Loading...
HomeMy WebLinkAboutTHE TOY SHED LOTS 1 AND 2 OF BLOCK 4 OF REPLAT NO 1 OF EVERGREEN PARK PDP - 50 91D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 6/17/99 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: THE TOY SHED, Project Development Plan (being LOTS 1 & 2 of BLOCK 4 of REPLAT No. 1 of EVERGREEN PARK) - #50-91 D (Type II, Planning and Zoning Board Review in the Land Use Code) APPLICANT: Jerald Russell 1314 Redcedar Circle Fort Collins, Colorado 80524 OWNERS: Same As Applicant PROJECT DESCRIPTION: This is a request for a Project Development Plan (PDP) for outdoor recreational vehicle, boat, and truck storage on two previously platted lots that are a total of 60,280 square feet (1.38 acres) in size. The property is located south and east of Redcedar Circle, north of Conifer Street, west of Blue Spruce Drive, and is in the I - Industrial Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan complies with the following applicable requirements of the Land Use Code L( UC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.23 1 - Industrial Zoning District). COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT � TAT ►NIMWA D-91 D Everareen P U Dim THE TOY SHED 1314 Red Cedw Or. Ff. Collins, Co. THE TOY SIRED Proposed Addition a e a a w awwc evat - rm Legal neudptlue Block4 Lou 1 R 2 Repho No. 1 of Evcr Park Let a t o T ' Try W�. �.wrWtr NrF Nn.} reui ee VrCERM PLAN T 4� P—u,- '/w E MTZ PLAN AREA PLAN N V ! � owwrnsckxx'rmc.rim Q errue�rsew.rmmm m.r, e. /...am ammm � Q 8 rrverae.r,w o-syy.y p.. �[j O 9g N 7 ,re�4e®�tso..ky.fsw o.�e. yr�uw. r�.,errrerr. 00 }3�aNeaa F— I�L C7?+ G- !DAa.T010rr1AAfeM CRi1fICAr10l1 y,.rkreepe0rtreerra>rncue.. w g v / n..arerr� a FENCE DETAD. � Caro GRG� I N O €2 4C PC 1 '� ldblTwc'�' R k. k " !.'-IPLlo ,srcITFM n r (� Y /p��E9:�_'l"s".�i1ILT xOIB: RJf If,[f�IA�C.T � n.mervbbnYial �..Iwli.p.Y�y�, TlYgybb�a�ybaibyrMw�ara ^ FY W 0 Sac r-er� tm +L I Q qq 7 �� LANDSCAPE SCHEDULE 0 pm W � J62 NgB� b p771 ss K In u.tiM r�i. i rr Q 4 �� a o+rt rr+wry T r �ma vlf h N.rm rr♦.w� .�swi T r W O co a a x Ae 'f#zlunr6, P • R.V. mm �q.e.e ♦ srs ,Ic n4ro.� rr♦Yr s sK f fai MY N.Yba f sµ z z W U I. 1+4b. �.iiwbmmv..e WMMrmlYlab NLY.� .YW(R6.Oc � 1 �(Y1fmPl�lYirlms-IVNIa4mwdsa Li Md�mtl br J. N\M' �YYIp,�:ompmlr� �ISLT U r IOf 03 ➢awbbW r/Y.IW.�mi�mrmlbalt s. mb�rl�alai.rr�..rY.�Rr�:m relWy r��e.i EaI.rIN4 reml�e.r.�lrrro�s. ♦ u.ryww�Yw+brp.{.ns+. rrr w r ar rsr � b.ra...i. r:..ra Exro{��y roll l a ews�miwrlmw M...Y f. Tmmm.mbj.w.nq#sW.brYbY64r� 10. N6iai,pYrLrwbb Y..IOY VbaI r..0 Yf4 N "Z THE TOY SHED 1314 Redcedar Cir. Fort Collins, Co. Stephen Olt City Planner City of Ft. Collins 9 1999 Date Jan. 14, 1999 RE: The Toy Shed Addition Stephen, This letter to request a modification to a standard in the Land Use Code in particular Sec. 3.5.1 (J)(1). This standard requires 20 ft. setback from public sidewalk for outdoor storage. We would request a variance from this requirement to a 6' solid wood screen fence adjacent to the sidewalk for the following reasons: 1. This facility is in I (industrial) zone where this type of business is approved. 2. This project is located on a secondary street that is only two blocks long. Not a major street with pedestrians/bile users. The only traffic is local businesses (4ea.) and not used to get to other residential areas. 3. The area is being used for RV storage and not unsightly or dangerous items (trash compaction or loading) that are not compatible with the area or zoning. 4. RV storage is needed in Ft. Collins to provide alternate parking for residential subdivisions that do not allow this type of parking/storage. 5. This facility is located in an industrial area and not in or near a high traffic residential area so has no adverse visual impact on the community. 6. This area of the City is depressed and slow to develop and needs special consideration to encourage development. The proposed addition with a 6' high solid fence located at the property line to screen the storage is as well or better than one that complies with the standard because : 1. A solid 6' cedar fence at street frontage would provide complete screening of the facility. 2. The fence would be stained and professionally maintained. 3. The fence would provide more safety to pedestrians. 4. The fence is more compatible with the existing facility design. THE TOY SHED 1314 Redcedar Cir. Fort Collins, Co. 5. The fence would provide more security to the facility and community. Our facility complies with the "purpose of the zone district which is to provide a location for a variety of work processes and work places such as indoor and outdoor storage". This type of facility is needed in the City because RV parking and storage is not allowed on streets and most subdivisions. Sincerely 9 6jCL �4 Ul � ClL AV 1 v\--- 1'4 The Toy Shed, Project Development Plan, #50-91 D June 17, 1999 P & Z Meeting Page 2 The PDP does not comply with the following requirement of the LUC: standards located in Section 3.5.1(J)(1) — Outdoor Storage Areas/Mechanical Equipment of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A request for a modification of this standard, in accordance with Modification of Standards (by the Planning and Zoning Board) in the LUC, has been submitted for consideration. Recreational vehicle, boat, and truck storage is permitted in the I - Industrial Zoning District, subject to administrative (Type 1) review. However, due to the need for a modification of a General Development Standard as set forth in the LUC, this request must go before the Planning and Zoning Board, which is empowered to grant modifications to the standards. The purpose of the I 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 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 adequately screened outdoor storage of recreational vehicles, boats, and trucks while not being directly adjacent to residential uses. The closest residential (multi -family) is approximately 1,000 feet away on the east side of Blue Spruce Drive, with a mix of office and industrial uses in between. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: CN; existing office and industrial (Evergreen Park) S: I; existing outdoor storage (The Toy Shed) W: I; existing industrial (Evergreen Park) E: I; existing industrial (Evergreen Park) 2 The Toy Shed, Project Development Plan, #50-91 D June 17, 1999 P & Z Meeting Page 3 This property was annexed into the City as part of the Pine Tree Park Annexation in November, 1972. The subject property was subdivided as Lots 1 & 2 of Block 4, Evergreen Park Subdivision in April, 1973. It was replatted as Lots 1 & 2 of Block 4, Evergreen Park Subdivision, First Replat in March, 1974. The subject property (Lots 1 & 2 of Block 4, Evergreen Park Subdivision) has not previously been developed. Lots 3, 4, and 5 (to the south) of the Evergreen Park Subdivision are currently operating as The Toy Shed for outdoor recreational vehicle, boat, and truck storage. The outdoor storage use on Lots 3 & 4 was approved through the City's I-L Site Plan review process in December, 1991, October, 1993, and November, 1994. An expansion of The Toy Shed, on Lots 4 & 5 of the Evergreen Park Subdivision, was approved by the Planning and Zoning Board on October 15, 1998. 2. ARTICLE 2 -ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The TOY SHED, PDP (being LOTS 1 & 2 of BLOCK 4 of REPLAT No. 1 of EVERGREEN PARK) contains proposed land uses that are permitted as Type I uses, subject to administrative review. This type of development review does not require that a neighborhood meeting be held prior to submittal of the project and, in this case, a meeting was not held. However, due to the need for a modification of a standard set forth in the Luc, this request must go before the Planning and Zoning Board for a decision. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS This TOY SHED, PDP proposal does not meet all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. There has been a request submitted for review of a modification to the standard which has not been met. For those which have been met, of specific note are Division 3.2 - Site Planning and Design Standards, and Division 3.5 - Building Standards. Further discussions of these particular standards follow. 3 The Toy Shed, Project Development Plan, #50-91 D June 17, 1999 P & Z Meeting Page 4 A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street Trees. Parking lot landscaping for this project is in accordance with the standards, including those related to Street Trees [Sections 3.2.1(D)(2)(a)&(c)]. The planting of street trees shall occur in the adjoining street right-of-way in connection with the development by one or more of the methods described in subparagraphs (a) and/or (c). The standard referenced in Section 3.2.1(D)(2)(a) states that: Wherever the sidewalk is separated from the street by parkway, canopy shade trees shall be planted at 30' to 40' spacing (intervals) in the center of all such parkway areas. Such trees shall be placed at least 8' away from the edges of driveways and alleys, and 40' away from any streetlight. The standard referenced in Section 3.2.1(D)(2)(c) states that: Ornamental trees shall be planted in substitution for the canopy shade trees required in subsection (D)(2)(a) above where overhead lines and fixtures prevent normal growth and maturity. Ornamental trees shall be placed at least 15' away from any streetlight. The applicant is proposing to plant street trees at 40' separations in the parkways along both the north and west street frontages on Redcedar Circle. There will be one ornamental tree located at the southwest corner of the property (Lot 2) behind where the sidewalk attaches to the curb. This tree must be an ornamental because of an existing City streetlight just 15' away from the tree. Screening. The proposal complies with the standard relating to the screening [Section 3.2.1(E)(6)] of areas 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. The recreational vehicle, boats, and trucks on this site will be screened by a 6' high solid wood fence in accordance with Section 3.2.1(E)(6)(a) of the LUC. N The Toy Shed, Project Development Plan, #50-91 D June 17, 1999 P & Z Meeting Page 5 B. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The TOY SHED, PDP satisfies all applicable Building and Project Compatibility standards, with the following exception: Outdoor Storage Areas. The 20' wide setback area requirement asset forth in Section 3.5.1(J)(1) is not being met along the north and west property lines. The standard requires that: No areas for outdoor storage, trash collection or compaction, loading or other such uses shall be located within 20' of any public street, public sidewalk, or internal pedestrian way. The applicant has submitted a request for a modification of the standard as set forth in this section of the LUC. The applicant proposes to provide a 10' setback from the back of curb on the streets to the 6' high solid wood fence for screening. Within the 10' setback would be a 4.5' wide detached sidewalk and a 5.5' wide landscaped parkway strip. The applicant's request for a modification to the above -referenced standard is attached, and states the reason for the modification to the referenced section of the LUC is as follows: "The proposed addition with a 6' high solid fence located at the property line to screen the storage is as well or better than one that complies with the standard because: 1. A solid 6' cedar fence at street frontage would provide complete screening of the facility. 2. The fence would be stained and professionally maintained. 3. The fence would provide more safety to pedestrians. 4. The fence is more compatible with the existing facility design. 5. The fence would provide more security to the facility and community. Our facility complies with the "purpose of the zone district which is to provide a location for a variety of work processes and work places such as indoor and outdoor storage". This type of facility is needed in the City 61 The Toy Shed, Project Development Plan, #50-91 D June 17, 1999 P & Z Meeting Page 6 because RV parking and storage is not allowed on streets and most subdivisions." As set forth in Division 2.8 Modification of Standards of the LUC, the Planning and Zoning Board is empowered to grant modifications to the General Development Standards contained in Article 3 and the Land Use Standards and Development Standards contained in Article 4 and any separation of proximity standards that are established as a specific measurement of distance in the District Permitted Uses contained in Article 4. The Board shall grant a modification of standards only if it finds that the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code; and that: (A) 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 (B) 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 (C) 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. [-i The Toy Shed, Project Development Plan, #50-91 D June 17, 1999 P & Z Meeting Page 7 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 it will protect the public interests and purposes of the standards for which this modification is requested equally well than would a plan which complies with the standards for which the modification is requested for the following reasons: Separation from the outdoor storage and pedestrians is provided; The proposed land use does not generate high levels of pedestrian and/or bicycle activity; The outdoor storage area is 100% screened with a 6' high solid wood fence; and Landscaping and other elements are located within the pedestrian way limiting any "tunnel" effect created by the fencing. Therefore, staff is recommending that the Planning and Zoning Board approve the request for a modification to the standard as set forth in Section 3.5.1(J)(1) of the LUC. 4. ARTICLE 4 - DISTRICTS A. Division 4.23 - Industrial District Recreational vehicle, boat, and truck storage is permitted in the I - Industrial Zoning District, subject to administrative (Type 1) review. However, due to the need for a modification of a General Development Standard as set forth in the LUC, this request must go before the Planning and Zoning Board, which is empowered to grant modifications to the standards. The purpose of the I 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 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. 7 The Toy Shed, Project Development Plan, #50-91 D June 17, 1999 P & Z Meeting Page 8 This proposal complies with the purpose of the I District as it provides adequately screened outdoor storage of recreational vehicles, boats, and trucks while not being directly adjacent to residential uses. The closest residential (multi -family) is approximately 1,000 feet away on the east side of Blue Spruce Drive, with a mix of office and industrial uses in between. Section 4.23(E) Development Standards The proposal satisfies the applicable development standards in the I - Industrial Zoning District. 5. Findings of Fact/Conclusion: A. The TOY SHED, PDP contains uses permitted in the I - Industrial Zoning District, subject to review by the Planning and Zoning Board. B. The TOY SHED, PDP 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, with the following exception: standards located in Section 3.5.1(J)(1) — Outdoor Storage Areas/Mechanical Equipment of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A request for a modification of this standard, in accordance with Modification of Standards (by the Planning and Zoning Board) in the LUC, has been submitted for consideration. 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 it will protect the public interests and purposes of the standards for which this modification is requested equally well than would a plan which complies with the standards for which the modification is requested for the following reasons: Separation from the outdoor storage and pedestrians is provided, - The proposed land use does not generate high levels of pedestrian and/or bicycle activity; The outdoor storage area is 100% screened with a 6' high solid wood fence; and The Toy Shed, Project Development Plan, #50-91 D June 17, 1999 P & Z Meeting Page 9 Landscaping and other elements are located within the pedestrian way limiting any "tunnel' effect created by the fencing. C. The TOY SHED, PDP is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the request for a modification to the standard as set forth in Section 3.5.1(J(1) — Outdoor Storage Areas/Mechanical Equipment of the LUC. Staff recommends approval of the TOY SHED, Project Development Plan (LOTS 1 & 2, BLOCK 4, REPLAT No. 1 of EVERGREEN PARK) - #50-91(D). N7'