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HomeMy WebLinkAboutWILL SUBDIVISION, 742 - 746 N. COLLEGE - PDP/FDP - 20-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSALPINE STREET GZ Z W � 9� LU Q riu W C7 J � J x CCN 0 Z COMMER IAL POL SFR COMMERCIAL MARTINEZ PARK COMMERCIAL `• C R A E� P 01 RE RIVER POL POL 0 �0 - 0 NORTHSIDE COMMUNITY L.A CENTER VICINITY MAP 04/08/98 #20-98 Will Subdivision 742-746 N. College Avenue Type 1 (LUC) PDP/FC Review 1"=300' D. The WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE, PDP development proposal is located outside of the Residential Neighborhood Sign District. All signage must comply with the applicable LUC requirements. RECOMMENDATION: Staff recommends approval of the WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE), PDP - #20-98 [Type I, Administrative Review in the LUC)]. 7 C. Division 3.8 Supplemental Regulations The subject property is located outside of the Residential Neighborhood Sign District and signage will be evaluated with the applicable LUC requirements in Section 3.8.7 by the Zoning Department at the time of building permit application. 3. Article 4. District Standards Retail establishments are permitted in the CN - Commercial, North College Zoning District, subject to administrative review. The purpose of the CN - District is: Intended for high traffic commercial corridors where a range of uses is encouraged to create a transition form commercial operations on a highway, major arterial street or rail spur, to less intensive use areas or residential neighborhoods. This designation is only for areas identified for its application in the North College Corridor Plan. This proposal complies with the purpose of the CN - District as it is in the North College Corridor and is subject to the standards and guidelines as set forth in the North College Corridor Plan and the part of an existing community/regional shopping corridor along South College Avenue, a State highway. The nature of the proposed retail uses on the property are conventional stop, park, and enter the building to shop uses. As the proposed WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE), PDP development proposal is a Type I [administrative] permitted use in an existing commercial corridor, a neighborhood meeting was not required. 4. Findings of Fact/Conclusion: A. The WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE), PDP development proposal contains permitted uses in the CN - Commercial, North College Zoning District, subject to administrative review. B. The WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE), PDP development proposal meets all applicable standards as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards and Division 3.5 - Building Standards. C. The WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE), PDP development proposal is compatible with the surrounding land uses. 6 B. Division 3.5 - Building Standards The WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE), PDP proposal satisfies all applicable Building and Project Compatibility standards (Section 3.5.1), including the following: Building orientation. This proposal complies with Section 3.5.1(D), which states that To the maximum extent feasible, primary facades and entries shall face the adjacent street. Except as allowed in the Industrial zone district, a main entrance shall face a connecting walkway with a direct pedestrian connection to the street without requiring all pedestrians to walk through parking lots or cross driveways. The orientation of the proposed WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE) building is such that it faces a connecting walkway along North College Avenue with a direct, marked pedestrian connection between the main building entry and the sidewalk along the street without requiring pedestrians to walk through the parking lot. Building materials. The existing structure is 22' in height at its highest point (the top of the peak of the sloped roof on the west elevation) and the remodel of the building would consist of the following building materials: Existing and new synthetic stucco to match on all four sides of the existing building. Anodized store front window system on the west elevation. Existing metal roof to be patched and painted. These materials comply with the standard [Section 3.5.1(F)(1)]which states: Building materials shall either be similar to the materials already being used in the neighborhood, or, dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. The height and scale of the building will remain the same as before the remodel. The facade and roofing materials will match the existing building. 5 A pad site for the placement of the bicycle rack is located near the front entryway on the west side of the building. The amount of bicycle parking in this location will be 3 spaces, which is more than the minimum required relative to the 20 automobile parking spaces. Directness and continuity of walkways. The proposal satisfies the standard that walkways within the site shall be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination, and shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access [Section 3.2.2(C)(5)(a)]. A direct, marked pedestrian access and crosswalk is being provided between North College Avenue and the main building entry on the west side of the building. The access will consist of a 5' wide sidewalk with the driveway crossing clearly marked with painted striping. Vehicular Access To and From the Site. The applicant is providing one point of access to the site from North College Avenue, being a shared 26' wide driveway between this development and the Import Auto Sales development to the north. Presently there is unlimited access to this site along virtually the entire street frontage, controlled only by the placement of moveable concrete "curb stops". The applicant had originally submitted a plan with a second point of access from North College Avenue near the southwest corner of the property. Eric Bracke of the City's Traffic Operations Department and Kathleen Reavis of the City's Transportation Planning Department both stated that this southern curb cut should be closed to vehicular access. The applicant agreed to the City's position and the plan satisfies the standard that unobstructed vehicular access to and from a public street shall be provided for all off-street parking spaces. Vehicular access shall be provided in such a manner as to protect the safety of persons using such access or traveling in the public street from which such access is obtained and in such manner as to protect the traffic -carrying capacity of the public street from which such access is obtained (Section 3.2.2(D)(2)]. Required number of parking spaces. The applicant is providing a total of 20 parking spaces to be associated with the WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE), PDP, all of which are to be located on -site. The development proposal contains retail uses in the building. The proposed land uses would indicate that a maximum of 31 parking spaces would be allowed to comply with Section 3.2.2(K)(a) of the LUC. With the 20 spaces as proposed, the development complies with this standard. 4 Parking lot landscaping --perimeter and interior. Parking lot landscaping is in accordance with the standards, including those related to Parking Lot Perimeter Landscaping (Section 3.2.1(E)(4)(a)] and Parking Lot Interior Landscaping (Section 3.2.1(E)(5)]. The first standard referenced states that: Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public street. Trees may be spaced irregularly in informal groupings or be uniformly spaced. Perimeter landscaping along a street may be located in and should be integrated with the streetscape in the street right-of-way. Proposed trees are being provided along North College Avenue at 20' on - center in the planting strip behind the sidewalk. These trees, in conjunction with the street trees along College Avenue, will meet the 25 lineal foot requirement. This meets the standard for Parking Lot Perimeter Landscaping. The second standard referenced states that: Six (6) percent of the interior space of all parking lots with less than 100 spaces, and ten (10) percent of the interior space of all parking lots with 100 spaces or more shall be landscape areas. This development proposal meets the standard for Parking Lot Interior Landscaping, providing approximately 10% interior landscaping in the parking lot with less than 100 spaces. The parking lots on -site contain 20 spaces. The proposal satisfies the applicable Access, Circulation and Parking standards (Section 3.2.2), including the following: Bicycle parking. Bicycle parking is provided on site that meets or exceeds the proposal that specifies the required number of bicycle parking spaces, as well as the location, defined in the following standard (Section 3.2.2(C)(4)(a)]: A minimum number of bicycle parking spaces shall be provided, equal in number to at least five (5) percent of the total number of automobile parking spaces provided by the development, but not less than one. M This proposal complies with the purpose of the CN - District as it is in the North College Corridor and is subject to the standards and guidelines as set forth in the North College Corridor Plan and the [now replaced] HC - Highway Commercial District on North College. The nature of the proposed retail uses on the property are conventional stop, park, and enter the building to shop uses. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: CN; existing auto sales (Import Auto Sales) S: CCN; existing truck sales W: CN; existing retail/commercial (various uses) E: CCN; undeveloped This property was annexed into the City as part of the North College Annexation in December, 1959. The building has been in existence for many years and has operated as several restaurant businesses, including Gabby's and Dimmer's Brew Pub (most recently). 2. Article 3 General Development Standards This WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE), PDP development proposal meets all applicable standards in Article 3 - General Development Standards, of the LUC. Of specific note are Division 3.2 Site Planning and Design Standards, Division 3.5 Building Standards, and Division 3.8 Supplemental Regulations. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards The proposal satisfies the applicable Landscaping and Tree Protection Standards (Section 3.2.1), including the following: Street trees. The proposed street tree planting is in accordance with Section 3.2.1(D)(2)(b), providing a mix of shade and ornamental trees at 20' on - center between the curb and the detached sidewalk along North College Avenue. 2 City of Fort Collins PROJECT: Commun__y Planning and Environmental. _ -vices Current Planning WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE), PDP - #20-98 [Type I, Administrative Review in the Land Use Code (LUC)] APPLICANT: Ted Zibell The Perennial Gardener 154 North College Avenue Fort Collins, Colorado 80524 OWNER: The Money Store 3464 El Camino Avenue, #130 Sacramento, CA. 95821 PROJECT DESCRIPTION: This is a request for Project Development Plan (PDP) approval for the proposed WILL SUBDIVISION (742-746 NORTH COLLEGE AVENUE) located on the east side of North College Avenue north of East Vine Drive and the Lake Canal Ditch and south of the Import Auto Sales. The applicant proposes to remodel an existing 7,785 square foot, 2-story building for the purpose of providing retail uses. The property is in the CN - Commercial, North College Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the applicable requirements of the Land Use Code (LUC), specifically the standards located in Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, and Section 3.8.7 - Signs located in Article 3 - General Development Standards. Retail establishments are permitted in the CN - Commercial, North College Zoning District, subject to administrative review. The purpose of the CN - District is: Intended for high traffic commercial corridors where a range of uses is encouraged to create a transition from commercial operations on a highway, major arterial street or rail spur, to less intensive use areas or residential neighborhoods. This designation is only for areas identified for its application in the North College Corridor Plan. 1 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020