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HomeMy WebLinkAboutFORT COLLINS TRUCK SALES PUD PRELIMINARY AND FINAL - 11 92 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT PROJECT: Fort Collins Truck Sales P.U.D., Preliminary and Final, #11-92 APPLICANT: Charles Meserlian 1612 Hastings Drive Fort Collins, CO. 80526 OWNER: Same PROJECT DESCRIPTION: This is a request for retail truck sales and sales office located on Lot 2 of the former Brush Mobile Home P.U.D. The site is .87 acre and is located at the northeast corner of College Avenue and Vine Drive. The zoning is H-B, Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request for truck sales is appropriate for College Avenue and is compatible with surrounding uses. There is no repair, painting or body work associated with this P.U.D. The original Brush Mobile Home P.U.D. received a variance from the minimum required score on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The present request seeks the same variance. To satisfy the 1992 version of the L.D.G.S., a modest energy conservation feature is being added to the sales building. The internal access drive and external access points have been reviewed and found acceptable. The project is feasible from a traffic engineering standpoint. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. 00 80522-0580 (303) 221-6750 PLANNING DEPARTMENT ;:;o/-T CALL/ris TA. - t SRLFS P. U.D, ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION is" crnn enoaOaiCobls'7 Will me criterion cs sonsnwtlea?9 EX r/-N R T/ O1J < e��� F•�'� ,�� Yes No NEIGHBORHOOD COMPATABILITY 1. Social Comoatability / 2. Neighborhood Character woe 3. Land Use Conflich 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Cobccity 1 114 7, Utility Caoccify 8. Design Stanaaras 9. Emergency Access 10. Security Lignnng 11. Water Hazards Fit 0rJT 0 o a ot T• dE Pi.• RESOURCE PROTECTION 12. Soils & Slooe Hazard 13. Significant Vegetaron I r 14. Wildlife Haortat 15. Historical Lancimarx 16. Mineral Deocslt 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19, Air Quality Moe 20. Water Quairtv 21 Noise Ale 22. Glare & Heat d 23. Vibrations lie 24, Exterior Lignting 25. Sewages & Wastes 1 SITE DESIGN 26. Community Organization 27, Site Organization 28. Natural Features Vol 29, Energy Ccnservation rS7ir44411J.01463 30. Shadows 31. Solar Access 32. Privacy 33. Open Sodce Arrangement 34. Building r+eight 35. Vehicular Movement ogivir 36. Venicuiar Design 37. Parking .� 38. Active Recreational Areas 39 Private Outdoor Areas I 40. Pedestrian Convenience 41. Pedestrian Conflicts 42. Landscaping/Open Areas 43. LandscaoingrBuildings 44. LanciscccingrScreening 45. Public Access 46. Signs P-OICT COL-LiAIS Tie uc K S Al -,Cs AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only i II ni iv Criterion C itcrb AppAcaci CVCIe the Mulf1poer Pnrs a Earne° Maximum m Aomcaaie = Yes No Correct Score ixu Points a. Not at Two Arterials 1XI 2 0 2 4 b. Part of Planned Center X 2 0 3 Q 6 c. On Non -Arterial X X 2 4 © 8 d. Two Acres or More X 2 3 0 6 ,eES /06NT inL e. Mixed -Use Sn�ES X X �I 0 3 ( 6 SEx vicE f. Joint Parking e,0,ujtYTDnOnVC Rl� x 1 ja 0 3 6 6 g. Energy Conservation X 1121314(01 2 0 8 h. Contiguity Q X Q 0 5 10 10 i. Historic Preservation }( 1 2 0 2 - - 1. 1 2 0 k. 1 2 0 I. 1 2 0 Totals -2-Z V V1 Percentage Earned of Maximum Applicable Points V/VI = VII vii NMI City of Fort Collins Commur. Planning and Environmental vices Planning Department MEMORANDUM TO: Planning and Zoning Board FROM: Sherry Albertson -Clark, Chief Planner RE: Modification of Conditions of Approval DT: August 24, 1992 There are still several PUD's that have not met their condition of final approval, with respect to execution of the development agreement, final plans and final plat prior to the August 24, 1992 Planning and Zoning Board meeting. Staff is recommending the Board consider modifying this condition of approval as an item of other business at tonight's Board meeting, to require execution of the development agreement, final plans and final plat prior to the September 28, 1992 Planning and Zoning Board meeting for the following projects: Fort Collins Truck Sales PUD, Preliminary and Final Fort Collins Second and Harmony at the Villages at Harmony West PUD, Lot One Final Potts PUD, Final 281 \urth Culie-e :Wenttc 13o\ 380 • 1 urt Collim.. (1(13) 227_(,; ,0 Fort Collins Truck Sales PUD - Preliminary & Final, #11-92 April 27, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: H-B; Existing residential, and Lake Canal irrigation ditch S: H-B; Existing retail E: C; Existing auto service and trucking company W: H-B; Existing retail, office, and service This property is Lot 2 of the former Brush Mobile Home P.U.D. which was granted final approval by the Planning and Zoning Board in September of 1981. This original P.U.D. created a three lot subdivision and allowed retail sales and display of mobile homes, along with a sales office on Lot 2. In 1981, Brush Mobile Home P.U.D. was reviewed and evaluated by the criteria of both the Auto Related and Roadside Commercial and Business Services Point Charts of the Land Development Guidance System. The P.U.D. achieved a score of 60% on the Business Services point chart, and thus exceeded the 50% required minimum. The project received a variance from the Planning and Zoning Board from the requirement that the project score a minimum of 50% on the Auto Related and Roadside Commercial point chart. With a score of only 45.5%, the Board granted relief from the requirements that the project be located on at least two acres of land, and that primary access not be on College Avenue. As justification for the variances, the Board found that the property was constrained by College Avenue on the west, Lake Canal on the north, and Vine Drive on the south, thus prohibiting the assemblage of two or more acres. Further, the allowance of primary access off College Avenue was granted based on the consolidation of curb cuts and the installation of a median. 2. Land Use: Like mobile homes, truck sales are not a permitted use in the H-B, Highway Business zone district. The P.U.D. for Brush Mobile Homes has expired because lot two has remained vacant for more that three consecutive years. As such, the present request must conform to the requirements of the Land Development Guidance System. The present applicant proposes no physical changes to the approved P.U.D. The area once devoted to display of mobile homes will be Fort Collins Truck Sales PUD - Preliminary & Final, #11-92 April 27, 1992 P & Z Meeting Page 3 converted to display of trucks. The sales office will again be used for sales, and the storage building will remain a storage facility. There will be no repair, painting, or body work associated with this P.U.D. Storage of refuse or vehicular parts will take place within an enclosed structure. Under the current requirements of the Auto Related and Roadside Commercial Point Chart, the project achieves a score of 41%. Points were awarded for mixed -use (Lot one is residential, Lot 3 is auto service), joint parking (the internal drive area connects all three lots), and contiguity. As with the Brush Mobile Home P.U.D. of 1981, the project does not meet the 50% minimum requirement. As in 1981, Staff again recommends a variance from the 50% minimum score requirement. The facts remain the same as in 1981. The property is constrained by established property lines and natural features, and College Avenue offers a safe, primary access with proper distances from the Vine Drive intersection. As justification, Staff finds that: "The strict application of (Auto Related and Roadside Commercial point chart) would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the owner of such property... ". Staff further finds that granting of the variance does not result in a substantial detriment to the public good, and does not substantially impair the purpose of the Land Development Guidance System. It is recommended that the Planning and Zoning Board make the following finding: That a variance to the requirement of achieving a minimum score 50% on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. be granted based on Section K (2) (page 61) of the Land Development Guidance System. 3. Energy Conservation: With changes to the Auto Related and Roadside Commercial point chart, the present request achieves a score of 41%. The reduction in score from the 1981 total of 45.5% is due to the changes in calculating energy conservation. The present application does not earn any points for energy conservation. The sales building is 332 square feet, constructed of concrete block, with a flat roof, featuring a decorative mansard roof. The Fort Collins Truck Sales PUD - Preliminary & Final, #11-92 April 27, 1992 P & Z Meeting Page 4 building has a southwest exposure and gas forced air heat. It is estimated that the building was constructed in the late seventies. The sales building was inspected by a representative of the City of Fort Collins Building Permits and Inspections Department for methods to promote energy conservation. Since the building is only 332 square feet, opportunities to increase efficiency are limited. The practicality of implementing energy saving features is limited by the incremental benefits associated with a 332 square foot sales office. The value and size of the structure is such that energy saving measures would represent a relatively high percentage of the building's value. Consequently, the point at which energy saving benefits would exceed the investment, or the payback period, is estimated to be unreasonably lengthy. The applicant has agreed, however, that the door be fitted with weather stripping, a cost- effective measure appropriate to the value and size of the structure. This energy feature will be added to the site plan. 4. Neiahborhood Compatibilit The site was once the home of a used automobile sales facility (Sherm Brooks Motors) and a mobile home sales facility (Brush Mobile Home). It is adjacent to a trucking company and automobile service garage. As such, the request for truck sales is found to be compatible with previous uses and the surrounding area. No neighborhood meeting was held. 5. Transportation: The requested P.U.D. will leave intact the internal circulation drive serving all three lots. The one curb cut on College Avenue provides full turning movements. The access on Vine is shared with Rocky Mountain Automotive. No additional curb cuts or changes to the access and circulation system are planned. Consequently, the proposed P.U.D. has been reviewed and evaluated by the Transportation Department and is feasible from a traffic engineering standpoint. RECOMMENDATION: Staff finds that the request for truck sales and sales office on Lot 2 of the Brush Mobile Home P.U.D. is an appropriate land use for College Avenue, compatible with the surrounding area, and satisfies the requirements of the All Development Chart of the L.D.G.S. Since the request does not meet the minimum required score of 50% on the Auto Related and Roadside Commercial Point Chart of the Land Development Guidance System, Staff recommends the Planning and zoning Board take the following action: Fort Collins Truck Sales PUD - Preliminary & Final, #11-92 April 27, 1992 P & Z Meeting Page 5 A variance to the minimum required score of 5096 on the Auto Related and Roadside Commercial Point Chart of the Land Development Guidance System be granted based on the finding that the strict application of any provision would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the owner of such property. In addition, it is found that the variance can be granted without substantial detriment to the public good and without substantially impairing the purpose of the Land Development Guidance System. Based on the granting of the variance, Staff recommends approval of Fort Collins Truck Sales, Preliminary and Final P.U.D., #11-92. City of Fort Collins Develop? nt Services Planning Department MEMORANDUM TO: Planning and Zoning Board FROM: Ted Shepard, Senior Planner DATE: April 27, 1992 RE: Condition of Approval - Fort Collins Truck Sales #11-92 Because of a delay in executing the Development Agreement, the following condition must be added to the decision of Fort Collins Truck Sales, Preliminary and Final P.U.D., #11-92. Staff finds that the condition is appropriate and anticipates that the Development Agreement will be executed within 30 days. 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the Development Agreement for the planned unit development be negotiated between the developer and City staff and executed by the developer, and that the utility plans be fully executed and approved by the City prior to the next monthly meeting of the Planning and Zoning Board; or, if not so executed, that the developer, at said next monthly meeting, apply to the Board for an extension of time. If the staff and the developer disagree over the provisions to be included in the Development Agreement and/or utility plans, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made.) If this condition is not met within the time established herein (or as extended, if applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 No Text / / _ {MINOY CONIINYATIOM• SLO'O a +� � Mw; .w •a Yli .IN4�A gINY A. 1 /� A•R u+l t ♦ �At: x -! 4sa.4 ..ni TR..e A9RIN^Ie MwY . •. •lemon lE.vl'N.Y_a:•.-SPA A FIRM - `uY M M.Y � �• mn FRANK .. 1.+ 2 3ARW6j01�A DISPLAY/STORAGE AREA 4 PAi __..----•,I "• {-.,�krXl`�t±e. �-` _ sue`°.:, -E� 4'TwI4p'M.Y•.R i• .'Y c AeLArM > _ '• Aa.x2Ja. PIIL - _. �Sltl_.. ICI 1 pig tP N i m — �T f ASPANS"SPA ® .ti-.. 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