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Home My WebLink AboutEVERGREEN PARK LOTS 4 AND 5 THE TOY SHED STORAGE PDP - 50 91C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2 MEETING DATE 10/15/9F iiA STAFF Leanne Harter Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Evergreen Park Lots 4 and 5, The Toy Shed Storage, Project Development Plan, #50-91C APPLICANT: Jerry Russell The Toy Shed 1314 Red Cedar Circle Fort Collins, Colorado 80524 OWNER: Same as above. PROJECT DESCRIPTION: This is a request for Project Development Plan for the expansion of The Toy Shed, on Lots 4 and 5 of Evergreen Park. The site is approximately.96 acre, and is located along Red Cedar Circle, immediately before it terminates. The property is zoned 1-Industrial. RECOMMENDATION: Approval of the modification request. Approval of the Project Development Plan. EXECUTIVE SUMMARY: This Project Development Plan complies with the applicable requirements of the Land Use Code. The proposed land use is defined as a "Recreational vehicle, boat and truck storage" which is a permitted use in the I -Industrial zone district, subject to review by the Administrative Hearing Officer. However, the Project Development Plan includes a modification request to Section 3.5.1(J)(1) of the Land Use Code, necessitating review by the Planning and Zoning Board. The following table highlights those standards with which this proposal is or is not in compliance, as well as for which standards a request for alternative compliance or a modification is requested. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT NC MMN CN Chi IL CN VACANT 1 VACANT VACANT n Go N VACANT 2 VACANT } VACANT VACANT TRAFFIC MASTERS VOOELCONCRETE N VACANT LARIM ER CO FOOD SERVICE W W D z VACANT J WAREHOUSE CN cc ar cc Lu W V AMERICAN Lu VACANT cc MOBILE VACANT L) J a WELDING C J W Vl VACANT Q T LLI W J m VACANT S O z S VACANT CONIFER STREET CN CCN VICINITY MAP 09/12/97 #50-91 C Evergreen Park, Lot 5 N The Toy Shed Storage Type I (LUC) PDP/FC 1••=300• ;E d�. j p A p v - 2e' \\\ A L 6 THE TOY SHED 1314 Red Cedar Cir. Ft. Collins, Co. ' 't '' �eeriso- �viA•o� 0 1 I I O/GO�p I i ,� l J7J.C96f f , I 4 � - . si1S Ghjcic Ti>>irA>imw� G.ve Ers<.nsst� Lmuoocumox ww.-�u,.if emRm eeL �r m o m a 4MRIIC S t - FM uxox'.vBBnaBwf.L wuB xuBs xo. B� coLo�+fB I. ...,.o•.m . r atlBIB i last, u f W mew e. rre. I r w 6. !•mm. I 1' nlnMl ,. Br•wBM.m• • fBi r, fiW.q Bw• f 1 IMglp.lx. f lo. fl.-...rr.. r r r �.. I.wlmymm4eon,® p _� - .— _ _ 7. xort,r �•Be e�mmarrm.ar,..awmo. — mao'arovrnem.u...w em•Bw mmmeq u.o.m. 1• a IAO1 w '9—rwC N1J We,IRIKL am..rc.a+ f f. ,a •mrvw r.mr ..� .um-w• I.b• m ur _a+•.r 1991, b .w�nplmlmf eRW mB . xmry,� Mmm� M W OYmm MPlen.Mtle CYYarrm COYa Caatl� m m, _b or _r•B. I7M. emw.Y.rB. p.e.,.reBw ' THE TOY SHED 1314 Red Cedar Circle Fort Collins, Co. Leanne A. Harter, AICP City of Ft. Collins Date Aug. 17, 1998 RE; The Toy Shed Leanne, This letter in response to your letter dated 8/4/98 for a modification to a standard for our existing facility. The area in question is Sec. 3.5.1 (J)(1). This standard requires 20 ft. from public sidewalks for storage. The existing situation is 6 ft. chain link fence with 5 ft. of landscaping to the 4 ft. sidewalk. This creates a distance of 5 ft. from the sidewalk to the fence. The chain link fence is on the property line and there is 5 ft. of landscaping within the fence. We would request that the standard for 20 ft. be reduced to 5 ft. for the following reasons: 1. The original building plan for the lot to the north showed it this way and was approved in 1994. 2. The street is extra wide and is a secondary street that only goes for 2 blocks with very few industrial businesses and no street parking. Not a major street with pedestrians/bike users. The only traffic is local business (4ea.). destination type. The street is not used to get to any other businesses, residential areas or short cut. 3. We are providing a walk for pedestrians, landscaping and a screen wall and see no need for an additional 15 feet of landscaping in an Industrical zone. The only traffic is business trucks and no pedestrians in this area.. 4. The area is being used for RV storage and not unsightly or dangerous items ( trash, compaction, or loading) that are not compatible with the area. 5. RV storage is needed in Ft. Collins to provide alternate parking for residential subdivisions that do not allow this type of storage/parking. 6. Granting of this request does not alter what is required but only the width of landscaping required. The overall appearance would not be affected. 7. We are trying to meet City requirements and still maintain a functional facility that looks good. 8. The original plan ( 1994) was approved with 5 ft. of landscaping next to the sidewalk and then the chain link fence and 5 ft. of landscaping on the inside. 9. This facility is located in an industrial area and not in or near a high traffic residential area so has no adverse visual impact on the community. THE TOY SHED 1314 Red Cedar Circle Fort Collins, Co. The proposed plan is equally well or better than one that complies with the standard because : 1. a solid fence at street frontage has been added to screen the interior lots 2. the fence will be stained and professionally maintained 2. the required landscaping density has been increased 3. the quality of landscaping has been improved 4. existing fence & landscaping is being improved 5. the solid fence is more appealing than chain link fencing The land use complies with the purpose of the zone district which is to provide a location for a variety of work processes and work places such as indoor and outdoor storage. We are providing a needed facility in the City because RV parking and storage is not allowed on City streets or in most subdivisions. The Toy Shed ?aIdH. Russell From: The Wood Factory 1225 Red Cedar Cir Diversitec 1225E Fled Cedar Cir Smith Geotechnical 1225H Fled Cedar Cir (9'70) 224-1999 FAX Ft. Collins CO 80524 Ft. Collins CO 80524 Ft. Collins CO 80524 (970) 224-1949 To: City of Fort Collins, Zoning and Planning Atten: Robert Blanchard 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0560 .10/07198 re: Project Development Plan, #50-91-C Dear Mr. Blanchard, We are concerned about the project proposed by The 1'oy Shed located on lots 4 and 5 on Red Cedar Circle. Before this project should be allowed to commence, the existing property should first be brought up to the city requirements. re: privacy fencing, paved interior lot, landscaping, etc. From our understanding with city officials, this has been an existing problem over the past several years. our concern is that the 'Toy Shed's expansion project will fail to meet city requirements just as the existing project tails to meet them. our intent is to have Evergreen Park be an attractive area in which to do business and to improve our property values. it you have any questions or concerns, please contact __ou.r_.spo.kes,person Bill Gillett at (9'70) 224-1999. Sincerely, Bii.11 GilLett Duane 'mith _ Evergreen Park Lots 4 and 5, The Toy Shed Storage, Project Development Plan, #50-91 C October 15, 1998 P & Z Meeting Page 2 The Project Development Plan complies with all applicable standards outlined in Articles 3 and 4 of the Land Use Code, excepting Section 3.5.1(J)(1) for which a request for modification was submitted. Evergreen Park Lots 4 and 5, The Toy Shed Storage, Project Development Plan, #50-91 C October 15, 1998 P & Z Meeting Page 3 General Development Standards Is the Standard Applicable? Does the Project Comply? Was a Request for a Modification or Alternative Compliance Submitted? Division 3.1 General Provisions Section 3.1.1 YES YES Section 3.1.2 YES YES Division 3.2 Site Planning and Design Standards Section 3.2.1 YES YES Excepting those applicable to parking lots Section 3.2.2 NOT APPLICABLE NOT APPLICABLE Section 3.2.3 NOT APPLICABLE NOT APPLICABLE Section 3.2.4 YES YES Division 3.3 Engineering Standards Section 3.3.1 YES YES Section 3.3.2 YES YES Section 3.3.3 NOT APPLICABLE NOT APPLICABLE Section 3.3.4 NOT APPLICABLE NOT APPLICABLE Section 3.3.5 YES YES Division 3.4 Environmental, Natural Area, Recreational and Cultural Resource Protection Standards Section 3.4.1 NOT APPLICABLE NOT APPLICABLE Section 3.4.2 YES YES Section 3.4.3 YES YES Section 3.4.4 NOT APPLICABLE NOT APPLICABLE Section 3.4.5 YES YES Section 3.4.6 NOT APPLICABLE NOT APPLICABLE Section 3.4.7 NOT APPLICABLE NOT APPLICABLE Section 3.4.8 NOT APPLICABLE NOT APPLICABLE Division 3.5 Building Standards Section 3.5.1 YES NO MODIFICATION REQUEST Section 3.5.2 NOT APPLICABLE NOT APPLICABLE Section 3.5.3 YES YES Section 3.5.4 NOT APPLICABLE NOT APPLICABLE Section 3.5.5 NOT APPLICABLE NOT APPLICABLE Division 3.6 Transportation and Circulation Section 3.6.1 YES YES Section 3.6.2 YES- YES Section 3.6.3 NOT APPLICABLE NOT APPLICABLE Section 3.6.4 YES YES Section 3.6.5 NOT APPLICABLE NOT APPLICABLE Evergreen Park Lots 4 and 5, The Toy Shed Storage, Project Development Plan, #50-91 C October 15, 1998 P & Z Meeting Page 4 Section 3.6.6 NOT APPLICABLE NOT APPLICABLE Division 3.7 Compact Urban Growth Standards Section 3.7.1 YES YES Section 3.7.2 YES YES Section 3.7.3 YES YES Evergreen Park Lots 4 and 5, The Toy Shed Storage, Project Development Plan, #50-91 C October 15, 1998 P & Z Meeting Page 5 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: I -Industrial; Existing Toy Storage site; S: I -Industrial: Existing industrial use; W: I -Industrial; Vacant; E: I -Industrial; Existing industrial uses. The expansion proposed with the Project Development Plan occurred prior to approval by the Planning and Zoning Board. The applicant was cited with a zoning violation during the summer of 1997, and was afforded the opportunity to submit a plan to the City of Fort Collins for review and public hearing. That application was submitted in August, 1997, and was processed and reviewed in accordance with the Land Use Code. 2. Compliance with Land Use Code --Article 4 The proposed land use is defined a 'Recreational vehicle, boat and truck storage" and is a permitted use in the I -zone district. The Project Development Plan complies with the purpose of the I -Industrial zone district, which is: "...intended to provide a location for a variety of work processes and work places such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial operations..." The Project Development Plan complies with the applicable Land Use Standards and Development Standards from the Land Use Code. 3. Compliance with Land Use Code --Article 3 The Project Development Plan meets all applicable standards in Article 3, General Development Standards, of the Land Use, Code as outlined in the table on Page 3, excepting Section 3.5.1(J)(1) for which a modification request was submitted. Request for Modifications Evergreen Park Lots 4 and 5, The Toy Shed Storage, Project Development Plan, #50-91 C October 15, 1998 P & Z Meeting Page 6 The applicant has requested modifications to Section 3.5.1(J) Outdoor Storage Areas/Mechanical Equipment. That standard requires that: "No areas for outdoor storage, trash collection or compaction, loading or other such uses shall be located within twenty (20) feet of any public street, public sidewalk or internal pedestrian way." The applicant proposes a five (5) foot separation from the edge of the sidewalk to the fence, and then another five (5) feet of landscaping inside the fence before the outdoor storage. The Planning and Zoning Board may grant modifications to standards located in the Land Use Code based upon the criteria outlined in Section 2.7.3 Standards. Section 2.7.3 states that, Modification requests may be granted if the Planning and Zoning Board determines and finds that: (A) the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code, and (B) that the plan as submitted will advance or protect the public interests and purposes 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 (C) that the granting of a modification from the strict application of any standard 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, adopted policy, ordinance or resolution (such as, by was of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city-wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible. The applicant's request for modification to the above -referenced standards is attached, and states the reason for the modification to the referenced Section as follows: Evergreen Park Lots 4 and 5, The Toy Shed Storage, Project Development Plan, #50-91 C October 15, 1998 P & Z Meeting Page 7 "The proposed plan is equally well or better than one that complies with the standard because: 1. a solid fence at street frontage has been added to screen the interior lots 2. the fence will be stained and professionally maintained 3. the required landscaping density has been increased 4. existing fence and landscaping is being improved 5. the solid fence is more appealing that chain link fencing. The land use complies with the purpose of the zone district which is to provide a location for variety of work processes and work places such as indoor and outdoor storage. We are providing a needed facility in the City because RV parking and storage is not allowed on City streets or in most subdivisions. " Staff recommends that the modification request submitted does advance or protect the public interests and purposes of Section 3.5.1(J)(1) equally well or better than would a plan which complies with the standard for the following reasons: • Separation from the outdoor storage and pedestrians is provided; • The proposed land use does not generate high levels of pedestrian and/or bicycle activity; • The outdoor storage area is 100% screened with a solid wood fence; and • Landscaping and other elements are located within the pedestrian way limiting any "tunnel" effect created by the fencing Neighborhood Compatibility As a Type One review, a neighborhood meeting was not required. Staff has not received any inquiries regarding the proposed development. Findings of Fact/Conclusion 1. The proposed land use is a permitted use in the I -Industrial zone district as specified in Section 4.23, subject to review by the Administrative Hearing Officer. 2. A request for modification was submitted for Section 3.5.1(J)(1) which necessitates approval by the Planning and Zoning Board. Evergreen Park Lots 4 and 5, The Toy Shed Storage, Project Development Plan, #50-91 C October 15, 1998 P & Z Meeting Page 8 3. The Project Development Plan complies with the applicable Land Use Standards and Development Standards of the I -Industrial zone district. 4. The PDP complies with the applicable General Development Standards as specified in Article III of the Land Use Code, excepting Section 3.5.1(J)(1) for which a modification request was submitted.. 5. The modification request submitted does advance or protect the public interests and purposes of Section 3.5.1(J)(1) equally well or better than would a plan which complies with the standard. 6. The Project Development Plan is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the modification request to Section 3.5.1(J)(1) of the Land Use Code and approval of Evergreen Park Lots 4 and 5, The Toy Shed Storage, Project Development Plan, #50-91 C. 1 :-= Ill 1Vt.70[: U�Illll�lillllll \l+��l NAMEEMI I-� IIIIIIIIC ==UUMoTu lei—T�—ri...—•�—��r- �r rgreen • Storagerk Li e5=hi r; =11i