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Home My WebLink AboutROCKY MOUNTAIN AUTO PUD - PRELIMINARY / FINAL ..... 6/05/95 P & Z BOARD HEARING (CONTINUED FROM 5/22/95) - 5-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSQ�I ou w%cXAA. Av-6 JeLYD — AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I II III IV Circle the Correct Score Multiplier Points Earned Ixll Maximum Applicable Points a. Not at Two Arterials X X 2 0 2 4 b. Part of Planned Center X X 2 0 3 6 c. On Non -Arterial X X 2 0 4 8 d. Two Acres or More X X 2 0 3 6 e. Mixed -Use X X 2 0 3 6 f, Joint Parking 1 2 0 3 (® (0 g. Energy Conservation X 112131410 2 8 h. Contiguity X X 2 1 0 5® 10 i. Historic Preservation 1 2 0 2 j, 1 2 0 k. 1 2 0 I, 1 2 0 Totals 22 G�tC- v vl Percentage Earned of Maximum Applicable Points V/VI = VII t�- vli Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -70- Auto -Related and Roadside Commercial (continued) f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to use for calculating energy conservation points. h. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria? 1. Prevent creation of influences adverse to its preservation; 2. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and 3. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -69- 0� 110 ME ACTIVITY, Auto -Related and Roadside Commercial D DEFINITION: Those retail and wholesale commercial activities which are generally considered and typically found along highways and arterial streets. Uses include free-standing department stores; auction rooms; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales, and repair; fuel and ice sales; greenhouses and nurseries; warehouses and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with adult amusement or entertainment; adult photo studios; adult theaters; any uses intended to provide adult amusement or entertainment; and, other uses which are of the same general character. CRITERIA: Each of the following applicable criteria must be answered "yes" and implemented within the development plan. Yet No N/A 1. Does the project gain its primary vehicular access from a street other than �( ❑ South College Avenue? 2. Are all repair, painting and body work activities, including the storage of ❑. ❑ refuse and vehicle parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended to provide adult amusement or ❑ ❑ entertainment, does it meet the following requirements? a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church, and/or school meeting all of the requirements of the compulsory education laws of the State of Colorado?; b. Is the use established, operated, or maintained no less than one thousand (1,000') feet from another similar use? 4. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ❑ THE MAXIMUM POINTS AS CALCULATED ON POINT CHART "B" FOR THE FOLLOWING CRITERIA?AIAdIMt a. Is the activity located other than at the intersection of two arterial streets? b. Is the project contiguous to and functionally a pan of an existing neighborhood or community/regional shopping center, office, or industrial park? c. Is the primary access to the activity from a non -arterial street? d. Is the project on at least two (2) acres of land? e. Does the project contain two (2) or more significant uses (for instance retail, office, residential, hotel/motel, or recreation)? Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -68- - - ] v-. v Vv — % .� �rrl Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA.ONLY Is the criterion applicable? - CRITERION o a a � Will the cnteric be satisr=0 If no, please explain a" > Yes No Al. COMMUNITY -WIDE CRITERIA 1 1.1 Solar Orientation 1 1.2 Comprehensive Plan 1.3 Wildlife Habitat I 1.4 Mineral Deposit I I I I I 1.6 Ecologically Sensitive Areas ( reserved�� reserved 1 .6 Lands of Agricultural Importance 1.7 Enerov Conservation I } I I 1.8 Air Quality I I IT I✓ I I 1.9 Water Quality I ✓ ✓ I 1 10 Sewage and Wastes I I i✓ 1 1 1.11 Water o se 1.12 Residential Density I I 10 1 1 A 2. NEIGH BORHOOD COMPATIBILITY CRITERIAI I I 2. Vehicular. Pedestrian, Bike Transconation I I I 1 I 2 2 dinc Placement and Orientation IJ 1 1 I I 2 NatUral Fe-atures I I✓ I I✓ I I 2.4 Vehicular Circuiation and Parking I i v7I I✓ i 2.6 Emergency Access _ 1 I✓ 1 I✓ I 2..; Pedestrian Circulation I I I I✓ I I 2.7 Architecture I 1 .I 1✓ I i o Bulidina i' ie;c_nt and Views I I I ✓1 I I 2.9 Shading I I J I✓ I I_ 2.10 Solar Access 2.11 Historic Resources I I I ✓1 I 2.12 Setbacks I IVII I 1 1 2.13 Landscaoe I I I I I 2.14 Sicns I I I I 1 I 2.1555 Site Lighting ✓I 2,16 Ncise and Vibration I I I✓ I I 2.17 Glare or Heat 2.18 Hazardous Materials I ✓I I I A 3. ENGINEERING CRITERIA 3.1 Utiiity Capacity 3.2 Design Standards ,/ V/ 3.3 Water Hazards \/ 3.4 Geologic Hazards I II I-- J Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised ch, 1994 -61- U 5� L rN/7V ��IpP ..n•re.. .•ea. ssi>e�{ N s rp.-fN 1 I DwstAY /ySh Fnle AI M ZOAR` . _ er Arltt� �n' ro 8KT £iPcl' 44cVK6 iFpt I } � t(or /W4b &vgn (TVM4 P RatWfll-1_ � AIY.iR'LA Y a — t.r I \� • •� • uue v o.:—. lBl � ;� �fHFK•Wi hAPs � C • CILO ww ' CGML.c IBIL B' ",�: Ly1 fi7 tllPl IX� -tT o o> Y•, (au(i> O v I N r _ 0 R I V t 1 zdE G. WeAI co Sz?' I ~Rs �y1p 6P. C.aI ALi cy. gco wJ rcz�a I,t'�J GCr7 �m zowu w�c. c tb'b IOr IC FaN. w AY Ws (w�4ft E-f .+EMNY02t eL i^•wc0�.•C.�'7 v� OWa S.O.N. YA" A°FFCTM l+YKn'L JFo.N Jt, ui:.u.W, u. nnu wa :N✓v� I I USI _a- s Of p6 MJ4lED. {if�Yrt' Mu GE �� T.ytpy{Ifp ae IfV®. F4J- "ei• iei�a ua. at .rwueo u.Tw '.t 44L eR TiPMSo '(4 �� Yt� ■-n ■ iT�l;�'�1�1[�1�1►��11►�I��l[� Rocky Mountain Auto PUD - Preliminary and Final, #5-95 June 5, 1995 P & Z Meeting Page 6 Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer or the City staff, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also, as necessary, extend the term of this condition until the date such decision is made.) If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the 11final decisions, of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such $,final decision't shall be counted from the date of the Boardos decision resolving such dispute. 2. The applicant and the City shall work together to investigate the possibility of providing a detached sidewalk (in lieu of the proposed attached sidewalk) along the frontage of this property on East Vine Drive. The sidewalk alignment would be dependent on utility locations and adequate space for landscaping. The final location for the sidewalk must be determined and approved by the City prior to recording the P.U.D. documents. Rocky Mountain Auto PUD - Preliminary and Final, #5-95 June 5, 1995 P & Z Meeting Page 5 FINDINGS of FACT/CONCLUSIONS: In evaluating the request for the Rocky Mountain Auto P.U.D., Preliminary & Final, staff makes the following findings of fact: * The request for additions to the existing auto repair garage is appropriate and is compatible with the surrounding area. * This project does not meet the 50% minimum requirement on the Auto -Related and Roadside Commercial Point Chart. Staff is recommending that a variance to the requirement be granted. * The project meets the applicable All Development Criteria in the L.D.G.S. * The project location is excluded from the Residential Neighborhood Sign District; therefore, all aspects of proposed signage will be regulated by the Fort Collins Sign Code that is administered by the Zoning Department. RECOMMENDATION: Since the request does not meet the minimum required score of 50% on the Auto -Related and Roadside Commercial Point Chart of the L.D.G.S., staff recommends that the Planning and Zoning Board take the following action: A variance to the minimum required score of 50% on the Auto - Related and Roadside Commercial Point Chart of the L.D.G.S. be granted based on the finding that the strict application of any provision would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the owner of such property. In addition, it is found that the variance can be granted without substantial detriment to the public good and without substantially impairing the purpose of the L.D.G.S. Based on the granting of the variance, Staff recommends approval of the Rocky Mountain Auto P.U.D., Preliminary & Final - #5-95, with the following conditions: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D. plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (July 24, 1995) of the Planning and Rocky Mountain Auto PUD - Preliminary and Final, #5-95 June 5, 1995 P & Z Meeting Page 4 The Rocky Mountain Auto P.U.D. meets the applicable All Development Criteria of the L.D.G.S. 3. Design• Architecture: The existing building and east addition (to be used as an office area) will be 13'-6" in height, with a flat roof to match the existing. The west addition (to be used as a work area for larger, taller vehicles) will be 19'-4" in height, with a flat roof to match the existing. The building materials will consist of: metal siding on the front (south) elevation and the existing portion of the rear (north) elevation a CMU block on the side (east and west) elevations and the rear (north) elevation of the two additions. Landscaping: There are two existing trees to be retained in a landscape strip between East Vine Drive and the paved area on this site. A third tree will be removed to allow for new curb, gutter and an attached sidewalk to be constructed along Vine Drive. Additional shrub plantings will occur in islands at the east and west ends of the existing/proposed parking bay along the south side of the site. Staff is recommending that the applicant and the City investigate the possibility of providing a detached sidewalk (in lieu of the proposed attached sidewalk) along the frontage of this property on Vine Drive. The sidewalk alignment would be dependent on utility locations and adequate space for landscaping. Signage: The project location is excluded from the Residential Neighborhood Sign District; therefore, all aspects of proposed signage will be regulated by the Fort Collins Sign Code that is administered by the Zoning Department. 4. Storm Drainage: The applicant needs an approved floodplain use permit and must submit the erosion control security deposit prior to Stormwater Utility's release of a building permit. This assumes that the drainage report and erosion control plan will be approved. Rocky Mountain Auto PUD - Preliminary and Final, #5-95 June 5, 1995 P & Z Meeting Page 3 2. Land Use: This is a request for preliminary and final planned unit development (P.U.D.) approval for 1,296 square feet of additions (684 square feet on the west side and 612 square feet on the east side) to an existing auto repair garage. The existing garage is 1,476 square feet in size. The existing use is in the HB - Highway Business Zoning District and, like mobile home and truck sales, auto repair garages are not a permitted use in the District. The Brush Mobile Home P.U.D. had expired because Lot 2 had remained vacant for more than three consecutive years. As such, the present request must conform to the requirements of the L.D.G.S. Under the current requirements of the Auto -Related and Roadside Commercial Point Chart, the project achieves a score of 41%, earning points for: a) mixed use (Lot 1 of the P.U.D. is residential, Lot 2 is truck sales, Lot 3 is auto repair of the Brush Mobile Home P.U.D. subdivision); b) joint parking (the internal drive area connects all three lots of Brush Mobile Home P.U.D. subdivision) ; and c) contiguity to existing urban development. The request for additions to the existing auto repair garage is considered to be appropriate and is compatible with the surrounding area. As with the Brush Mobile Home P.U.D. in 1981 and the Fort Collins Truck Sales P.U.D. in 1992, this project does not meet the 50% minimum requirement on the Auto -Related and Roadside Commercial Point Chart. The facts do remain the same as on the two previous P.U.D. Is. The property is constrained by established property lines and natural features, and (in the case of Rocky Mountain Auto) Vine Drive offers a safe, primary access with the proper distance from the College Avenue intersection. As justification, staff finds that: "The strict application of (Auto -Related and Roadside Commercial Point Chart) would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the owner of such property...". Staff further finds that granting the variance does not result in a substantial detriment to the public good, and does not substantially impair the purpose of the L.D.G.S. It is recommended that the Planning and Zoning Board make the following finding: That a variance to the requirement of achieving a minimum score of 50% on the Auto -Related and Roadside Commercial Point Chart of the L.D.G.S. be granted for the Rocky Mountain Auto P.U.D. based on Section R.(1) and (2) of the L.D.G.S. Rocky Mountain Auto PUD - Preliminary and Final, #5-95 June 5, 1995 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: HB; existing storage/display area for auto dealership (Fort Collins Truck Sales) S: HB; existing auto parts store, residential E: C; undeveloped property (truck trailer storage) W: HB; existing auto dealership (Fort Collins Truck Sales) The property was annexed into the City with the North College Annexation in December, 1959. The Brush Mobile Home P.U.D., Preliminary was approved by the Planning and Zoning Board in September, 1981 for mobile home sales, retail/office, and a garage/auto repair use on three lots on 1.66 acres. It was evaluated against both the Auto -Related and Roadside Commercial and Business Service Uses Point Charts of the L.D.G.S. The P.U.D. scored 60% on the Business Service Uses chart (exceeding the required minimum of 50%). The P.U.D. received a variance from the Board from the requirement that the project score a minimum of 50% on the Auto -Related and Roadside Commercial chart. With a score of only 45.5%, the Board granted relief from the requirements that the project be located on at least two acres of land, and that primary access not be on North College Avenue. As justification for the variances, the Board found that the property was constrained by College Avenue on the west, Lake Canal on the north, and Vine Drive on the south, thus prohibiting the assemblage of two or more acres. Further, the allowance of primary access off college Avenue was granted based on the consolidation of curb cuts and the installation of a median. The subject property was Phase 2 (on Lot 3) of the Brush Mobile Home P.U.D., consisting of an existing 3-bay auto repair garage. The Fort Collins Truck Sales P.U.D., Final was approved by the Planning and Zoning Board in April, 1992 for retail truck sales and a sales office on Lot 2 of the Brush Mobile Home P.U.D. The gross acreage reflects that the existing auto repair garage is included in the Site Data for this P.U.D.; however, it is labeled as "not in this phase" on the Site Plan. As with the Brush Mobile Home P.U.D. in 1981, the P.U.D. did not meet the 50% minimum on the Auto - Related and Roadside Commercial Point Chart and a variance was granted for the same reasons as aforementioned. ITEM NO. MEETING DATE STAFF GJ� 2JJP� fi City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Rocky Mountain Auto P.U.D., Preliminary & Final - #5-95 APPLICANT: Kenney & Christensen 333 East 4th Street Loveland, CO. 80537 OWNER: Mike Johnson 7731 South 4th Street Wellington, CO. 80549 PROJECT DESCRIPTION: This is a request for preliminary and final planned unit development (P.U.D.) approval for 1,296 square feet of additions to an existing auto repair garage. The site is located at 108 East Vine Drive, on the north side of Vine Drive approximately loot east of North College Avenue, and the property is zoned HB - Highway Business. RECOMMENDATION: Approval with conditions EXECUTIVE SUMMARY: This request for preliminary and final P.U.D. approval: * Does not meet the 50% minimum requirement on the Auto - Related and Roadside Commercial Point Chart. Staff is recommending that a variance to the requirement be granted; * meets the applicable all Development Criteria of the L.D.G.S.; * is located on a site that is excluded from the Residential Neighborhood Sign District; therefore, all aspects of proposed signage will be regulated by the Fort Collins Sign Code that is administered by the Zoning Department. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT