HomeMy WebLinkAboutWHITMAN STORAGE FACILITY II PDP AND APU - PDP130031 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSFort Collins
MEETING DATE
STAFF
March 161h, 2017
ClaV FrickeV
PLANNING & ZONING BOARD
PROJECT: Whitman Outdoor Storage II and Addition of Permitted Use,
PDP130031
APPLICANT: Randy Whitman
209 E Skyway Dr.
Fort Collins, CO 80525
OWNERS: Randy Whitman
209 E Skyway Dr.
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a Project Development Plan with an Addition of a Permitted Use for
the outdoor storage of recreational vehicles, boats, vehicles and trucks on a 3.21 acre
site in the CL-Limited Commercial Zone District and an Amendment to the existing
Development 'Whitman Storage Facility' for access to the proposed development site.
RECOMMENDATION: Staff recommends approval of Whitman Outdoor Storage II and
Addition of Permitted Use, PDP130031.
EXECUTIVE SUMMARY:
In evaluating the request for the Whitman Outdoor Storage II and Addition of Permitted
Use, staff makes the following findings of fact:
The Addition of Permitted Use complies with the Addition of Permitted Use
criteria located in Division 1.3.4 - Addition of Permitted Uses of Article 1 -
General Provisions.
• The Project Development Plan complies with the process located in Division 2.2
- Common Development Review Procedures for Development Applications of
Article 2 - Administration.
• The Project Development Plan complies with relevant standards of Article 3 -
General Development Standards.
Planning Services 281 N College Ave — PO Box 580 — Fort Collins. CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
n
Staff Report — Whitman Outdoor Storage II Addition of Permitted Use, PDP130031
Planning & Zoning Board 03-16-2017
Page 10
shall vary the alignment or setback of the fence for at least 1/3 of the
length by a minimum of five feet. Fences located within a rear yard or side
yard setback area in a rear yard shall be no more than six feet in height.
The applicant already installed the fence proposed as part of this
development. The installed fence was to be no more than six feet in
height. Staff conducted a site visit on January 13, 2017 to check for
compliance with this standard. The fence installed is taller than six feet.
Fences taller than six feet in height require a building permit. The
applicant submitted for a building permit on March 1, 2017. By doing so,
the applicant meets the screening requirements as outlined in the Land
Use Code.
C. Parking Requirements
All developments must provide adequate bicycle parking based on their
use per section 3.2.2(C)(4)(b). Outdoor storage is not a listed use for
bicycle parking. For uses not listed in this code section, the number of
spaces required shall be for the most similar use. Industrial uses require
four bicycle parking spaces. The site plan shows a bicycle rack that
accommodates four spaces, which meets this requirement.
Similarly, all developments must provide vehicular parking in accordance
with section 3.2.2(K)(2)(a). Industrial uses require half a parking space per
employee minimum and .75 spaces per employee maximum. All parking
lots with less than 25 spaces must also provide at least one van
accessible handicap parking space with an eight -foot wide access aisle
per section 3.2.2(K)(5). The site plan shows four parking spaces with one
dedicated handicap space with an eight -foot wide access aisle, which
satisfies these code requirements.
D. Lots
Each lot must have vehicular access to a public street per section
3.3.1(B). The lot fronts on Skyway Dr. and has a curb cut onto Skyway,
which provide access to a public street.
E. Building and Project Compatibility
Staff Report —Whitman Outdoor Storage II Addition of Permitted Use, PDP130031
Planning & Zoning Board 03-16-2017
Page 11
The proposed plan is consistent with the requirements outlined in section
3.5.1(A)-(E), 3.5.1(1), and 3.5.1(J) of the Land Use Code in regards to
building and project compatibility including building size, height, bulk,
mass, scale, building materials, outdoor storage areas, and
operational/physical compatibility.
Size, Height, Bulk, Mass and Scale
While no new buildings will be associated with this development this code
provision does not apply.
Building Materials
The applicant has built a metal fence surrounding the outdoor storage
area with a light grey color. The fence uses a high -quality material and a
neutral color that exceeds the quality of materials used to screen other
uses nearby,
Outdoor Storage Areas/Mechanical Equipment
The proposed plan is consistent with the requirements of the Land Use
Code in regards to the location of outdoor storage, screening of storage
areas, and screening of rooftop mechanical equipment from public view.
The applicant shows a six-foot tall fence with changes in height and plane
to screen the storage area from view.
OperationaVPhysical Compatibility
The proposed plan is consistent with the requirements of the Land Use
Code in regards to hours of operation, placement of trash receptacles, and
location and number of off-street parking spaces.
While the proposal meets the aforementioned standards of 3.5.1, the
proposal does not meet the provisions outlined in 3.5.1(H) addressing land
use transitions. When land uses with significantly different visual character
are proposed abutting each other and where gradual transitions are not
possible or not in the best interest of the community, the development plan
shall, to the maximum extent feasible, achieve compatibility through the
provision of buffer yards and passive open space in order to enhance the
separation between uses. The proposed fence along with the landscaping
proposed will provide adequate fencing and achieve compatibility with
neighboring uses.
F. Emergency Access
Staff Report — Whitman Outdoor Storage II Addition of Permitted Use, PDP130031
Planning & Zoning Board 03-16-2017
Page 12
The proposed development provides adequate access for emergency
vehicles and personnel in accordance with Article 9 of the Uniform Fire
Code and Chapter 9 of the City Code, and Land Use Code section 3.6.6.
4. Compliance with Article 4 of the Land Use Code — Limited Commercial (CL),
Division 4.24:
The only applicable standard from Article 4 of the Land Use Code for this proposal
is Section 4.24(B)(2), which identifies permitted uses. Outdoor storage is not a
listed, permitted use in this zone district, which necessitates that the applicant seek
an Addition of Permitted Use for this use at this location.
5. Neighborhood Meeting Summary
Staff held a neighborhood meeting for this project at Southgate Church on February
25, 2013. Ten residents participated in the neighborhood meeting. Neighbors
generally supported the proposed expansion. Neighbors did emphasize the desire
for landscaping and screening to improve the aesthetic qualities of the area.
Attachment 5 provides a full summary of the neighborhood meeting.
6. Findings of Fact/Conclusion:
In evaluating the request for the Whitman Outdoor Storage II and Addition of
Permitted Use, staff makes the following findings of fact:
• The Addition of Permitted Use complies with the Addition of Permitted Use
criteria located in Division 1.3.4 — Addition of Permitted Uses of Article 1 —
General Provisions.
• The Project Development Plan complies with the process located in Division 2.2
— Common Development Review Procedures for Development Applications of
Article 2 — Administration.
• The Project Development Plan complies with relevant standards of Article 3 —
General Development Standards.
• The Project Development Plan meets the Addition of Permitted Use criteria in
Division 1.3.4 and thus complies with relevant standards located in Division 4.24
Limited Commercial (CL) of Article 4 — Districts.
Staff Report —Whitman Outdoor Storage 11 Addition of Permitted Use, PDP130031
Planning & Zoning hoard 03-16-2017
Page 13
RECOMMENDATION:
Staff recommends approval of Whitman Outdoor Storage II and Addition of Permitted
Use, PDP130031.
ATTACHMENTS:
1. Zoning & Site Vicinity Map
2. Whitman Outdoor Storage II and Addition of Permitted Use Planning Document
Set (Site Plan, Landscape Plan, and Fence Elevations)
3. Wetland Mitigation and Zoning Violation Summary
4. Neighborhood Meeting Summary
209 Skyway Drive 1 inch = 833 feet
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S H Y WA Y D R I V E
The Natural Habitat
is meant to be ma
tlativslaDdscape—
LOT 4. KM 1
LYNN ALMS
VOW ESTATE (UE)
(I TESSOW scNoa)
AMENDED
WHITMAN STORAGE FACILITY - PDP
209 EAST SKYWAY DRIVE, FORT COLLINS, COLORADO
BEING A PORTION OF THE SOUTHWEST QUARTER OF SECTION 12,
TOWNSHIP 6 NORTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF
FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
OCTOBER 2016
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VICINITY MAP
SCALE: 1 "=500'
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SIGNATURE BLOCK
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PLANNING CERTIFICATION
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Approved this _day of
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by the Director of Cunenl Manning. City of Fort Collins, Colorado.
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By
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Director of Current Planning
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OWNERS CERTIFICATION
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The untlersidoeshereby certify that I/wa are the lawful
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owners of realeal propertyty dthe
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that 1pla accept the conditions and restrictions Set forth
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on so,tl site plan.
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30' 120'
By Dote:
RANDY WHITMAN
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0 60' 180'
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(" = BQ'
County of Lorimer)
FBI
PROPOSED USES:
1. Single Family Residence
2. Workshop for custom small industry for repair
of mowers, golf corts, snow blowers and other
smoll equipment (to be conducted in the
existing building and existing repair shop)
3. Enclosed mini —storage
4. Accessory office for business
5. Retail sales of small engine equipment
6. Open storage of passenger car, recreational vehicles,
boats and trucks
7. Display of antique farm equipment (yard art)
that is not for sale
8. Refer to Section 3.4.1 of the Land Use Code for
allowable uses in the buffer zone.
NOTE:
1. L.S. indicates proposed landscaped area.
2. B.R. indicates proposed bicycle rack location.
The foregoing instrument was acknowledged before me
this day of a al
By.
My Notarial Commision Eaton..
Notary puwlc
Address
City. state Zip Code
PROPERTY DESCRIPTION:
x
Lots 1, 2, and 3 and Tract A of the "Replal of Lot 1, Block 1, Lynn Acres"
and Lot 3, Block 1, Lynn Acres situated in the Northwest Quarter of Section 12.
Township 6 North, Range 69 West of the 6th P.M., City of Fort Collins.
subject to any existing easements and/or rights of way of record.
The above described parcels contains 6.82 acres, more or less, and is
subject to any existing easements and/or rights of way of record.
LAND USE TABLE
LAND USES ACREAGE TOTAL AREA
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BUILDING FOOTPRINT: 0.42 6.16%
RECREATIONAL VEHICLE, BOAT, 3.29 48.24R
CAR AND TRUCK STORAGE
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PAVED AREAS 0.56 8.21%
(PARKING, WALKS & DRIVES)
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LANDSCAPING AND OPEN AREAS: 2.55 37.39%
TOTAL 6 82 100 00%
DATE: Sept.
9.
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SCALE: AS NOTED
DRAWN: J.J.R.
PARKING SUMMARY
ALLOWED
PROVIDED
CMKD: DR.M
EXISTING BUILDING = 8,820 SF ® 4:1,000 SF =
32 SPACES
4 SPACES
project No.
1032—GRD-14
NEW BUILDINGS = 7.200 SF ® 4:1.000 SF =
28 SPACES
0 SPACES
SHEET
TOTAL PARKING (INCLUDES 1 = 60 SPACES 4 SPACES
HANDICAPPED PARKING SPACE)
1 Of 7
TIONS TO APPROVED WHITMAN STORAGE FACILITY - PDP:
m Emergency Access Easement to be provided to allow access to Lot 3, Block 1, Lynn Acres
® Nine (9) fool tall fence to be extended to the Northwest Corner of Lot 3, Block 1, Lynn Acres
® Access to Lot 3, Block 1, Lynn Acres to be provided at existing culvert. The culvert pipe is to be replaced.
J
MINOR MODIFICATION TO
WHITMAN STORAGE FACILITY - PDP
209 EAST SKYWAY DRIVE, FORT COLLINS, COLORADO
BEING A PORTION OF THE SOUTHWEST QUARTER OF SECTION 12
TOWNSHIP 6 NORTH, RANGE 69 WEST OF THE 611-1 P.M., CITY OF
FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
OCTOBER 2016
N15' 60' II LJ �1-
0 30' ID, Z
1•' = 30, I O O (1
7----
S K Y W A Y D R I V E
Existing Vertical Curb & Gutter Existing Vertical
Existing 5' 7' Right-of-Woy Dedication Curb & Gutter
6' Parkway Wide Sidewalk Existing 5'
-L-��Existing Gatg\ �6; Parkway Wide Sidewalk _
1--
Z LU
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Indicates Approximate
Location of
Future Eastern Curb
Line of Aron Street
Existing
30' RoW
LOT 21 I ~ w
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Proposed oilov ArJto_ , I
Existing Asphalt I I Existing Rock'
Existing 6' Chain I Landscaping, r Landscap
TLink Security Fence— I ' r----- �---+-------�__ /
_ _ _ _ _ _ _ - - - l Existing lawn Area Existing 6'
ed Existing I I L+ tin Link
I Cedor Fence I 6"Repok FExb-t 9-r _ r - z _ Security Fence
I22 a Existing "Repair u-F I Shop" p0,pe/ I C t
A 9w o M B.R.' 1,830 SF Retail I I
\I Shop" 3,382 SF a a v ' ' Soles I Typically Indicates
12'' ° a >aI I _ _. _ Existing Tree
Proposed Fenceda. 11 " �• k Existing 20.
Storage Area I I I `.;4 Existing South Fort Collins
yfel Sanitation District
� >,� —1 2585 Residence
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1LLL...���Existing I u M I / I RoW Easement
Concrete Pod I Ch y ` .•� c - - - - I
FL,,•..1111 J 0
Existing Storage ' E w° fob 1 -
m I Building�O• w « LOT 1 Existing Lawn Area / ' 7.5' Drainage 01
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M w .50 I Utility Easement _
o > o ' 2,668 SF Po' -0L
E � 1 t -Ezistin Tenced- N / r LOW DENSITY
0 stor_age_Aea_ 9 COMMERCIAL (C)/ �� RESIDENTIAL (RL)
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77 r T _ _ _ _ _ }/ _ Indicates Zoning
20' Emergency Existing " Ewsbng l pagl{/ Boundary &Lot Line
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>. I Boat & Truck Storage /
Limit of
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Existing Gravel
Existing 9' Tall Solid Fence/
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7.5' Drainagee & & LOT 2
7.5' Drainage & Utility Easement LYNN f11CRE
Utility Easement 1
9
Solid Fence-
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2 / /Exist. Maintenance
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/ Proposed 20' Emergency
Access Easement
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Proposed 9' Tall Solid Fe ce
417.59
1 ' II 89'52'30" E
ITRACT 'A'
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urtie Detention Pond,
pullet Structure JJ
208.00' _
LOT
YNN AC�ftS
Berm
RoW
LOT 4, BLOCK 1
LYNN ACRES
URBAN ESTATE
(UE)
Existing 3' Barbed Wire
Fence to Remain (Adj.
Property's Fence)
of Development
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7.5' Drainage &
Utility Easement
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VICINITY MAP
SCALE: 1"=500'
SIGNATURE BLOCK
PLANNING CERTIFICATION
Approved the _day of
by the Director of Current Planning, City of Fort Collins, Colorado,
BY
Director of Current Planning
OWNER'S CERTIFICATION
PROPOSED USES.
The unders"fined does/do hereby certify that I/we are the lawful
oeners of real properly described on this site plan and do hereb y
1. Single Family Residence
certify that I/we accept the conditions and restrictions set forth
2. Workshop for custom small industry for repair
on sold site plan.
of mowers, golf carts, snow blowers and other
small equipment (to be conducted in the
By Data:
existing building and existing repair shop)
RANDY WHItMAN
3. Enclosed mini -storage
4. Accessory office for business
5. Retail sales of small engine equipment
State of Colorado)
6. Open storage of recreational vehicles, boats,
S5.
and trucks
County of Lorimer)
7. Display of antique form equipment (yard art)
that is not for sale
the foregoing instrument was acknowledged before me
this day of . a
By
NOTE: My Nalarlol Commision Expires:
1. L.S. indicates proposed landscaped area,
2. B.R. indicates proposed bicycle rock location.
PROPERTY DESCRIPTION:
Ader.ae
car. slot, VP core
Being a Replal of Lot 1, Block 1, Lynn Acres, Situated in the Southwest Quarter
of Section 12, Township 6 North, Range 69 West of the 6th P.M.,
City of Fort Collins, County of Latimer, Stole of Colorado
The above described parcels contains 3.61 acres, more or less, and is
subject to any existing easements and/or rights of way of record.
LAND USE TABLE
BUILDING FOOTPRINT:
0.42
11.63%
RECREATIONAL VEHICLE, BOAT
0.84
23
27%
AND TRUCK STORAGE
PAYED AREAS
0.56
15,51%
(PARKING, WALKS & DRIVES)
LANDSCAPING AND OPEN AREAS:
1.79
49.595
TOTAL
3.61
100,00%
PARKING SUMMARY ALLOWED PROVIDED
EXISTING BUILDING = 8,820 SF 0 4:1.000 SF = 32 SPACES 4 SPACES
NEW BUILDINGS = 7,200 SF ® 4:1,ODO SF = 28 SPACES 0 SPACES
TOTAL PARKING (INCLUDES 1 = 60 SPACES 4 SPACES
HANDICAPPED PARKING SPACE)
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DATE: Seal 9 2016
SCALE: AS NOTED
DRAWN: J.J.R.
CHKD: D.R.N.
Project No ~�
1032-GRD-14
2 of 7
PLANTING DETAILS:
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DECIDUOUS KM L0�31M WRY
A DECIDUOUS TREE PLANTING B CONIFEROUS TREE PLANTING C SHRUB PLANTING
NTS NTS NTS
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PLANT LIST:
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S K Y W A Y D R I V E
2' Ad.. era ft.
. an res..� _ _ _ _
4- M.xe
,dicates Approximate I
Location of
Future Eastern Curb �
I rye of Aran Street
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LOT 21 w
KEL-MAR STRIP
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LOT 18
KEL-MAR STRIP
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Cedar Fence
Proposed Fenced
Stara Area
Existing 'Repair
I I I Shop Building
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3,382 SF a
�• d
Existing I
Concrete Pad I
a � Existing Storage
u u u 1 Building
2,668 SF _
Ee`s F'Eiisting fenced { /
0 0 1 _ Storage Area _
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Proposed Enclosed
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RV Storage Structure
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7,200 SF
LA
_Proposed Concrete Apt
Existing Gravel F_
L--.
Recreational Vehicle.
Boat h Truck Storage
Existing Rock r ,'Existing t+t r /'.•t/ /7� 1 1-�t'�
Landscaping �+ 'Landscaping` + I C 4+! c + +
I Existing Lawn Area
Existin9 , �
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1
"Repair rE"73
"'n� LOW DENSITY �'rI
1830 SF °R`a� RESIDENTIAL (RL)
sak. 1
6 .'
4 Existing �• ••
• Residence2,585 SF
/ R
- LOT 2
l LOT 1 Existing Lown Area /
\ 1
I
\�- COMMERCIAL (C)/ {/ 0
(I T €zisling- prleU,i / - - _ ] Indicates Zoning I
�• �'•^ I Gorage i Garden, I vaso� Boundary h Lot Line
Recreational Vehicle, /
Boot k Truck Storage /
Proposed 9' Tall Solid
Fence O 6" off
Properly Line
Existing Gravel
/ LOT 3 teLL
GdNERA COMMERCIAL (C-G)
\ �
Proposed 9' Toll Solid Fence
1
TRACT 'A' Q
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60'
30'
1" = 30'
LOT 4
ILYNN ACRES
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LANDSCAPE NOTES
1. DEVELOPER SHALL ENSURE THAT THE LANDSCAPE PLAN IS COORDINATED WITH OTHER PLANS SUCH AS GRADING,
UTILITIES, AND STORM DRAINAGE, SO CONSTRUCTION DOES NOT CONFLICT WITH INSTALLATION AND MAINTENANCE
OF LANDSCAPE ELEMENTS ON THIS PLAN.
2. ALL SHRUB BEDS TO BE IRRIGATED WITH AUTOMATIC DRIP OR SPRAY IRRIGATION SYSTEM, OR ACCEPTABLE
ALTERNATIVE. THE IRRIGATION SYSTEM IS TO BE ADJUSTED TO MEET THE NEEDS OF THE INDIVIDUAL PLANT MATERIAL.
3. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED
BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 30" SHALL BE ALLOWED
WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDING THE
LOWEST BRANCH IS AT LEAST 8' FROM GRADE.
4. PLANT MATERIALS AND QUANTITIES WILL CONFORM TO THE REQUIREMENTS OF THE CITY LANDSCAPE REGULATIONS.
ALL PLANT MATERIALS SHALL BE IN ACCORDANCE WITH A.A.N. SPECIFICATIONS FOR NUMBER ONE GRADE. ALL TREES
ARE TO BE BALLED AND BURLAPPED, CONTAINERIZED, OR ROOT CONTROL BAGS.
5. ALL SHRUB BEDS TO BE MULCHED WITH A THREE INCH (3") LAYER OF GRAVEL ROCK.
6. ALL PERENNIAL, ANNUAL AND GROUND COVER PLANTINGS ARE TO BE EQUALLY SPACED USING TRIANGULAR
SPACING. UNLESS SHOWN AS IRREGULAR SPACING, ALL SHRUB PLANTINGS BY SPECIES ARE TO BE EQUALLY SPACED
USING SPACING SHOWN ON LANDSCAPE PLANS. ALL PERENNIAL BEDS TO BE MULCHED WITH SHREDDED CEDAR
MULCH,
7. THE CONTRACTOR IS RESPONSIBLE FOR THE COST TO REPAIR UTILITIES, ADJACENT LANDSCAPE, PUBLIC OR
PRIVATE PROPERTY THAT IS DAMAGED BY THE CONTRACTOR OR THEIR SUBCONTRACTOR S)' OPERATIONS DURING
INSTALLATION DURING THE SPECIFIED MAINTENANCE PERIOD. CALL FOR UTILITY LOCATIONS P ]OR TO ANY EXCAVATION.
S. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OF ANY OF THEIR TRENCHES OR EXCAVATIONS THAT
SETTLE.
9. DO NOT DISTURB THE EXISTING PAVING, LIGHTING, LANDSCAPING OR IRRIGATION THAT EXISTS ADJACENT TO THE
SIRE UNLESS OTHERWISE NOTED ON THE PLAN.
10. PRIOR TO THE ISSUANCE OF BUILDING PERMITS, ANY REQUIRED LANDSCAPE IRRIGATION SYSTEM MUST BE
REVIEWED AND APPROVED BY THE WATER UTILITY PROVIDER.
11. ALL LANDSCAPING PROPOSED WITH INSTALLATION, MUST BE INSTALLED OR SECURED WITH AN IRREVOCABLE
LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS
AND INSTALLATION PRIOR TO ISSUANCE OF A FINAL CERTIFICATE OF OCCUPANCY.
12. KEEP ALL TREES 10' CLEAR FROM WATER AND SANITARY LINES, AND 4' CLEAR FROM GAS LINES. ALL SHRUBS
MUST BE KEPT 4' CLEAR OF METER PITS, 4' CLEAR OF WATER AND SEWER MAINS AND 4' FROM WATER SERVICES
LINES TO THE CURB STOP. STREET TREES WILL BE KEPT A MINIMUM OF 40' FROM PUBLIC STREET LIGHTS, AND
ORNAMENTAL TREES KEPT A MINIMUM OF 15' AWAY.
13. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOROUGHLY LOOSENED
TO A DEPTH OF NOT LESS THAN EIGHT (8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED
INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX (6) INCHES BY TILLING, DISCING OR
OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE
THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA.
14. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS
PRUNED O REMOVED 0 TH PLAN ARE PLANTED, P R R N PUBLIC HT -OF -WAY. THIS INCLUDES ZONES BETWEEN THE
E UBLC RIG
SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND
SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT MAY RESULT IN REPLACING OR RELOCATING TREES AND
HOLD ON CERTIFICATE OF OCCUPANCY.
15. THE DEVELOPER SHALL CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE
COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL TREES NEED TO HAVE BEEN INSTALLED AS SHOWN ON
THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH
PHASE. FAILURE TO OBTAIN APPROVAL BY THE CITY FORESTER FOR STREET TREES IN A PHASE SHALL RESULT IN
A HOLD ON CERTIFICATE OF OCCUPANCY FOR FUTURE PHASES OF DEVELOPMENT.
TREE PROTECTION NOTES
1. EXISTING TREES MARKED FOR PROTECTION AND PRESERVATION SHALL NOT BE REMOVED.
2. HEAVY EQUIPMENT SHOULD NOT BE ALLOWED TO COMPACT OVER THE ROOT ZONE OF EXISTING TREES.
3. AVOID CUTTING SURFACE ROOTS WHENEVER POSSIBLE. SIDEWALKS AND PAVING LEVELS SHOULD BE
CONTOURED SUFFICIENTLY TO AVOID DAMAGE.
4. ROOT CUTS FROM EXCAVATION SHOULD BE DONE RAPIDLY. SMOOTH FLUSH CUTS SHOULD BE MADE.
-I BACKFILL BEFORE THE ROOTS HAVE A CHANCE TO DRY OUT AND WATER THE TREE IMMEDIATELY.
■ 5. PRIOR TO CONSTRUCTION, ALL PROTECTED TREES SHALL HAVE ORANGE PROTECTION BARRIER FENCING
90' ERECTED, WHICH AS A MINIMUM ARE SUPPORTED BY 1" X 1" OR SIMILAR STURDY STICK, FOR SHIELDING
OF PROTECTED TREES, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE HALF (1/2) OF THE
DRIP LINE, WHICH EVER IS GREATER. WITHIN THIS PROTECTION ZONE THERE SHALL BE NO MOVEMENT
OF EQUIPMENT OR STORAGE OF EQUIPMENT, MATERIALS, DEBRIS, FILL OR CUT UNLESS APPROVED BY
THE CITY FORESTER.
6. ALL EXISTING TREES SHALL BE PRUNED TO THE CITY FORESTER'S "MEDIUM" PRUNE STANDARDS.
7. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER
A FOUR -INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED OF
THE DISTURBANCE,
8. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING
OF EQUIPMENT OR MATERIAL OR THE STORAGE OR DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS,
SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE,
WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES.
9. NO DAMAGING ATTACHMENT, WIRE, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE.
10. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR
LAND CLEARING AREAS, ROAD RIGHTS -OF -WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF', RATHER
THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN NOTE (5) ABOVE. THIS MAY
BE ACCOMPLISHED BY PLACING METAL T-POSTS STAKES A MAXIMUM OF FIFTY FEET APART AND TYING
A RIBBON OR ROPE FROM STAKE -TO -STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING
CLEARED.
PLANTING NOTES
1. NATIVE SEED AREA TO BE PREPARED WITH 5 CY DAIRY COMPOST PER 1000 SF. SEED TO BE "LOW
GROW" AS PER Al VALLEY SEED CO.
2. TURF AREAS AND PLANT MATERIAL ALONG STREET TO BE IRRIGATED WITH AUTOMATIC POP-UP OR LOW VOLUME
DRIP SYSTEM. ALL OTHER AREAS TO BE MANUALLY IRRIGATED UNTIL PLANTS ARE ESTABLISHED.
3. TREES TO BE NURSERY GROWN, BALL AND BURLAP STOCK. STAKED AND GUYED UPON PLANTING.
4. USE STEEL EDGE TO SEPARATE SOD AREAS FROM PLANTING AREAS.
5. PLANTING BEDS TO BE MULCHED WITH 1-1/2" WASHED ROCK. "LOCAL", INSTALLED OVER POLYWOVEN
WEED BARRIER.
6. NATIVE DROUGHT TOLERANT SEED TO BE "LOW GROW GRASS MIX" BY ARKANSAS VALLEY SEED.
7. REMOVE ALL NUSANCE PLANT SPECIES FROM PROPERTY DURING CONSTRUCTION PROCESS.
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WE: Aua, 10, 2016
SCALE: AS NOTED
DRAWN: J J R-
CHKD: O.R.M.
1032-GRD-12
SHEET
3 of 7
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CHKD: D.R.M.
P,0j.d No.
1032—GRD-12
SHEET
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(CG-GENERAL COMMERCIAL ZONE)
SITE PLAN FOR
HITMAN STORAGE FACILITY e 11
209 EAST SKYWAY DRIVE, FORT COLLINS, COLORADO
BEING A PORTION OF THE SOUTHWEST QUARTER OF SECTION 12,
TOWNSHIP 6 NORTH, RANGE 69 WEST OF THE 6TH P.M.,
CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
OCTOBER 2016
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LYNN ACRES
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LOT 2
LYNN ACRES
(CL-UMITED COMMERCIAL ZONE)
VACANT LAND
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THE HABITAT AR
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PROPOSED USES:
11. Open storage of passenger cars, recreational
vehicles, boats and trucks
2. Refer to Section 3.4.1 of the Land Use Code for
allowable uses in the buffer zone.
] s' oranw, A
CHERYLEN S T R E E T i�+�
EXISTING WETLAND
PRAME 00G MEADOWS NATURAL AREA
NOTE:
1. S.L. indicates proposed screening landscape.
2. B.L. indicates proposed buffer landscape.
VICIfJITY MAP
SCALE: 1 rr=500r
SIGNATURE BLOCK
PLANNING CERTIFICATION
Approved this day of
by the Director of Current Planning, City of Fort Collins. Colorado,
By
Director of Current Planning
OWNER'S CERTIFICATION
Me undersigned does/do hereby certify that I/we we the lawful
owners of real property described on this site plan and do hereby
certify that I/we accept the conditions and restrictions set twin
on said site pion.
ey Dote:
RANDY W iTMAN
Stale of Colorado)
)SS.
County of Lorimer)
The foregoing Instrument was aabno ledged before me
this day of ad.
By
My Notarlol Cammislon Expires'.
Adweu
CA, state, ?O LeM
PROPERTY DESCRIPTION:
Lot 3, Block 1, Lynn Acres, Situoted in the Southwest
Quarter of Section 12. Township 6 North, Range 69 West of the 6th
P.M., City of Fort Collins, County of Lorimer, State of Colorado
The above described parcel contains 3.61 acres, more or less, and is
subject to any existing easements and/or rights of way of record.
LAND USE TABLE
BUILDING FOOTPRINT:
0.00
0.00%
CAR, RECREATIONAL VEHICLE,
2 28
71.03R
BOAT AND TRUCK STORAGE:
STORMWATER AND WETLAND AREAS:
0.40
12A15%
LANDSCAPING:
0.53
16.51 %
TOTAL
3.21
100.00%
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DATE' Oct A. 2016
SCALE- AS NOTED
DRAWN: J.J.R
CHAD. O.R.M.
Project No.
1032 - GRD -12
5 of 7
Staff Report — Whitman Outdoor Storage II Addition of Permitted Use, PDP130031
Planning & Zoning Board 03-16-2017
Page 2
• The Project Development Plan meets the Addition of Permitted Use criteria in
Division 1.3.4 and thus complies with relevant standards located in Division 4.24
Limited Commercial (CL) of Article 4 — Districts.
COMMENTS:
1. Background
The property was incorporated into the City of Fort Collins as a part of the Southwest
Enclave Annexation Phase One on October 3, 2006. The northern portion of Whitman
Outdoor Storage was the subject of an Addition of Permitted Use (APU) in 2008. The
Planning & Zoning Board denied the initial application for an APU on July 17, 2008 but
then City Council subsequently overturned P&Z's decision on appeal on October 16,
2008. Since this appeal, the applicant expanded their operation to a parcel zoned
Limited Commercial (CL) south of their existing operation. Outdoor storage is not a
permitted use in the CL zone district. This expansion is the subject of this development
review application.
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Uses I
North
General Commercial (CG), Low Density
Outdoor storage, single-family detached
Residential RL
residential
South
Public Open Lands (POL), Urban Estate
Natural areas, single-family detached
(UE)
residential
East
Urban Estate(UE), Public Open Lands
School, natural areas, single-family detached
(POL), Low Density Residential (RL)
residential
West
General Commercial (CG)
Vacant, commercial
Below is a zoning and site vicinity map.
PLANTING DETAILS:
C SHRUB PLANTING
NTS
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PLANT LIST:
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CHERYLEN S T R E E T
EXISTING WETLAND
LANDSCAPE NOTES
1. DEVELOPER SHALL ENSURE THAT THE LANDSCAPE PLAN IS COORDINATED WITH OTHER PLANS SUCH AS GRADING,
UTILITIES, AND STORM DRAINAGE, SO CONSTRUCTION DOES NOT CONFLICT WITH INSTALLATION AND MAINTENANCE
OF LANDSCAPE ELEMENTS ON THIS PLAN.
2. ALL PLANTINGS ARE TO BE HAND IRRIGATED OR ACCEPTABLE ALTERNATIVE. THE IRRIGATION REQUIREMENTS ARE
TO BE ADJUSTED TO MEET THE NEEDS OF THE INDIVIDUAL PLANT MATERIAL.
3. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED
BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 30" SHALL BE ALLOWED
WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDING THE
LOWEST BRANCH IS AT LEAST 8' FROM GRADE.
4. PLANT MATERIALS AND QUANTITIES WILL CONFORM TO THE REQUIREMENTS OF THE CITY LANDSCAPE REGULATIONS.
ALL PLANT MATERIALS SHALL BE IN ACCORDANCE WITH A.A.N. SPECIFICATIONS FOR NUMBER ONE GRADE. ALL TREES
ARE TO BE BALLED AND BURLAPPED, CONTAINERIZED, OR ROOT CONTROL BAGS.
5. ALL SHRUB BEDS TO BE MULCHED WITH A THREE INCH (3") LAYER OF GRAVEL ROCK.
6. ALL PERENNIAL, ANNUAL AND GROUND COVER PLANTINGS ARE TO BE EQUALLY SPACED USING TRIANGULAR
SPACING. UNLESS SHOWN AS IRREGULAR SPACING, ALL SHRUB PLANTINGS BY SPECIES ARE TO BE EQUALLY SPACED
USING SPACING SHOWN ON LANDSCAPE PLANS. ALL PERENNIAL BEDS TO BE MULCHED WITH SHREDDED CEDAR
MULCH.
7. THE CONTRACTOR IS RESPONSIBLE FOR THE COST TO REPAIR UTILITIES, ADJACENT LANDSCAPE, PUBLIC OR
PRIVATE PROPERTY THAT IS DAMAGED BY THE CONTRACTOR OR THEIR SUBCONTRACTOR(5)' OPERATIONS DURING
INSTALLATION DURING THE SPECIFIED MAINTENANCE PERIOD. CALL FOR UTILITY LOCATIONS PRRIOR TO ANY EXCAVATION.
S. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OF ANY OF THEIR TRENCHES OR EXCAVATIONS THAT
SETTLE.
9. DO NOT DISTURB THE EXISTING PAVING, LIGHTING, LANDSCAPING OR IRRIGATION THAT EXISTS ADJACENT TO THE
SITE UNLESS OTHERWISE NOTED ON THE PLAN.
10. ALL LANDSCAPING PROPOSED WITH INSTALLATION, MUST BE INSTALLED OR SECURED WITH AN IRREVOCABLE
LETTER OF CREDIT, PERFORMANCE BOND. OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS
AND INSTALLATION PRIOR TO ISSUANCE OF A FINAL CERTIFICATE OF OCCUPANCY.
11. KEEP ALL TREES 10' CLEAR FROM WATER AND SANITARY LINES, AND 4' CLEAR FROM GAS LINES. ALL SHRUBS
MUST BE KEPT 4' CLEAR OF METER PITS, 4' CLEAR OF WATER AND SEWER MAINS AND 4' FROM WATER SERVICES
LINES TO THE CURB STOP. STREET TREES WILL BE KEPT A MINIMUM OF 40' FROM PUBLIC STREET LIGHTS, AND
ORNAMENTAL TREES KEPT A MINIMUM OF 15' AWAY.
12. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOROUGHLY LOOSENED
TO A DEPTH OF NOT LESS THAN EIGHT (8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED
INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX (6) INCHES BY TILLING, DISCING OR
OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE
THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA,
13. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS
PLAN ARE PLANTED, PRUNED OR REMOVED ON THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE
SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND
SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT MAY RESULT IN REPLACING OR RELOCATING TREES AND
HOLD ON CERTIFICATE OF OCCUPANCY.
14, THE DEVELOPER SHALL CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE
COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL TREES NEED TO HAVE BEEN INSTALLED AS SHOWN ON
THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH
PHASE. FAILURE TO OBTAIN APPROVAL BY THE CITY FORESTER FOR STREET TREES IN A PHASE SHALL RESULT IN
A HOLD ON CERTIFICATE OF OCCUPANCY FOR FUTURE PHASES OF DEVELOPMENT.
z5' 100'
TREE PROTECTION NOTES
0 50' 150'
1. EXISTING TREES MARKED FOR PROTECTION AND PRESERVATION SHALL NOT BE REMOVED.
1' = 50
2. HEAVY EQUIPMENT SHOULD NOT BE ALLOWED TO COMPACT OVER THE ROOT ZONE OF EXISTING TREES.
}. AVOID CUTTING SURFACE ROOTS WHENEVER POSSIBLE. SIDEWALKS AND PAVING LEVELS SHOULD BE
CONTOURED SUFFICIENTLY TO AVOID DAMAGE.
4. ROOT CUTS FROM EXCAVATION SHOULD BE DONE RAPIDLY. SMOOTH FLUSH CUTS SHOULD BE MACE.
BACKFILL BEFORE THE ROOTS HAVE A CHANCE TO DRY OUT AND WATER THE TREE IMMEDIATELY.
5. PRIOR TO CONSTRUCTION, ALL PROTECTED TREES SHALL HAVE ORANGE PROTECTION BARRIER FENCING
ERECTED, WHICH AS A MINIMUM ARE SUPPORTED BY 1" X 1" OR SIMILAR STURDY STICK, FOR SHIELDING
OF PROTECTED TREES, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE HALF (1/2) OF THE
DRIP LINE, WHICH EVER IS GREATER. WITHIN THIS PROTECTION ZONE THERE SHALL BE NO MOVEMENT
OF EQUIPMENT OR STORAGE OF EQUIPMENT, MATERIALS, DEBRIS, FILL OR CUT UNLESS APPROVED BY
THE CITY FORESTER.
6. ALL EXISTING TREES SHALL BE PRUNED TO THE CITY FORESTER'S "MEDIUM" PRUNE STANDARDS.
7. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER
A FOUR -INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED OF
THE DISTURBANCE.
8. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING
OF EQUIPMENT OR MATERIAL OR THE STORAGE OR DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS,
SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE,
WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES.
9. NO DAMAGING ATTACHMENT, WIRE, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE.
10. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR
LAND CLEARING AREAS, ROAD RIGHTS -OF -WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF", RATHER
THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN NOTE (5) ABOVE. THIS MAY
BE ACCOMPLISHED BY PLACING METAL T-POSTS STAKES A MAXIMUM OF FIFTY FEET APART AND TYING
A RIBBON OR ROPE FROM STAKE -TO -STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING
CLEARED.
PLANTING NOTES
THE "NATURAL HABITAT AREA BUFFER" IS MEANT
1. NATIVE SEED AREA TO BE PREPARED WITH 5 CY DAIRY COMPOST PER 1000 SF. SEED TO BE "LOW
TO BE MAINTAINED IN NATIVE LANDSCAPE.
GROW" AS PER ARKANSAS VALLEY SEED CO.
THE "NATURAL HABITAT AREA BUFFER" CONSISTS
2. TURF AREAS AND PLANT MATERIAL TO BE MANUALLY IRRIGATED UNTIL SUCH TIME THAT ALL ARE
OF UPLAND AND WETLAND VEGETATION.
ESTABLISHED AND VIGOROUS.
3. TREES TO BE NURSERY GROWN, BALL AND BURLAP STOCK. STAKED AND GUYED UPON PLANTING.
4. USE STEEL EDGE TO SEPARATE SOD AREAS FROM PLANTING AREAS.
5. PLANTING BEDS TO BE MULCHED WITH 1-1/2" WASHED ROCK. 'LOCAL-, INSTALLED OVER POLYWOVEN
WEED BARRIER.
6. NATIVE DROUGHT TOLERANT SEED TO BE "LOW GROW GRASS MIX' BY ARKANSAS VALLEY SEED.
7. REMOVE ALL NUSANCE PLANT SPECIES FROM PROPERTY DURING CONSTRUCTION PROCESS.
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DATE: Od. 4. 2016
SCALE: AS NOTED
DRAWN: J.J.R.
CHKO: D.RJO,
Prajpd No.
1032-GRO-12
6 of 7
6' 6OL6 FCMEE METAL S0NG
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DATE: Oct. a. zote
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SLUE 3/3E' = f-D'
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SCALE: AS NOTED
PRAWN: J.J.R.
CHKD: D.R.M.
Project No.
1032—GRD-12
FENCE SECTION
SHEET
7 of 7
SCNF 1/2' - 1'-O
C
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ADDITION OF A PERMrMD USE
for
Whitman Storage Facility H, Lot 3, Block 1, Lynn Acres,
City of Fort Collins, County of Larimer, State of Colorado
The following describes a plan to develop the Whitman Storage Facility II located approximately
three -hundred eighty feet south East Skyway Drive and approximately five -hundred sixty feet
east of South College Avenue.
This request for the addition of a permitted use is for the open storage of recreational vehicles,
boats, vehicles and trucks. The request is made in order to establish uses that are currently only
allowed as accessory uses to be allowed as permitted uses on the site in order to bring the
property into compliance with the existing zoning.
ZONING DISTRICT
The Limited Commercial (C-L) zoning district has been established on the property. The site was
annexed into the City of Fort Collins as part of Phase One of the Southwest Annexation. At the
time of annexation, the property was zoned Urban Estate (UE). Since the initial annexation and
zoning, the site has been rezoned to Limited Commercial (C-L). The City staff initiated the
rezoning based upon the following findings:
The extent of the proposed amendment is compatible with existing uses
surrounding the subject property. The existing zoning to the west is Commercial.
The existing zoning to the north is Commercial and Low Density Residential. The
existing zoning to the east is Urban Estate. The existing legal uses include outdoor
storage of vehicles, equipment and materials as an accessory use to a permitted
use. The nature of the requested use is in line with the surrounding commercial
operations that have been in existence for many years.
2. The extent of the proposed amendment will result in a logical and orderly
development pattern by supporting the existing business and other commercial
use on the adjacent properties. The requested use will not require the construction
of.structures and will be more readily available to ultimate development as a part
of the South College Corridor
DESCRIPTION OF THE PROPOSED USE AND PREVIOUS USE
The following describes the current uses on the site:
No structures are located on the site. The northern four -hundred feet of the site has been roughly
graded and gravel has bee placed to cover the ground surface. A chain link fence has been placed
along the eastern, southern and western borders of the site. A driveway that provides access to
Skyway Drive is on Lot 1 and Lot 3 of the Whitman Storage Facility. A culvert provides a
driveway access crossing the drainage course situated along the common boundary between Lot
3 of the Whitman Storage Facility and Lot 3, Block 1, Lynn Acres. The area located on the
northern portion of the site provides open storage for automobiles, recreational vehicles, boats
and trucks. The open storage is a nonconforming use. The undeveloped portion of the site
consists of native grass ground cover with sparse shrubs and trees.
The following describes the proposed uses on the site:
No structures are proposed to be constructed on Lot 3. A fenced enclosure is to be constructed to
be used for storage of recreational vehicles, boats, vehicles and trucks. An emergency access and
fire lane is to be dedicated to provide a turn -around for emergency vehicles on the site.
CONTEXT
The area surrounding the site is partially developed. East Skyway Drive is situated
approximately three -hundred eighty feet north of the northern border of the site. East. Skyway
Drive is classified as a collector street on the City's Transportation Master Plan. East Skyway
Drive provides a link between South College Avenue and LeMay Avenue.
The area to the north of East Skyway Drive is a single-family residential development known as
Huntington Hills. The subdivision is zoned Low Density Residential (RL). No additional uses
are being requested within the Low Density Residential (RL) zone.
The area immediately west of the site is Lot 2, Block 1, Lynn Acres. Lot 2 is zoned Limited
Commercial (C-L). The area to the west of the site that is adjacent to South College Avenue is
known as the Kel-Mar Strip. The Kel-Mar Strip is zoned Commercial (C) and consists of many
commercial establishments with uses similar to the existing and proposed uses in the Whitman
Storage Facility. A rental center is located at the southeast comer of the intersection of South
College Avenue and East Skyway Drive. The rental trucks, vans and trailers are parked on the
site without being screened from the public street. To the south of the rental center are retail and
wholesale businesses that utilize both interior and exterior storage of finished goods and
materials along with vehicles and motorized equipment. The properties to the west of the site do
have chain link security fences along the entire length of the property line. The property to the
north of East Skyway Drive is a hot tub and spa dealership. The dealership involves the retail
sales, service and set-up of hot tubs and spas. The business stores inventory both in the building
and outside the building. Delivery and service vehicles are parked at the facility when not
making a delivery or sales call.
The site abuts the unimproved street known as Cherylen Street along its southern boundary. The
Whitman Storage Facility H will not utilize Cherylen Street for access. To the south of Cherylen
Street is the Natural Area.
To the east of the site is Lot 4 of Block 1 of Lynn Acres subdivision. This lot is used as a
Montessori School and child care center. The site is zoned Urban Estate (UE).
To the east of the Montessori School is the Huntington Hills West Subdivision. This is a small
low he
single family subdivision.. .
To the south and east of the Lynn Acres and Huntington Hills West subdivisions is the City of
Fort Collins "Prairie Dog Meadows" Natural Area.
1s.the Proposed Use Compatible with the Neighborhood Context and with Section 3.53 of
the Land Use Code?
The proposed permitted use for the storage of recreational vehicles, boats, vehicles and trucks is
compatible with the existing Commercial (C) zoning to the westand north. The permitted use is
similar in nature to the uses in existence in the Commercial (C) zone to the west. The proposed
permitted use for recreational vehicle, boat and truck storage will be screened by solid fencing
and landscaping to provide a visual barrier and pleasing appearance to the neighborhood to the
south and east. The area adjacent to the proposed permitted use located in the Low Density
Residential (RL) zone on the site will be used to establish additional landscape plantings to
provide screening and habitat within the Natural Area Buffer located at the southeast corner of
the site. The existing Low Density Residential (RL) zone located on the site will provide a
transition buffer between the proposed permitted use for storage of recreation vehicles, boats,
vehicles and trucks and the existing low density residential properties to the south, east and
north.
Compliance -with Governing Overall Development Plan or Sub -Area Plan
The proposed project is within the South College Corridor Plan. The Corridor Plan is in the
process of being developed and enacted.
Compliance with Article Three -of the_Land.Use Code
The site in its current state does not meet the proper screening requirements of Article Three.
The proposed fencing and landscape screening to be established in conjunction with the request
for permitted use will bring the site into compliance.
Compliance with Article Four of the Land Use Code
Except for the permitted use requested, there are no land uses or development standards that are
out of compliance.
Conditions of Approval
There are to be no conditions of approval.
® 0
WHITMAN STORAGE FACILITY II
Lot 3, Block 1, Lynn Acres
Fort Collins, Colorado
PLANNING OBJECTIVES
EXISTING CONDITIONS:
Zoning: The site is presently zoned Limited Commercial (CL).
Site Uses: No structures are located on the site. A driveway that passes through the Whitman
Storage Facility (209 E. Skyway Drive) provides access to Skyway Drive. The majority of an
area located in the northern two thirds of the site provides open storage for recreational vehicles,
boats, vehicles and trucks. The open storage is a nonconforming use. A six (6) foot high chain
link security fence is located along the west and south borders of the area used for storage. A
storm water detention pipe and open Swale is located at the north boundary of the site. The site is
largely vacant and undeveloped. The area to the south of the fenced enclosure consists of native
grasses, trees and shrubs. The storage enclosure is gravel surfaced or recycled asphalt.
Utilities: The existing utility service providers to the site consists of
Electricity - City of Fort Collins
Natural Gas - Xcel Energy
Telephone - Century Link
Cable Television - Comcast
Water Fort Collins - Loveland Water District
Sewer - South Fort Collins Sanitation District
Fire Protection - Poudre Fire Authority
Trash - Private Hauler
Transportation: The existing transportation facilities are:
Access to the site is provided from Skyway Drive. Skyway Drive is
designated as Collector Street-2 Lanes on the City of Fort Collins Master
Street Plan. Skyway Drive intersects with South College Avenue (State
Highway 287) approximately 450 feet west of the site. Skyway Drive
intersects with Fossil Creek Parkway, a designated Collector Street-2
Lanes, approximately 2,350 feet east of the site. Fossil Creek Parkway
intersects with South Lemay Avenue, a designated Arterial Street4 Lanes,
Approximately 2,350 feet east of its intersection with Skyway Drive. No
sidewalk is present along Skyway Drive adjacent to the site or in the
immediate vicinity to the east and west along Skyway Drive. No
designated bicycle lanes are present on Skyway Drive.. Bus stops are
located on South College Avenue near its intersection with Skyway Drive.
Page 2
WHITMAN STORAGE FACILITY H
PLANNING OBJECTIVES
EXISTING CONDITIONS: (continued)
Stormwater: The existing surface run off pattern is generally from west to east. An
open drainage swale conveys the discharge from the surface nun off from the properties to the
west along the southern boundary of the site to the natural drainage course located at the
northeast comer of the site. Approximately the northern two acres of the site drain to the
northeast corner of the site. The outfall from the site is to a natural drainage course located on the
property immediately to the east of the site. The drainage course meanders to the south and east
and discharges into Stone Creek, a tributary of Fossil Creek. Approximately 1.2 acres acres of
the site drain to the southeast comer of the site. The southern portion of the site drains to Stone
Creek at the southeast comer of the site.
Environment: Approximately one -quarter acre at the northeast corner of the site is
considered to be wetlands. Due to ongoing property maintenance activities, no endangered
species are considered to be present on the site.
PROPOSED CONDITIONS:
Zoning: The site is to remain zoned Limited Commercial ( C-L ).
Site Uses: A 2.45 acre enclosure to be used for storage of recreational vehicles, boats,
vehicles and trucks is to be constructed on the site. The six (6) foot high chain link security fence
located along the south border of the enclosure is to be relocated at fifty-seven (57) feet north of
the southern boundary of the site. The six (6) foot high chain link security fence along the west
boundary of the site is to be retained. Approximately 300 (three hundred) feet of nine (9) foot
high solid fence is to be placed along the eastern boundary. An emergency access and fire lane is
to be dedicated to provide a turn -around on the site.
Utilities: The utility service providers to the site consist of:
Electricity - To be City of Fort Collins Light and Power
Natural Gas - Xcel Energy
Telephone - Century Link
Cable Television - Comcast
Water - Fort Collins - Loveland Water District
Sewer - South Fort Collins Sanitation District
Fire Protection - Poudre Fire Authority
Trash - Private Hauler
No utility services are anticipated to be required.
0 0
Page 3
WHITMAN STORAGE FACILITY II
PLANNING OBJECTIVES
PROPOSED CONDITIONS: (continued)
Transportation: The proposed transportation facilities are:
Access to the site is to remain at its current location from Skyway Drive.
Skyway Drive is designated as a Collector Street-2 Lanes on the City of
Fort Collins Master Street Plan. An additional seven (7) feet of street
right-of-way is to be dedicated for Skyway Drive. A five (5) foot wide
sidewalk is to be installed offset six (6) feet from the existing curb along
Skyway Drive. A nine (9) foot wide strip along the western border of the
site is to be dedicated for street right-of-way for Aran Street. An
emergency access and fire lane is to be dedicated to provide a tum-around
on the site.
Stormwater The existing surface run-off pattern is to be retained. An open drainage
swale along the northern boundary of the site is to be retained. Storm water detention ponds are
to be constructed at the northeast and southeast comers of the site in order to accommodate the
proposed development on the site. Storm water quality measures will be incorporated with the
improvements made to the detention ponds. The controlled outlet from the detention pond will
remain to discharge into the wetlands on the adjacent property.
Environment: No change with respect to endangered species is anticipated. An area of
approximately one -quarter acre located at the southeast corner of the site is to be used as
wetlands area to offset the existing area located at the northeast comer of the site that will be
utilized as a storm water detention facility.
City Plan Principles and Policies achieved:
Mixed Use - The proposed development is to be for the open storage of recreational vehicles,
trucks, vehicles and boats.
Pedestrian Access — No improved pedestrian access is to be provided. The use is to be non -
pedestrian.
Bicycle Access — No bicycle improvements are to be provided.
South College Access Control Plan — The previous dedication of right-of-way for Aran Street
provides for construction of Aran Street improvements.
Redevelopmenonfill - The site is considered to be an infill site.
Impact - The site will utilize existing infrastructure with little or no impact.
® 0
Page 4
WHITMAN STORAGE FACILITY II
PLANNING OBJECTIVES
PROPOSED CONDITIONS: (continued)
Buffering: The proposed plan provides buffering and landscaping along the eastern
boundary. An eight (8) foot high solid fence will provide screening along the east sides of the
recreational vehicle, boat, vehicle and truck storage area. Landscaping is to be provided at the
exterior side of the fence to reduce the visual impact of the fence.
Ownership; The ownership and maintenance is to be the responsibility of the individual lot
owner. The ownership of all lots is intended to remain under the current ownership.
Employees: The number of employees is to be two (2). The owners, two (2) additional
persons, are to provide management.
Rationale: The ownership, operation and management of the existing business along with
long term plans initiated by the owners prior to the property's annexation to the City of Fort
Collins provide the expertise and rationale.
Variances: A variance to LCUASS and a Modification to Standards are being requested in
conjunction with the application. A modification to the applicable standard is requested to allow
the existing six (6) foot chain link security fence to be relocated at a thirteen (13) foot offset from
the existing curb and gutter along Skyway Drive. This will allow the sidewalk to be placed in its
ultimate location. A variance to the Larimer County Urban Area Street Standards is also being
requested to allow for the installation of a five (5) foot wide sidewalk at a six (6) foot offset to
the existing curb and gutter along the Skyway Drive frontage.
Conflicts.: There are no known conflicts between land uses proposed and the undeveloped
adjacent properties. Stormwater is to be conveyed to the downstream Stone Creek at the same
place and in the same manner as currently exists.
Neighborhood Meeting: A meeting has occurred. The meeting was held on February 2.5, 2013.
Project Name: The project name is "Whitman Storage Facility II". The Conceptual Review
referred to the project as Randy Whitman, Skyway Drive Outdoor Storage.
Response Letter: Refer to attached response letter addressing staff comments.
Street Names: No new street is proposed with this application.
Legal Description: The current description is Lot 3, Block 1 of Lynn Acres. No change is
anticipated.
El
0
Page 5
WMTMAN STORAGE FACILITY II
PLANNING OBJECTIVES
PROPOSED CONDITIONS: (continued)
Owners: Randy Whitman
209 East Skyway Drive
Fort Collins, Colorado 80525
Corporate or LLC Owners: None
Development Schedule: All construction to be completed within One (1) Year of approval.
Staff Report —Whitman Outdoor Storage II Addition of Permitted Use, PDP130031
Planning & Zoning Board 03-16-2017
Page 3
Map 1: Whitman Outdoor Storage II and Addition of Permitted Use Zoning & Site
vicm
Whitman Outdoor Storage II 1 inch =417feet
Addition of Permitted Use
Vicinity Map ��
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Ci}� O� Planning, Development and
l Transportation Services
F6rt Collins PO Bo Planning
281 N. College Ave.
PO Box 580
Fort Collins, CO 80522.0580
970.221.6750
970.224.6134134 -fax
February 25, 2014
fcgov. com/currentplanning
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Randy Whitman "� ®!5 I f`^bVLL, N-,a,, 44L,
209 E. Skyway Drive SiNk $� ' on "S
Fort Collins, CO 80525 4' `t�''�'1 `F +!, 40+- 4o.��,t
Re: Wetlands mitigation on Lot 3, Block 1, Lynn Acres, Fort Collins, CO
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Dear Randy, /
I recently informed you that the Municipal Court has advised the City of Fort Collins Zoning Department that
your one-year conditional suspension of fines associated with the January 16, 2013 judgment reached with
the Municipal Prosecutor and approved by the Municipal Judge on January 17, 2013 has expired without
one of the conditions being met. Specifically, the Court agreed to suspend $3000.00 in fines as long as you
followed -through with a wetlands mitigation plan by January 15, 2014.
Pursuant to the expiration of the above -described judgment, the Municipal Prosecutor advised me that the
Zoning Department can have the Court initiate an action requiring you to appear and pay the suspended
fines or we can start over with a new violation notice. As I explained to you, we have decided to issue a
new violation notice rather than having you appear at court now and pay the fine.
Therefore, this letter serves as a notice that you are still in violation of Sections 3.4.1(C) and 3.4.1(E)(2)(b)
of the Fort Collins Land Use Code since you have not, as of this date, corrected the wetlands disturbance
violation caused by the filling in of the wetlands area described in the enclosed letter dated September 6,
2012.
In an effort to resolve this matter and correct the violation, you and your consultants met with Lindsay Ex
and Noah Beals of the City's Planning Department on February 21, 2014. That meeting resulted in an
agreed upon mitigation plan outlining dates and actions that need to be adhered to in order to avoid
receiving another court summons for violation of the code sections referenced above.
I'm enclosing the agreed upon plan and hand written notes of the meeting. We appreciate your efforts to
resolve this matter within the timeline agreed to.
Please feel free to contact me if you have any questions.
Sincerely, P-zNOtl 2- r-^z,p G
Peter Barnes
Zoning Administrator
Enclosures: September 6, 2012 letter
February 21, 2014 meeting notes and agreed upon plan xl S S-'1 a Q ��terk--
CC: Lindsay Ex, Environmental Planner
Noah Beals, City Planner
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City 0�
Fort
ns
September 6, 2012
Randy Whitman
209 E. Skyway Drive
Fort Collins, CO 80525
Planning, Development and
Transportation Services
Current Planning
261 N. College Ave.
PO Box 580
Fort Collins, CO 80522-0580
970.221.6760
970,224,6134 - fax
fcgov, corn/currentplanning
Re: Illegal use on Lot 3, Block 1, Lynn Acres, Fort Collins, CO (aka the Property).
Violations of Sections 4.24(B), 2.14.2(B), 3.4.1(C), 3.4.1 (E), 3.4.1(E)(2)(b), 3.4.1(N)(6),
and 3.4.1(L) of the Fort Collins Land Use Code.
Dear Randy,
It has come to the attention of the City of Fort Collins Zoning Department that an outdoor vehicle
storage facility has recently been established on the above -reference Property. The Property is
located in the CL (Limited Commercial) zoning district in the city of Fort Collins. The CL zone
district has been divided into the 'Riverside Area' and 'all other areas' as depicted on the
enclosed Figure 21 excerpted from Section 4.24(A) of the Fort Collins Land Use Code (LUC).
The Property is not located in the Riverside Area as depicted on Figure 21, and therefore it is
located in the 'all other areas' of the zone.
Use Violations:
The permitted uses in the CL zone are listed in Section 4.24 of the LUC. Outdoor storage
facilities are listed as being permitted only in the 'Riverside Area' of the CL zone, and then only
for vehicles that are towed to the premises and temporarily stored. Since outdoor storage
facilities are not allowed as a principal use in 'all other areas' of the CL zone, your use of the
Property is illegal and in violation of Section 4.24(B) of the LUC. Additionally, the use of the
Property has been changed from vacant land to an outdoor storage facility without first obtaining
a certificate of occupancy as required by Section 2.14.2(8) of the LUC.
Natural Habitats and Features Violations:
City of Fort Collins Environmental Planner Lindsay Ex has also investigated the issues created
by the current use of the Property, and has found that numerous Natural Habitats and Features
standards contained in Section 3.4.1 of the LUC have been violated.
The parcel at 209 E Skyway is approximately 3.2 acres in size. All (100%) of the parcel has
been mapped as containing natural habitats and features (approximately 2 acres of native
grassland and 1.2 acres of wet meadow) and is adjacent to the Prairie Dog Meadows Natural
Area. The City requires, pursuant to Section 3.4.1 of the Land Use Code, that resources are not
only protected but also buffered to ensure protection. For example, native grasslands are
required to be buffered at 50' and wetlands have a minimum of a 50' buffer (Section 3.4.1(E) of
the Land Use Code). In addition, if resources are to be disturbed, then mitigation for the
resource are required (Section 3.4.1(C) and Section 3.4.1(E)(2)(b)) . The filling of this site has
Randy Whitman Letter
9-6-12
Page 2
removed 2 acres of native orassland and 1.2 acres of wet meadow and these resources will
need to be mitigated for in order to bring the site back into compliance (3.4.1(E)(2)(b)).
In addition, as staff was aware of prairie dogs on the site, the site filling has violated Section
3.4.1(N)(6). Finally, the project is in violation of Section 3.4.1(L) which requires compatibility with
adjacent public natural areas.
Had this project come in for conceptual review, staff would have required an Ecological
Characterization Study (Section 3.4.1(D)) which could have indicated the value of the site's
resources and how, if they were proposed and approved to be removed for development, the
resources would need to be mitigated for. An ECS will still be required to determine what
mitigation efforts will be required, but will need to be based on the surrounding area's ecological
value.
Remedy of Violations:
October 8, 2012 has been established as a deadline date by which the use violations must be
corrected. This means that the fence enclosure and the vehicles stored on the Property must
be removed by that date. Even with the removal of these items, violations of Section 3.4.1 will
still exist with regard to such things as mitigation. Therefore, a plan explaining how you will
move forward to address the relevant standards of Section 3.4.1 must also be presented to the
City by October 8, 2012. Please be advised that failure to correct the violations and present a
plan by the deadline date will result in the issuance of a Municipal Court summons and a
possible fine for each day of violation past the deadline.
Feel free to contact me if you have any questions regarding this matter. If you have specific
questions regarding the Natural Habitats and Features regulations, please contact Lindsay Ex at
970-224-6143.
Sincerely,
Peter Barnes
Zoning Administrator
Cc: Lindsay Ex, City of Fort Collins Enyironmental Planner
Enclosures: Excerpts from the Fort Collins Land Use Code
Natural Habitat and Features Map
Meeting Between Randy Whitman, Dennis Messner, Steve Long, Noah Beals, and Lindsay Ex
February 21, 2014
Agreed upon plan to mitigate the lost 0.365 acres of wetlands:
1. No later than 30 days from now (March 24), a sampling plan shall be provided by Cedar Creek
Associates (Steve Long), on behalf of Randy Whitman, to the City (Lindsay Ex). This plan will include the
number of holes, approximate sampling locations, and a graphic to depict these locations.
2. Beginning on April 1, 2014, Cedar Creek Associates, on behalf of Randy Whitman, will begin
groundwater monitoring on the southern portion of the Whitman parcel; said monitoring will continue
until August 31, 2014.
3. Mitigation plans, which include a grading plan, a planting plan, and a long-term monitoring plan, will
be submitted by Cedar Creek Associates or Dennis Messner, on behalf of Randy Whitman, to the City no
later than September 8, 2014.
4. Excavation' shall begin no earlier than September 10, 2014 and finish no later than October 10, 2014.
S. Planting shall be finished by October 31, 2014.
6. Cedar Creek Associates, on behalf of Randy Whitman, will then monitor the site in 2015, 2016, 2017.
The attached, handwritten notes illustrate the agreement by all parties to the above listed plan.
`A copy of a permit, or a determination that a permit is not necessary, shall be provided by the Army
Corps of Engineers prior to beginning excavation.
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WHITMAN OUTDOOR STORAGE NEIGHBORHOOD MEETING
Meeting held on February 25, 2013 at Southgate Church from 6:00 — 7:30 P.M.
Staff present: Sherry Albertson -Clark and Amy Simmons
Approximately 10 residents attended the meeting
Q: What are the plans for landscaping the proposed project?
A: The property owner stated they will follow the City of Fort Collins requirements for landscaping.
Q: The property is zoned C-L. Is outdoor storage a problem with that zoning?
A: Outdoor storage is currently not allowed in a C-L or Limited Commercial Zoning District, without an
Addition of a Permitted Use being approved.
Q: Are there similar locations zoned C-L in the City of Fort Collins with outdoor storage?
A: In Fort Collins currently, properties located in the C-L Zoning District along Riverside Avenue would
allow outdoor storage as a use by right.
Q: What type of zoning is needed for outdoor storage in the City of Fort Collins?
A: Industrial Zoning allows outdoor storage.
Q: Could a construction company use the property as it is zoned right now and park their equipment on
site?
A: Yes, a small construction company, for example, a plumbing contractor or electrical contractor, could
use the property as it is zoned currently, and park service type vehicles or small equipment on site. Heavy
equipment or larger vehicles like RV's would not be allowed under the current zoning designation.
Q: Has this property always been zoned C-L?
A: Since after its annexation into the City, yes.
1
Q: Was outdoor storage already occurring on this property over the summer? View from our deck looks
toward this area.
A: Yes.
Q: Are the owners proposing to make this outdoor parking / storage area a permanent plan?
A: Yes.
Q: A neighbor mentioned hearing loud speakers during the past summer and wanted to know if it was
from the storage property?
A: The owners stated that the loud music or speakers were not from their property or business. They
have heard the speakers / music as well and believe it's coming from another business in the area.
Q: Do you have horses or chickens or roosters on the proposed project site?
A: No, the horse and the chickens and rooster belong to the Montessori School nearby.
Owner Comment: The owners mentioned they would like to be able to go to different neighboring
properties to see what view of their business their neighbors have. They are interested in making sure
their business looks good from all angles. They intend to landscape, use walls, etc. to conceal the storage
areas.
Owner Rep Comments: Stated that the applicants appreciate these neighborhood meetings because they
typically save the owner time. He wanted the audience / neighbors to know that the owners are
approachable and now would be a good time to speak with them regarding concerns or comments about
the project.
Neighbor Comment: A neighbor and a customer of the storage facility said that he is supportive of the
proposed project especially with landscaping that has been mentioned. He believes it would make an
improvement to the area which is positive, compared to what it could be.
Neighbor Comment: Another neighbor and tenant of the storage unit also gave support to the proposal.
No Text
Sign In Sheet: February 25, 2013 Neighborhood Meeting
Lynn Acres Outdoor Stora Ye - held at Southgate Church
Name
Address
Phone
Email
Sherry Albertson -Clark
City of Fort Collins
224-6174
Salbertson-clark@fcgov.com
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Page 1 of 2
Staff Report— Whitman Outdoor Storage II Addition of Permitted Use, PDP130031
Planning & Zoning Board 03-16-2017
Page 4
2. Compliance with Division 1.3.4 — Addition of Permitted Uses:
Uses that are not permitted in a zone district must obtain an Addition of Permitted
Use in order to operate legally. Outdoor storage is not an allowed use in the
Limited Commercial zone district. The applicant has been operating an outdoor
storage business on the property without having gone through the Addition of
Permitted Use process since 2013. Land Use Code section 1.3.4(C) outlines the
criteria evaluating an Addition of Permitted Use. These criteria are:
a) Such use is appropriate in the zone district to which it is added.
b) Such use conforms to the basic characteristics of the zone district and the
other permitted uses in the zone district to which it is added.
c) The location, size and design of such use is compatible with and has
minimal negative impact on the use of nearby properties.
d) Such use does not create any more offensive noise, vibration, dust, heat,
smoke, odor, glare or other objectionable influences or any more traffic
hazards, traffic generation or attraction, adverse environmental impacts,
adverse impacts on public or quasi -public facilities, utilities or services,
adverse effect on public health, safety, morals or aesthetics, or other
adverse impacts of development, than the amount normally resulting from
the other permitted uses listed in the zone district to which it is added.
e) Such use will not change the predominant character of the surrounding
area.
f) Such use is compatible with the other listed permitted uses in the zone
district to which it is added.
g) Such use, if located within or adjacent to an existing residential
neighborhood, shall be subject to two (2) neighborhood meetings, unless
the Director determines, from information derived from the conceptual
review process, that the development proposal would not have any
significant neighborhood impacts. The first neighborhood meeting must
take place prior to the submittal of an application. The second
neighborhood meeting must take place after the submittal of an
application and after the application has completed the first round of staff
review.
h) Such use is not a medical marijuana business as defined in Section 15-
452 of the City Code or a retail marijuana establishment as defined in
Section 15-603 of the City Code.
What follows is a summary of how the proposed development meets each
criterion.
Criterion A
Staff Report —Whitman Outdoor Storage II Addition of Permitted Use, PDP130031
Planning & Zoning Board 03-16-2017
Page 5
Outdoor storage is a common use along the South College Ave. Corridor. Two of
the properties adjacent to Whitman Outdoor Storage have outdoor storage as
part of their operation. These two parcels are unique in that they are the only two
parcels zoned Limited Commercial in the immediate area. The southwest corner
of College Ave. and Trilby Rd. has CL zoning as well. The difference between
these two areas is that the CL zone on Trilby Rd. and College Ave. is that two
arterial roadways separate the CL zone from the General Commercial (CG)
zone. Whitman Outdoor Storage's first phase is located in the CG zone district.
Since the proposed use fits the character of the South College Ave. corridor and
is an expansion of an existing use onto parcels with unique zoning to the area,
staff finds the proposal meets Criterion A.
Criterion B
The purpose of the Limited Commercial zone district is, "...intended for areas
primarily containing existing, small commercial uses that are adjacent to
residential neighborhoods. Many of these areas have transitioned over time from
residential to commercial uses. The purpose of this district is to allow small- scale
nonresidential uses to continue to exist or to expand while still protecting
surrounding residential areas, provided that such areas have been designated
under an adopted subarea plan as being appropriate for the C-L District."
Whitman Outdoor Storage II proposes an expansion of an existing use, outdoor
storage. Whitman Outdoor Storage established the use in this location while it
was located in Larimer County's jurisdiction. The City of Fort Collins annexed this
property amongst others during the first phase of the Southwest Enclave
Annexation in 2006. Due to the contentious nature of the Southwest Enclave,
City Council directed staff to create a sub -area plan to guide development in this
area. The sub -area plan that governs this area is the 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. The plan identified the area
containing Whitman Outdoor Storage as an area of change. One of the outcomes
of the plan was a change in zoning from Urban Estate (UE) to the CL zoning the
site currently has. The UE zone allows limited development and predominantly
contains single-family detached homes on lots larger than a half -acre in size.
Staff supported the CL zoning since it could allow an expansion of existing
commercial uses while providing a buffer to the neighborhoods to the east. One
of the keys to establishing neighborhood compatibility is an emphasis on
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Planning & Zoning Board 03-16-2017
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landscaping and buffering. Later sections address the adequacy of the
landscaping and buffering proposed by the applicant.
Several of the policy statements in the South College Corridor Plan also support
a plan similar to Whitman Outdoor Storage II, 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).
Other sections of the South College Corridor Plan would seem to discourage this
expansion. Later sections further delve into the specific issues of this expansion.
These sections include:
• We envision creative, green infrastructure. Natural features and open
spaces will continue to define the character of much of the Corridor.
Natural resources will be protected to the maximum extent possible. New
buildings will be located away from natural features to minimize their
impacts on wildlife habitats, views, and natural drainages. Trails will
likewise be located away from natural features (Page 36).
• Goal ND 1: Natural resources within and adjacent to the South College
Corridor will be protected and enhanced to the maximum extent feasible.
(Page 49)
• ND 1.3 — Green Infrastructure. Provide green infrastructure where
possible. Green infrastructure is the interconnected network of open
spaces and natural areas, such as greenways, wetlands, parks, and
native plant vegetation, that naturally manages stormwater, reduces
flooding risk and improves water quality. Preserve and protect natural
drainages where wetlands serve not only as areas for native flora and
fauna but as treatment systems for stormwater runoff (Page 49).
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Planning & Zoning Board 03-16-2017
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• Projects that detract from a positive image — such as car lots, outdoor
storage, and storage units — will be discouraged or limited to certain areas
of the Corridor (Page 52).
To address these concerns, the applicant has provided enhanced landscaping
around the property. Most of this landscaping is concentrated in the natural
habitat buffer zone on the south end of the site. The applicant worked with City
staff on species selection and plant quantities to create a high quality buffer
zone. The applicant also proposes native grasses, shrubs, and small evergreen
trees along sections of the proposed fence to soften the image of the fence from
adjacent natural areas. These mitigation measures achieve compliance with
Criterion B.
Criterion C
The location of the proposed outdoor storage use is in accordance with the South
College Corridor Plan as discussed previously. The use has no frontage along
College Ave. and is not adjacent to residential uses. From a size perspective, the
use has little impact on the surroundings. The applicant has installed a solid
metal fence to screen the use and minimize the impact on the surrounding area.
Similarly, the fence provides a design solution to the visual impact of outdoor
storage. The fencing screens the majority of the objects stored on the site. Some
of the stored objects are taller than the fence but the fence provides a level of
screening that minimizes the visual impact of the site from the nearby
neighborhoods and adjacent natural areas. As such, staff finds the proposal
meets Criterion C.
Criterion D
The proposed use does not create any sort of adverse impacts related to public
health, safety, morals or aesthetics. Outdoor storage is a passive use that
creates little traffic, noise, impact on infrastructure, or public health and safety.
Aesthetically, the use is not attractive but the applicant has installed a fence to
mitigate the visual impact of the site on the surrounding areas. While the use in
general does not negatively impact public health, safety, morals or aesthetics,
the applicant did fill in a wetland to expand their operation ahead of the APU
process. This has resulted in adverse environmental impacts to the area.
Planning staff negotiated a mitigation fee with the applicant to repay for the lost
wetland. By repaying for the loss of the wetland and screening the storage area,
staff finds the proposal meets Criterion D.
Staff Report —Whitman Outdoor Storage II Addition of Permitted Use, PDP130031
Planning & Zoning Board 03-16-2017
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Criterion E
The character of the area is an eclectic mix of automotive, retail, light industrial,
and storage uses. Outdoor storage fits in with the existing land use pattern in the
South College Ave. corridor. Staff finds the proposal meets Criterion E by having
a similar land use to the established uses in the area.
Criterion F
The Limited Commercial (CL) zone district allows a wide range of commercial
and industrial uses. Outside of the Riverside Ave. corridor, the CL zone allows
few auto- oriented uses. Despite not allowing as many auto -oriented uses, the
CL zone still allows vehicle repair shops, convenience stores with fuel sales, and
enclosed mini -storage facilities. Outdoor storage is operationally similar to these
uses. Outdoor storage combines the storage component of a vehicle service
shop, albeit with the storage of individual vehicles for longer periods, with the
traffic patterns of enclosed mini -storage. Staff, therefore, finds the proposal
meets Criterion F.
Criterion G
Criterion G was adopted by City Council after Whitman Outdoor Storage II began
the development review process. At the time the Whitman Outdoor Storage II
application was submitted, one neighborhood meeting was required. Staff held
the required neighborhood meeting on February 25, 2013. Staff finds that the
applicant satisfied the neighborhood meeting requirement based on the code
requirements at the time of their initial Project Development Plan submittal.
Criterion H
The proposal does not call for a marijuana -oriented business, so staff finds the
proposal to meet Criterion H.
3. Compliance with Article 3 of the Land Use Code — General Development
Standards:
A. Landscaping Standards
The proposed landscape plan for Whitman Outdoor Storage II and APU
shows enhanced landscaping in the natural habitat buffer zone along with
plantings along the east and west side of the proposed fence. The
Staff Report — Whitman Outdoor Storage II Addition of Permitted Use, PDP130031
Planning & Zoning Board 03-16-2017
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applicant worked with City staff to select drought tolerant shrubs, trees,
and grasses that will provide year round screening for key sections of the
fence. The plants selected will also be able to thrive in a narrow planting
area since there is only one foot between the constructed fence and the
property line.
Most of the landscaping is concentrated in the natural habitat buffer zone.
Since the south end of the site is adjacent to a City natural area and
wetland features, the landscaping must provide a buffer and transition to
this natural area per Section 3.4.1(E) and 3.4.1(L). The proposed
landscape plan accomplishes this by seeding the area with a native seed
mix along with planting a series of shrubs, trees, and grasses. On the east
side of the fence, the applicant proposes a series of tall grasses along with
Mugo Pines and Yellow Rabbitbrush shrubs where the fence changes
plane. These plantings will provide sufficient screening and a transition to
the pasture immediately east of the site. The west side has minimal
landscaping but this is due to similar uses that are located west of the site.
The vacant parcel to the west will also likely develop as a commercial use,
which would not require the same level of screening since it would be a
compatible use. As such, the landscaping focuses on providing screening
and transitions in the most sensitive areas of the site.
The proposed landscaping plan also meets the Land Use Code with
respect to species diversity, using low water use plants, revegetating
buffer zones, and irrigation.
B. Screening
During the review process, the applicant installed the fencing as shown on
the proposed plan. The site plan shows a 6'-high metal fence surrounding
the new outdoor storage area. The proposed fence would be a muted grey
color and would have changes in height and plane to visually break up the
fence intosmallermodules.
Per Land Use Code section 3.2.1(E)(6), landscape and building elements
shall be used to screen areas of low visual interest or visually intrusive site
elements from off -site view. Section 3.8.11 further clarifies standards
specific to fences and walls. Fence sections longer than 100 feet in length