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HomeMy WebLinkAbout4800 INNOVATION DR. - ADDITION OF PERMITTED USE - 18-08 - CORRESPONDENCE -0 9. Conditions of Approval Will any conditions of approval be necessary to address impacts generated by the proposed use to in order to ensure compliance with all applicable regulations? None that we are aware of. • 5. Describe how the placing the proposed use on the subject parcel will result in compliance with the Building and Project Compatibility standards found in Section 3.5.1 of the Land Use Code. The proposed use will be utilizing an existing building that was developed and constructed in accordance with the architectural controls of the Oakridge Business Park The primary traffic to the Subiect Property for the proposed use would result from employees delivery and circulation at the rear of the Property. This circulation area is screened from the public street by an approximately 6' masonry wall and steel gate. There is also mature landscaping at the front of the property that allows for additional screening of the delivery area Any outside storage mechanical equipment, or trash collection shall be located behind the screen wall and in excess of 20' from the public street All parking for the facility will be handled by the existing off- street parking lot. 6. Compliance with a Governing Overall Development Plan or Sub -area Plan Is the site governed by an adopted Overall Development Plan, Sub -area Plan, Corridor Plan or Neighborhood Plan? If so, please describe how the proposed use and the present site improvements comply with these adopted plans, or how the site will be brought up to a level of compliance. To our knowledge there is no sub -area plan corridor plan, or neighborhood plan. 7. Compliance with Article Three of the Land Use Code Describe how the site presently complies or does not comply with the General Development Standards of the Land Use Code. Where the site improvements are deficient, what measures will be taken to bring the site up to a level of code compliance? The site presently complies with the General Development Standards prescribed by Article 3 as described in #5 above. 8. Compliance with Article Four of the Land Use Code Are there any applicable standards of the zone district in which the parcel is located? If so, how the does the site presently comply, or how will the site be brought up to a level of compliance? This property does not abut residential property. This property provides a primary entrance facing the public street and does provide direct linkage from the building entrance to the street sidewalk without crossing a parking or driving area for pedestrians. 3. Context The submittal must include a thorough description of the surrounding area Please describe the nature and extent of both abutting and adjacent land uses. The Subiect Property is located in the Oakridge Business Park on Innovation Drive The immediate neighboring users include Drahota Construction and Verigy to the north The building immediately to the south was occupied by DAKO Cytomation now Beckman Coulter but is currently vacant and on the market for lease or sale. It is an approximately 10, 800 square foot building cunrently built out for office/lab/flex warehouse uses. The building immediately to the east is a multi -tenant rail -served warehouse/ distribution facility with retail in the front occupied by a number of different uses including Florida Tile BC Granite & Tile Coldstone Creamery, Taco Del Mar Norwalk Fumiture Warehousing Empire Staple and more. Neighboring users within the Oakridge Business Park include Wolf Robotics BHA DesignMenglerArchitects Hercules Industries, Office Scapes Honeywell Baker Instruments and IBMC. These occupants include a mix of office retail wholesale warehouse distribution and manufacturing uses. 4. Is the Proposed Use Compatible with the Neighborhood Context and with Section 3.5.1 of the Land Use Code? Describe how the proposed use is compatible with the surrounding neighborhood. Please refer to the definition of Compatibility in the Land Use Code found in Section 5.1.2. The Subiect Property is a single -story masonry office/warehouse building with a combination of dock -high and ground level overhead doors, very similar to all of the surrounding buildings The scale mass and bulk of the structure is comparable to the maiority of the structures in the Oakridge Business Park and is in some cases less than neighboring properties, the Wolf Robotics building as one example The proposed use will not generate any pedestrian traffic and the vehicular traffic is anticipated to be comparable to or less than the previous use and those uses surrounding the Subiect Property. Access to the Subiect Property will still come from Innovation Drive, and all site circulation relating to this use will be handled on the 2.6 acre site, rather than utilizing the public streets Onsite parking has been sufficient for Simpson over the past 15 years and is anticipated to meet parking demands for warehouse/distribution users. There are no additional lighting requirements creating no change of impact to the surrounding area, and noise is anticipated to be reduced by way of reduced traffic to the site. In general, the proposed use is anticipated to be an overall decrease of intensity as compared with the previous use as it would likely result in fewer employee trips to the site. Submittal Guidelines For Addition of a Permitted Use 4800 Innovation Dr. Oakridge Business Park Fort Collins, CO 1. Zone District In what zone is the property located? Is there a zoning history on the property? For example, was the property ever zoned in such a way that the proposed use would have been permitted under a former zone district? The subject property is currently located in the Oakridge Business Park, which is currently zoned HC — Harmony Corridor. Uses currently allowed within HC include light industrial, assembly and food processing, but not warehouse/distribution. When the building was developed and constructed in 1993, it was under the LDGS guidelines. Covenants for the Oakridge Business Park prescribe a number of allowed uses, one of which being warehouse/distribution which would have allowed for the proposed use. 2. Description of the Proposed Use and Previous Use The submittal must include a detailed description of the proposed land use (or land uses if the proposal includes a mixed -use project) and the previous use, if one existed, including the number of employees, hours of operation, anticipated customer traffic any other attributes or characteristics of the operation. The current use of the Subiect Property is for manufacturing, warehousing and distribution of sheet metal products, specifically HVAC ducting and related components. The previous occupant, Simpson Sheet Metal, had approximately 40 employees onsite. They had approximately 35 trucks of varying sizes delivering and shippinq materials to and from the site daily. The proposed permitted use for the Subiect Property is warehouse/ distribution. This would allow the Subiect Property to be used as it was intended, and has been used for the past 15 years. The addition of this use would allow the property to be leased or sold to a user who could utilize the 22, 000 square feet of dock -high warehouse for storage and distribution of wholesale goods. • Jason Ells From: Ted Shepard [tshepard@fcgov.com] Sent: Monday, June 16, 2008 3:45 PM To: Jason Ells Subject: Re: 4800 Innovation L, Draft.APU.doc(24 KB) Hello Jason, attached are the draft submittal requirements for the submittal of an Addition of a Permitted Use. This is the basic information that we need. For High Country Beverage, we may need some information as to how many big trucks will be using the facility, how many employees, how many truck trips to and from the facility. I am just thinking that product storage is relatively benign. But, the level of activity associated with moving the product around is what creates the impact of the proposed land use. If you solid data as to truck traffic, please include. Also, these submittal requirements have not be fully reviewed by the powers that be. But, consider the fundamental aspect of what the P & Z Board will require to make an informed decision. Neighborhood Meeting - how have you planned to contact the surrounding property owners? I suggest a neighborhood meeting. Crossroads Safehouse hosted an open house. Perhaps a mailing to surrounding property owners, within 800 feet, promising some product refreshement, would go a long way. The P & Z Board will want some evidence that there was some outreach to inform the affected property owners, prior to the P & Z hearing. I will be going on vacation beginning tomorrow and back in the office on July 3rd. Please contact Cameron Gloss, 221-6750, for further guidance. Thanks, Ted >>> Jason Ells <jason@realtec.com> 6/16/2008 3:14 PM >>> Ted, have you made any progress toward getting the submittal checklist prepared? We are anxious to get this process started on 4800 Innovation. Thanks Jason Ells ------Original Message ------ From: Ted Shepard To: Jason Ells Sent: Jun 9, 2008 4:46 PM Subject: 4800 Innovation Hello Jason - I am working on your submittal requirements. The application fee will be $500.00. We will not be able to amend the Application Form in time for your submittal. Instead, simply check the box that says "Small Project Fees." That will be fine for now. Thanks, Ted