HomeMy WebLinkAboutARBOR PLAZA SOUNDTRACK CAR AUDIO INSTALL - PDP/FDP - 13-00 - DECISION - FINDINGS, CONCLUSIONS & DECISIONArbor Plaza Soundtrack Car Audio Install PDP/Subdivision
Administrative Hearing
February 22, 2001
Page 8 of 8
4. The alternative compliance request to Section 3.2.1 (E)(5)(c), Parking Lot
Interior Landscaping, accomplishes the purpose of the standard equally well
as a plan that satisfies the standard.
STAFF RECOMMENDATION
Staff recommends approval of the Arbor Plaza Soundtrack Car Audio Install, Project
Development Plan/Subdivision File # 13-00.
FINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
A. The Arbor Plaza Soundtrack Car Audio Install, Project Development Plan is
subject to administrative review and the requirements of the Land Use Code
(LUC).
B. The Arbor Plaza Soundtrack Car Audio Install Project Development Plan
conforms to standards of the C zoning district.
C. The Arbor Plaza Soundtrack Car Audio Project Development Plan, and
accompanying replat, complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code except Section 3.2.1
(E)(5)(c).
D. The alternative compliance request to Section 3.2.1 (E)(5)(c), Parking Lot Interior
Landscaping, accomplishes the purpose of the standard equally well as a plan
that satisfies the standard because the proposed plan maintains similar tree
canopy coverage and one more tree than would otherwise have been provided.
E. Future development of the property will be required to meet Land Use Code
Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7
BUILDING PERMITS.
DECISION
Based on the findings and conclusions, the request for the Arbor Plaza Soundtrack Car
Audio Install Project Development Plan is approved.
Dated this 8th day of March 2001, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
ameron Gloss
Current Planning Director
Arbor Plaza Soundtrack Car Auuio Install PDP/Subdivision
Administrative Hearing
February 22, 2001
Page 7 of 8
2. Mixed -Use, Institutional and Commercial Buildings [3.5.3] — The proposed
building is in conformance with the prescribed build -to line, satisfies the
variation in massing, fagade treatment, entrance treatment, and the base
and top treatment requirements, therefore the application satisfies the
requirements of this section of the code.
D. Transportation and Circulation [3.6]
1. Master Street Plan [3.6.1 ] — South Mason Street north of Harmony is
designated as a 2-lane minor arterial, however this site is south of Harmony,
where the South Mason Street is just commercial local street.
2. Transportation Level of Service Requirements [3.6.4] — The Transportation
Planning Department has determined that the project meets the applicable
Level of Service (LOS) requirements.
3. Transit Facilities Standards [3.6.5] — There is an existing Transfort route that
goes along Harmony Road, and the Fox Trot transit route between Loveland
and Fort Collins runs along College Avenue. Employees and customers can
utilize this existing system including the existing bus stops.
4. Transportation Level of Service Requirements [3.6.4] — The Transportation
Planning Department has determined that the project meets the applicable
Level of Service (LOS) requirements.
5. Transit Facilities Standards [3.6.5] — There is an existing Transfort route that
goes down Riverside Avenue and Lemay Avenue. Employees and customers
can utilize this existing system including the existing bus stops.
FINDINGS OF FACT
After reviewing the Arbor Plaza Soundtrack Car Audio Install, Project Development Plan
File # 13-00, staff makes the following findings of fact and conclusions:
1. The proposed land use is permitted in the (C) Commercial zone district.
2. The Project Development Plan complies with all applicable district standards
of Section 4.17 of the Land Use Code, the (C) Commercial zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code except
section 3.2.,1(E)(5)(c).
Arbor Plaza Soundtrack Car Audio Install PDP/Subdivision
Administrative Hearing
February 22, 2001
Page 6 of 8
3. Solar Access, Orientation, Shading [3.2.3] — The proposed plan is
designed in a way that protects its roofs access to sunshine between 9am
and 3pm on December 21 st. The physical elements of the development
plan are located and designed in a way that will not cast a shadow onto
structures within the site or on adjacent property greater than allowed in
this section.
4. Site Lighting — [3.2.4] — As required the applicant is using lighting fixtures
that are concealed and fully shielded featuring sharp cut-off capability
which reduces up -light, spill -light, glare and unnecessary diffusion on
adjacent property. The maximum and minimum lighting on -site lighting
levels are in compliance with this section.
B. Engineering Standards [3.3]
1. Plat Standards [3.3.1 ] The plat has been reviewed against the criteria of the
Plat Standards under Article Three, Division Three of the Land Use Code.
The request to create two lots, one 32,881 square feet and the other 5,849
square feet, complies with the following standards:
• Lots [3.3.1(B)(1)] - The new lots have frontage along South Mason Street, a
dedicated public right-of-way. Side lot lines are substantially at right angles to the
street line. The lot layout is consistent with the layout of Arbor Plaza, and meets the
City's street connectivity standards to the extent feasible.
• Public Sites, Reservations, and Dedications [3.3.1(C)(1)] - The plat indicates proper
dedications for drainage and utility easements as needed to serve the lots.
2. Water Hazards [3.3.3] — The PDP has been reviewed by and complies with
the requirements of the Stormwater Department.
3. Engineering Design Standards [3.3.5] — This project complies with all design
standards, requirements, and specifications for all of the commenting
departments and agencies.
C. Building Standards [3.5]
1. Building and Project Compatibility [3.5.1] — The proposed building uses
the same colors and materials as the existing Soundtrack building
therefore is compatible with the established architectural of buildings in the
surrounding area. Utility meters, trash collection, and other service
functions are incorporated into the overall design scheme of the site so
that these uses are screened and out of view of high visibility areas.
Arbor Plaza Soundtrack Car Auuio Install PDP/Subdivision
Administrative Hearing
February 22, 2001
Page 5 of 8
• Safety Considerations [3.2.2(C)(1)] — Pedestrians are separated from vehicles and
bicycles to the maximum extent feasible, thereby satisfying this requirement.
• Curbcuts and Ramps [3.2.2(C)(2)] — Ramps are provided for the internal sidewalks,
street sidewalks connect to the crosswalks of the private drives, and a ramp is also
provided for the handicap parking space to give access to the front door, thereby
satisfying this requirement.
• Bicycle Facilities [3.2.2(C)(4)] —A bicycle rack is being provided near the main
entrance to the proposed building, thereby satisfying this requirement.
• Walkways [3.2.2(C)(5)] — A grade separated sidewalk directly connects the street
sidewalk with the main entrance of the proposed building without requiring a
pedestrian to cross a drive aisle or vehicle area, thereby satisfying this requirement.
• Access and Parking Lot Requirements [3.2.2(D)] — Vehicle areas are clearly
separated from walkway areas. Unobstructed vehicular access is provided from the
public street to all parking spaces. All off-street parking areas are surfaced with
materials in conformance with city specifications. The project therefore complies
with access and parking lot requirements.
• Parking Lot Layout [3.2.2(E)] — The parking lot provides well-defined circulation
routes for vehicles, bicycles and pedestrians. Landscaped peninsulas with raised
curbs define parking lot entrances and the end of parking aisles. The proposed plan
provides continuous, direct pedestrian access with a minimum of driveway and drive
aisle crossings. No parking bays extend more than 6 spaces without an intervening
landscape peninsula.
• Required Number of Spaces for Type of Use [3.2.2(K)] — The proposed building has
6,781 square feet of retail use, which is limited to a maximum of 3.0 spaces per
1000 square feet of gross leasable area. The proposed retail use is allowed 20
spaces. The site plan shows 11 parking spaces, thereby satisfying the maximum
parking space limitation.
• Handicap Parking - [3.2.2(K)(4)] — The applicant has provided one handicap space,
therefore the application satisfies this requirement.
• Parking Stall Dimensions - [3.2.2(L)] — The standard parking stalls are 9'x18'. The
stall length requirement is 19 feet long unless the stalls allow for a 2' overhang with
a curb or wheel stop provided. The proposed parking lot provides a qualifying 2'
overhang area for the stalls, therefore is in conformance with the required stall size
requirement.
Arbor Plaza Soundtrack Car Auuio Install PDP/Subdivision
Administrative Hearing
February 22, 2001
Page 4 of 8
• Street Trees [3.2.1(D)(2)] — Street trees are required at 30 to 40 foot spacing along
adjacent streets. The applicant satisfies this standard.
• Minimum Species Diversity [3.2.1(D)(3)] —Based on the total proposed number of
new trees (18), the applicant would be allowed to have up to 50% of any one
species (9), but has only proposed a maximum of 7 of one species, therefore
satisfies the minimum species diversity requirement.
• Foundation Plantings [3.2.1(E)(2)(d)] —All exposed sections of building walls located
in high visibility areas have planting beds of at least 5 feet in width. The landscape
plan therefore satisfies the foundation plantings requirement.
• Parking Lot Perimeter Landscaping [3.2.1(E)(4)] —Trees are provided in excess of
the required 1 tree per 40 feet around the parking lot. The parking lot is also
screened by plant material from the abutting South Mason Street and the internal
private drive. The landscape plan therefore satisfies the parking lot perimeter
landscaping requirement.
• Parking Lot Interior Landscaping [3.2.1(E)(5)(c)] — The applicant requests an
alternative compliance to this section of the code. Each landscape island is required
to include one or more canopy shade trees, but due to existing underground utilities,
the proposed location of the water meter pit, and proposed location of a light pole,
there is not enough space to also include a tree. To compensate for the loss of the
required tree, the applicant has proposed to increase the number of required trees
along the parking area on the south side of the building from the required 3 trees to
a proposed total of 5 trees.
Staff finds that the alternative compliance request accomplishes
the purpose of the standard equally well as a plan that satisfies
the standard because the proposed plan provides one more tree
than would otherwise have been provided, in a location that
contributes to the reduction of glare and heat build-up from a
highly visible direction.
• Screening [3.2.1(E)(6)] — Landscape and building elements are placed to adequately
screen areas of low visual interest and visually intrusive site elements including the
trash enclosure area.
• Utilities [3.2.1(K)] —The landscape and utility plans have been coordinated and the
required tree/utility separations have been provided, thereby satisfying this standard.
2. Access, Circulation and Parking [3.2.2]
Arbor Plaza Soundtrack Car Au..eo Install PDP/Subdivision
Administrative Hearing
February 22, 2001
Page 3 of 8
BACKGROUND
The staff report states the following:
Background
The surrounding zoning and land uses are as follows:
N:
C;
Star of India Restaurant, Harmony Road, McDonalds,
NE:
C:
existing Soundtrack store, intersection of College Avenue
and Harmony Road,
HC:
gas station, Harmony Crossing Shopping Center,
E:
C:
Fazoli's restaurant, College Avenue,
HC:
retail shops,
S:
C:
South Mason Street, retail stores in Arbor Plaza,
SW:
C:
South Mason Street, Wal-mart (in Arbor Plaza),
W:
C;
South Mason Street, retail stores in Arbor Plaza,
The property was annexed in May of 1981 as part of the Arbor Commercial
Annexation.
2. Division 4.17 of the Land Use Code, Commercial District (C)
The proposed use of "retail stores with vehicle servicing" is a permitted use in the
(C) Commercial Zoning District subject to administrative review.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards as follows:
A. Site Planning and Design Standards [3.2]
1. Landscaping and Tree Protection [3.2.1]
• Full Tree Stocking [3.2.1(D)(1)(c)] — Full tree stocking is required in all landscaped
areas within 50 feet of any building along high use or high visibility sides. Full tree
stocking is formal or informal groupings of trees planted at 30' to 40' spacing
intervals for canopy shade trees, or at 20' to 30' spacing intervals for coniferous
evergreens or ornamental trees. The proposed site plan satisfies this standard.
Arbor Plaza Soundtrack Car Auuio Install PDP/Subdivision
Administrative Hearing
February 22, 2001
Page 2 of 8
district. The Project Development Plan, with replat, complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
STAFF RECOMMENDATION: Approval
HEARING OFFICER DECISION: Approval
ZONING DISTRICT: C—Commercial
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on February 8,
2001 by mailing to property owners within 1,000 feet of the subject property.
The public hearing was advertised in the Coloradoan.
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held on the
subject application at 3:30 PM on February 22, 2001. The hearing was held in
Conference Room A at 281 North College, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who attended the meeting:
From the City:
Troy Jones, City Planner
From the Applicant:
C. Douglas Beall, Applicant
Bruce P. Birch, Architect
Written Comments:
None
Communi Planning and Environmental St ices
Current Planning
City of Fort Collins CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER: Cameron Gloss
Current Planning Director
PROJECT NAME: Arbor Plaza Soundtrack Car Audio Install Project
Development Plan
CASE NUMBER: #13-00
APPLICANT: Bob Jacobsen
Gensler Architects
1625 Broadway, Suite 400
Denver, CO 80202
OWNERS: Ultimate Electronics (Soundtrack)
C. Douglas Beall
321A West 84th Avenue
Thornton, CO 80221
Matmar Fort Collins General Partnership
303 E. 171h Avenue, Suite 505
Denver, CO 80203
PROJECT DESCRIPTION:
The applicant is proposing to develop a 6,781 square foot building to house the car
audio install operations and to store retail merchandise and replat of the property into
two lots: one of 32,881 square feet and other 5,849 square feet. The site is located
north and east of South Mason Street, south of Harmony Road, and west of College
Avenue. The property is located in the Commercial (C) zone district.
SUMMARY OF RECOMMENDATION AND DECISION:
The proposed land use, retail stores with vehicle servicing, is permitted in the C zone
district subject to a Type 1 review. The Project Development Plan complies with all
applicable district standards of Land Use Code Section 4.17, (C) - Commercial zone
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020