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HomeMy WebLinkAboutNIX FARM NATURAL RESOURCES FACILITY - MAJOR AMEND. - MJA130001 - REPORTS - RECOMMENDATION/REPORTNix Farm Natural Areas Facility — Major Amendment, #13-0001 February 21, 2013 Planning and Zoning Board Hearing Page 7 4. Compliance with Applicable Public Open Lands District Standards: A. Land Use: The land use proposed is a community facility consisting of ten office spaces for the Natural Areas Staff within a 4,103 new building. This land use is permitted in the POL zone district, subject to a Public Hearing in front of the Planning and Zoning Board. B. Design Standards: The Public Open Lands District does not contain specific design standards. Thus, Section 3 (above) regarding the applicable general development standards are the sole design standards applicable to the Nix Farm Natural Areas Facility Major Amendment. 5. Findings of Fact/Conclusion: In reviewing the request for the Lot 1, Nix Farm Natural Areas Facility, Major Amendment, staff makes the following findings of fact: • 'Community facilities are permitted in the POL, Public Open Lands District, subject to Planning and Zoning Board Review. • The Lot 1, Nix Farm Natural Areas Facility, Major Amendment complies with applicable General Development Standards of Article 3 and the land use and development standards of Division 4.13 POL, Public Open Lands. RECOMMENDATION: Staff recommends approval of the Lot 1, Nix Farm Natural Areas Facility, Major Amendment. /_A aGIT91:h'd4►111l 1. Vicinity Map 2. Zoning Map 3. Site Plan 4. Landscape Plan 5. Elevations 6. Ecological Characterization Study 7. Nix Farm Natural Areas Facility — Existing Approved Plan 8. Nix Farm Natural Areas Facility — Existing Approved Plat Nix Farm Natural Areas Facility — Major Amendment, #13-0001 February 21, 2013 Planning and Zoning Board Hearing Page 6 E. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposal ensures that the physical and operational characteristics of the proposed building and use are compatible when considered within the context of the surrounding area. It complies by recognizing the historic character of the Nix Farm through the provisions of stucco and horizontal lap siding as the predominant building materials. Building proportions are emphasized through the mix of lower hip, shed and gable -end roof elements reflecting the existing historic farm house/office area. In addition, the building is setback to preserve the view corridor into the existing historic buildings. The POL District does not limit building height, but the project is proposing a one and one-half story building with a maximum of height of 30' to complement the existing site structures. Additionally, this project complies with LUC Section 3.5.1(E) and (F) through the deployment of horizontal lap siding and stucco throughout the structure and the utilization of a color palette similar to the historic buildings on site. Thus, the materials and colors proposed blend well with existing materials and colors found throughout the contextual area. 2. Section 3.5.3(B) Relationship of Dwellings to Streets and Parking The building's front facade opens up onto a connecting walkway that is approximately 55' from the Hoffman Mill Road alignment/access easement. A "build -to" line is not required because Hoffman Mill Road is not a public street. 3. Section 3.5.3(C) and (D) Variations in Massing, Character and Image The one and one-half story building provides extensive variations in massing throughout the building, is thoroughly articulated, and includes a distinct base, middle and top. F. Division 3.6, Transportation and Circulation A Transportation Impact Study was waived for the site by the City's Traffic Engineer. The Nix Farm Natural Areas Facility has emergency access through the access route to Timberline and no additional emergency access is required by the Poudre Fire Authority. Nix Farm Natural Areas Facility — Major Amendment, #13-0001 February 21, 2013 Planning and Zoning Board Hearing Page 5 B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.4.1, Environmental, Natural and Cultural Standards The parcel that surrounds the proposed office building is held in a Conservation Easement. An Ecological Characterization Study was required of the project, as the overall parcel is within 500' of the Poudre River and contains other natural habitats and features. The site for the proposed office building was chosen because the location had the least impact on the surrounding natural environment; it is over 600' from the Poudre River and the high value lake to the east of the existing office building. The Ecological Characterization Study further indicated that the native plantings proposed through the project will enhance the habitat in the area and that no additional impacts are anticipated from the project. Thus, the project meets the standards set forth in Section 3.4.1 of the Land Use Code as the proposed building protects the natural habitats and features both on and in the vicinity of the site. D. Division 3.4.7, Historic and Cultural Resources The Nix Farm parcel currently contains three historic buildings. From a visitor's perspective, the most prominent historic building as you arrive to the site is the existing office building which was the old farm house for the Nix Farm. While no historic structures will be affected by the proposal, several design elements have been addressed through the proposal in compliance with Section 3.4.7(F), including the following: • The proposed building is setback 35.5' feet from the existing Hoffman Mill Road alignment/access to ensure the preservation of the view corridor to the historic farmhouse/existing office. • The proposed building includes architectural elements, such as painted horizontal lap siding, Portland -cement based stucco, and a mix of lower hip, shed and gable -end roof elements, to reflect the existing historical craftsman -style office building. The project will be reviewed by the Landmark Preservation Commission on February 13, 2013. Staff will provide a read -before memo to the Board regarding the outcome of the Commission's review on the project. Nix Farm Natural Areas Facility — Major Amendment, #13-0001 February 21, 2013 Planning and Zoning Board Hearing Page 4 g. 3.2.1(F) — Tree Protection and Replacement - The City Forester has inventoried the existing trees and all site trees will be protected except three existing, cottonwood trees within the proposed building footprint which will be transplanted on site. Thus, no tree mitigation will be required for the project. 2. Section 3.2.2, Access, Circulation and Parking a. The existing site layout has a less formal parking area and a meandering. walkway into the existing office building. The proposed building mimics that pattern by providing 5' walkways that directly connect with the parking areas to the building, but also provide an experience for the users without directly conflicting with the parking area, in compliance with Sections 3.2.2(C)(1) Safety Considerations, Section 3.2.2(C)(5) Walkways, and Section 3.2.2(C)(6) Direct Access. b. Minimum bike parking standards (Section 3.2.2(C)) requires 1 bicycle parking space per 4,000 square feet of building, with a minimum of four spaces. The project has provided 8 bike parking spaces, three of which are covered (minimum of 20% must be covered). c. In compliance with Section 3.2.2(K) of the Land Use Code, The maximum allowable parking spaces are calculated based on the entire site, according to the following schedule: • Existing office building (3,520 sq.ft. x 3 spaces/1000 sq.ft.) _ 10 spaces • Existing maintenance building (43 full-time equivalent employees x 0.75 (including seasonal workers) = 32 spaces • Proposed office building (4,103 sq.ft. x 3 spaces/1000 sq.ft.) = 12 spaces • Total allowable parking spaces = 54 spaces • Total parking spaces provided = 54 spaces The project also provides one additional accessible parking space, for a total of three on the site (Section 3.2.2(K)(5)). 3. Section 3.2.4 Site Lighting A photometric plan was submitted as part of the initial project development plan submittal. As proposed, the project complies with the minimum lighting requirements. Parking lot lighting will feature down -directional and sharp cut-off fixtures. In addition, the project is converting the existing light pole on the site to a sharp cut-off fixture (using a back -sided shield), so no light will spill over into the surrounding Conservation Easement. Nix Farm Natural Areas Facility — Major Amendment, #13-0001 February 21, 2013 Planning and Zoning Board Hearing Page 3 3. Compliance with Applicable General Development Standards: The PDP complies with the applicable General Development standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The project is in compliance with Section 3.2.1(D)(1)(c) in that full tree stocking is provided within 50' of the proposed building. In addition, the landscape areas extend a minimum of 10' from any building and the project provides almost 9,000 square feet of new planting beds. b. The Nix Farm does not abut a public street and thus, Section 3.2.1(D)(2) (Street Trees) does not apply, however, trees lining the entrance to the site along Hoffman Mill Road are proposed. c. The proposal complies with Section 3.2.1(D)(3) in that no one species of the proposed 29 new trees on the development plan exceeds 33% of the total trees on -site, or 10 trees. The most of any one species, the Sensation Boxelder (Acer negundo), is 8 trees. d. Section 3.2.1(E)(2) is complied with by the foundation plantings proposed along the building (greater than 50% required coverage) and through the extensive use of native grass seed, shrubs, and trees proposed in the project. No turf grass or high water use materials are proposed. e. Section 3.2.1(E)(3) is complied with by the overall water budget of 3 gallons per square feet, which is dramatically less than the 15 gallons per square feet allowed. f. Even though the parking spaces are contained in a vehicular use area as opposed to a traditional parking lot, the parking lot perimeter landscaping requirements (Section 3.2.1(E)(4)) are met by the informal grouping of trees proposed between the parking area and the building. As the parking proposed is in the interior of the 27.48 acre lot, no parking lot screening is required. Landscaping has also been provided (in accordance with Section 3.2.1(E)(5) and Section 3.2.2(M)) to soften the appearance of the parking spaces. The parking bays do not exceed ten spaces per bay. Nix Farm Natural Areas Facility — Major Amendment, #13-0001 February 21, 2013 Planning and Zoning Board Hearing Page 2 EXECUTIVE SUMMARY: Community facilities are a permitted use in the P-O-L Zone District, and the Natural Areas Department has been located on the site for over a decade. The proposed office building is setback 35.5' from the existing Hoffman Mill Road alignment to ensure preservation of the historic view corridor to the historic farmhouse (existing office) and has proposed architectural materials that complement the historic farmhouse. In keeping with the existing native landscaping, all new landscaping material is native and xeric. The proposed parking configuration utilizes the existing access road to minimize site disturbance. The proposed project complies with the applicable Land Use Code Standards. COMMENTS: 1. Background: As noted above, the Nix Farm parcel is 27.48 acres, but the construction disturbance is limited to 0.67 acres. The surrounding zoning and land uses are as follows: N: POL, Public Open Lands; Kingfisher Point Natural Area; S: I, Industrial; Great Western Railway and Prospect Business Park Condos E: POL, Public Open Lands; Kingfisher Point Natural Area; and W: RC, River Conservation; Streets Asphalt Recycling Facility on Hoffman Mill Road This property was annexed in 1983 on the Mobile Pre Mix Prospect Road Amended Annexation and was platted in 2001 as the Nix Farm Natural Area Facility. The site is currently used for offices and a machine shop for the City's Natural Areas Department. 2. Article 2 - Administration A. Section 2.2. 6 - Notice. A development review notification sign was posted on 1745 Hoffman Mill Road, visible from the entrance to the farm. Notification of the neighborhood meeting and this hearing was mailed to affected property owners according to the Land Use Code requirements. Pursuant to Land Use Code Section 2.2.2(B), neighborhood meetings are mandatory for applications subject to Planning and Zoning Board review. A neighborhood meeting was held for this project on December 19, 2012. Nine individuals attended the neighborhood meeting. The primary concerns were potential future access to Timberline (currently an emergency access only) and the amount of time it takes to make a left turn off of Hoffman Mill Road onto Lemay. City Traffic staff indicated there is not much that can be done to improve the access to Lemay without degrading the traffic flow on Lemay in one of the most congested areas in the City. ,6 PROJECT: Lot 1, Nix Farm Natural Areas Facility, Major Amendment (MJA) - #13-0001 APPLICANT: Craig Russell Russell + Mills Studio 141 S. College Ave. Fort Collins, Colorado 80525 OWNER: City of Fort Collins Natural Areas Department PO Box 580 Fort Collins, Colorado 80522 , :14111=1019 a] *141 :7121 [a] ► I This is a request for an additional office building at Nix Farm, known as Lot 1, Nix Farm Natural Areas Facility, Major Amendment File #MJA13-0001. The proposed development is located on a 27.48 acre parcel of City -owned land, but the development is confined to 0.67 acres, located at 1745 Hoffman Mill Road. The remainder of the site is held in a Conservation Easement. The site is located east of South Lemay Avenue, south of East Mulberry Street, west of South Timberline Road, and north of East Prospect Road. The entire site is in the Public Open Lands (POL) zone district. The current Nix Farm Facility consists of three historic buildings and a maintenance shop. The major amendment includes a request to construct an additional 4,103 square feet, one and one-half story community facility at the existing Nix Farm Natural Resources site. The proposed building will contain ten offices and meeting/conference areas for the Natural Areas Department. The existing site has 42 parking spaces; an additional 13 spaces are proposed and one parking space is proposed to be removed for a total of 54 spaces. The proposed structure is setback 35.5' from the existing Hoffman Mill Road alignment to preserve the view corridor to the historic farmhouse (existing office) and has proposed architectural materials that complement, but do not detract from the historic farmhouse. The maximum building height is 30.0' tall. RECOMMENDATION: Approval of the Major Amendment.