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HomeMy WebLinkAbout203 W MULBERRY PUD AMENDED FINAL - 41 90A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 9 MEETING DATE 12 /1 Z 90 STAFF Sherry Albertson -Clark PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 203 W. Mulberry PUD, Amended Final - #41-90A APPLICANT: Jerry King 203 W. Mulberry Fort Collins, CO 80524 OWNER: same PROJECT DESCRIPTION: A request to amend an approved PUD to expand south of the existing auto sales use, located southwest corner of Mulberry and Mason Street Business. RECOMMENDATION: Approval with condition. auto sales and service to the lot at 203 West Mulberry, which is the . The site is zoned B-G, General EXECUTIVE SUMMARY: The applicant proposes to expand an approved auto sales and service at the former location of University Motors. The expansion consists of surfacing and landscaping the 7,600 square foot lot directly south of the existing auto sales building. A condition regarding landscaping is being recommended by staff. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 203 West Mulberry PUD - Amended Final, #41-90E December 17, 1990 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: B-G; existing auto sales building, service station S: B-G; existing residence 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. The preliminary and final PUD was approved by the Board on September 24, 1990 with a condition regarding landscaping. The applicant is currently using the approved PUD site for seasonal sales of Christmas trees. City policy regarding seasonal sales has been to permit such sales at existing parking lots and/or any site approved for retail sales. Therefore, the seasonal sales on this site is considered legal, on a temporary basis. 2. Land Use: The proposed use consists of an expansion of an approved auto sales and service. The applicant proposes to expand the auto display area to the 7,600 square foot lot immediately to the south and use a portion of this lot for service shop parking. This lot has already been paved and landscaped along the Mason Street perimeter. The approved PUD 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. The Board granted a variance to the point chart, on the basis that the site was previously used and configured for 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, nor expansions of a re -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 parcel to the west of the site. This site has been a vacant lot for a number of years and had occasionally served as an overflow for University Motors. Staff has previously expressed concerns to the applicant regarding the potential for expansion of the auto sales use beyond the original University Motors site; however, the potential for expansion of the auto sales and service use appears to be better suited for this lot, 203 West Mulberry PUD - Amended Final, #41-90E December 17, 1990 P & Z Meeting Page 3 rather than the vacant lot to the west along Mulberry Street. While there are still several residential uses along Mason Street, the majority of the street frontage has converted to commercial land uses and with the existence of the railroad tracks in this street, the continuation of residential land uses does not appear viable in the long term along Mason Street. Therefore, staff does support the proposed expansion of the auto sales and service use at this location. 3. Design: The applicant has paved this site and extended landscaping along the Mason Street frontage of the site and at the southeast corner of the site. The landscaping consists of deciduous shrubbery, which would provide a continuation of the existing Cheyenne Privet hedge. Two existing deciduous trees along the Mason Street frontage would be retained. The existing Mason Street access would also serve this portion of the site. Expansion of the auto sales and service use onto this lot is not expected to create an increase in traffic to and from the site. When the applicant had this site paved, chemicals were apparently applied to the site, to prevent weed growth through the pavement (see attached letter). Staff had requested that the applicant provide additional landscaping along the west and south property lines, as well as provide a landscape island at the entrance to the newly paved area. Such an island would typically include a deciduous shade or ornamental tree, as well as a mix of deciduous and evergreen shrubbery. The applicant's response has been that due to the use of chemicals, no plant material would survive in these areas. The City Forester's Office has provided an analysis of the nature and volume of the chemical used on this site and has indicated that plant materials could be grown on the site, even though chemicals were used with the intent to sterilize the soil. Providing additional landscaping along the west and south property lines would provide little benefit, since landscaping in these areas would not be visible; however, staff believes that a landscape island placed near the entrance to the newly paved area could provide additional landscaping visible from the public right-of-way beyond the site. Therefore, staff recommends that a landscape island, consisting of at least one deciduous shade or ornamental tree and a mix of deciduous and evergreen shrubs be provided at or near the entrance of the newly paved portion of the site. There is a 6' cedar fence along the south property line and along a portion of the west property line. The remainder of the west property line is fenced with a 4' high chain link fence. Staff had requested that the applicant continue the 6' high fencing along the remainder of the west property line; however, the adjacent property owner to the west has asked that the existing fencing remain in place (see attached letter). 203 West Mulberry PUD - Amended Final, #41-90E December 17, 1990 P & Z Meeting Page 4 RECOMMENDATION Staff finds that the 203 West Mulberry PUD, Amended Final meets the All Development Criteria of the LDGS and is in conformance with the approved PUD. Therefore, staff recommends approval of the 203 West Mulberry PUD, Amended Final, #41-90A with the following condition: A landscape island, consisting of at least one deciduous shade or ornamental tree and a mix of deciduous and evergreen shrubs be provided at or near the entrance of the newly paved portion of the site. r N. -millolml or M .�� =` mmm w� 1 A I�ma. bm i�■ a, & PERENNIALS Z N aI I O �/A) v/ EXISTING I ASPENS 4 PF I5—JB 'I-GT EXISTING MAIN I ENTRANCE EXISTING CURB CUT 51 & DRIVEWAY EXISTING E!ILDING 7-JV n 2E'-9"t I CI EXIST. OVERHEAD DOORS EXIST. OVik- r.-. HZA ii D(.ORS FXt-'TtNa ACCESS & w. r —, I �I! EXISTING WOOD FENCE :' �'fiLiTY EASEMENT - ,-- HEDGE LAWN Sow•Q eeti�wcT. ChwL.Lt i "�'r�fi".r'-�••� -.-s..�.w,i..��,�'Y`y - "_ EXISTING an�� tw.�aa� E�ae Heal Y .. ._.*`i.'.,t."'..:..w,.fay;,--•.:...:..�, _ ...�.I ASH y \d 1 I LV E6EYEHNE NYL�R FAba 7 potE ?EELir1GS cr 0, ASH u. "+ rr�..:^e^kY"�"!"0•+ _ - i -: >` ti �'L�;. S?RINkIt v ::. "la E Igo" q�Yor ' 1� ^��aS ���L� Sao `. 1 !• -.; .r IrtRIc ZE SFFD Eb I LAWr 30'cNEVENNE PR)VETT MEO6E �y� t F L V S b _ ^^ EzsT�ry� LN L.' 6Ak AGE ynj F N C_ c ETAWLARL, FARKING SPACE pA , HANDICAPPED PARKING SPACE AMENDED PLANT LIST Gtc �iDih' � IRASH. ENCLOSURE BOTANICAL NAME c s. ...aa.�.�...;-sa�i�Ylliitl� t+s�aa�ire� �."+. ©® Don Kehn .., L... Construction Inc. 6322 So. College Fort Collins, Colorado 80525 (303) 226-4111 King's Auto Sales 203 W. Mulberry Ft. Collins, CO 80521 Dear Mr. King: GENERAL CONTRACTORS _ v OFF / / 199 / /I It is my understanding that the City of Ft. Collins has asked you to remove some of the asphalt from the lot which we paved for you this fall, so that planters can be constructed. In our opinion, any planting in this area would be unsuccessful, as we applied soil sterilant to the entire area before paving. The only areas not sterilized were those which were or are now planted. The material used was Treflan, at an application rate of four gallons per acre. Sincerely, R.J. von Bernuth RJVB:hw Asphalt Paving • Crushed Aggregates • Earthmoving • Trucking 9 Underground Utilities • Hydro Crane Services No Text 1z-4-TO to 7-0 (e(ry o /F . 606i,A-sS j Q,.ro2 �'.�ti�S (�Vu�a Sa(� DEC 1 1199p % il) JTCAzY k,J�j9 cim wrznr�r�y r� ��4s �-�,e P�'pez Cl Uf, tit o K.4 6 -1- -m i a £ r 2 2 IJ es c. LJ� ate ve2y P le-ased ` arI4 aq-,, fv Sg l Ess �lss ClecineS 014 +} Ie9- so044- 10+r Pqved i+ omQ4 ap-� . 'i"G►1_ l�ei��1 ba2��OcQ is c HY lvy►�2�JccQ ari 4 ocJ 2 I R-o P eQ-1-1 V4 h.�LS U_ e-N �14nCeCi� I I� �c (� Rea f CQ�gI Ra+�►e,2 4 Y n 11 a U i h el � e- Cy e- So 2L Lvhile, 4e PP-opNa�Y +oGs a���d1b•�P�,`7-��s 6 a m Due n fAe 2tg1) f d lkgc,f<oA3 -off