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Home My WebLink About203 W MULBERRY PUD PRELIMINARY AND FINAL - 41 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 10 MEETING DATE 9/24/90 STAFF Sherry Albertson -Clark PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 203 W. Mulberry PUD, Preliminary and Final - #41-90 APPLICANT: Jerry King c/o Cityscape Urban Design 3030 S. College, Suite 200 Fort Collins, CO 80525 OWNER: Same PROJECT DESCRIPTION: A request for preliminary and final approval for auto sales and service on a 39,000 square foot site, located at the southwest corner of Mulberry and Mason Street. The site is zoned B-G, General Business. RECOMMENDATION: Approval with conditions. EXECUTIVE SUMMARY: The applicant proposes auto sales and service at the former location of University Motors. The "Auto -Related and Roadside Com- mercial" Point Chart does not support this use at this location; however, staff recommends that a variance to the Point Chart be granted, on the basis of the prior use of the site for auto sales and service. Conditions regarding illumination of an awning, landscaping and signage are recommended. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT -12- AUTO -RELATED AND ROADSIDE COMMERCIAL . V _NrN. POINT CHART D For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable Yes No I II III N Circle The Correct Score I Yes \W No Multiplier Points Earned 1x11 Maximum Applicable Points a. Not attwo arterials X IX12P 2 1 4 b. Part of planned center X X 2 (0 3 1 6 c. On non -arterial X X 2 4 D 8 d. Two acres or more X X1216, 3 0 6 e. Mixed -use X X 2® 3 Q 6 f. Joint parking X 112 0 3 — -- g. Energy conservation X 020 4 q 8 h. Contiguity X X 0 0 5 0 10 i. Historic preservation 1 1112 0 2 _- — j. 112 0 k. 11210 I. 1 1112101 'vW—Very well Done Totals / v VI Percentage Earned of Maximum Applicable Points VNI=Vll �GI vII ► n -21- A-- 203 W. Mulberry PUD, Prelimnary and, Final - #41-90 September 24, 1990 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: B-G; existing service station S: B-G; vacant E: B-G; existing laundromat, single family residence W: B-G, R-M; vacant, existing residential units This site was formerly the location of University Motors, a used auto sales and service facility. University Motors was a non -conforming use, since auto sales uses are not permitted in the B-G Zone. This use was abandoned approximately three years ago; therefore, the non -conforming status has expired and PUD approval is necessary. 2. Land Use: The proposed use consists of an auto sales and service, using the existing facilities on the site. This use was evaluated under the "Auto -Related and Roadside Commercial" Point Chart. A total of 29% was achieved, with points being awarded for energy conservation (reuse of an existing structure) and for contiguity. A minimum of 50% is required on this Point Chart. The applicant is requesting a variance to the Point Chart (see attached letter). The site is constrained by virtue of its size and configuration. Mason Street is designated as an arterial street on the City's Master Street Plan, although it is a hybrid arterial. The site was previously used for auto sales and service and with the current configuration of the site, lends itself well to a continuation of such a use. Staff recommends a variance to the "Auto -Related and Roadside Commercial" Point Chart be approved, on the basis that the proposed plan is to reuse an existing site in its present configuration, for a use previously existing on the site (auto sales and service). The West Side Neighborhood Plan, adopted as an element of the City's Comprehensive Plan, identifies this area as "retail/mixed use redevelopment". There are no specific policies in the WSNP addressing such a proposal to re -use a site in the same use. The proposed Westside Rezoning identifies this area to be rezoned from B-G, to B-L, Limited Business. Such a rezoning would further restrict the nature of uses -by -right for this site, as well as the adjacent vacant parcels. 3. Design: The applicant proposes to use the existing structure, with few modifications for the auto sales and repair. Modifications proposed consist of painting the building gray and adding a maroon awning to the north side of the building. Limited signage is proposed on the awning and the applicant proposes to internally illuminate the awning. Because of the site's location, with respect to the downtown and residential neighborhoods to the west, staff believes the 203 W. Mulberry PUD, Prelimnary and, Final - #41-90 September 24, 1990 P & Z Meeting Page 3 internal illumination of the awning is inappropriate. Therefore, staff recommends a condition that internal illumination of the proposed awning be deleted. The existing curbcuts for the site will remain. The Mulberry Street access is somewhat close to the Mulberry/Mason intersection; however, there are two existing trees on the site's Mulberry frontage that constrain movement of this curbcut. The Mason Street curbcuts will remain, becoming one-way. The northernmost curb cut will be into the site, while the southernmost curb cut will be for exiting. Additional plant materials have been provided on the proposed plan. At the present time, the only landscaping existing on the site are Crabapples along the Mason Street frontage, a planter on the north side of the building and a Green Ash and Buckeye at the northwest corner of the site. The applicant is proposing a mix of evergreen and deciduous shrubbery along the east and north edges of the site. These shrubs will provide a mix of seasonal color and interest. Additional shrubbery is being provided in the planter along the building and several deciduous trees are proposed to enhance the streetscape. Perennials are proposed along the Mulberry frontage and in the existing planter. A small hedge area is also planned along the western edge of the site. Staff is recommending a condition that additional plant material be provided near the site's Mulberry Street entrance (near the existing sign pole) and along the remainder of the western boundary for buffering. The applicant proposes to use the existing pole sign, which is 19.5' to the top of the pole. Staff believes that the site's location, with respect to downtown and residential neighborhoods to the west, does not warrant the use of a pole mounted sign and believes that a monument (or ground -mounted) sign may provide improved visibility for the site. The use of a monument sign would allow the setback from the street to be decreased. Therefore, staff recommends a condition that the identification sign for the site be a monument sign with only the letters internally illuminated and the location of the sign be in proximity to the existing sign pole. RECOMMENDATION Staff finds that the 203 W. Mulberry PUD, Preliminary and Final meets the All Development Criteria of the LDGS. Staff recommends a variance to the "Auto -Related and Roadside Commercial" Point Chart on the basis of prior use of the site for auto sales and service. Staff recommends approval of the 203 W. Mulberry PUD, Preliminary and Final, #41-90 with the following conditions: Internal illumination of the proposed awning be deleted. 2. Additional plant material be provided near the site's Mulberry Street entrance (near the existing sign pole) and along the remainder of the western boundary for buffering. 3. The identification sign for the site be a monument sign with only the letters internally illuminated and the location of the sign be in proximity to the existing sign pole. s a N. I J MULBERRY STREET I —Wt VICINITY MAP 1 L PRELIMINARY PLAN PLANT NOTES LEGAL DESCRIPTION LAND USE BREAKDOWNat ANT Lug? lo MONATUnE BLOCK agw.ML NOTES .... .. .. ...... f- .... ........ .. .... .. CITYSCAPE FRONT ELEVATION 203 W. MULBERRY P.U.D. PRELIMINARY & FINAL =, - SITE & LANDSCAPE PLAN" PROJECT I.D. LEGAL DESCRIPTION Parcel 1: The West 35 feet of Lot 3, Block 105, Harrison's Addition tp the City of Fort Collins, according to the recorded Plat thereof, County of Larimer, State of Colorado. Parcel 2: The East 65 feet of Lot 3, Block 105, Harrison's Addition to the City of Fort Collins, according to the recorded Plat thereof, County of Larimer, State of Colorado. Parcel 5: Beginning at the Northeast corner of Lot 1, Block 105, Harrison's Addition to the City of Fort Collins, Colorado, and run thence West 100.00 feet to the Northwest corner of said Lot 1 thence North 20.00 feet to the Southwest corner of Lot 3, said Block 105; thence East 35.00 feet, thence South 10 feet, thence East 65 feet parallel to the North line of said Lot 1, thence South 10 feet to the Point of Beginning. Parcel 6: Beginning at the Northeast corner of Lot 1, Block 105, Harrison's Addition to the City of Fort Collins, Colorado, and run thence West 100.00 feet to the Northwest corner of said Lot 1 thence North 20.00 feet to the Southwest corner of Lot 3, said Block 105, thence East 35.00 feet to the true Point of Beginning, thence South 10 feet, thence East 65 feet parallel to the North line of said Lot 1, thence North 10 feet to the Southeast corner of Lot 3 of Harrison's Addition to the City of Fort Collins, thence West 65 feet along South line of said Lot 3 to the true Point of Beginning. 203 WEST MULBERRY PUD LAND USE BREAKDOWN August 17, 1990 Area Gross Net Coverage Buildings Street Pavement Parking 8 Drives Landscaping Floor Area Parking Provided Display* Employee/Patron Handicapped Total Vehicles *Display spaces are 10'x20' Lot may be restriped to change display scheme. Max. Building Height 39,000 sq. ft. 21,000 sq. ft. 3,060 sq. ft. 13,120 sq. ft. 16,221 sq. ft. 6,599 sq. ft. 4,600 sq. ft. 22 spaces 4 spaces 1 spaces 27 spaces 40 feet 0.90 acres 0.48 acres 7.85 % 33.64 % 41.59 % 16.92 % 8.82/ 1000 sq. ft. CAn@@P@P urban design, inc. 203 WEST MULBERRY PUD .Statement of Planning Objectives August 17, 1990 203 West Mulberry PUD is proposed as a reuse of the existing site of 25,750+ sq. ft. (net) and building of 4,600+ sq. ft. for the purpose of auto sales. This is the same use which was located on this site before it was abandoned three years ago. The project, located at Mulberry Street and Mason Street, is in keeping with adopted City and goals established for the West Side Neighborhood, as expressed in the West Side Neighborhood Plan. These include: the site's locations within a retail/mixed use redevelopment area; proposed enhancement of a site that is at present vacant and reuse of existing building and site features. 203 West Mulberry PUD as proposed is consistent with City Land Use Policies (59, 60, and 61) which provide criteria for ??? Rehabilitation is anticipated to begin in late Summer, 1990, with occupancy in Pall, 1990. August 17, 1990 Planning and Zoning Board c/o Sherry Albertson —Clark City of Fort Collins Planning Department P.O. Box 580 Fort Collins, CO 80522 Dear Board Members; C0Xn@@P@ urban design, inc. 3030 south college ave., suite 200 fort collins, colorado 80525 (303) 226-4074 The review criteria of the Land Development Guidance system were formulated primarily to aid in the review of proposals for new, suburban development. Redevelopment proposals in the older parts of town -- although consistent with applicable neighborhood plans and adopted Land Use Policies — frequently fail to meet the minimum "50% requirement" of the LDGS Point Charts. Opportunities for joint parking or energy conservation measures are severly limited by existing building configurations and highly fragmented ownership; and parcels of "two acres or more" are rare. The Applicant for 203 West Mulberry PUD would therefore like to request variances for the following, criteria relative to Auto —Related and Roadside Commercial (Point Chart D) for the reasons stated below: b. Part of Planned Center The size of the site, even combined with adjacent vacant parcels, does not permit development of a center. C. On Non --Arterial Were it not for its existing access on Mulberry, the site would be accessible only by Mason, a one—way street serving only north --bound traffic. d: Two Acres or More The parcel size is pre —determined, and there are no opportunities for expansion to two acres. e. Mixed —Use The site is too small to permit mixed use. We believe it is in the public interest to allow the proposed use because (1) it is a reinstatement of a former use and (2) the site has been unoccupied and deteriorating for the past three years. Therefore, we respectfully request granting of these variances. Sincerely, Ed Hyatt, Cityscap Urban Design, Inc. cc: Jerry King, Craig Hau