia Street. Four existing canopy shade trees satisfy street tree requirements along College Avenue. • There are a total of 28 additional trees proposed on the site, and the maximum percentage of any one species is 28.5%. This meets the �. .L L�J �v�.�i�.l��.�. �tl�... .. ._.�V^�it=J�;:, r t" . I , f_(i �_'JI �i, � =;��G' "�:_ Planr,ing & Zonirg Board Ne�rin�,, Ju':�,r 2i� 1C � i` t-`�c'3C]P., � minimum species diversity requirements in Land Use Code Section 3.2.1(D)(3). The PDP as submitted meets the landscape standards in Land Use Code Section 3.2.1(E). Parking lot perimeter landscaping and screening is provided along all sides of the parking lot. Screening, landscaping, and tree planting is concentrated in high-visibility areas, particularly along Magnolia Street and College Avenue. This screening consists of trees and landscaping along the north, south, and west of the parking lot. Screening on the east along College Avenue consists of a 36 inch high masonry wall and landscaping. A total of 1,400 square feet of the parking lot interior is proposed to be landscaping, which exceeds the requirement of 896 square feet. This interior parking lot landscaping includes a variety of shrubs, perennials, and evergreen trees, four existing mature trees, 2 additional shade canopy trees, and 5 ornamental trees in 3 landscape islands at the end of each parking aisle. • Because the PDP as submitted proposes to preserve all of the existing trees on the site, no tree mitigation is required. The City Forestry Department has provided input on the species of trees proposed as part of this PDP. 2) 3.2.2 Access, Circulation and Parking: • The PDP as submitted provides safe, efficient, convenient access for vehicles, bicyclists, and pedestrians. Vehicular access is provided from Magnolia Street and from the alley to the west of the project site, which will be paved as part of the proposed improvements. Bicycle parking is provided on the north side of the site, adjacent to the College Avenue sidewalk. Three 6 foot wide, paved walkway connections — two along Magnolia Street and one along College Avenue — are being proposed with this PDP. • Bicycle parking requirements for financial services use are 1 space per 4,000 square feet (minimum of 4 spaces). The project complies with the standards by providing six bicycle parking spaces in addition to 10 existing bicycle parking spaces provided on-site at Wells Fargo. • The PDP proposes 35 parking spaces, which meets the parking space requirements in Land Use Code Section 3.2.2(K). Vehicle parking requirements for financial services use are a minimum of 2 per 1,000 square feet, and a maximum of 3.5 per 1,000 square feet. Wells Fargo 112 W. Magnotia Street - Wells Fargo Parking Lot, PDP #160040 Pianning & Zoning Board Hearing July 20, 2017 Page 6 provides 28 parking spaces on-site. The 35 additional spaces provided with this PDP result in a total of 63 parking spaces. The maximum number of spaces permitted is 68. Two handicap-accessible spaces and five compact car spaces are proposed with this PDP. Land Use Code Section 3.2.2(L) details parking stall and drive-aisle requirements for parking lots. The proposed project meets the parking stall and drive-aisle dimensions required in the Land Use Code. Because the parking lot is designated for employee parking, up to 40% of the spaces may be designated for compact vehicles. Five spaces (14%) are proposed as compact spaces. These spaces are all located on the west side of the parking lot, adjacent to the alley. : 3) 3.2.4 Site Lighting: • A photometric plan was submitted for the project. As proposed, the project complies with the standards as described in Land Use Code Section 3.2.4. All light fixtures will be concealed and fully shielded, and installed in a downward-facing position. Division 3.6 — Transportation and Circulation 1) 3.6.3 Street Pattern and Connectivity Standards: • The City Traffic Operations and Engineering Departments have reviewed the proposed project and have found that the parking lot improvements proposed with this PDP are consistent with the standards contained in Land Use Code Section 3.6.3. 2) 3.6.4 Transportation Level of Service Requirements: • Because there was no change of use or change in expected traffic generation association with this PDP, City Traffic Operations Department waived the requirement for a Transportation Impact Study. C. Division 3.8 — Supplementary Regulations 1) 3.8.11 Fences and Walls: • The screening wall materials and landscaping proposed along College Avenue provides visual interest as required in Land Use Code Section 3.8.11(A) and (B). The wall is proposed to be constructed of brick veneer and sandstone. These are high-quality materials that visually connect the parking lot to the surrounding context and enhance the � ..c. Av. ��ric f � ,,., �`- �_. - 4tv __� �' I��i� f 1'KIfl�1 ��. i'€� � .''+_' ., � _ Plann:�� rx�l ,I i�._ �1�,��.,: A i�,:ri,,;��+ :ul�'� r� �I�,�j_ PagF� i � _ _, pedestrian experience. pedestrian appearance wall year-round. The landscaping further improves the and softens the appearance of the masonry • The length and height of the proposed screening wall meets the standards contained in Land Use Code Section 3.8.11(C) and (D). The masonry wall is proposed to extend approximately 61 feet, 6 inches at a height of 3 feet along College Avenue. MODIFICATIONS OF STANDARD: Land Use Code Modification Criteria: "The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (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; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (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. 112 W. Magnolia Street — Wells Fargo Parking Lot. PDP #160040 Planning & Zoning Board Hearing July 20, 2017 Page 8 Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). 4. Modification of Standard Request to Section 3.2.2(J), Setbacks A. The standard: Section 3.3.2(J), Setbacks. Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right-of-way and the side and rear yard lot line (except a lot line between buildings or uses with collective parking) consistent with the provisions of this Section, according to the following table: Minimum Average Minimum Width of Entire of Setback at Any Landscaped Point (feet) Seiback Area feet Along an arterial street 15 5 Along a nonarterial streef 10 5 Along a lot line 5 5 ' Setbacks along lot lines for vehicular use areas may be increased by the decrsion rnaker in order to enhance compatibility with the abutting use or to match the contextual relai�onshlp ot ad/acent or aUutting vehicular use areas. B. Description of the Modification: The applicant has submitted a request for approval of a Modification of Standard for the parking lot setbacks to the east and west of the site. Required setbacks are 15 feet along College Avenue to the east and 5 feet along the alley to the west. The applicant is requesting a setback of 8 feet along College Avenue and 3 feet along the alley. C. A�plicant's Justification: The following is the applicant's written justification: "The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the i �� C '4 � �'dC) i 'I�: ��[t ' �- — ��'r��'IS . P . ;.`1_ �- l� c � h )_!�i'�; 1' Planrl�C � Z 7; r;� (� ur��i '�=r` � � , P�9F � .. _ _ Modification meets one of the following four criteria described in the LUC, section 2.8.2(H). (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. The standard per Section 3.2.2(J) states that a 15' setback is required along an arterial (in this case, College Ave.) and a 5' setback is required from the other lot lines. The proposed parking lot layout provides the required 5' setbacks on the north and south property lines; the setback provided along the alley (west property line) is 3' and the setback provided along College Ave is 8' (at the narrowest point). Allowing narrower setbacks on the west and east property lines 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 the following reasons: 1. Although the setback along College Ave. is only 8' (at the narrowest point), a 3' tall, 61'-6" long masonry wall is proposed along 70% of the length of the parking lot to provide a screen/buffer from the sidewalk and College Ave. The proposed material is brick veneer with a sandstone cap which will help visually tie it into the neighboring property and surrounding context. 2. In addition to the wall, a dense layer of planting will be provided on the front side (College Ave. side) of the wall and it will include deciduous shrubs, ornamental grass and small flowering trees to provide year-round color, texture and screening capabilities. 3. There will be no vehicular access to the parking lot from College Ave. A CDOT access permit is in process to close the existing access, so only pedestrians will move in and out of the site from the east side. 4. The parking setback along College Ave. aligns very closely with that of the setback of the existing building to the north and provides a wider setback from the sidewalk to the parking lot than that of the existing building to the north. 5. Although the setback along the Alley is 3' (rather than the required 5'), the proposed 3' setback is provided with a defined concrete edge (curb and gutter) and will provide room for vehicle overhang without encroachment into the alley. This proposed 3' setback is wider than that of the parking adjacent to the alley to the north where there is no defined line between the parking and the alley at all. 112 W. Magnolia Street — Wells Fargo Parking Lot. PDP #160040 Planning & Zoning Board Hearing July 20, 2017 Page 10 In conclusion, with the exception of the narrower setback widths on the west and east property lines, the proposed site meets the standards set forth in Section 3.2.2 of the Land Use Code and we do not believe that granting this request will be detrimental to the public good and will continue to advance the purposes of the Land Use Code." D. Staff Findinq for the Modification: Staff finds that the request for a Modification of Standard to Section 3.2.2(J), Setbacks is justified by the applicable standards in 2.8.2(H) because: A. The granting of the Modification would not be detrimental to the public good. The plan provides substantial enhancements to the pedestrian environment along College Avenue with the addition of a masonry wall, dense landscaping, and the closure of the existing vehicle access point along College Avenue. In addition, paving the alley to the west and adding curb and gutter along the alley will further improve pedestrian, bicycle, and vehicle connectivity and safety. B. The request satisfies Criteria 2.8.2(H)(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. The parking lot setback standards are intended to separate pedestrians and vehicles, and to provide screening and buffering of vehicle use areas as viewed from the public realm. The plan as submitted creates separation between pedestrians and vehicles with the closure of the vehicle access point along College Avenue. In addition, the masonry wall and dense landscaping proposed provides screening along College Avenue. 5. Neiqhborhood Meetinq A neighborhood meeting was held on August 10, 2016 for the proposed project. There were 2 people in attendance at the meeting. No attendees expressed concerns about the proposed project. Because there were no questions at the meeting, there are no minutes included in this staff report. No letters or public comments have been received regarding the proposed project. 5. Findinqs of Fact/Conclusion In evaluating the request for the 112 W. Magnolia Street — Wells Fargo Parking Lot Development Plan (PDP #160040), Staff makes the following findings of fact: A. The Modification of Standard to Section 3.2.2(J), Setbacks that is proposed with this PDP would not be detrimental to the public good and � ? 12 '�^J. fV�a�rr �;�ia �ti r , 4`,��1� ��. E r. r;,� L:�1. PuP ' E ��-- �'lanning & Lr��iin;� �;:aru N ;�r�r,�a �l��l�; �� G",- I�agE i the Modification meets the applicable requirements of Section 2.8.2(H)(1). This is because the plan as submitted creates separation between pedestrians and vehicles with the closure of the vehicle access point along College Avenue, and the masonry wall and dense landscaping proposed provides screening along College Avenue. In addition, paving the alley to the west and adding curb and gutter along the alley will further improve pedestrian, bicycle, and vehicle connectivity and safety. Staff finds 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. B. The PDP complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. C. The PDP complies with relevant standards located in Article 3— General Development Standards, subject to approval of the Modification of Standard to Section 3.2.2(J), Setbacks. D. The PDP complies with relevant standards located in Division 4.16, Downtown District (D), Canyon Avenue Subdistrict of Article 4— Districts. RECOMMENDATION: Staff recommends approval of the 112 W. Magnolia Street — Wells Fargo Parking Lot Project Development Plan, PDP #160040 and the Modification of Standard to Land Use Code Section 3.2.2(J), Setbacks. ATTACHMENTS: 1. Statement of Planning Objectives 2. Site Plan 3. Landscape Plans 4. Photometric Plan 5. Utility Plans 6. Modification Request 7. Drainage Report 8. Neighborhood Meeting Staff Summary MEMORANDUM TO: Planning and Zoning Board THROUGH: Tom Leeson, C.D.N.S. Director Cameron Gloss, Planning Manager FROM: Clay Frickey, City Planner � DATE: July 18, 2017 RE: 112 W Magnolia St. Parking Lot — Current Utilization At the request of the Planning and Zoning Board, staff has conducted parking counts to determine the current utilization of the parking lot located at 112 W Magnolia St. Staff conducted a count at 11:30 AM on July 17 and another count at 2:00 PM on July 18. On July 17, staff observed 9 cars parked in the lot. On July 18, staff observed 15 cars parked in the lot. The proposed parking lot would accommodate 35 cars. � �' � �; � �:� �� .., _ � a �� , �i �-�.;. _ ' ,�'.� � � -, _ _ Wells Fargo Parking Lot 112 W. Magnolia Street Statement of Planninq Obj,ectives The Wells Fargo Parking Lot is located at the northwest intersection of College Avenue and Magnolia Street at 112 W. Magnolia Street, which is in the Downtown District. Magnolia Street runs south of the property and College Avenue, a CDOT roadway and major north/south arterial, runs east of the property. A large parkway abuts the east property on the east side and partially extends along the south side. There is a 6' sidewalk along the east property line and a 5' walk along the south. An alley adjoins the west property boundary. The site is within walking distance to Old Town Square and is often used as overflow parking. The property is zoned Downtown (D) and is north of the Wells Fargo Bank and south of the Clock Tower Square office building. Site Desian Access to the parking lot is provided from the alley on the west and on Magnolia Street, which is the same Street that provides overall access to the Wells Fargo building to the south. The purpose of improving the parking lot is to provide parking for Wells Fargo employees. Wells Fargo had a parking agreement with Sports Authority to use the parking lot to the south. However, upon the retail store's closure, the parking agreement was no longer valid, necessitating the improvements to the parking lot at 112 W. Magnolia Street. The parking lot is designed with the overall context of Downtown in mind. The existing parkways and large trees will be enhanced with additional shade trees, ornamental trees, compact shrubs, and ornamental grasses, which will also provide screening of the lot from both street frontages. The landscaping within the parking lot islands use attractive ornamental trees and shrubs to bring a pedestrian scale to the site. A 3' masonry screen wall with a stone cap along the College Avenue side of the parking lot will provide an additional buffer for drivers, pedestrians, and bicyclists. Upright junipers and ornamental grasses along the north side of the parking lot soften the edge adjacent to the existing Clock Tower Square office building and provide an attractive screen. The overall site design integrates well with the historic character and aesthetics of Downtown. _.._ . _ _. ._ � . _ .. _� ... _�,'III1�`� \.V� :JUJ<�.' _, s _;ncorp.com ��; " ^. ;; .: � Wells Fargo Parking Lot 112 W. Magnolia Street. Modification Request Division 3.2.2(J) - D-Downtown Reason for the Request The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC, section 2.8.2(H). (1) The plan as submitted will promote the genera( purpose of the standard for which the modification is requested equal(y wel( or better than would a p(an which complies with the standard for which a modification is requested The standard per Section 3.2.2(J) states that a 15' setback is required along an arterial (in this case, College Ave.) and a 5' setback is required from the other lotlines. The proposed parking lot layout provides the required 5' setbacks on the north and south property lines; the setback provided along the alley (west property line) is 3' and the setback provided along College Ave is 8' (at the narrowest point). Allowing narrower setbacks on the west and east property lines 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 the following reasons: 1. Althought the setback along College Ave. is only 8' (at the narrowest point), a 3' tall, 61'- 6" long masonry wall is proposed along 70°/o of the length of the parking lot to provide a screen/buffer from the sidewalk and College Ave. The proposed material is brick veneer with a sandstone cap which will help visually tie it into the neighboring property and surrounding context. 2. In addition to the wall, a dense layer of planting will be provided on the front side (College Ave. side) of the wall and it will include deciduous shrubs, ornamental grass and small flowering trees to provide year-round color, texture and screening capabilities. 3. There will be no vehicular access to the parking lot from College Ave. A CDOT access permit is in process to close the existing access, so only pedestrians will move in and out fo the site from the east side. 4. The parking setback along College Ave. aligns very closely with that of the setback of the existing building to the north and provides a wider setback from the sidewalk to the parking lot than that of the existing building to the north. !�anr�S:"?".P ; t�i��`Pr*il!"P �;��a�lnlnr� � LI!"i13!l C�P��Qf� Altough the setback along the Alley is 3' (rather than the required 5'), the proposed 3' setback is provided with a defined concrete edge (curb and gutter) and will provide room for vehicle overhang without encroachment into the alley. This proposed 3' setback is wider than that of the parking adjacent to the alley to the north where there is no defined line between the parking and the alley at all. In conclusion, with the exception of the narrower setback widths on the west and east property lines, the proposed site meets the standards set forth in Section 3.2.2 of the Land Use Code and we do not believe that granting this request will be detrimental to the public good and will continue to advance the purposes of the Land Use Code. __ �: t� i __ �� i�l �. V;'.�� ., Ll� �J��l� �� , �.,V�in,^�n/ C'�CaFc�rl�i�flfll.:('rll�i Wells Fargo Parking Lot - Neighborhood Meeting Summary Project: Wells Fargo Parking Lot Neighborhood Meeting Date: August 10, 2016 Planner: Seth Lorson Attendees: 2 nearby residents Summary Seth Lorson, City Planner introduced the development review process, reviewed important dates and described the site conte�. Cara Scohy, CS Design described the proposed project. C,2uestions and Ar�swers There were no questions. Planning and Zoning Board J u ly 20, 2017 112 W. Magnolia Street — Wells Fargo Parking Lot, PDP160040 & Modification of Standards to Section 3.2.2(J), Setbacks Site Overview t�.<,.m.�.,.: W Oak St...._: ,.w.._.,_.::..t . , E Oak St'_J ,; _ _._,. .� .. _. . . _ t � _ _ _ _ � , __ ; , . � ; � �----� �i _� • ,. � � � u' � � 1 � �� ` T � � � _- f b i. � im ._ . ,�_.Y� -� � —�� _—, ; �_ �,�_I : � � , i � ` � _ __ -- �, � _ _ � ` � '� M • m k �-----� , _ � i�_ .__ _.� ', � N C �� . � _ �__ � � � � ! ' � i _ , i_� � _ _ _, t --= ; _m_ �_ �� i 1 �� i � � � _ __ ��.. _ _ �_ . -_.,w or�e sfi �--------.-•-•- e oi�� si �... ;... �� _ .. _...�_ _.�... .,T..,.. _..�:: _r�._. � ,. �_ � r 1(, � � ; g��_�__�� , � � � � ��-- � �, , , __ � � � , �f_ .. ___;_mj Site � � , _ �, . n � ,�_w � � ' _ �, j; , ... r- _ _ __ � '' � ; _ - i ; 4 �'� � —.. � _• . 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'�� . �#, . i � �* . � f�` . _ 4 Project Proposal • Improvements to the existing employee parking lot • 35 parking spaces — 5 compact; 2 handicap-accessible • 4 additional street parking spaces on Magnolia Street • Paving, tree planting, landscaping, alley paving, and a masonry screening wall along the College Avenue frontage • Access from Magnolia Street and alley; existing College Avenue access point and second access on Magnolia Street to be removed • Applicant is requesting one Modification of Standard to Section 3.2.2(J), Setbacks for the east and west parking lot setbacks 5 Modification of Standard • Modification: Applicant requests a Modification of Standard to Section 3.2.2(J), Setbacks for the east and west parking lot setbacks. � ,... . . • Applicant proposes an 8-foot setback along College Avenue and a 3-foot setback along the alley to the west. � A� I w`: � ., .�e *.t � , , * , r ' ° �rs,,}�f= � (`tr ,�y a;t . 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A { � , ` .a p9'�, 1 �yi � �., . ` � :� j + ... i �` i f'M ' y"9 . � $° t b F 1`'" ' .. �. ., . . . .. 4 � p� � r r � ��.r . .. . . . �> � . .nt.r. ,.<. � .. : ;,��rt. • . �' � a.�.,� i a*, � � . . .. . .... „<' � r,.,�. �.a. f;r+*,4 i� �r�'_. +_4 `x �' �. ..... . � . � „ � . � � � � . �,. . .. .. .w. � . .> r � �"'°i�,� ��W � p 'z..'� �� ; ,� �, s _ e . - " , � •Y �< 4�y, , . , �. . . . . , �� .. � .., . � ,�;., ;� � ;�`� � •'4f + — . . • v . � �� ""�' ��. �,4r,�_�` �� • ` � ► .. ' - .+� f �. ` �°`�: ; � .� *,..'��, :, ,. . !tY �k. . . Staff Findings • The PDP complies with the 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, subject to approval of the Modification of Standard to Section 3.2.2(J), Setbacks. • The PDP complies with relevant standards located in Division 4.16, Downtown District (D), Canyon Avenue Subdistrict of Article 4— Districts. ,o Staff Findings • The Modification of Standard to Section 3.2.2(J), Setbacks would not be detrimental to the public good and the Modification meets the applicable requirements of Section 2.8.2(H)(1): • The plan as submitted creates separation between pedestrians and vehicles with the closure of the vehicle access point along College Avenue • The masonry wall and dense landscaping proposed provides screening along College Avenue. • Paving the alley to the west and adding curb and gutter along the alley will further improve pedestrian, bicycle, and vehicle connectivity and safety. 11 Recommendation Staff recommends approval of 112 W. Magnolia Street — Welis Fargo Parking Lot Project Development Plan, PDP #160040, and the associated Modification of Standard to Section 3.2.2(J), Setbacks. ��a Applicant Presentation �� . . , .= Weils Fargo P'arking lot - 112 W. M�gnoli� St. 13 ; i',, .� � ' �� ` ' }, , :, ' � � �.. � _ �.�.:� ��,,. _ � . s � � e.g � � ,� ��.,-,. . E,. � _ . ai � � � � r�'� �� 3`ta � _. , w j v ��' Q a (( r � t � ;� �.k:,,�E�, _ �� ; , i >. : . ., EXISiING BUIlO1NG �p $ g .� �'=t` yl. '� $�a 5 :i . il ��: � "�� , t�`.° � ; ra�, �',t��,`,'� d� �; �-' A �i y., � n � r ��4. g � �. � � °�ray.a�.yFs" . + .� � ,� � R w > �SFr�?'�xapa . � - y� , - �� m `�;+� _."i� '."��..� ..:'��" w �,�;,c,reoun zT � "�'��'� + � .•,;. ,1..�d .�,. -_°. . . .. . . a; . , Plan View Wells Fargo P�rking lat - 112 W. 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Magnolia St. � � � � , �.�,� -�. �r r•- ,. r � J , � � �� ,"�,. � .-�, "�. ,� , :. �i �� i,�. � '�# **{:'� �.�' e� '��'�wAl+,' k ✓� ? ♦4i. 7 �' � � "! �.i F�?j� � l �= �: P ^f .k a �. } � { . °5�j '�,� � � �. � �- �,��' � � . �� e�,� 4 n +' 3.vy � i,o �t � � "�" � � °�.' ?t � �+' pn . 1 � ��+` r,o-jp it'r. �'9'� ��Y+{`�``��tl,al[` � ,b �+, �`�''� �r" �.�i» •N '*� r�+e1`� t4t1� kc' A� y��t z.l�*i�', ' � � . . � �� %'�^ : h -6 k _ � 1 t � !� -^ �„ � . a �. +.� � . i 'S �a i S , � �. . • �♦ , ti� s+ .y ; a�, �, � ;� TM , , �.;w� �: � � ,i s �'�� +*r� +4 .t a �'{� � ` k�.�p : i �h � di ..;�jy�... .�' '� �'' Y� �'�.�� `� �� ., . _� i�A.„.r., � �'�� t�. �. � _ � �-t 3. �t�y�a ., � ��, � 1€:. < ;� ,� .;ti i � ` �'ffa��s ' �� ,,�� `tt" ta �i". n a �,. • .. . � ;.r, .,. ...�� i ,} , ��. . .. ' „ � I h� , A. �', �`� �. :. :. .l � ... rV , ." _.I . � � ' � .. * h � �iJ;_ {i- :a; .�.. � �,� '� "—�� 4 � R ` , 1 • �,,' . . :E: - - _ � .�' � „ —�.._ .�t'f. � ;�,_ ��- '�, � '� �:: -� � : � r �-�e. i _ . � � � ; ., , �3< .,� � � ?`.��` v �i� �" � ��+ � � .. .�ew: �.� ,�.�a> m'E:� � � �"+,. ''L � i� c i )' �)u.,f + i ,w , _.- , �. s� . '�' � ' � Jr .F �,, 5� �� . ' � j; s.: � "� � ri�`� � .. .. ,� a�' .�; �ait:�.-.'-� ' i«�i '7�s,R. �. � �:.gJ� . . ,,. . :;: : .... . Perspective View 2 Welis Farga Parking lot • 111 W. Magnofia St. .' Parkina Lot a Intersection of College Ave. and West Magnolia Street Parking Spaces in Lot — 35 Parking Spaces on Magnolia — 7 Total Parking Spaces - 42 ,, , , ' , Wetls Farg4 Parking lot - 111 W. Magnaiia St.