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HomeMy WebLinkAboutROCKY MOUNTAIN BATTERY & RECYCLING PUD - PRELIMINARY & FINAL - 51-89 - - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2 MEETING DATE 12-18-89 STAFF TPd shenard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Rocky Mountain Battery and Recycling P.U.D., Preliminary and Final, #51-89 APPLICANT: Mr. Dean Hoag c/o Mountain Plains Constructors 1708 East Lincoln Avenue Fort Collins, CO. 80524 OWNER: Mr. Dean Hoag Rocky Mountain Battery and Recycling 1475 North College Avenue Fort Collins, CO. 80521 PROJECT DESCRIPTION: This is a request for Preliminary and Final P.U.D. to allow the expansion of an industrial use for the recycling of aluminum and other non-ferrous metals. The new construction consists of a 4500 square foot warehouse located behind the existing retail business. The entire P.U.D. consists of 8.73 acres divided into two phases. The existing business is zoned H-B, Highway Business and the area of expansion is zoned M-M, Medium Density Mobile Home. The property is located at 1475 North College Avenue. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The reason for the P.U.D. request is because the proposed location of the recycling warehouse is in the M-M, Medium Density Mobile Home Park zone district. Although the new building is an extension of an existing "use by right", and is on land owned by the applicant, the location is in the M-M zone. The P.U.D. is divided into two phases. The first phase includes the existing business and the proposed new building for a total of about one acre. The second phase would remain undeveloped and consists of about seven acres. The project scores only 36% on the Industrial Uses point chart, below the 50% required minimum score. A variance from meeting the required minimum score on the Industrial Uses point chart is recommended based on the compatibility of the surrounding land uses, negligible impact on adjacent properties, and the relatively minor scale of the proposed use. A six foot wood fence will screen the property from the nearest residential area located approxi- mately 900 feet to the west. The traffic impacts are considered minimal. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 0 CJ Rocky Mountain Battery December 18, 1989 P & Page 1 COMMENTS 1. Background: & Recycling PUD, Preliminary & Final-#51-89 Z Meeting The surrounding zoning and land uses are as follows: N: H-B and I-G; Front Range Steel S: H-B and I-G; Auto related and commercial businesses E: H-B; Auto related businesses and vacant W: M-M; North College Mobile Home Plaza Rocky Mountain Battery and Recycling is an existing business that sells new automo- tive batteries, accepts used batteries, leases U-Haul trucks and trailers, and recycles aluminum and non-ferrous metals. 2. Land Use: The request to add a recycling warehouse was evaluated against the Industrial Uses point chart. The L.D.G.S. defines industrial uses as "all industrial and manufacturing uses, and other uses which are of the same general character." The project achieves a score of 36%. This score is below the minimum required score of 50%. In order to approve this P.U.D., with a score below 50%, the Planning and Zoning Board must approve a variance to the Industrial Uses point chart of the Land Development Guidance System. It should be emphasized that the variance would apply only to that portion of Phase One of the P.U.D. that lies within the M-M zone. Phase Two remains vacant. Thus, the variance to the point chart does not apply to any portion of Phase Two. Future development of Phase Two would allow only uses by right in the M-M zone. Any uses on Phase Two more intense than that allowed by M-M zoning would have to be processed as a P.U.D. The Staff feels that granting a variance to the required minimum score of the Industrial Uses point chart for this P.U.D. is justified based on the following considerations: A. The properties to the north and south of the proposed recycling warehouse are both zoned I-G, General Industrial. The uses permitted are as follows: (1) Any business, commercial, industrial or manufacturing use. (2) Any land use located on a Planned Unit Development plan as defined, processed and approved in according to Section 29-526." The surrounding properties are character. The area to the west residence is approximately 900 feet vicinity is outdoors and allowed therefore, that the proposed use is surrounding area. of a commercial/automotive service/industrial is seven acres used as a pasture. The nearest to the west. Much of the activity in the general by the I-G zoning. It is Staff's contention, compatible with the industrial character of the 0 • Rocky Mountain Battery & Recycling PUD, Preliminary & Final-#51-89 December 18, 1989 P & Z Meeting Page 2 B. The activity associated with the recycling will occur within the proposed structure. Consequently, there will be no negative impacts such as visible storage, noise, or glare associated with the proposed use. The number of recycling customers is approximately two cars per hour. In addition, there would be two semi -trucks per month serving the proposed use. It is Staff's belief that this activity will have minimal impact on the surrounding properties. In fact, the allowable uses on the adjacent industrially zoned parcels permit far more intensive activities as uses by right. The proposed includes a six foot solid fence on the west line of Phase One to screen the yard and building. The relatively minor impact of the proposed use, therefore, adds support to justifying the variance to the point chart. C. On the west side of North College Avenue, from Cherry Street on the south to the municipal boundary on the north, there is a mix of commercial, retail, indus- trial, and auto related uses. The zoning map indicates that the west side of North College Avenue consists of either H-B, Highway Business, or I-G, General Industrial zone districts. These parcels range in depth from the frontage of College Avenue to approximately 1,000 to 1,500 feet. The Rocky Mountain Battery P.U.D., Phase One, would achieve a depth of only 385 feet. Allowing the variance to the P.U.D. point chart would not represent an intrusion into an established residential area but, rather, a minor extension of the similar land uses. D. The only existing residential use, North College Mobile Home Park, is not significantly impacted by the P.U.D. request. The 900 foot separation of vacant land, the six foot solid fencing, and the enclosed structure all work to preserve the integrity and residential character of the residential area. The granting of a variance to the Industrial Uses point chart does not detract from the value or use, of any of the adjacent properties. E. The proposed building would measure 4,500 square feet with a height of 16 feet. The scale, therefore, is not intrusive and is compatible with the existing pattern of development in the area. In terms of land use, it is Staff's conclusion that granting a variance to the Industrial Uses point chart is justified based on compatibility with the surrounding area and negligible impact on adjacent properties. The introduction of an industrial use in this location conforms to existing zoning on both the north and south neighboring properties, and the scale is of a minor nature. Staff, therefore, finds that granting of the variance will not cause substantial detriment to the public good or impair the purpose of the L.D.G.S. 3. Neighborhood Compatibility: A neighborhood meeting was not held for this proposal. There are no residential neighborhoods within proximity of the site. The addition of a 4,500 square foot steel building, located 260 feet west of North College Avenue, was not considered to be such an intrusion as to warrant public comment through the neighborhood meet- ing format. 0 i Rocky Mountain Battery & Recycling PUD, Preliminary & Final-#51-89 December 18, 1989 P & Z Meeting Page 3 4. Desban: The P.U.D. consists of two existing buildings, located in the H-B zone, and one new steel building, located in the M-M zone. The new building will be served by a circular asphalt driveway and feature seven parking spaces. There would be a gravel yard area for truck turn -around capability. The yard would be screened on the west by a six foot solid wood fence. The new building would feature foundation shrubs and additional trees on the north property line. The existing landscaped island along College Avenue would be upgraded with additional shrub material to cover the mulch bed. There is no additional signage requested with this P.U.D. 5. Transportation: The traffic impacts associated with this P.U.D. are minimal. Since the request does not generate more than 20% additional traffic, a permit from the State Highway Department will not be required. Staff investigated the possibility of closing one of the curb cuts that serve the property and concluded that given the existing use, a circular drive is presently safe and efficient. Should the property redevelop in major fashion, this closure would be reexamined. RECOMMENDATION Staff finds that the request is justified to vary the requirements of achieving a minimum score of 50% on the Industrial Uses point chart. Staff further finds that the request for the Rocky Mountain Battery and Recycling P.U.D. meets the other applicable criteria of the L.D.G.S. Staff, therefore, recommends approval. V - %A :ot EEMIM IRWIN •3. IN .off' xru ... 'futto a0 lagxrK - e IFort. p �eeeLLL Wier. 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A�.eE fw..rc � I _ "� a 'a it k'��. _-if�•+I+K - � I�'E — _ — — g}x < BBM BUILDING _ tl rust :. i . nr.4erMKii e•1 • .a T Y.'\\[ iTi ti aIi[ Ull �tjwet � s ,Iluww Faer..r i I H ° \ uer.Ft. e.. wa. WtN�m o 01=TE PLAN NORTH des TH.pATiO•• U••t•tl RAW C"ATMW. I•T. rrs•arr...... n LL/M n C— �� ut yw.Were e[mll>I[F' folet�ftr~ !� �e[efl � ue. K wlltvwi Y w Ir r'<r r,< <I..b ft�, W rM 6XYel .9efF [.t14� mllr[fw of rcI<Wb K� e[ 4e tare. •r .I�.f._ �i.e,r. mf mr [r niiytYe If re Nrr[�etW[r of W veiere for W xew I.0 w.inP _— . Nwriq s 4•L CINITY T•BaP nl. rle M IucYo ae wf................................ R.IIo W. 1-r. (PXASE ONE) o u_ ; _Rw, i wm - INwwi Rl of.a............................ ...IW sv. fT. .........................flt • — U.c. MPIv[.................. IID ID. FT . It •......•••.....•.•••...• ISM bueelux• viF6 ui P.v'a .sv.Lt...............li iS.. �E•KT . it ........................ Ev n [IT EXISTING OEVF1oPMENT........ vXASE ..24,ib qE[ I.— �[+� Gww.E i4M. GNo . ... . . .. . PHASE Ss.SOo �.R. . . .. . I �NDSO PPE ISLAND EluST4 wE[O 6.ggIE0. R St IEntlrEa • RRKFS � NFw S.ggllq --J• —li \OD 4 ileSS (fOCXS faM \(CENT 7, 777 m ...�� �....,T nAF•a .R zalxa li.ei .rnirK el ioilmsN ar w W _ r of i.. 19a9e r be a • . tl th <W I[fm. _'. '..M<tfw. w[ 1•tl. w .I. Kt , . rf. ROCKY MOUNTA2N BATTERY & RECYCL=NG, P _ U - D _ PRELiM=NARY & F2NAL KUM 1 15-89 • kOe-x y PLIUNTAIN A t?r7ZX Y* 4)�C yc L J/V 6 ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the crlterion applicable? Will the criteron be satisfied? If no, please explain p 0:�'`��,�'�°° Yes No NEIGHBORHOOD COMPATABILITY 1. Sociai Compatability 2. Neighborhood Character 3. Lc-d Use Conflicts or✓ 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan ✓ �/ ✓ PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8. Design Standards 9. Emergency Access 10. Security Lighting ,� ✓ 11. Water Hazards RESOURCE PROTECTION 12. Solis & Slope Hazard 13, Significant Vegetation 14, Wildlife Habitat 15. Historical Landmark 1/ 16. Mineral Deposit 17, Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19, Air Quality 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting ✓ ,. 25. Sewages & Wastes ./ SITE DESIGN 26. Community Organization le me 00, 27 Site Organization 28, Natural Features / 29. Energy Conservation 30. Shadows 31. Solar Access ✓ ✓ 32. Privacy 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design be 37 Parking v 38. Active Recreational Areas ✓ 39. Private Outdoor Areas ✓ 40. Pedestrian Convenience ✓ 41. Pedestrian Conflicts 42, Landscaping/Open Areas ✓ y ✓ 43. Landscaping/Buildings y �/ ✓ 44. Landscaping/Screening 45. Public Access 46. Signs �/ 0 • kOC k y M A (J Ai7A4 A) A4 --7�A y + kEL YC /- /N P o. INDUSTRIAL USES POINT CHART F For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable Yes No 11Yes II III Iv ircle The Correct Score VW' No Multiplier Points Earned 1x11 Maximum Applicable Points a. "North" Fort Collins X X 0 1 c;2- 2 b. Industrial center X 2 0 3 0 6 C. On arterial street X 2 0 1 — — d. Energy conservation 2 0 3 3 6 e. Historic preservation 711 1 2 0 2 — — f, 1 112101 g, 1 2101 h, 1 2 0 i, 1 2 0 j 120 k, 1 1 2 0 I, 1 2 0 ' vW —very Well Done Totals % 1 v 1 vi Percentage Earned of Maximum Applicable Points VNI =V11 36,% vll -27- O W R I j �fl jl� NOV 2 91989 TRAFFIC FLOW REPORT: At the present time we average 2 cars an hour for recycling, 2 cars an hour for U-haul customers, and 4 cars an hour for battery business. Approximately 25% of traffic is from the recycling business, 25% is from U-haul business, and 50% is from the battery business. There seems to be three peak times through the day. Usually the times are early morning, lunch time, and late afternoon. We average two semi -trucks a month. Our busiest days are usually Mondays and Saturdays. With the proposed expansion of the warehouse we do not anticipate any change or increase in the present traffic flow. The only increase in traffic flow that we do anticipate would be from the normal growth of the business. Any future increase in traffic flow from growth would be minimal.