HomeMy WebLinkAboutOTTER BOX DISTRIBUTION/WAREHOUSE EXPANSION - PDP & APU - 17-10 - REPORTS - RECOMMENDATION/REPORT0
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Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
Page 13
RECOMMENDATION:
Staff recommends approval of the:
A. The Request for Addition of a Permitted Use to allow Light Industrial for
central distribution warehouse in conjunction with the Otter Box Warehouse
Expansion P.D.P.
B. Request for Modification to Section 3.9.5.(C)(2).
C. Request for Otter Box Warehouse Expansion P.D.P., #17-10.
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Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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11. Findings of Fact and Conclusion:
In reviewing the request to add Light Industrial as Permitted Uses for Otter Box
Warehouse Expansion P.D.P., and in reviewing the request for the P.D.P. itself, Staff
makes the following findings of fact:
A. Adding the light industrial to the Otter Box Warehouse Expansion P.D.P. in
the C, Commercial zone is found to have insignificant impacts with regard to
operational and functional characteristics of the surrounding area. Therefore
request complies with the compatibility standards of Section 3.5.1 of the
Land Use Code.
B. Adding'light industrial to the Interchange Business Park is found to be
appropriate for the C, Commercial zone district and, therefore, complies with
the criteria of Section 1.3.4 of the Land Use Code.
C. The P.D.P. complies with the applicable General Development Standards of
Article Three with one exception.
D. Specifically, a Request for Modification to Section 3.9.5.(C)(2) — materials
and Colors — is included in the P.D.P. to allow the building to be constructed
of tilt -up concrete panels.
E. Staff has evaluated the Request for Modification and finds that it complies
with the applicable criteria of Section 2.8.2(H):
(1.) The P.D.P., as modified, would not be detrimental to the public good.
(2.) The P.D.P., as modified, will promote the general purpose of the
standard equally well or better than would a plan that otherwise would
comply with the standard.
(3.) The reason the P.D.P., as modified, is equal to or better than a plan
that would comply is that the proposed building will feature tilt -up
concrete that is coated with a texture and will not be exposed gray
concrete. In addition, the tilt -up concrete is mitigated by the use of
metal panels at the base and a generous fenestration pattern in the
middle thus providing effective architectural relief. Finally, the new
building will match the existing building to which it is attached resulting
in an overall appearance that is consistent and harmonious.
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Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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employees, brings an extra measure of trade and activity to the area. The access to and
visibility from the interstate and state highway is advantageous for both the receiving and
shipping of goods which conforms with primary purpose that other firms have located
within the I.B.P.
C. Such use does not create any more offensive noise, vibration, dust, heat,
smoke, odor, glare or other objectionable influences or any more traffic
hazards, traffic generation or attraction, adverse environmental impacts,
adverse impacts on public or quasi -public facilities, utilities or services,
adverse effect on public health, safety, morals or aesthetics, or other adverse
impacts of development, than the amount normally resulting from the other
permitted uses listed in the zone district to which it is added;
The P.D.P. demonstrates compliance with the natural resource buffer for Boxelder Creek
and other operational aspects as required by Section 3.5.1. Light Industrial will not create
any more impacts than the amount normally resulting from the other permitted uses.
D. Such use is compatible with the other listed permitted uses in the zone
district to which it is added,
Light Industrial, on this parcel and in a structure similar to the existing building, will have
comparable operational characteristics as the other permitted uses. The increase in traffic
has already been factored into the public improvements, most notably the new signal at
East Mulberry and Southeast Frontage Road. From the public street perspective, the two
buildings combined will appear analogous to an office building. All loading operations are
in the back facing a 21 acre open. space tract.
The P.D.P. demonstrates that the any impacts associated with the Light Industrial use
have been effectively mitigated and that compatibility with the surrounding area has been
achieved.
E. Such use is not a medical marijuana dispensary or a medical marijuana
cultivation facility.
The proposed use is not associated with the dispensing or cultivation of medical
marijuana.
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Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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10. Criteria of Section 1.3.4(A):
Additions of a Permitted Use are required to comply with the criteria of Section 1.3.4(A).
A. The Use Is Appropriate In the Zone To Which It Is Added
The purpose of the C, Commercial zone district is described as follows:
"The Commercial District is intended to be a setting for development, redevelopment
and infill of a wide range of community and regional retail uses, offices and personal
and business services. Secondarily, it can accommodate a wide range of other uses
including creative forms of housing.
While some Commercial District areas may continue to meet the need for auto -
related and other auto -oriented uses, it is the city's intent that the Commercial
District emphasize safe and convenient personal mobility in many forms, with
planning and design that accommodates pedestrians."
The Interchange Business Park is the only C, Commercial district in the Growth
Management Area east of 1-25 and south of East Mulberry. This geographic isolation
represents a pocket of zoning, and not an area that is fully integrated into the fabric of the
community like North and South College Avenue. Further, the I.B.P. has already partially
developed in Larimer County with the following uses:
• Hotel and Standard Restaurant
• Unlimited Indoor Recreation
Light Industrial
• Drive -through Restaurant
• Office
• Retail
• Vehicle Sales (motorcycles)
Given this location and wide variety of existing uses, the addition of Light Industrial would
have an inconsequential impact on the integrity of the Commercial zone district. Further,
the addition would contribute to the Wide range of uses in the zone.
B. Such Use Conforms to the Basic Characteristics of the Zone District and the
Other Permitted Uses in the Zone District To Which It Is Added
The primary character of the zone is to provide an area to conduct business. Specifically,
the I.B.P. is further characterized by its proximity to the regional transportation network.
The addition of Light Industrial conforms to this character because such a use, with its
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Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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by the generous fenestration pattern and the applied texture. The use of textured
concrete tilt -up panels will not only complement but also match the existing building
thus achieving a high degree of compatibility.
D. Staff Finding — Section 2.8.2(H)
In evaluating the Request for Modification, Staff makes the following findings:
The granting of the Modification would not be detrimental to the public good.
2. The granting of the Modification will result in a plan that will promote the
general purpose of Section 3.5.3(B) equally well or better than would a plan
which otherwise would comply.
The reason the P.D.P., as modified, is equal to or better than a plan that would
comply is primarily due to the finding that the proposed building addition is
sufficiently designed with a combination of form, materials and color so as to be
attractive as viewed from surrounding public streets, including 1-25. As proposed,
the building complies with Section 3.5.1(13) and 3.5.3(D). The use of textured, pre-
cast, tilt -up concrete panels is effectively mitigated and promotes compatibility with
the existing structure.
9. Neighborhood Meeting:
A neighborhood information meeting was held on July 29, 2010. A summary is attached.
While there was general support for the project, the developer of Waterdale Subdivision
(Sunflower Active Adult Community) to the east expressed concern about potential
impacts associated with additional truck traffic and the large wall facing east. In response,
the applicant noted that shipping and receiving is by UPS and Fed Ex and all activity
ceases between 5:30 and 6:00 p.m. Also, the applicant agreed to plant additional
evergreen trees along the east property line. These trees will enhance the buffer between
the two properties. Combined with a distance of approximately 500 feet, the buffer, which
includes a healthy stand of riparian and wetland plants, is found to be effective in
mitigating the sound, light, odor and other impacts from the loading zone.
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Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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L. Section 3.9 — Development Standards for the 1-25 Corridor
Like projects in the Harmony Corridor, P.D.P's along 1-25 are reviewed by additional
standards unique to the sub -area. Most of the specific 1-25 Corridor standards
pertain to free-standing buildings located outside activity centers. For those
standards that apply to projects within activity centers, like Otter Box Warehouse
Expansion, most of the standards are already covered by the existing General
Development Standards.
There is one exception with regard to the exterior material. Section 3.9.5(C)(2)
prohibits tilt -up concrete panels. A Request for Modification is addressed in the
next section.
8. Request for Modification of Section 3.9.5(C)(2):
A. Standard at Issue — Development Standards for the 1-25 Corridor:
Section 3.9.5(C)(2) requires the following:
"Smooth -faced gray concrete block and tilt -up concrete panels are prohibited."
B. Applicant's Justification
The applicant has selected textured -coated, pre -cast, tilt -up concrete panels for the
proposed addition in order to match the existing building. Since the new building will be
attached to the existing, a seamless transition is desired for a consistent, overall,
aesthetic result. The use of a different material would cause an abrupt transition and
appear awkward and incongruous. The intent is to unify the existing and proposed
buildings and minimize the contrast between the old and the new.
C. Evaluation of the Request for Modification
Both the existing and proposed buildings will operate and function as a cohesive unit
for single end -user. Promoting compatibility between the existing and proposed
buildings by use of similar materials and colors will lessen the visual impact of new
50,385 square foot structure at a height of 32 feet.
The intent of the standard is to prohibit inferior buildings that are highly visible from I-
25. The proposed addition is not inferior but complies with Section 3.5.1(B) (Building
Compatibility) and Section 3.5.3(D) (Character and Image) with a distinct base, middle,
top providing vertical relief. Further, the concrete tilt -up panels are sufficiently softened
Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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H. Section 3.4.1 — Natural Habitats and Features
Boxelder Creek is a natural aquatic feature that is required to be protected from
impacts and disturbance related to development. The quantitative standard
requires a straight line 100 foot buffer zone. The P.D.P. indicates a buffer distance
of roughly 90 feet but enhances the off -site buffer area with a significant amount of
native trees and shrubs. The 90 foot buffer, combined with the added plant
material, preserves the ecological character and wildlife use of Boxelder Creek and
mitigates the impacts associated with development of this parcel and thus complies
with the qualitative performance standard of Section 3.4.1(E).
Section 3.5. 1 (B) (C) (E) (F) — Building Project and Compatibility
This standard is designed to ensure compatibility of new buildings with the
surrounding context. In this case, there are a variety of buildings in the immediate
vicinity including hotel, motorcycle dealership and a vehicle emissions testing facility
featuring eight mechanic bays. Since all three of these uses are different, there is
no established "architectural character. Consequently, the new building addition will
match the existing building with similar materials, color and fenestration with one
exception. The new building will be 32 feet to top of parapet versus the existing 28
feet.
J. Section 3.5.3(D)(1 — 6) — Character and Image
The new addition is designed to match the existing building with similar exterior
materials and color. The addition, therefore, will feature a distinct base (pre -cast
metal panels), middle (windows) and top (pre -cast concrete panels with textured
coating).
K. Section 3.6.4 — Transportation Level of Service Requirements
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted levels of service standards. The key
improvement is that the project will construct a new sidewalk along the south side of
the Southeast Frontage Road and Denrose Court. The Transportation Impact
Memorandum concludes that the estimated traffic impacts are within the parameters
of the original Transportation Impact Study and can be accommodated by the
existing and proposed public improvements.
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Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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and six new trees will be planted along the Southeast Frontage Road in front of the
proposed addition. Foundation shrubs are provided around the building with the
logical exception of the loading dock.
B. Section 3.2. 1 (E) (4) (a) — Parking Lot Perimeter Landscaping
An additional 29 parking spaces will be provided for customers and employees for a
new total of 74 spaces. A continuous shrub bed will be planted between the
parking lot and the Southeast Frontage Road.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The 29 new parking spaces will require a minimum of 6% interior landscaping in the
form of islands. The expanded parking lot is landscaped in a manner that exceeds
the required minimum.
D. Section 3.2.1(E)(6) — Screening
The trash enclosure and compactor are located in the area of the loading dock and
sufficiently screened from public view.
E. Section 3.2.2(B) — Access Circulation and Parking and Section 3.2.2(C)(5) -
Walkways
There are two existing driveways, one each per street, and these will remain. No
new driveways will be added. The circulation system will accommodate the existing
and proposed parking lot, truck dock and emergency access. A new public
sidewalk will be constructed along both streets as sidewalks were not required by
Larimer County.
F. Section 3.2.2(K) - Parking
As a light industrial facility, there is an allowable maximum of .75 spaces per
employee on the largest shift. An estimated 100 employees will be on the largest
shift and 74 spaces are provided, thus complying with the standard.
G. Section 3.2.4 — Site Lighting
Both existing and proposed parking lot lighting will feature down -directional and
sharp cut-off fixtures. There are no foot-candles that exceed the maximum
allowable. In particular, lighting levels are reduced along the southeast edge of the
project along Boxelder Creek.
Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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"Policy 1-25 — LU-2.2 Subarea employment and industrial districts, located east of 1-25,
should be located within % mile of 1-25. The location of the proposed Light Industrial
use is within '/2 mile of 1-25.
In summary, the addition of Light Industrial as part of Otter Box Warehouse Expansion
P.D.P. contributes to the vision of establishing a well -designed, mixed -use corridor along I-
25. The I.B.P. is designated by the Plan as a planned activity center. The continued build -
out of this center fulfills the vision of the Plan for the east side of 1-25. Finally, by being
located on an existing platted lot, and by being on the east side of the interstate, there are
no impacts on views to the mountains.
6. Commercial Zone District Standards:
There is one standard that is applicable:
Section 4.21(E)(2) - (2) Site Design.
(a) Pedestrian -oriented outdoor spaces shall be placed next to
activity areas that generate the users (such as street corners,
shops, stores, offices, day care and dwellings). Because
liveliness created by the presence of people is the main key to
the attractiveness of such spaces, to the maximum extent
feasible, the development shall link outdoor spaces to and
make them visible from streets and sidewalks. Sculpture,
kiosks or shelters are encouraged to be prominently placed in
outdoor spaces.
The proposed use is a warehouse that will serve as a centralized distribution facility for a
manufacturer. Although there will be a small retail component (500 square feet), the
facility is primarily designed to receive goods in bulk or large lots and then assemble, sort
or break down such goods into smaller lots for redistribution or sale to others for resale.
Consequently, there will not be any activity that generates pedestrian liveliness. A new
public sidewalk will be constructed along both street frontages to. provide access to the
services available within the I.B.P.
7. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the new building except in the area of
the enlarged loading dock. There are existing street trees along both public streets
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Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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5. 1-25 Corridor Sub -Area Plan:
The site is located within the 1-25 Sub -area Plan adopted in August of 2003. The request
for Light Industrial as a permitted use has been evaluated by the following policies of the
plan:
"Goal LU2 The land use characteristics of areas within this Subarea will be determined
by the availability of public facilities and services, adequately meeting the needs of the
type of land use."
The Interchange Business Park has been developing to an urban level of service since
2001. All necessary services have been, and are continuing to be, provided. The addition
of Light Industrial conforms to the established urban character of the surrounding area.
"Designation of Activity Centers. This plan designates activity centers along 1-25 at the
Prospect Road and Mulberry Street interchanges. These centers are intended to
evolve into concentrated areas of mixed -use development with high visibility, increased
levels of activity, and more integrated appearances."
The I.B.P. is within the designated activity center at the southeast quadrant of 1-25 and
East Mulberry Street, and was zoned C, Commercial upon annexation in 2005. It is
partially developed with a mix of uses and wide variety of building sizes. Adding Light
Industrial to this area would contribute to concentrating the level of activity in an area
that is highly visible. The proposed warehouse addition will match the existing building
and thus be integrated in its appearance.
"Major Employment Centers. Other important areas include existing employment and
commercial areas located to the north and south of Mulberry Street."
Adding Light Industrial within the I.B.P. complies with this policy.
"Policy 1-25 — LU-2.1 Subarea employment and industrial districts will provide sufficient
areas to accommodate long-term employment growth, and will establish appropriate
transitions between employment uses and adjacent residential areas."
The I.B.P. contains 62 acres with approximately one-half of the total remaining vacant
to accommodate future growth. Boxelder Creek has been reserved in a separate 21
acre tract and provides an attractive buffer for the adjacent residential neighborhood.
The addition of Light Industrial on an existing platted lot preserves this transition.
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Otter Box Warehouse Expansion —Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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In April of 2010, Air Care Colorado Vehicle Emissions Testing Facility was the first
development within the I.B.P. approved under the City's jurisdiction. This project is located
across the Southeast Frontage Road from the subject site.
3. Description of the Proposed Additional Uses:
Article Five of the Land Use Codes defines Light Industrial as:
Light industrial shall mean uses engaged in the manufacture, predominantly from
previously prepared materials, of finished products or parts, including processing,
fabrication, assembly, treatment, packaging, incidental storage, sales or distribution
of such products. Further, light industrial shall mean uses such as the manufacture
of electronic instruments, preparation of food products, pharmaceutical .
manufacturing, research and scientific laboratories or the like. Light industrial shall
not include uses such as mining and extracting industries, petrochemical industries,
rubber refining, primary metal or related industries.
4. Context of the Surrounding Area:
The fundamental characteristic of the area is the relationship to State Highway 14 and I-
25. Access to Highway 14 is gained via Southeast Frontage Road at an intersection that
has recently been signalized by CDOT. Lot sizes range from one acre to 3.3 acres. Since
2001, there have been four replats resulting in various lot line adjustments for end -users.
Given the high visibility to 1-25 to the southwest, and the lot sizes, the development pattern
features large buildings, with sufficient height for high -rack storage and raised loading
docks. The existing warehouse, an indoor sports building, and a motorcycle dealership
are examples of the larger buildings. A construction company, a drive -through restaurant
and other services are in smaller buildings. As mentioned, a vehicle emission testing
facility, featuring eight inspection lanes, is under construction on 3.15 acres.
Boxelder Creek forms the eastern boundary and has been placed within a separate 21
acre tract. This is an intermittent creek that includes a natural riparian zone and acts as an
effective buffer for the residential subdivision to the east. Boxelder Creek is governed by
F.E.M.A., with a designated floodway and floodplain, and is also subject to City of Fort
Collins regulations.
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Otter Box Warehouse Expansion — Addition of a Permitted Use, P.D.P., #17-10
August 19, 20P & Z Hearing
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EXECUTIVE SUMMARY:
The request has been reviewed by 1-25 Corridor Sub -area Plan and the criteria of Sections
1.3.4 and 3.5.1, which address compatibility within the zone district and the surrounding
area. A neighborhood meeting was held and a summary is attached. The P.D.P., with
Modification, complies with the applicable criteria of General Development Standards and
the Commercial Zone District Standards.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: C; Hotel and Drive -through Restaurant
S: C; Motorcycle Dealership
E: C; Boxelder Creek and Single Family
E: R-1; County — Waterdale Subdivision (Sunchase — Timnath G.M.A.)
W: C; Vehicle Emission Testing Facility (under construction)
2. Zoning History:
In 2001, the 62 acre Interchange Business Park was approved and developed in Larimer
County and located within the City of Fort Collins Growth Management Area. The zoning
under Larimer County at the time was Commercial. On July 19, 2001, Mr. James R.
Mokler entered into a voluntary Annexation Agreement granting the City of Fort Collins the
ability to annex the Interchange Business Park project upon proper contiguity being
achieved.
In 2002, Lots 9 and 10 were re -platted for the purpose of constructing a 31,194 square foot
warehouse with an office component under the jurisdiction of Larimer County.
In 2005, the City of Fort Collins exercised its authority and annexed the entire Interchange
Business Park in three phases and placed it into the C, Commercial zone district in
accordance with the 1-25 Corridor Sub -area Plan. Otter Box is part of the Interchange
Business Park (I.B.P.) Second Annexation.
�t of ns
%M NO
MEETING DATE IV
STAFF
PLANNING & ZONING BOARD
PROJECT: Otter Box Warehouse Expansion — Addition of a Permitted Use,
P.D.P., #17-10
APPLICANT: Otter Box Company
c/o Ripley Design, Inc.
401 West Mountain Avenue
Fort Collins, CO 80521
OWNER: Otter Box Company
c/o Curt and Nancy Richardson
1 Old Town Square
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to add Light Industrial as a permitted use, and a P.D.P., in conjunction
with an existing facility, located at 760 Southeast Frontage Road, within the Interchange
Business Park. The request consists of expanding the existing facility by adding 50,385
square feet for new warehouse. Combined with the existing warehouse facility consisting
of 31,194 square feet, the proposed addition would bring the total building up to 81,579
square feet. The primary purpose of the expansion is for storing product inventory in bulk
and then shipping smaller units to customers. The original warehouse facility was
approved by Larimer County in 2002. The Interchange Business Park was annexed into
the City of Fort Collins in 2005. Platted lots will be reconfigured to create a new 4.25 acre
parcel. The zoning is C, Commercial. This zone normally does not allow Light Industrial
as a permitted use.
RECOMMENDATION: Approval of the Addition of Permitted Use, Request for Modification
and P.D.P.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750