HomeMy WebLinkAbout6020 SOUTH COLLEGE STORAGE - PDP170012 - REPORTS - RECOMMENDATION/REPORTAgenda Item
PROJECT NAME
6020 SOUTH COLLEGE STORAGE PROJECT DEVELOPMENT PLAN, # PDP170012
STAFF
Pete Wray, Senior City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request to develop an enclosed mini -storage facility, on approximately
3.1 acres. The parcel is located generally at the southwest corner of Skyway
Drive and South College Avenue.
The proposed project includes an enclosed three story mini self -storage building
with a basement, totaling approximately 108,000 square feet in size. All self -
storage functions will be conducted indoors, with no outside storage on site.
Primary access is off Skyway Drive. The site The project is located in the C-G,
General Commercial zone district, subject to a Planning and Zoning Board Type II
Review.
APPLICANT: Katy Thompson
Ripley Design, Inc.
419 Canyon Ave, Suite 200
Fort Collins, CO 80521
OWNER: Brandon Grebe
Grow Your Own Storage, LLC
791 Copper Center Pkwy
Colorado Springs, CO 80921
RECOMMENDATION: Approval
EXECUTIVE SUMMARY
The 6020 South College Storage Project Development Plan (P.D.P.) complies with the applicable requirements of
the City of Fort Collins Land Use Code (LUC), more specifically:
The P.D.P. complies with process located in Division 2.2 - Common Development Review Procedures
for Development Applications of Article 2 - Administration.
The P.D.P. complies with relevant standards located in Division 4.21, General Commercial (C-G) zone
district.
The P.D.P. complies with the relevant standards located in Article 3 - General Development
Standards.
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• The P.D.P. complies with the related South College Corridor Plan.
STAFF COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
North
General Commercial (C-G)
Low Density Residential R-L
Commercial and residential
South
General Commercial (C-G)
Vacant land
East
General Commercial (C-G)
Commercial
West
General Commercial (C-G)
Low Density Mixed -use
Neighborhoods L-M-N
Vacant land
The following approvals have been granted:
The property was annexed as part of the Timan First Annexation in 1988.
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2. South College Corridor Plan:
The South College Corridor Plan addresses a myriad of issues including land use and the desired development
pattern of the corridor. Several of the policy statements in the South College Corridor Plan related to commercial
development also supports a plan similar to this P.D.P. including:
From Trilby to Fossil Creek, we envision neighborhood compatibility... Here the Corridor will
continue to support community and neighborhood commercial uses with landscaping and building
forms that lessen the negative impacts of the highway... new service commercial and light
industrial uses will be located behind retail uses in appropriate areas while adequately buffering
adjacent residential uses (Page 29).
LU 1.1— Unique Businesses. Zoning will continue to allow for a broad mix of uses in commercial
areas. Business expansion and reinvestment will be supported through site -specific problem
solving, sharing of market information, and financing mechanisms to help with infrastructure costs
(Page 38).
LU 1.4 — Minimize Low Activity Uses. Uses that detract from the overall vitality of the Corridor,
including used car lots, outdoor storage, and storage unit uses, are to be located away from the
South College frontage (Page 38).
The proposed P.D.P. includes a well -designed enclosed storage building, setback from the South College corridor
with full landscaping treatments on -site, and along fronting public streets.
3. Compliance with Applicable C-G District Standards (Division 4.211:
A. Purpose:
The purpose of the C-G District is as follows:
The General Commercial District is intended to be a setting for development, redevelopment and infill of a
wide range of community and regional retail uses, offices and personal and business services.
The proposed project remains consistent with the stated purpose of the zone district. The proposed P.D.P.
includes an enclosed self -storage facility within the South College Commercial corridor. This project is unique,
in that it includes a single multi -story building for enclosed self -storage, with no additional outside storage or
perimeter fencing. The site has full landscaping around the perimeter to enhance the visual appearance of the
self -storage operation.
In reviewing other existing mini self -storage facilities in Fort Collins, most of them include multiple buildings for
enclosed self -storage and areas for outside storage with perimeter fencing as well. An existing self -storage
business is located directly to the north and vacant commercial land is to the south.
B. Section 4.21(B)(2) — Permitted Uses
The P.D.P. includes one land use — enclosed mini -storage in one building with an associated small office. This
use is permitted in the C-G zone subject to Planning and Zoning Board (Type Two) Review.
C. Section 4.5(D) — Land Use Standards
The maximum building height shall be four (4) stories.
The proposed P.D.P. includes a single building with three stories.
4. Compliance with Applicable Article Three General Development Standards:
A. Section 3.2.1 — Landscaping
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The P.D.P. complies with this standard. The two public streets that front this project including Skyway Drive
and the extension of Mars Drive will be landscaped with street trees and turf, consistent with the Larimer
County Urban Area Street Standards. The P.D.P. provides canopy street trees at 30-40 foot spacing along all
street parkway landscaping areas and separated from street light locations.
The plan provides landscape area treatments for all open areas, buffers, detention areas and park locations
with turf grass, planting beds and trees.
B. Section 3.2.2 — Access, Circulation and Parking
In conformance with the Purpose, General Standard, and Development Standards described in this section,
the parking and circulation system provided with the project is designed with regard to safety, efficiency and
convenience for vehicles, bicycles, and pedestrians.
To the maximum extent feasible, pedestrians and vehicles shall be separated through provision of a sidewalk
or walkway. Where complete separation of pedestrian and vehicles is not feasible, potential hazards shall be
minimized by using landscaping, special paving, raised surface crossing, lighting, and other means to clearly
delineate pedestrian areas. In response, the project includes a raised crosswalk with special paving and
striping to further delineate pedestrian access from the sidewalk on Mars Drive to the building front entrance
and office area.
C. Section 3.2.2 (C) (4) — Bicycle Facilities
In calculating the required minimum number of bicycle parking spaces, the proposed use of enclosed mini -
storage is not listed in the use category table. A similar use was identified as workshop/small industry and
used for calculating the required number of bicycle spaces, with a minimum of 4 bicycle spaces in a fixed
bicycle rack provided. Therefore, the proposed bicycle parking complies with the applicable standard.
D. Section 3.2.2 (K) (2) — Nonresidential Off -Street Parking Requirements
In calculating the required minimum number of non-residential off-street vehicle parking spaces, the proposed
use of enclosed mini -storage is not listed in the use category table. A similar use was categorized as general
retail. A small office space is located in the northeast corner of the building, and used as a basis for
calculating square feet of building for the number of parking spaces in this type of project. The proposed
P.D.P. is providing 7 spaces, including 1 handicap space. This amount of parking is similar to other self -
storage facilities in the City, with on -site parking limited to customers checking in for leasing on an infrequent
basis.
E. Section 3.2.4 - Site Lighting
The proposed lighting plan is consistent with the requirements of the Land Use Code in regards to the general
standard, lighting levels, and design standards.
F. Section 3.2.5 - Trash and Recycling Enclosures
Trash and recycling enclosures must be provided in locations abutting refuse collection or storage areas,
designed to allow walk-in access without having to open the main service gate, screened from public view, and
constructed on a concrete pad. The proposed P.D.P. is providing trash and recycling facilities within the
storage building and screened from view.
G. Section 3.5.1(E) - Building Materials
All proposed buildings shall use similar materials to existing buildings in the neighborhood or use similar
architectural characteristics if dissimilar materials are proposed. The proposed building uses similar materials
and architectural details to the existing buildings in the area. The proposed materials include metal panels,
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brick, cultured stone, and stucco. The form of the building is consistent with other existing commercial
buildings in the area, and in some cases reflects an enhanced level of design quality.
Section 3.5.3(C) (1) — Orientation to a Connecting Walkway
One main entrance of any commercial building shall face and open directly onto a connecting walkway with
pedestrian frontage. The pedestrian connection from the office portion of the storage facility to the public
street sidewalk crosses the drive aisle, and includes a raised crossing with special paving and striping. Self -
serve mini -storage warehouses are exempt from this standard.
Section 3.6.6 — Emergency Access
All developments must provide adequate access for emergency vehicles by complying with Chapter 9 of the
City Code. The proposed emergency access easement shown on the site plan satisfies this code requirement.
Section 3.6.4 — Transportation Level of Service (LOS) Requirements
(A) Purpose. In order to ensure that the transportation needs of a proposed development can be safely
accommodated by the existing transportation system, or that appropriate mitigation of impacts will be
provided by the development, the project shall demonstrate that all adopted Level of Service (LOS)
standards will be achieved for all modes of transportation.
A Transportation Impact Study (TIS) memorandum has been prepared dated March 7, 2017 by Delich
Associates. The studies assessed the short and long range impacts of the P.D.P. on the street system in the
vicinity of the proposed development. A summary of key findings from the TIS and staff review are highlighted
below.
The project site is located off of Skyway Drive West of College Avenue. The proposal encompasses 108,000
square feet of conditioned self -storage. This land use in and of itself does not generate a significant amount of
traffic with the total anticipated daily traffic for this site is 264 trips. These trips do not generally coincide with
the typical peak hours for roadways — peak hourly traffic from the development upon full buildout is only 14
trips in the morning peak hour and 28 trips in the afternoon peak hour. This is a nominal impact to the
intersection of College and Skyway. That intersection is signalized, and no physical geometric improvements
are required of this proposal. There is a potential for some operational changes to signal timing which will be
monitored, reviewed, and if appropriate implemented by Traffic Operations at the City.
The development is required to constructed several roadway improvements. This includes their frontage of
Skyway to be built to current City standards (the existing roadway was constructed under rural Larimer County
standards prior to the annexation by the City of Fort Collins). The end result will include bike lanes, parking,
and curb, gutter and sidewalk. The sidewalk is an important pedestrian connection from the Foothills Gateway
facility to College Avenue. The development will also be responsible for building their section of Mars Road to
the minor collector standard. This is a north/south collector shown in the South College Access Control Plan
intended to serve as a parallel route to College. When fully complete, this connection will ultimately connect
Skyway to Trilby Rd when the properties to the South develop.
6. Neighborhood Meeting:
Two neighborhood meetings were held for this project. The first meeting held on September 29, 2016 was for
a different project concept, including enclosed self -storage and multi -family residential on approximately 12
acres. A second meeting was held on February 23, 2017, reflective of this proposed P.D.P. that includes a
single self -storage building on approximately 3 acres. The following key comments or questions were
summarized:
■ Concerns about fire access and safety.
• What are the impacts on traffic based on the proposed storage use?
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■ Questions about compliance with the South College Access Plan Want the street connection through
to Trilby prior to development on the northern parcel.
• Why are there no sidewalks along College Ave from Trilby up to Harmony? When will those go in?
• The neighborhood's main concern is traffic and traffic signal timing. Residents explained existing traffic
patterns and people being 'cut off' when going north due to the short signal length.
■ There was an expressed desire to improve street lighting, the timing of the traffic signal at
Skyway/College, and grading of the street, as the first priorities.
• How can the area be developed to make the Skyway Dr. and College Ave intersection safer?
7. Findings of Fact:
In evaluating the request for the 6020 South College Storage P.D.P., staff makes the following findings of fact:
A. The P.D.P. complies with the South College Corridor Plan
B. The P.D.P. complies with the applicable procedural and administrative requirements of Article
2 of the Land Use Code.
C. The P.D.P. complies with the land use and the applicable development standards of the C-G
zone district as found in Article 4 of the Land Use Code.
D. The P.D.P. complies with the applicable General Development Standards of Article 3 of the
Land Use Code.
RECOMMENDATION:
Staff recommends Approval with the following motion:
Approve the 6020 South College Storage P.D.P., #PDP170012, based on the Findings of Fact described in
this staff report.
ATTACHMENTS:
1. Site Plans
2. Landscape Plans
3. Utility Plans
4. Lighting Plan
5. Building Elevations
6. Rendered Site Plan
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