HomeMy WebLinkAboutKAUFMAN & ROBINSON OFFICE DEVELOPMENT - PDP - 40-08 - REPORTS - RECOMMENDATION/REPORTKaufman & Robinson Office Development, Project Development Plan, #40-08
December 2, 2009 Administrative Hearing
Page 11
C. The Kaufman & Robinson Office Development, PDP complies with applicable
Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS,
Division 4.28 - Industrial of the LUC, with the following exceptions:
• The standard located in Subsection 4.28(E)(2)(b) — Orientation, which
requires that a building face abut the required minimum landscaped yard
for at least 30% of the building frontage.
• The standard located in Subsection 4.28(E)(3)(a)2, which requires a
minimum 30' deep landscaped yard be provided on the subject property
along the street right-of-way for Blue Spruce Drive.
• The standard located in Subsection 4.28(E)(3)(a)3, which requires a
minimum 80' deep landscaped yard be provided along any boundary line
that adjoins a zone district that is predominantly characterized by
permitted residential uses. The undeveloped property directly east is in
the LMN, Low Density Mixed -Use Residential District.
Staff has determined that the development plan as submitted is not detrimental
to the public good and that the plan as submitted will promote the general
purpose of the standards for which the modifications are requested equally well
than would a plan which complies with the standards for which the modifications
are requested, as set forth in Section 2.8.2(H)(1) of the LUC.
RECOMMENDATION:
Staff recommends approval of the request for a modification of the standard in
Subsection 4.28(E)(2)(B) of the Land Use Code.
Staff recommends approval of the request for a modification of the standard in
Subsection 4.28(E)(3)(a)2 of the Land Use Code.
Staff recommends approval of the request for a modification of the standard in
Subsection 4.28(E)(3)(a)3 of the Land Use Code.
Staff recommends approval of the Kaufman & Robinson Office Development, Project
Development Plan - #40-08.
Kaufman & Robinson Office Development, Project Development Plan, #40-08
December 2, 2009 Administrative Hearing
Page 10
• Regarding the standard located in Subsection 4.28(E)(2)(b) — Orientation, which
requires that a building face abut the required minimum landscaped yard for at
least 30% of the building frontage. The applicant is proposing to provide a
parking lot containing 9 spaces between the front of the building and Blue
Spruce Drive. The distance between the front of the building and the property
line would be 80' and the 30' deep landscaped yard would not be included. The
plan would be consistent with the majority of the block faces in this developed
area along Blue Spruce Drive, with parking between the buildings and the
property lines and street, on both the east and west sides.
• Regarding the standard located in Subsection 4.28(E)(3)(a)2, which requires a
minimum 30' deep landscaped yard be provided on the subject property along
the street right-of-way (ROW) for Blue Spruce Drive. The plan as submitted
contains a parking lot with 9 spaces between the building and the ROW. The
plan would be consistent with the majority of the block faces in this developed
area along Blue Spruce Drive, with parking between the buildings and the
property lines and street, on both the east and west sides.
• Regarding the standard located in Subsection 4.28(E)(3)(a)3, which requires a
minimum 80' deep landscaped yard be provided along any boundary line that
adjoins a zone district that is predominantly characterized by permitted
residential uses. The undeveloped property directly east is in the LMN, Low
Density Mixed -Use Residential District. The building will be set back from the
east property line a distance of 80' with a detention pond located in this setback
area. No landscaping is being proposed in the detention pond; therefore, the
plan as submitted does not fully satisfy this section of the LUC. However, there is
an existing pond with significant vegetation (trees and shrubs) on the property to
the east that will provide an additional landscaped separation of about 300'
between this building and future residential.
S. Findings of Fact/Conclusion:
A. The Kaufman & Robinson Office Development, PDP proposal contains uses
permitted in the Industrial District, subject to an administrative review and public
hearing.
B. The Kaufman & Robinson Office Development, PDP meets applicable standards
as put forth in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the
LUC, including Division 3.2 - Site Planning and Design Standards; Division
3.3 - Engineering Standards; Division 3.5 - Building Standards; and,
Division 3.6 - Transportation and Circulation.
Kaufman & Robinson Office Development, Project Development Plan, #40-08
December 2, 2009 Administrative Hearing
Page 9
amount of fenestration facing the proposed project. The majority of the openings that
do face the proposed project site are overhead doors with an industrial look. The
parking for the commercially zoned lot extends to the street with no landscaping of any
kind.
The proposed project is on an infill lot, developing one of the few remaining vacant
properties in this subdivision. The planned orientation of street/parking/building is
consistent with all of the properties in this subdivision to the south, and the building
location proposed creates a uniform setback with these properties. There is no
requirement for a district buffer south of Red Cedar Circle as there exists industrial
zoning on both sides of Blue Spruce Drive.
The combined requirement of the district buffer and building frontage on the buffer,
eliminates the possibility of placing parking to the west of the building, resulting in a
building side or'end condition' facing the street, with the building entry located on an
'off-street' side. Allowing parking between the street and the building provides for the
primary building entrance located facing the street. This orientation provides a more
architecturally detailed and visually attractive fagade to face the district boundary.
The subdivision creating these lots was filed in 1974, and the current owners purchased
the property in 1996; both occurred prior to adoption of the current district buffer
standard in 1997.
To mitigate the request to waive the district buffer requirements and ensure that the
intent of the Land Use Code is met, we have proposed increasing the landscaping
along Blue Spruce Drive to include one additional tree and six additional shrubs as
screening to the parking. Additionally, a pedestrian link has been provided from the
new sidewalk along Blue Spruce Drive, across the parking to the main entry.
Given the age of this development, the nature of this infill development and the
character of the neighboring properties, we feel that this modification is not
unreasonable or a substantial departure from the intent of the requirements in the Land
Use Code.
Staffs Evaluation:
In evaluating the proposed modifications of standards set forth in Subsections
4.28(E)(2)(b), 4.28(E)(3)(a)2, and 4.28(E)(3)(a)3, staff has determined that the
development plan as submitted is not detrimental to the public good and that the plan
as submitted will promote the general purpose of the standards for which the
modifications are requested equally well than would a plan which complies with the
standards for which the modifications are requested.
Kaufman & Robinson Office Development, Project Development Plan, #40-08
December 2, 2009 Administrative Hearing
Page 8
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; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code
that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2. "
The applicant has proposed that the modifications of the standards would not be
detrimental to the public good and that they meet the requirements of Section
2.8.2(H)(1) of the LUC.
Applicant's Request:
1) Per section 4.28(E)(3)(a.3) of the Land Use Code, an 80-foot buffer is required
between this Industrial zoned property and the adjacent Low Density Mixed -Use
Neighborhood to the east. This project provides for an 80-foot strip of property free of
buildings and parking, but seeks a modification of this standard to provide additional
landscape screening.
Section 2.8.2(H)(1) of the Land Use Code allows for such a modification of the standard
when the submitted application promotes the purposes of the code and equally meets
the provisions of the modified standard. The existing Evergreen West pond and
surrounding vegetation create a visual screen that exceeds the requirements of the 80-
foot buffer.
2) Per section 4.28(E)(3)(a.2) of the Land Use Code, a 30-foot district boundary buffer
is required between Industrial zoned property and the CN Commercial property west of
Blue Spruce Drive. Section 4.28(E)(2)(b) of the Land Use Code then requires that 30%
of the building frontage abut to this buffer. This project seeks a modification of these
standards to waive the requirement of the district buffer and to waive the requirement of
positioning the building to abut this buffer.
Per section 2.8.2(H)(1) of the Land Use Code, a modification of these standards may
be granted where the submitted plan promotes the general purpose of the standard.
The standards for district buffers are in effect to visually screen differing land uses, in
this case, industrial and commercial uses. While zoned commercially, the neighboring
lot has been developed industrially, both in use and visual character of the
development. The vertical structure is a concrete and metal building with a small
Kaufman & Robinson Office Development, Project Development Plan, #40-08
December 2, 2009 Administrative Hearing
Page 7
of the building frontage. The applicant is proposing to provide a parking lot
containing 9 spaces between the front of the building and Blue Spruce Drive.
The distance between the front of the building and the property line would be 80'
and the 30' deep landscaped yard would not be included. The applicant has
submitted a request for a modification of this standard.
• The standard located in Subsection 4.28(E)(3)(a)2, which requires a minimum
30' deep landscaped yard be provided on the subject property along the street
right-of-way (ROW) for Blue Spruce Drive. The plan as submitted contains a
parking lot with 9 spaces between the building and the ROW. The applicant has
submitted a request for a modification of this standard.
• The standard located in Subsection 4.28(E)(3)(a)3, which requires a minimum
80' deep landscaped yard be provided along any boundary line that adjoins a
zone district that is predominantly characterized by permitted residential uses.
The undeveloped property directly east is in the LMN, Low Density Mixed -Use
Residential District. The plan as submitted does not fully satisfy this section of
the LUC. The applicant has submitted a request for a modification of this
standard.
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the
Planning and Zoning Board may grant a modification of standards only if it finds that the
granting of the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose 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
(2) the granting of a modification from the strict application of any standard would,
without impairing the intent and purpose of this Land Use Code, substantially
alleviate an existing, defined and described problem of city-wide concern or
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 or in an adopted policy, ordinance or resolution of the City Council, and the
strict application of such a standard would render the project practically
infeasible; or
(3) 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
Kaufman & Robinson Office Development, Project Development Plan, #40-08
December 2, 2009 Administrative Hearing
Page 6
D. Division 3.6 - Transportation and Circulation
Section 3.6.4. Transportation Level of Service Requirements
The City of Fort Collins Traffic Engineer and Transportation Planning Department have
determined that, based on the information provided in the Transportation Impact Study,
the proposal satisfies the requirements for Transportation Level of Service standards
for development.
4. ARTICLE 4 - DISTRICTS
A. Division 4.28 - Industrial District
Offices and light industrial uses are permitted in the I - Industrial District, subject to an
administrative (Type 1) review. The I District is:
Intended to provide a location for a variety of work processes and work places
such as manufacturing 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 system 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 is a small infill
development project that provides light industrial and office uses on a property that is
surrounded by primarily developed properties containing industrial, commercial, and
office uses, with residential uses in close proximity to the northeast and southeast.
Section 4.28(D) Land Use Standards
The proposal satisfies the applicable land use standards in the I - Industrial District.
Section 4.28(E) Development Standards
The proposal satisfies applicable development standards in the I - Industrial District,
with the following exceptions:
• The standard located in Subsection 4.28(E)(2)(b) — Orientation, which requires
that a building face abut the required minimum landscaped yard for at least 30%
Kaufman & Robinson Office Development, Project Development Plan, #40-08
December 2, 2009 Administrative Hearing j
Page 5 1
for direct connections to major pedestrian and bicycle destinations, including the
existing neighborhood park to the east and the shopping center to the west of
the development.
Required number of parking spaces. Section 3.2.2(K)(2)(a) sets forth
maximum parking allowances for non-residential land uses. The development
proposal does not exceed the parking allowance set forth in the LUC for the non-
residential uses (light industrial and office) in this project.
B. Division 3.3 - Engineering Standards
Section 3.3.1. Plat Standards
The proposal complies with the general plat requirements as set forth in this section.
Section 3.3.5. Engineering Design Standards
The project complies with all design standards, requirements and specifications for
services as stated in this section of the LUC.
C. Division 3.5 — Building Standards
Section 3.5.1(B). Architectural Character
The building will be compatible with the established architectural character of the
surrounding area, being industrial/commercial/office.
Section 3.5.1(C). Building Size, Height, Bulk, Mass, Scale
The building is proposed to be one story and 22' in height, with a flat roof. It will be a
long, linear structure very similar to the existing buildings to the north and south.
Section 3.5.1(E). Materials
The building materials will be predominantly metal on the north, south, and east sides.
The front side facing Blue Spruce Drive, to the west, will be a combination of concrete
panels, metal & ivy "green screens", and stone veneer at the entry. The materials are
very similar to the existing materials already used in the surrounding area.
Kaufman & Robinson Office Development, Project
December 2, 2009 Administrative Hearing
Page 4
Transportation and Circulation. Further discussions of these
follow.
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
including the following:
Section 3.2.1(D)(2). Street trees.
Plan, #40-08
rticular standards
n standards,
The proposed street tree planting is in accordance with Section '3.2.1(D)(2)(b), providing
trees at 30' on -center in an area behind attached sidewalk or at 25' on -center in a
parkway between curb and detached sidewalk along Blue Spruce Drive.
Section 3.2.1(E)(4). Parking Lot Perimeter Landscaping
The proposal satisfies the parking lot perimeter landscaping requirements set forth in
Sections 3.2.1(E)(4)(a) & (b), providing a combination of deciduous shrubs and trees in
a planting area between the parking lot and Blue Spruce Drive and in a planting area
between the parking lot and the south property line.
Section 3.2.1(E)(5). Parking Lot Interior Landscaping
The proposal satisfies the requirement set forth in Section 3.2.1(E)(5) pertaining to 6%
of the interior space of a parking lot with less than 100 spaces shall be landscape
areas. There is 6.1 % interior landscaping being provided.
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Bicycle Facilities. The development proposal satisfies the standard set forth in
Section 3.2.2(C)(4)(a) in that a rack for 2 bicycles is being provided next to the
main entry of the building. This exceeds the minimum of 1 bicycle parking space
required as 5% of the total vehicle parking spaces on -site.
I
Direct On -site Access to Pedestrian and Bicycle Destinations. The
development proposal satisfies the standard set forth in Section 3.2.2(C)(6) in
that the on -site pedestrian and bicycle circulation system is designed to provide
i
Kaufman & Robinson Office Development, Project Development Plan, #40-08
December 2, 2009 Administrative Hearing
Page 3
This proposal complies with the purpose of the I District as it is a small infill
development project that provides light industrial and office uses on a property that is
surrounded by primarily developed properties containing industrial, commercial, and
office uses, with residential uses in close proximity to the northeast and southeast.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows
N: I; existing industrial, commercial
S: I; existing industrial, commercial
E: LMN; existing pond & wetland, undeveloped
W: CS; existing industrial, commercial
i
The property was annexed into the City as part of the Pine Tree Park Annexation in
November, 1972.
i
The property was subdivided as Lots 3 & 4, Block 5 of Evergreen Park Subdivision in
1973.
The property remained as Lots 3 & 4, Block 5 with Replat (No. 1) of Evergreen Park
Subdivision in March, 1974.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for light industrial and office uses! which are permitted in
the I - Industrial District subject to an administrative (Type 1) review and public hearing.
The LUC does not require that a neighborhood meeting be heldlfor development
proposals that are subject to an administrative review and none was held for this
development proposal. i
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Kaufman & Robinson Office Development, PDP proposal meets the applicable
standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of
specific note are Division 3.2 - Site Planning and Design Standards; Division 3.3 -
Engineering Standards; Division 3.5 - Building Standards; and, Division 3.6 -
I
Kaufman & Robinson Office Development, Project Development Plan, #40-08
December 2, 2009 Administrative Hearing
Page 2
I
and, Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS;
• and applicable district standards located in Division 4.28 Industrial District of
ARTICLE 4 - DISTRICTS.
The Kaufman & Robinson Office Development, PDP proposal does not comply with,
and requires modifications of, three (3) standards set forth in ARTICLE 4 - DISTRICTS,
Division 4.28 Industrial District, Section 4.28(E) Development Standards of the
LUC. The standards are located in Subsection 4.28(E)(2)(b) under Building Design, and
Subsections 4.28(E)(3)(a)2 and 4.28(E)(3)(a)3 under Site Design, as follows:
• The standard located in Subsection 4.28(E)(2)(b) — Orientation, which requires
that a building face abut the required minimum landscaped yard for at least 30%
of the building frontage. The applicant has submitted a request for a modification
of this standard.
• The standard located in Subsection 4.28(E)(3)(a)2, which requires a minimum
30' deep landscaped yard be provided on the subject property along the street
right-of-way for Blue Spruce Drive. The applicant has submitted a request for a
modification of this standard.
• The standard located in Subsection 4.28(E)(3)(a)3, which requires a minimum
80' deep landscaped yard be provided along any boundary line that adjoins a
zone district that is predominantly characterized by permitted residential uses.
The undeveloped property directly east is in the LMN, Low Density Mixed -Use
Residential District. The applicant has submitted a request for a modification of
this standard.
Offices and light industrial uses are permitted in the I - Industrial. District, subject to an
administrative (Type 1) review. The I District is:
Intended to provide a location for a variety of work processes and work places
such as manufacturing 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 system 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.
of
F�co�rt` Collins
ITEM NO y
MEETING DATE
STAFF 't✓
HEARING OFFICER
PROJECT: Kaufman & Robinson Office Development, Project Development
Plan (PDP) - #40-08
APPLICANT: BASIS Architecture
c/o Matthew Heiser
1692 Big Thompson Avenue
Estes Park, CO. 80517
OWNERSHIP: Kaufman & Robinson, Inc.
1306 Blue Spruce Drive, Suite A
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
This is a request for a technology -based design and manufacturing company that is in a
growth mode. This is a 2-phase development on 1.76 acres. Phase 1, fronting on Blue
Spruce Drive, will consist of 9,500 square feet of General Office & Small Industry uses
in a single -story metal building not to exceed 22 feet in height. Phase 2 will be a 4,875
square foot addition to the rear of the building for Small & Light Industrial uses. A total
of 22 on -site parking spaces are being provided. The company will employ between 12
and 30 people. The subject properties are on the east side of Blue Spruce Drive,
essentially at the intersection with Red Cedar Circle, and are zoned I - Industrial. They
are Lots 3 & 4, Block 5 of Evergreen Park and are addressed as 1324 & 1330 Blue
Spruce Drive.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Kaufman & Robinson Office Development, PDP proposal complies with applicable
requirements of the Land Use Code (LUC), 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;
Division 3.3 - Engineering Standards; Division 3.5 — Building Standards,
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
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