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Home My WebLink AboutPROSPECT INDUSTRIAL PARK, LOT 32, MIDPOINT SELF-STORAGE - PDP - 28-98B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSLUJ S41'0 ---- ------ --- --- ------------------------- .............. ------------ --------------------- w ...... --------------- - -------------- ---------- -- ---- - ------- --- W DRIVE AISJI 12 X f7t i ro f ------- - ------ - r I WA6 2k- 16. _=Its FA2& It ------ 01) )OX Kl\i ------- .11 1 N .is DRWE AISLETYP. lox 40 x 20 4 TL FPT,71+1 +J+l - I-L jo it 25' DRIVE Ame'-tyr. 12 • flit Sa DRIVE AISLE:' Op 4x10 wilow 25'DWYr: ABLE 7YP. d booT a6v sj I Von Midpoint Self Storage Solutions Tree Removal and Replacement Total number of rentable units Rentable Square Footage Monthly Rental Income Annual Rental Income Considerations: 288 264 51,595 47,995 $27,533 $25,481 $330,396 $305,772 Z 24 units 3,600 sq.ft. $2,052/month $24,624/year 1. Loss of $24,624 per year in rental income comes right out of our bottom line and based on our consultant's figures, lowers our return on investment to under 6%. The project is probably not feasible at this kind of return. 2. The usability of Building 4b, and the east half of building 5b would also be brought in to question. Losing these additional units would certainly raise the level of risk in the project beyond what we could accept. There might also be issues related to the fire loop if we are unable to get through the trees on the east side. Further re -engineering delays will also result in a tremendous amount of lost revenue for our business. 3. We believe that the public would be much better served if we were to replace the trees with other species in areas where the public would get some benefit from them. We don't see the benefit in trying to save two very old cottonwoods, which may or may not be female, in the middle of a sea of metal mini storage buildings in an industrial park that few people ever see. 4. There is the very real possibility, because of the age of the trees, that within a few years we would faced with cutting them down anyway from a safety standpoint. This would the worst of all worlds for our business; We go to extra expense and loss of time to work around them initially, lose the revenue from the buildings they prevent, have to re -engineer and re -work our site while trying to run a business when they do have to be removed, and hope that the reason we have to remove them is not that a branch has fallen a building, car or customer. 5. There were many, many more trees along this ditch that have been removed as the industrial park has been developed and we don't feel that we should have to deal with a different standard on our project. We picked an industrial site for this project in part to avoid this type of consideration. Chuck McNeal Javier Martinez Campos Partners reviewed by the Planning and Zoning Board; or 2) split the application into a request to Planning and Zoning Board for the Modification of Standards and, once the Modification request is acted upon, forward the PDP application to the hearing officer for a decision. As soon as a staff report from the project planner is completed, a copy will be forwarded to the applicant. If I can be of additional assistance, please feel free to contact me. Sincerely, Cameron Gloss, AICP Director of Current Planning Enc. cc: John Fischbach Greg Byrne Steve Olt Paul Eckman Tim Buchanan Doug Moore Community Planning and Environmental Services Current Planning City of Fort Collins By Facsimile to 303/442-8757 & U.S. Mail April 10, 2001 Mr. William Reynolds Member Timberline Partners, LTD., L.L.L.P. 4875 Pearl East Circle #300 Boulder. CO 80301 (d ,pujz&G Ike D(. ZOO Am Subject: Modification of Standards application for Prospect Industrial Park, Lot 32, Midpoint Self Storage PDP #28-98B. Dear Mr. Reynolds: This letter is a follow-up to my voicemail message to you earlier today where I had confirmed City staffs support of a Modification of Standards request to Planning & Zoning Board. Such modification request, if granted, would permit removal of the significant Cottonwood tree located on Lot 32, Prospect Industrial Park. I would like to clarify that this position is contingent upon sufficient tree planting to mitigate the loss of value of the removed tree. In addition to those trees required under the general development standards, six canopy shade trees, a minimum of 3" caliper size and of the appropriate species, will need to be planted on -site. In order to incorporate the Modification of Standards request into the present application, the applicant will need to submit 10 sets of revised development plans, a $200 application fee, and a written statement addressing how the review criteria, set forth in Division 2.8(H) of the Land Use Code, are met. Please note that several outstanding issues raised in the staff review comments dated May 15, 2001 will also need to be addressed in your revised submittal. Since the PDP application is a Type I Review, subject to approval by an Administrative Hearing Officer, and the Modification is subject to a Planning and Zoning Board review, there are two process options. The applicant can either: 1) prepare a consolidated application (Modification of Standards/PDP) to be '_S l North College Avenue • PO. Box 380 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 % r n `t ASPHALT PARA'IIV LOT s o 7: LOT 9/1nTn- TT► t!!�AMLt M. 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Y .iM ApM� rR� nrr YO un .O1 W. — w nr . — Yr.11Y W M r 9 w.xRruni r�Mrrtvrrr rr r�rrrxaY.rrl7QYr�n s�xv[rMrrr�e�a ry •xarvnrr rwnrrimrr}siM rxrrrr� W va`u it rO1 .�n �+ Le wwnxvrMr rrrrir rya sMr r_r• � vrMr .e'.� r rM IrN LO.M T! 1rr M rY Ya.r r.� TI rw — r _v rs rr W N wY M. erre 1.-. Yw Y'w0-rwlllf Y�rW l.El l= rv.u.frwr rwi i �irnii viwF•irrMr. w.0 Ia1L0®aL im a wsa+.wr�a rnR . nranr.Me MCrO. i w INO Ml .rV. eerr s arm mr o mare sum COMUMILLeffiRALL or w nsm m nan, no ommoxr oM.m er rR . sa rx o•n el� Mr r.y rr . r..ry aammia re.ry rrr W. rRR"R r rwrrr rc wa rt vrrrJ r vMr rar Ni v rrrr rw v rMw �w_rMss rav rr.a ra rror i z i deb construction company inc. April 18, 2001 Cameron Gloss, AICP, Director Stephen Olt, Project Planner Current Planning Department 281 North College Ave. • P.O. Box 580 ' Fort Collins, CO 80522-0580 f,yi r �i go - O in Re: Midpoint Self Storage Solutions Prospect Industrial Park PDP #28-98B Modification Review from the Land Use Code 2.8(H) Dear Gentleman: s As requested, this letter is to provide clarification and address the criteria set forth in Division 2.8(H) of the City of Fort Collins Land Use Code in regards to the above referenced project. Following much review and consideration from the City of Fort Collins Planning Staff, and responding to the outlined recommendation from the letter received April 10, 2001, we offer the following supplemental reasoning for removal of the existing trees. W I This modification request would permit the removal of the significant Cottonwood trees located on Lot 32 at Prospect Point Industrial Park. Per the outlined modification review procedures, we have attached a completed application, forwarded the check for $200.00, and provided this brief statement addressing division 2.8(H) of the Land Use Code. The existing Cottonwood trees as discussed in various meeting with the City of Fort Collins Planners and correspondence with the Sellers Attorney's will basically impair the buildable area on this property. This site is centered with in Prospect Point Industrial Park where most of all the trees have been removed for prior development. T his request is in char actes with the outiined reasoning of section 2.8ki-i)(2) and (3) rendering the project practically infeasible and providing exceptional hardship and difficulties. The nature of this site warrants the removal of these trees as it relates to these conditions. The removal of these trees would not cause direct harm or hardship on the public, but allow for the enhancement of need to the surrounding community. Sincerel , Vice 9tesident of Design dcb Construction Company, Inc. No Text H Prospect Industrial Park, Lot 32 (Midpoint Self Storage Solutions, PDP, #28-98B June 7, 2001 P & Z Meeting Page 8 5. The requested modification to Section 3.2.1(F) — Tree Protection and Replacement meets review criterion (3) for granting a modification located in Section 2.8.2(1-1)(1)-(3) in that there are exceptional physical conditions unique to the property that, by the strict application of the Code, would result in exceptional practical difficulties upon the owner. There is one existing, significant male Cottonwood tree in the southeast portion of this site. To preserve and protect this tree would result in the loss of approximately 10 to 12 storage units. RECOMMENDATION: Staff recommends approval of the request for a modification of the standard set forth in Section 3.2.1(F) of the LUC. Staff recommends approval of the Prospect Industrial Park, Lot 32 (Midpoint Self Storage Solutions), Project Development Plan - #28-98B. Prospect Industrial Park, Lot 32 (Midpoint Self Storage Solutions, PDP, #28-98B June 7, 2001 P & Z Meeting Page 7 C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposal ensures that the physical and operational characteristics of the proposed building and use are compatible when considered within the context of the surrounding area. It complies with the standards and requirements as set forth in this section of the LUC. 2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings The proposal complies with the standards of this section that are intended to promote the design of an urban environment that is built to human scale to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority, while also accommodating vehicular movement. The office/maintenance/residential building is located within 15' of Midpoint Drive, the adjacent street, which satisfies the "build - to" lines as set forth in Section 3.5.3(B) of the LUC. FINDINGS OF FACT/CONCLUSIONS After reviewing the Prospect Industrial Park, Lot 32 (Midpoint Self Storage Solutions), PDP, staff makes the following findings of fact and conclusions: 1. The proposed land uses are permitted in the I — Industrial Zoning District. 2. The Project Development Plan complies with all applicable district standards of Section 4.23 of the Land Use Code, I zone district. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code, except for Section 3.2.1(F) — Tree Protection and Replacement. The applicant has submitted a request for a modification of this standard, which is subject to review by the Planning and Zoning Board. 4. The requested Modification to Section 3.2.1(F) — Tree Protection and Replacement is neither detrimental to the public good nor impairs the intent and purposes of this chapter of the City Code. Prospect Industrial Park, Lot 32 (Midpoint Self Storage Solutions, PDP, #28-98B June 7, 2001 P & Z Meeting Page 6 There is one significant male Cottonwood tree in the southeast portion of this site. To preserve and protect this tree would result in the loss of approximately 10 to 12 storage units. After numerous discussions between the developers, their applicant, and City staff, it was determined that the existing significant Cottonwood tree could be removed and the loss mitigated with six new trees on -site. Two additional Autumn Blaze Maple trees will be placed on the front of the site along Midpoint Drive and four additional Autumn Blaze Maple trees will be placed along the rear of the site, adjacent to the railroad tracks. Therefore, staff is recommending that the Planning and Zoning Board approve the request for a modification to the standard. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides adequate, secure, and convenient bicycle parking located near the entrance to the building. b. The proposal complies with Section 3.2.2(C)(5)(a) in that it provides a direct, safe, and continuous walkway and bicycle connection to major pedestrian and bicycle destinations in the surrounding area. c. The proposal complies with Sections 3.2.2(D)(1) & (2) in that it provides for complete pedestrian and vehicle separation via a direct walkway from the Midpoint Drive street sidewalk to the building entrance; and, it provides an unobstructed vehicular access between the public street (Midpoint Drive) and the off-street mini -storage units. d. The proposal complies with Section 3.2.2(K)(1) and (2) in that the project will provide parking at a ratio of 2 spaces for the two -bedroom residential unit and 3 spaces for the 1,124 square foot office/maintenance space. B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. Prospect Industrial Park, Lot 32 (Midpoint Self Storage Solutions, PDP, #28-98B June 7, 2001 P & Z Meeting Page 5 hardship on the public, but would allow for the enhancement of the need to the surrounding community. As set forth in Section 2.8.2(H) of the LUC, modification requests may be granted if the Planning and Zoning Board determines that the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Chapter; and that: (1) the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would result in a substantial benefit to the City by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city-wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. Staff finds that the project as submitted, based on the land uses and their contextual compatibility with the surrounding land uses, is neither detrimental to the public good nor impairs the intent and purposes of this chapter of the City Code; and that by reason of exceptional physical conditions unique to the property the strict application would result in exceptional practical difficulties upon the owner. Prospect Industrial Park, Lot 32 (Midpoint Self Storage Solutions, PDP, #28-98B June 7, 2001 P & Z Meeting Page 4 Tree Protection and Replacement. Existing significant trees within the Limits Of Development and within natural buffer zones shall be preserved to the extent reasonably feasible and may help satisfy the landscaping requirements of this Section. Such trees shall be considered "protected" trees within the meaning of this Section, subject to the exceptions contained in subsection (2). Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. All required landscape plans shall accurately identify the locations. Species, size and condition of all significant trees, each labeled showing the applicant's intent to either remove, transplant or protect. Where it is not feasible to protect and retain significant existing trees or to transplant them to another on -site location, the applicant shall replace such trees according to the schedule and requirements in the LUC. Replacement trees shall be planted either on the development site or in the closest available planting site within '/4 mile of the development site. (1) A significant tree that is removed shall be replaced with not less than one or more than six replacement trees sufficient to mitigate the loss of value of the removed significant tree. The applicant has submitted a request for a modification to the standard as set forth in Section 3.2.1(F), citing the following reasons: a) This modification request would permit the removal of the significant Cottonwood tree located on Lot 32 of the Prospect Industrial Park. b) The existing Cottonwood tree as discussed in various meetings with the City of Fort Collins staff and correspondence with the Seller's attorney will basically impair the buildable area on this property. This site is centered within the Prospect Industrial Park, where most of all the trees have been removed for prior development. c) This request is in character with the outlined reasoning in Section 2.8.2(H)(2) and (3) rendering the project practically infeasible and providing exceptional hardship and difficulties. The nature of this site warrants the removal of this tree as it relates to these conditions. The removal of this tree would not cause direct harm or Prospect Industrial Park, Lot 32 (Midpoint Self Storage Solutions, PDP, #28-98B June 7, 2001 P & Z Meeting Page 3 COMMENTS: Background The surrounding zoning and land uses are as follows: N: I; existing industrial and office uses S: T; vacant land E: I; vacant land (Lot 33 of the Prospect Industrial Park) W: I; existing industrial and office uses The property was annexed into the City in September, 1973 as part of the East Prospect Street First Annexation. The property was platted as Lot 32 of the Prospect Industrial Park that was approved by City Council in October, 1978. It is currently unplanned and undeveloped. 2. Division 4.23 of the Land Use Code — Industrial District 3. The proposed mixed -use dwelling units, offices, enclosed mini -storage facilities, recreational vehicle, boat and truck storage, and outdoor storage facilities are permitted in the I Zone District subject to an administrative review. The PDP meets the applicable Land Use Standards and Development Standards in the Industrial District . Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection The proposal satisfies the standards set forth in this section, with the exception of Section 3.2.1(F): Prospect Industrial Park, Lot 32 (Midpoint Self Storage Solutions, PDP, #28-98B June 7, 2001 P & Z Meeting Page 2 • the standards located in Division 3.3 — Engineering Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; • the standards located in Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and, • the standards located in Division 4.23 Industrial (1) of ARTICLE 4 — DISTRICTS; except for: Mixed -use dwelling units, offices, enclosed mini -storage facilities, recreational vehicle, boat and truck storage, and outdoor storage facilities are all permitted in the I — Industrial Zoning District, subject to an administrative (Type 1) review. However, the applicant has chosen to submit a consolidated application whereby the Planning and Zoning Board will act upon a Project Development Plan concurrent with a modification to standards request set forth in Section 3.2.1(F) — Tree Protection and Replacement. The purpose of the Industrial District is: "To provide a location for a variety of work processes and work places such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial operations. The Industrial District also accommodates complementary and supporting uses such as convenience shopping, child care centers and housing. While these Districts will be linked to the City's transportation system for multiple modes of travel, some may emphasize efficient commercial trucking and rail traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses." This proposal complies with the purpose of the I District as it provides the permitted mix of uses encouraged in the Industrial District and is in conformance with the approved and predominantly built out Prospect Industrial Park. This proposed new development will be on a vacant parcel and will tie into and utilize existing roadways, utilities, and services in the area. ITEM NO. 7 MEETING DATE 6/7/01 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Prospect Industrial Park, Lot 32 (Midpoint Self Storage Solutions), Project Development Plan - #28-98B APPLICANT: dcb construction company, inc. c/o Barry Sherman 909 Sixty-second Avenue Denver, CO. 80216 OWNER: Midpoint Development, LLC 419 Canyon Avenue, Suite 300 Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for a mini -storage facility on 3.4 acres consisting of 49,535 square feet of storage units, a 1,124 square foot office/maintenance unit, a 1,048 square foot residential unit, and outdoor storage for motorhomes, recreational vehicles and boats. The property is located on the south side of Midpoint Drive, south of East Prospect Road, east of South Timberline Road, and north of East Drake Road. The property is in the I — Industrial Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan (PDP) complies with the following applicable requirements of the Land Use Code LUC : • the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; • the standards located in Division 3.2 - Site Planning and Design Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS, except for: the standard located in Section 3.2.1(F) — Tree Protection and Replacement; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT