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HomeMy WebLinkAboutNEW CREATIONS INTERIORS PUD AMENDED FINAL - 10 92 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 4/27/92 STAFF Kirsten Whetstone PLANNING AND ZONING BOARD STAFF REPORT PROJECT: New Creations Interiors PUD, Amended Final- #10-92 APPLICANT: New Creations Interiors c/o Don Wedum 214 S. College Avenue Fort Collins, CO 80524 OWNER: Chris Mosser 813 Cambridge Fort Collins, CO 80525 Mick Scarpella 2842 Seccomb St. Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for a 3,600 square foot warehouse addition to the east side of an existing retail business, located at 2712 South College Avenue, north of Harvard Avenue, and zoned HB, Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request for a warehouse addition for the existing New Creations Interiors retail store remains in conformance with the existing approved PUD and meets the criteria of the Business Service Uses Point Chart and the applicable All Development criteria of the Land Development Guidance System. The addition is meant to replace four storage semi -trailers currently parked on the east side of the building. Additional landscaping will be provided along the east side of the existing building and the addition and on a portion of the existing asphalt parking lot. The rear building set back will be compatible with the existing buildings to the north and south. Traffic impacts on the local streets and College Avenue are not anticipated to increase significantly. No additional signage or lighting is proposed. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT k4i i I'A ATidkk ini7rOii. mc`n>,Uc'Q � n1.4 L ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion aDalicaale, Will the cr'terlon be x:tlSheOl If no, please explain e.F�F �'y� Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability ✓ ✓ 2. Neighborhood Character ✓ ✓ 3. Land Use Conflicts ✓ v 4, Adverse Traffic Impact ✓ ✓ PLANS AND POLICIES 5. Comprehensive Plan ✓ ✓ PUBLIC FACILITIES & SAFETY 6. Street Capacity ✓ ✓ 7. Utility Capacity / 8. Design Standards v 9, Emergency Access v ✓ 10. Security Lighting 11. Water Hazards ✓ RESOURCE PROTECTION 12. Soils & Slope Hazard ✓ 13. Significant Vegetation ✓ 14 Wildlife Habitat ✓ 15. Historical Landmark ✓ 16. Mineral Deposit 17. Eco-Sensitive Areas ✓ 18. Agricultural Lands v ENVIRONMENTAL STANDARDS 19. Air Quality ✓ ✓ 20. Water Quality ✓ ✓ 21. Noise �/ ✓ 22. Glare & Heat 23. Vibrations ✓ ' 24. Exterior Lighting ✓ 25. Sewages & Wastes ✓ SITE DESIGN 26, Community Organization ✓ 27. Site Organization v 28. Natural Features ✓ 29. Energy Conservation 30. Shadows ✓ ✓ 31. Solar Access 32. Privacy ✓ 33. Open Space Arrangement ✓ 34. Building Height 35. Vehicular Movement 36. Vehicular Design ✓ 37, Parking 38. Active Recreational Areas -77 39. Private Outdoor Areas 40. Pedestrian Convenience ✓ ✓ 41. Pedestrian Conflicts 42. Landscaping/Open Areas ✓ 43. Landscaping/Buildings ✓ ✓ 44. Landscaping/Screening Ve 45. Public Access ✓ 46. Signs -12- 14 li ACTIVITY DEFINITION: Business Service Uses T-fz 4r Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or commu- nity/regional shopping center. Uses include: retail shops; offices; per- sonal service shops; financial institutions; hotels/motels; medical clin- ics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same gen- eral character. CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes Nc 1. Does the project gain its primary vehicular access from a street °� ` � ❑ than South College Avenue? frc1-1Taye aac{— 2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED El "POINT CHART E" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not appli- cable for uses of less than 25,000 square feet GLA or with less than 25 employees) or located in the Central Business District? b. Is the project located outside of the "South College Avenue Corri- dor?" c. Is the project contiguous to and functionally a part of a neighbor- hood or community/regional shopping center, an office or industrial park, located in the Central Business District or in the case of a single user, employ or will employ a total of more than 100 full- time employees during a single 8-hour shift? d. Is the project on at least two acres of land or located in the Cen- tral Business District? la 14 —22— I' 4 1A 13 continued e. Does the project contain two or more significant uses (such as retail, office, residential, hotel/motel, and recreation)? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g • Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix G for Energy Conservation Methods to use for calculating energy conservation points. h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; ii. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii. Propose adaptive use of the building or place that will lead to its continuance, conservation and improvement in an appropriate manner while respecting the integrity of the neighborhood. —23— --17T urlC- -erZ rc( 4SZ c4 c- (» ClUele5 Ak&) CHAJfjO,07 5 f}hYhcle4� Ginn l'��0 -iZ 7,v s /n`Tt/looS BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion Is the Crtterion ApplIcbe Yes No I II III IV Circle me Correct Score MUMpller Pomrs Earned Ixll Mcx,mum Acalcoole Polms a. Transit Route X 0 2 y y b. South College Corridor X X 2 0 4 O 8 c. Part of Center X X 1 2 CO 3 O 6 d. Two Acres or More X X(:2) 0 3 C 6 e. Mixed -Use �G' "�nerclu\ - Res,de;�ti«l X X 20 0 3 �� 6 f. Joint Parking X 1© 0 3 6 g. Energy Conservation X 1 2 3 4 2 O 8 h. Contiguity X X (�) 0 5 /D 10 i. Historic Preservation 1 2 0 2 _ — j. 1 2 0 k. 1 2 0 I• 1 2 0 TotalsL Vi Percentage Earned of Maximum Applicable Points V/VI = VII y�9 vu New Creations April 27, 1992 Page 2 COMMENTS: Interiors PUD - Amended Final P & Z Meeting 1. Background The surrounding zoning and land uses are as follows: N: H-B; existing retail store (Lot 7 Thunderbird Estates PUD 6th Filing) S: H-B; existing retail stores (Lots 10, 11, 12, 13 of Thunderbird Estates PUD 7th Filing) E: R-P; existing townhouses (Lot 9 Thunderbird Estates PUD 7th Filing) W: H-B; existing retail (South College Commercial Subdivision - Thunderbird Plaza Shopping Center) This site is Lot 8 of Thunderbird Estates Subdivision 6th Filing which was originally platted in December of 1967. In 1971 a Unit Development Plan (now called Planned Unit Development's) was approved for Thunderbird 6th and 7th Subdivisions which included Lots 7 and 8 of Thunderbird Estates 6th and Lots 9, 10, 11, 12, and 13 of Thunderbird Estates 7th. At the time of the Unit Plan, the Mr. Steak restaurant and associated landscaping existed on Lot 8. 2. Land Use The request for a 3,600 square foot warehouse addition to an existing retail store remains in conformance with the original Unit Plan for Thunderbird Sixth Subdivision. As the approved PUD was pre-LDGS, a point chart was not part of the record and therefore Staff evaluated the Thunderbird Estates PUD (which includes this amended final) against the Business Service Uses Point Chart. The project scores 59%. Points were awarded for contiguity to a transit route, being at least two acres in size, mixed use, joint parking, and contiguity to existing development. The addition is a 5% increase in the existing gross leasable floor area for the PUD. 3. Design The proposed addition would be attached to the east side of the existing building and would extend to the east, approximately 100' from the west side (or front) of the existing building. The retail building to the north extends approximately 210' to the east. The buildings to the south extend approximately 100' to the east. The rear building set back will be compatible with the existing buildings to the north and south. New Creations Interiors PUD - Amended Final April 27, 1992 P & Z Meeting Page 3 The eastern elevation would be landscaped with upright Sky Rocket Junipers, which grow 12' to 15' in height, and Siberian Peashrubs which grow quite large and flower a brilliant yellow, in early summer. A 23' section of the east wall of the existing building will be landscaped with Peashrubs and Buffalo Juniper. The front of the existing building is well landscaped and includes a 30' wide grassy lawn area between the building and the frontage road. Additional landscaping, including two shade trees, will be provided for the asphalt parking lot to the east. The interior parking lot landscaping will meet the City's code for parking lot landscaping. The rear lot area is used as parking, access, loading and delivery for retail stores on this block. It was important to group the landscaping so it would be visible, and to place it so it would not impede maneuverability of semi -trucks and trailers. The existing building is a multi -colored brick with cedarwood trim and a shingled mansard roof. The addition is proposed to be of white concrete block and white ribbed pre-engineered steel wall construction. The roof will be low sloping and of textured, gray or tan painted metal. The top of the addition will be slightly visible from College Avenue, over the existing mansard roof and set back about 110' from the flow line. Given the use of the addition and location on site, the proposed building is architecturally compatible and does not interfere with the visual appearance of the existing building. The building and landscaping will be an improvement to the existing situation. There will not be a loading dock on the east elevation, instead, a 10' by 14' overhead door will provide at grade access for delivery. There will also be a small entrance door on this elevation. No additional lighting or signage is proposed. A handicapped parking stall and ramp will be provided. 4. Neighborhood Compatibility No neighborhood meeting was held for this project. The use is compatible with the existing retail uses to the north, south, and west of this site. The existing townhouses to the east were part of this Thunderbird Estates 6th PUD approved in 1971 and were designed to be compatible with the retail uses. The rear yards of the townhouses face the rear of the retail buildings. Fences were installed with the townhouse development to buffer the different uses. Parking for the townhouses is shared with the retail buildings, to the rear of the townhouses. The proposed warehouse will not extend further to the east than any of the other retail buildings along this block of College Avenue. Staff considers the proposed addition to be compatible with the surrounding area. New Creations Interiors PUD - Amended Final April 27, 1992 P & Z Meeting Page 4 5. Transportation The addition is for the purposes of warehousing, organization, and improving operation of the existing retail use. Traffic impacts on the local streets and College Avenue are not anticipated to increase significantly. The site does not have direct access to College Avenue. The east half of the lot is a paved parking lot with access drives to Thunderbird Drive and Harvard Drive as well as to the frontage road on College Avenue. Transportation has reviewed the proposal and finds that parking is sufficient for the existing use and the expansion and that any increase in traffic will not negatively impact the surrounding area. 6. Storm Drainaae The amount of impervious surface is not anticipated to increase with this project as the expansion area is currently paved. RECOMMENDATION: Staff finds that the New Creations Interiors PUD, being an amended final of the Thunderbird Estates PUD 6th Filing, is in substantial conformance with the approved Final PUD. The PUD exceeds the minimum required score on the Business Service Uses Point Chart of the LDGS and meets the applicable criteria of the All Development Point Chart of the LDGS. Staff, therefore, recommends approval of the New Creations Interiors PUD, Amended Final- #10-92. *1►16�1►11gA101DkRbs211m T I r a-,N t la L hrfE ywra YpFfJ.L pK _ s+O SF b.a. F CY,9fwK ab4 - !, MO x WRLM'G - J.r.Go.o'X p r✓'i i W�1 Cl.r1K U(L IrAIJD�G G SGiJ£D ULL w a S w(6,-(tw.+�a�t� a'9 weeMaoJ �^ .reorc c s A w+uf. Y.eaL. sar wx .Nmm�u (rR0.1.+o !-OvLJ�-I!.•w�+ro G�r,PL ws2 > wrra epwvdC IR1u NY.ID viuu�?� ntaP OM N• I.D q$ }auGNo..i+�.aettlrh ceuv(4 Q LAIa•+KJ� �ii'�Illllilllll� Mll I4-Krm EL !A'17C" VA''- - - - -" ' %.a-�+7 �LGyn-nonl -Rw.+vers.co cc- :1 Lulu ---- -- ! 51'(� Ih.vL7JLKbIF� rY-%-+s r moo• hr�y-fN �vcTlo�1 0 a n n N A T- D S. 51/ r T) T.1 �,vl ARCHITECT 214 South College Avenue Fort Collins, CO. 80524 Ph. 303-493-5989 Susan Hayes Dept. of Storm Drainage City of Fort Collins RE: New Creations Interiors Dear Susan, Febuary 25, 1992 We anticipate no appreciable change in the amount of storm waters drainage singe we are converting parking lot surfaces to roof top. Sincerely, New Creation Interiors, Inc. An Abbey Carpet Store 2712 S. College Avenue — Fort Collins, Colorado 80525 Phone: (303) 225-1818 March 31, 1992 Development Services Planning Department City of Fort Collins 231 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 Dear Ms. Whetstone, This letter is to address items #1 & #2 of your correspondence of March 20, 1992, in particular, the use and purpose of our warehouse addition. At the present time, we have four semi -trailers that we use for the storage of carpet, carpet pad, vinyl, & the grouts and adhesives. We have a small portion of "underroof" area for tile, formica and other vinyl. We cut all of our carpet and big vinyl out in the elements. As you might guess, this can be quite troublesome with rain, snow, wind, or cold. By now the purpose and use of our warehouse should be quite apparent. We plan to put all of our carpet, vinyl and pad indoors. We will have approximately a 20'x50' area reserved to cut our material indoors. We will need a job set-up area for each particular job. Once we have moved indoors, we can dispose of our semi -trailers. This building addition is not for business growth, it is for organization and ease of operation. If this needs further explanation, please feel free to call me. Sincerely, Chris P. Mosser New Creation Interiors, Inc.