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Home My WebLink AboutNORTH COLLEGE PROPERTIES PUD - PRELIMINARY - 48-87 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO2 PLANNING AND ZONING BOARD MEETING OFSeptember 28, 1987 STAFF REPORT PROJECT: North College Properties P.U.D. - Preliminary #48-87 APPLICANT: Earl Klingensmith OWNER: Yahya Hariri c/o Stewart & Associates 1816 Taft Avenue 214 North Howes Loveland, CO 80537 Fort Collins, CO 80521 PROJECT PLANNER: Ted Shepard PROJECT DESCRIPTION: This is a request to allow a used car sales lot with automotive repair at 1420 North College Avenue. The lot measures 17,850 square feet (.40 acre) and is located on the east side of North College Avenue, south Bristlecone Drive. The parcel is zoned H-B, Highway Busi- ness. RECOMMENDATION: Approval with conditions. EXECUTIVE SUMMARY: Expert Auto Sales is an existing zoning violation that has been identi_`ied by the zoning administrator. With the issuance of the violation notice, it was stipulated that the applicant cease and desist the operation or apply for PUD approval. The present request represents an attempt to satisfy the zoning notice. The proposed PUD does not meet the required minimum score on the Auto Related and Roadside Commercial point chart. There are, however, condi- tions and circumstances which open the possibility of granting a variance from the strict requirements of the Land Development Guidance System. The site will be improved with curb and gutter, a single defined curb cut, and a future access drive along the width of the property. The purpose of this future access drive is to lessen the need to rely on direct access to Col- lege Avenue should the area re -develop. These are two conditions which relate to the future access drive and the side lot line landscaping. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT North College Properties P.U.D. - Preliminary #48-87 P & Z Meeting - September 28, 1987 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: HB; The Ever Open Cafe S: HB; Wholesale distribution E: RB; Vacant W: HB; Commercial shops This parcel was originally developed as a use by for auto -related use in the past. The addition sents a zoning violation that has been cited by The application for a preliminary P.U.D. approval fying the zoning violation notice. 2. Land Use: right and has been used of used car sales repre- the Zoning Administrator. is a condition of satis- The existing use on the property was evaluated on the Auto Related and Roadside Commercial point chart. The project scores only 29.2%, well below the required minimum score of 50%. The Staff requests that the North College Avenue Preliminary PUD be consid- ered for a variance from the requirements for Auto -Related and Roadside Ccmmercial uses as defined by the Land Development Guidance System. Staff feels the variance is justified, in this particular case, for the following reasons: A. This request for adding used car sales to a mechanic's shop is a small scale rehabilitation of one existing platted lot. It is beyond the scope of the applicant to assemble the necessary parcels to create a lot which meets the two acre minimum. B. The historic character of the entire block is that of strip commer- cial with continuous, undefined access off College Avenue. While the two adjacent uses to the north ( Ever Open Cafe) and the south (McCombs Heating and Cooling Supply) enjoy the continuous curb cut, the proposed use (Expert Auto Sales) will construct new curb and gutter to create a single, defined 28 foot curb cut. This new curb cut will be flanked by the addition of a 20 foot landscaped strip behind the curb. This landscape treatment will represent the only landscaping on the east side of College Avenue between Bristlecone ad Conifer with the exception of the E1 Palomino Motel and the Burger Inn. By granting the variance and accepting the proposed improvements, the Staff hopes to gain an increment of upgraded development which may spur improvements to other neighboring proper- ties. North College Properties P.U.D. - Preliminary #48-87 P & Z Meeting - September 28, 1987 Page 3 With the inability to assemble existing platted lots, the historic access onto College Avenue and the opportunity to achieve a modicum of upgrading, Staff recommends that a variance from the required minimum score of 50% on the Auto -Related and Roadside Commercial point chart be granted. 3. Design: As stated in the variance request, the primary upgrading of the property includes a single, defined, 28 feet wide curb cut. This curb cut is flanked by a 20 foot landscape strip consisting of a variety of trees and shrubs. Similarly, the north and south property lines would be treated with trees and shrubs, as well as the building foundation. Staff is con- cerned that the landscaping on the two side lot lines could be improved to include trees. 4. Neighborhood Compatibility: The proposed PUD is considered to be in character with the existing uses along North College Avenue. Given the number of drive-in restaurants, mobile home lots, and new and used car sales, the Expert Auto Sales is con- sidered canpatible. There was no neighborhood meeting. 5. Transportation: The PUD grants a 24 foot future access drive parallel to College Avenue the full width of the property. This access drive is setback 25 feet from the new property line after the additional right-of-way dedication. The pur- pose of the future access dedication is to limit the need for curb cuts onto College, should the adjacent parcels redevelop or assemble into larger sites. By furnishing this access drive, a precedent is being established that could be implemented within the entire block should the opportunity arise. The PUD proposes to leave the area of the access drive "curb free" in case the adjacent property owners participate in restricting their access to College Avenue. Staffs only concern is that this future access should not be blocked by a raised curb or other permanent barrier. RECOMMENDATION: Although the request for preliminary PUD does not meet the required minimum score on the Auto -Related and Roadside Commercial point chart, Staff feels there is ample justification on which to base a variance. With the grant- ing of the variance, Staff recommends approved of North College Avenue Pre- liminary PUD, subject to the following conditions should be met prior to final: 1. The landscaping on the north and south property lines should be North College Properties P.U.D. - Preliminary #48-87 P & Z Meeting - September 28, 1987 Page 4 intensified and upgraded to include trees. 2. The future access drive should be shown to have no permanent barrier to the north and south that would hinder potential use as an accessway. ITEM NORTH COLLEGE PROPERTIES PUD NUMBER 48-87- wt +' &A• uur m t�� No¢fN 6'lle.Po' u.t.s. M021N GOLI.G(�6'• AVBNUD £191 Z, Y _�- �C 3.� a.. ♦:p s Fp i i I >F - p<O Fes spa. v �T < pµ 42%- °- o - - to nr PrvwA»P K 20' ALLeY w �cxlet. 6"VLF hAN11FFY erWr[ PDX&kf>i'.W fAkk o a- m 8v`i 4 g' V, a s:a93 s -t r rOZ 8'Iisio o mN? t IOMi - «aP o x1420 f DO1 -W AVV P. U.P. lyf ' /A/AflN nf�AAr 4 AMIAAlf/ FmimiwY so a P.A fJ L� � 20' R E VISION S m ; IlAw6urE R4 _,,, I..,, „";-,;., I..,, I" •PPROV ED FOR CONSTRUCTION: 0 0 STEWART& SSOCIATES Consulting Engineers and Surveyors PLANNING OBJECTIVES It is the objective of Mr. Earl Klingensmith, the owner of Expert Auto Sales, to operate a used automobile sales business and an automobile service business in an existing brick building at 1420 North College Avenue. The building in the immediate past had been vacant however it was originally built and used as a service station. Therefore historically it has been an auto —related commercial use. The site is zoned H—B, Highway Business which requires a planned unit development for auto related businesses. The site and landscape plan provide for a visual enhancement of the property with the use of extensive plantings. The landscaping will greatly improve the street scape of North College Avenue and will also control the ingress and egress of the site by providing a single curb cut. The existing site does not limit the entrance to one location., The landscaping will define the display areas for used automobiles and will also screen the adjacent properties. It is also important to not completely screen the sales area from the street and negatively impact the use of the site as a sales lot but at the same time provide a green area that softens the hard surfaced sales area. An area for a future driveway to access the restaurant site on the North has been provided. This will provide flexibility for any future revisions to access the.site. Ingress and egress to and from the existing alley is also provided to reduce the turning movements to and from North College Avenue. An area on the East side of the building is provided for parking of automobiles that are waiting service. The upgrading of the site will be compatible with other businesses on North College Avenue that have provided landscaping and will also provide a use for a vacant property. James H. Stewart and Associates, Inc. 214 N. Howes Street P.O. Box 429 Ft. Collins, CO 80522 3031482-9331 AUTO -RELATED AND ROADSIDE COMMERCIAL - POINT CHART D For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable Yes No n IiI IV Circle The Correct Score Yes WV' No Multiplier Points Earned 1x11 Maximum Applicable Points a. Notattwo arterials X X 2 0 2 ,¢ p 4 b. Part of planned center X X 2 0 3 6 c, .On non -arterial X X 2 0 4 o g d. Two acres or more X X 2 0 3 p 6 e, Mixed -use X X 2 0 3 p 6 f. Joint parking 1 2 0 3 o g. Energy conservation X 1 2 0 4 C) g 10 h, Contiguity X X 2 0 5 1 p i. Historic preservation 1 2 0 2 p o j' 1 2 0 k' 1 2 0 I, 1-111210. • VW — very well Done 14 Totals 4 8 V VI Percentage Earned of Maximum Applicable Points V/VI = Vll Vii