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Home My WebLink AboutFORT COLLINS MUFFLER - PDP/FDP - 24-97 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSpring Court Subdivision - Ft. Collins Muffler Please contact me with any further concerns not previously addressed by staff. We appreciate the opportunity to clarify issues prior to final approval. ARCHITECTURE/PLANNING March 6, 1998 Ms. Leanne Harter Current Planning Department City of Fort Collins Ft. Collins, Colorado 80522 re: Spring Court Subdivision - Ft. Collins Muffler Request for Alternative Landscape Compliance Dear Leanne: Referencing your initial project comments of October 2, 1997, specifically item 9.e discussing the parking lot perimeter requirements along the east property line. We have developed the final landscape to be in compliance with the Alternative Compliance requirements of Section 3.2.1.N. Following discussions with the various utility departments and Tim Buchanan it was agreed the plan as submitted meets or exceeds the Design Standards requirements. Several existing site conditions provided for the canopy tree buffer alternative design: 1. There is approximately a 5 foot vertical grade difference and existing structural concrete retaining wall separating the two properties. 2. Existing Electric, Telephone and Sanitary Sewer utilities already exist serving adjacent uses to the south in an easement area along the east property line. Modifications of the existing utilities is not practical nor requested by City Staff. 3. Utility and landscape criteria require a minimum separation of 10' of tree plantings to utility locations. This distance is not available. 4. The plan internalizes parking within the site and as such only allows for six parking spaces. Additional landscape islands would compromise the minimal parking count and conflict with additional storm drainage easements also required. 5. Four new trees have been upsized in caliper sizes as well as an additional tree provided off -site to the neighbor to the south to mitigate the developments impact where it is most desired and valuable. To re -state, through the input from various Staff departments the plan represents the design review procedure required by the City Plan, meets or exceeds the purpose of the perimeter landscape requirements and satisfies the Alternative Compliance requirements of tree canopy cover, enhancement of neighborhood continuity and connectivity, fosters non -vehicular access, and demonstrates appropriate landscape design in an existing in -fill condition. 970•Z07-0424 740 NINSDALE DRIVE 970-ZZ5-DZ5Z FAX FORTCOLLINS•CO 805Z6 11 II -- - :n III �I I I I I pUSC I i 1 �n I II I MI — I I I I I II I L (IAT55y I I i lint_' I 1 I I I n 1 I I NEW FIRE L I -- - - - - - - - -- II i C� I In I Z EXIST. COMMERCIAL I co NR I— I I I;I I (I/cM'IT — (IA:SS — EI3'4'0 WATER III X4SVICE I EXIST. RESIDENTIAL I l,l "ROJECT DEVELOPMENT PLAN" FOR FORT .COLLINS MUFFLER 30" SAN, SEWER — d0. -S-----; —{-- ---i-DRIVE" JO NSON J) y 24" WATER 24 WATER — — —_ CATC - - - w ---- -- --- - - --- - w _,I-,.-,•_„rLer„rW Lr , ,-' - - -' -'--r_•,_„_'l -w - - - - _ - - - - - - - - - - - - - - - _ W �IP fIM90 E (IMSS �(4MST (IX.TMC CNT.1 f baiT., �" /51C�N� cuRC INLET riuec T- � rSxJA 7 �'raxn — nkM — f►.cu - •�f4AN1 �.��.-«. (21M'1 (DJD•IA — (2J1(M (2)eM — (2.GMTT (lAXI6T. IS' DIA. (2 D2d•Ir t0l fl Ckb-IT MID I MI (i1CS5 \\ b /i \\ / IA IN � � II"47 r• aAv LOT 9 X jell \0 SAS e� PAVEMENT jl LOT / 5E In- L 1 lIIPA lIlP4 N CiT. I — (IX55 SCNT. (I.GTMC 1 I I I I I UTILITY EX. ULa. ELEC✓ EXIST. PHOTO SHOP EXIST. AUTO SERVICE -- 1 - I SAN.SEWER NEW ULs. E ✓,; TELE. SERjr: Is LANDSCAPE AREA STATISTICS: nat.aa... .rot•Ynala. exanIT Ix aadIT am ae\ "MOYtallw LPY YRa Yla.lhal N-W4l®) OtlR see\ PUNIab aapY llylyy101LIY. 41 ea• nCOFYR Wr[It day Ip.e ed.r l.bf Lau Y,r uh. ew to". all IYI1{Illf MVL tulY. 1414 s tic to aG IT ton \ not. wLGlAw ran sn IT. lots,• tafN. LJlptt/. M• eeN aG IT. Wa• LANDSCAPE PLAN SCALE: I' - 10'-0' %7�201 0 51 10, PLANT SCHEDULE: loos Coda Nana faanlSy MMraing Nrw Caaaahl Nr •a. GTI I Gl.at.l, vaanlheo ... 16 9eparlar pprul Mun.ybo t% 71510 GTW 2 Gloanals Vlaoonlho• Ill-rlll• M'ylw WW"i GwL 2.545 GTW ! Ga...Q.. vorderltb Tab.' Tobs LlswWerrl 2.0. 045 M•• 2 T Iw top. '•pug anon' •prvg Snow G.oappN I-I!J' 045 M662 1 Matoo .pp.'Opruhg Snow' Owing Mew Gabmppu 2•I41. 0.0 PA 2 Pha uI.uu batwca, toll, •' BM Grady •N-aMM Nash Coon Nr MY 4 Cent srolas Layl.yl' Sella, Dogwaoo y Car, roleI" 'lYntl' I.•MI Dagwead •! MT. nOWJA • AMprw "boot '",gory carpal' celgsfy corpat Juniper T CNT. weD a•wrw. Mllgua 'GOha.art. Gesanr SWAUPn a1T. • Spire« Japonica 'Apw' D.pna Spares ' cNT. n eyrag. nasal Dwr/ Koran Lllae ob alto. Pg1lIDUAL6 4 GISO147COVIM Carob Nana OloaNg Salhallb Nat, Coven Maas Moo atA • CltyeenUwr, Yaowr 'Alaska' Am" Shaau Calay •I aR. P !O guava latunol ':o astw' I'I W Last YYnroraopm A Cliff. !Q! M Eia yna ratv,l '•e.coata' Mrao.w E.O.J. •I Cliff. G!b T alranlr erlaehl 1llargrew PM' alone". lobo Grosso \ w. all w 1lonerodlt. hybrld Tall, Dayllly sl CNT. MOT 4 Mloc.ntw .IMI.b Tdu i"' TIIIa Jlat, Mld_t bow 1 GW. P'C 21 Pervt-oalmnn qubgwfolla 'MgwnYl' 6nglaun Ivy •l CW. uG2\GPS/1L •,V a G.7. • Till-P I arm. all ban topical wltn ICrtlwty Slu.gre•• sand. • TUM I era. Mall be Inlgato a .Ith an .uta m pop-up •prtol osstan. All plan, nelrlel In M bad anal "II be Inlgated wllh an eu,onatic rhlp Irclgatlon •yam. • IHfr to the pbntlrrgIg Wuhb la prop) ackr111 al • All plant nowlal •hall nal AAol .unpiertl. era n stbr a, •pia • MMa ono gY M p1Yt tpalY .rd IouUOn nay W Yda during Gon•v.,lon. asrequital by .lu COnduloM ord plain ev.It.bl Ily. Gvrall gwllly ano qto lly or plan, notarial .hall hoot oonoptos, With 1M epprovad t.nderupe plan. In W oval of conrllcl botweos plan, gwn,ltla In the plant eG,tlula and .pal« I%,nistatl, that • aii ant gwnum. IIIu.WI•d tall bat pwoded. • All ehvub bad .root aglaunt to turf atom. shall W edged with 4 vl 14 gawg..laal adgmg. Edging NwII bat .al ,oval whh lop or hurl. It I. evongly reconnYdad that all.tow edg ing b. covered wllh plYuc .e osy up. • Pana,. waoo bonier ar l tour all twith bandroe and/or rock aulbh aneY, Ycapt ,rot. era• planted with grourdcovo erd/a ll h,ap pot • All •hn4v n rl andla rods pt t arm• W II bat alldad with 9 In of •I/2 In, rlvr raGla, asap, Na•e ua• planlabl with Around• cavil Floor a prrinlalt. TYwa era• W II bat Mkl,d wI1rI ! In of Pit lte l rpmos • All on •It. lanoauping Mall be Inoulled or ow od al an to, ub%b a Nttr OI Ga or prfaMlerCe bad, G YGew . of IIX CD1s Of tlo valwtlon of this atrlaa prlIX to this It.wnca of a Crtlflcsha l p occupa•Icy. • TM Dlunr Mall bat. mcl M l la such Ytntavnu 1. a and•up. And trrlgelia •seta IrlGludlrg ouch In lM public •Val rlgM•-ar- wsy. • A ha ..omit i on be obul I. p tram to iro PIXYtr hoof.. •toy UN ate rwlatl on this plan I• planted, pur,d or slaved wltnln W • p,111c was dents-of-uYy. Coordlnote vat plaming wlth IOGI ullllly GanlpanlY. Loudonor •II ulllltY mhall be verlfled in t, timid .IIX to plentm. • Tres shall not be plantatl within 10 ft, and eMd2. within 4 pot of eery watt a eenlury ear It. or Within 4 tot. or any get It,. • hNNtlll,y taprallon. shall rot boo wed So a aaY of avolpil.0 tti pbnling of r.quted -trot vas. • Maintain a horizontal Wotan.. two •treat light. of AID riot for argot shed. V. and IS tot, for .hell tray. • To this a.1..ntant ra•Iblo, tool that, b ranovod dving ornttrucllon .=bits •hall bat conlervad for later ova on .roe bll p %I1ing utravagauuon and Ienduping • rap•l T� raaomnaded by .prYding 9 w, slot. o/ IXQ.nlc molter/ 1, to •q. hot ever tha an fml•h Q. Iran. Tlell t, .ran MYIII bat ripped In ,todlrtdta.. tlar,fy end fbl.h gredad. FORT COLLINS MUFFLER PROJECT DEVELOPMENT PLAN 113 JOHNSON DRIVE FORT COLLINS, COLORADO SHEET 3 OF 3 NOVEMBER 6, 1697 ELEVATIONS FOR PROJECT DEVELOPMENT PLAN FOR FORT COLLINS MUFFLER 1lt4 PYIL WEST ELEVATION w..e f6i4 PNIEL RaCNif - t.W SUNNI wni�oon EAST ELEVATION KC VY. TO m m'r Pl FM N' M- TM — str+-.ic.ic Hutto r.aeN- GRMt �YNMTIC �NCCO PNM4 CgM1 SOUTH ELEVATION e W.w I� 11� m m mi �eW .................IRMO ........... NORTH ELEVATION W FORT COLLINS MUFFLER ELEVATIONS 113 JOHNSON DRIVE FORT COLLINS, COLORADO SHEET 2 OF 3 NOVEMBER 5, 1997 I oulLDar. ur LL CY1a ��• C01G Kb I I •••///��NI�I�II �L ah' LAG pCITED !Lb FIIY'L TRASH ENCLOSURE- PLAN. .................................. $J�kIrPROJECT DEVELOPMENT PLAN / FOR FORT COLLINS MUFFLER 0 . IIICITY OF PORT COLLLNS PARK _ // - * ! I=T. VPIAT D0 / —f f N IQD EXIST. CQ?fiRC1AL ,CL `^ v 1 EXIST. RESIDENTIAL 1 I IN I 14. 1'< AL SIDNo oN L ah'1IME imIiIiiie YWw � off--S �Op -f JOWL N I IRI/VE M �uY X �iY 1 d141 M911 IO.00' CUPS INLCT i C amw .g N, / r I IeLc,uRuarm 1I LOr 9 ^" M S EXIST. PHOTO SIIOP 1 W P4r44NT Z \roQ.00 - EXIST. AUTO SERVICE f- �Lot to I TFL. feltf[[ � i _ 1 11 ' roa6/ •�.. .s .,.. Y.a y . / ` EXIST. VETERINARY QFICE VICINITY MAP a-mm wmw O MM-NMR11. 5e s f LAND USE TABLE csu TELFrWyL wR ZONING C- COMMERCIAL GROSS SITE AREA U500 SO. FT. RGHT-OF-WAY 12M SO. FT. ,�HaRq; NET SITE AREA 113M Ba FT. SITE COVERAGE BUILDING COVERAGE 4S" SO A. 44% DRIVEWAYS AND PARKING 4AS0 SO. FT. 41% LANDSCAPING AREA IASA ba FT. 15% - TOTAL 113" SO. OFF-STREET PARKING- (S EMPLOYEE&. MAX.) S TAND n�e TOTAL S LEGAL DESCRIPTION LOTS S f 10, SFRNG COURT $u5DIVISICN, CITY OF FORT COLLINS. LARPTER COWTY, COLORADO. GENERAL NOTES L SEE UTILITY PLANS FOR DESIGN OF ALL EASEMENTS. LOT AREAS AND SIDEWALKS. 2. BUILDING HEIGHT &TALL NOT EXCEED TUENTY FIVE f259 FEET. 3. ALL SIGNS SHALL COMPLY WTN THE CITY OF FORT COLLINS SIGN CODES. A. THERE SHALL BE NO ROOFTOP OR GROUND M0IN7EO MECHANICAL EQUIPMENT. SIGNATURES AND APPROVALS DINERS CERTIFICATICN: THE UNDER516,NED DOES/ DO HEREBY CETTFY THAT I/ WE ARE THE LAUFUL OUNERS OF REAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/ LLE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON THE SAID SITE PLAN. OLLNER' —ffzm ATTORNEYS CERTIPICATION (OR NOTARY PUBLIC) THIS 15 TO CERTIFY THAT ON THE DAY OF 19_, 1 EXAMINED THE TITLE TO THE PROPERTY AS DESCRIBED HEREON AND ESTABLISHED THAT THE OLLNERS AND PROPRIETORS OF RECORD OF THE SAID PROPERTY AS CONSTRUED IN CRS. 1513. 31-23-III, ARE AS SHOW HEREON AS OF SAID DATE. Y's sZF5VfuKff ATTOMeYSREGI T TION No. ADMINISTRATIVE HEARING OFFICER CERTIEICA1I01 APPROVED BY THE ADMINISTRATIVE HEARING OFFICER OF THE CITY OF FORT COLLINS, COLORADO, THIS DAY OF 19_ ADMINISTRATIVE R CER e TRAr y o1� . 70 ra•PORIs \ \ / / F T cm ' To 1urcH Bnn D. raa e- PAW CIiMI \ / T COIL/NS FORT COLLINS MU To M TCH DLDn MUFFLER D uTCHeLDn PROJECT DEVELOPMENT PLAN I� _ T1---------l.T TRASH ENCLOSURE- ELEVATION 817E SIGN y . T•0' WILI>m f ' � I xIST. RESIDENT IA I Y I/ EXIST. GAB OTATIRI I I J SITE PLAN SCALE: V - 20'-0' 1 10' 21 4 Y 113 JOHNSON DRIVE FORT COLLINS, COLORADO SHEET I OF 3 NOVEMBER B• Ml No Text A Fort Collins Muffler Project Development Plan, #24-97 March 18, 1998 Administrative Hearing Page 9 B. The Project Development Plan complies with the applicable Land Use Standards and Development Standards of the C-Commercial zone district. C. The PDP complies with the applicable General Development Standards as specified in Article III of the Land Use Code, including Section 3.2.1-Landscaping and Tree Protection, Section 3.2.2 - Access, Circulation and Parking, Section 3.2.4 - Site Lighting, Section 3.5.1 - Building and Project Compatibility and Section 3.6.4 - Transportation Level of Service Requirement. D. The South Shields Street Rehabilitation is compatible with the surrounding land uses. E. The alternative compliance plan submitted as an alternative to Section 3.2.1(E)(4) of the Land Use Code is equal to or better than a plan that would comply with the requirements of the Code. RECOMMENDATION: Staff recommends approval of the alternative compliance plan for Section 3.2.1(E)(4) of the Land Use Code and approval of the Spring Court Subdivision, Fort Collins Muffler Project Development Plan, Administrative Review, #24-97. • Fort Collins Muffler Project Development Plan, #24-97 March 18, 1998 Administrative Hearing Page 8 The Fort Collins Muffler 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 "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 Fort Collins Muffler is such that it faces Johnson Drive with a direct pedestrian connection and plaza area connection to the sidewalk along the street. Building materials. The proposed building materials include concrete masonry units (tan colored) along the lower level, with a synthetic stucco finish on the upper two thirds of the buildings (cream colored). The roof material proposed to be used is a tan, metal wall panel. These neutral colors as well as materials are compatible in design and scale to the existing uses in the neighborhood. Mechanical equipment. There is no proposed roof -top mounted mechanical equipment nor ground -mounted equipment. E. Transportation Level of Service Requirement Section 3.6.4(C ) requires the submittal, review and approval of a transportation impact study by the City's Traffic Engineer. A copy of the TIS submitted with the project is attached and the Traffic Engineer has found that it complies with the requirements of the Land Use Code. 4. Neighborhood Compatibility As a Type One review, a neighborhood meeting was not required and none was conducted. 5. Findings of Fact/Conclusion A. The land use, vehicle minor repair, servicing and maintenance, is a permitted use in the C-Commercial zone district as specified in Section 4.17, subject to Administrative Review. f Fort Collins Muffler Project Development Plan, #24-97 March 18, 1998 Administrative Hearing Page 7 trees have been oversized in addition to the placement of a tree on the property to the south according to the requirements of Section 3.2.1(F) which requires that the trees "shall be planted either on the development site or in the closest available planting site within one thousand three hundred twenty (1,320) feet (114 mile) of the development site." B. Section 3.2.2 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 following standard. ,,A minimum number of bicycle parking spaces shall be provided, equal in number to five (5) percent of the total number of automobile parking spaces provided by the development, but not less than one." [Section 3.2.2.(4)(a)] A pad site for the placement of the bicycle rack is located near the entryway to the building and is large enough to accommodate at least 3 bicycles. (50% of six (6) automobile spaces.) Street crossings. The standard states that where a pedestrian would be required to cross drive aisles or internal roadways, ,the pedestrian crossing shall emphasize and place priority on pedestrian access and safety... The pedestrian crossings must be well -marked using pavement treatments, signs, striping, signals, lighting, traffic calming techniques, median refuge areas, and landscaping. „ [Section 3.2.2(5)(b)] The site plan indicates that the pedestrian crossing at the drive aisle off of Johnson Drive as well as Spring Court is to be striped in accordance with the Land Use Code to ensure a safe pedestrian/automobile interface. In addition, the pedestrian crossing from the handicapped parking spaces within the parking area will be striped. C. Section 3.2.4 The exterior lighting will be attached to the building and is proposed to be down - direction, cut-off light sources. The applicant has agreed that the hours of illumination will be limited from 6:00 am to 12:00 am, to limit impact on adjoining property owners. The proposed design and lighting levels comply with the requirements of this section. D. Building and Project Compatibility • Fort Collins Muffler Project Development Plan, #24-97 March 18, 1998 Administrative Hearing Page 6 In review of the alternative plan, the Decision Maker must take into account the following: whether the alternative preserves and incorporates existing vegetation in excess of minimum standards, protects natural areas and features, maximizes tree canopy cover, enhances neighborhood continuity and connectivity, fosters nonvehicular access, or demonstrates innovative design and use of plant materials and other landscape elements. It is staff's recommendation that the alternative compliance landscape plan does accomplish the purposes of Section 3.2.1 better than a plan which complies with the requirements of this section. The proposal complies with the following standards in Section 3.2.1. Street trees. Street tree plantings along Spring Court and Johnson Drive comply with Section 3.2.1(D)(2)(b). The sidewalk is attached, and therefore, street trees must be spaced from 3-7 feet behind the sidewalk at 30-40' spacing. The proposed landscape plan shows a four(4) inch fire lane that requires trees along Spring Court to be spaced closer in certain locations. Buffering Between Incompatible Uses and Activities. The landscape plan shows plantings and trellis along the south property line (along and between the proposed building and the residential use to the south). In addition, pines and dogwoods, as well as the ivy and additional plantings provide a buffer between the two uses in accordance with Section 3.2.1(E)(1). Foundation Plantings. There are foundation plantings along the entire west elevation and along the north and south elevations. These foundation plantings comply with Section 3.2.1(E)(2)(d). Screening. The proposal complies with the standard relating to the screening of "low visual interest or visually intrusive site elements (such as trash collection, open storage, service areas, loading docks, and blank walls) from off -site view." [Section 3.2.1(E)(6)] The trash collection area will be screened with a cedar fence, painted cream to match the proposed structure. Mitigation for the Removal of Existing Trees The City Forester examined the site and determined what mitigation is applicable for removal of existing trees is applicable. Based on the City Forester's analysis, several f Fort Collins Muffler Project Development Plan, #24-97 March 18, 1998 Administrative Hearing Page 5 3.2.1(E)(4). This section of the Land Use Code requires the placement of canopy shade trees along the east property line along the perimeter of the parking lot. The applicant proposes alternative plantings than the canopy shade trees required by the Code due to the following constraints: lack of space to provide to the required separation between utilities and trees; grade separation; and the existing five (5') foot sanitary sewer line along the east property line. As an alternative, the applicant proposes a five (5) foot wide shrub bed consisting of Sarcoxie Euonymus and Isanti Dogwood. The Sarcoxie Euonymus is a broadleaf evergreen that holds its leaves during the winter months and may be trimmed into a shrub or left to grow as a vine and will reach heights of six to ten feet. The Isanti Dogwood is mound -shaped and dense and may reach heights of five to six feet. These plantings can provide screening from adjacent properties to the east if redevelopment activity were to occur. In addition, the applicant has oversized additional trees (beyond the requirements of the standards related to tree protection and replacement which are discussed below) as part of the alternative compliance plan. Attached is a letter submitted by the applicant discussing the rationale behind the request for alternative compliance. As per the Land Use Code, in order to approve an alternative plan, the Decision Maker must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a plan which complies with the standards of this Section. The applicant cites several rationale upon which the request for alternative compliance is based: 1. There is approximately a 5 foot vertical grade difference and exist structural concrete retaining wall separating the two properties. 2. Existing electric, telephone and sanitary sewer utilities already existing serving adjacent uses to the south in an easement area along the east property line. Modifications of the existing utilities is not practical nor requested by City staff. 3. Utility and landscape criteria require a minimum separation of 10' of tree plantings to tree locations. This distance is not available. 4. The plan internalizes parking within the site and as such only allows for six parking spaces. Additional landscape islands would compromise the minimal parking count and conflict with additional storm drainage easements already required. 5. Four new trees have been upsized in caliper size as well as an additional tree provided off -site to the neighbor to the south to mitigate the developments impact where it is most desirable and valuable. f Fort Collins Muffler Project Development Plan, #24-97 March 18, 1998 Administrative Hearing Page 4 C-Commercial zone district, the land use is appropriate for this location. B. Land Use Standards The proposed height of the structure will not exceed 25' and therefore complies with the maximum height requirement of four (4) stories as defined in the district standards. C. Development Standards The Project development Plan complies with the following C-Commercial zone development standards: Section 4.17(E)(1)(a) requires pedestrian -oriented outdoor spaces to be placed next to activity areas that generate users. These spaces should include, to the maximum extent feasible, sculpture, kiosks, or shelters. The proposed landscape plan shows an area located near the front entrance with planting beds for annuals/perennials, as well as space for benches and other amenities that comply with the requirements of the section. 3. Compliance with Article III - General Development Standards The Project Development Plan meets all applicable standards in Article 3, General Development Standards, of the Land Use Code. Of specific note are Section 3.2.1- Landscaping and Tree Protection, Section 3.2.2 - Access, Circulation and Parking, Section 3.2.4 - Site Lighting, Section 3.5.1 - Building and Project Compatibility and Section 3.6.4 - Transportation Level of Service Requirement. Further discussions of these particular standards follow. A. Section 3.2.1 The proposal satisfies the applicable Landscaping and Tree Protection Standards Section 3.2.1). There are two issues associated with Section 3.2.1 — a request for alternative compliance and mitigation for the removal of existing trees on site. Request for Alternative Compliance The applicant has submitted an Alternative Compliance plan that was prepared and submitted in accordance with the submittal requirements for landscape plans as defined in the Land Use Code. Specifically, the alternative compliance plan addresses the requirement of Section f Fort Collins Muffler Project Development Plan, #24-97 March 18, 1998 Administrative Hearing Page 3 COMMENTS: Background: The surrounding zoning and land uses are as follows: N: C-Creekside Mini -Park and various business along College Avenue S: C-existing duplex and single-family residences: various businesses along College Avenue W: C-existing mini -storage facilities; Burlington -Northern and Sante Fe Railroad tracks E: C-various business along College Avenue This property was annexed into the City as part of the South College Avenue Consolidated Annexation in 1957. 2. Compliance with Article IV (the C-Commercial Zone District) The Project Development Plan is located in the C-Commercial zone district. It complies with all applicable land use and development standards of this zone district. A. Land Use The proposed land use is a permitted use in the zone district and complies with the definition of vehicle minor repair, servicing and maintenance establishments as defined in Article V of the Land Use Code. The Project Development Plan complies with the purpose of the C-Commercial zone district, which is: "...intended to be a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some Commercial District areas may continue to meet the need for auto - related and other auto -oriented uses, it is the city's intent that the Commercial District emphasize safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians." As vehicle minor repair, servicing and maintenance establishments are permitted in the 0 Fort Collins Muffler Project Development Plan, #24-97 March 18, 1998 Administrative Hearing Page 2 Vehicle minor repair, servicing and maintenance is defined in Article V of the Land Use Code as follows: "...any building, or portion thereof, where light maintenance activities such as engine tune-ups, lubrication, carburetor cleaning, brake repair, car washing, detailing, polishing or the like are conducted. Such use shall not include the sale of fuel, gasoline or petroleum products." Two residential dwellings were previously located on the site. These dwellings were destroyed in the flood of July, 1997, and were ultimately removed after being deemed beyond repair. i ITEM NO. MEETING DATE STAFF Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT ADMINISTRATIVE HEARING SPRING COURT SUBDIVISION, FORT COLLINS MUFFLER PROJECT DEVELOPMENT PLAN, #24-97 PROJECT: Spring Court Subdivision, Fort Collins Muffler Project Development Plan, Administrative Review, #24-97 APPLICANT: Fort Collins Muffler c/o Mr. Steve Steinbicker, AIA Architecture West, L.L.C. 748 Hinsdale Drive Fort Collins, Colorado 80526 OWNER: James and Martha Dwyer 1400 White Peak Court Fort Collins, Colorado 80525 PROJECT DESCRIPTION: This is a request for Project Development Plan to construct a one-story building for minor vehicle repair. The proposed structure will provide additional facilities to the existing Fort Collins Muffler located adjacent (to the east) of the site. The proposed building is approximately 4,99 square feet and the site itself is 12,500 square feet. It is located at the southeast corner of Johnson Drive and Spring Court. The property is located in the C-Commercial zone district. RECOMMENDATION: Approval. EXECUTIVE SUMMARY: This Project Development Plan complies with the applicable requirements of the Land Use Code. The land use is defined as "Vehicle minor repair, servicing and maintenance establishments: which is a permitted use in the C-Commercial zone district, subject to Administrative Review. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. CollegeAve. PO. Box580 Fort Collins, CO80522-0580 (970) 221-h750 PLANNING DEPARTMENT