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HomeMy WebLinkAboutOTTER BOX DISTRIBUTION/WAREHOUSE EXPANSION - PDP & APU - 17-10 - DECISION - MINUTES/NOTESPlanning & Zoning Board August 19, 2010 Page 7 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. Member Schmidt seconded the motion. Motion was approved 6:0. 616 West Mulberry Street — The Sheldon House Addition of Two Permitted #15-10 Projec escription: This is a request to add two permitted uses to the existing building a 16 West Mulberry Street. The two uses are professional office and person and business services. The site is currently a bed and breakfast with six or f er beds that was approved as the Martin Bed and Breakfast P.U.D. in 1990. T e site is located on the north side of West Mulberry Street between Whitcomb nd Loomis Streets and oned N-C-M, Neighborhood Conservation Medium De sty. This zone normally s not allow Professional Office and Personal an usiness Services as per ed uses. Recommendation: Approval Chief Planner Ted Shepard noted the propose adds ' nal uses are not permitted in the N-C-M district. The request has been reviewed by West Side Ne borhood Plan and the criteria of Sections 1.3.4 and 3.5.1 which address compatibility within the zo di ict and the surrounding area. A neighborhood meeting was held. The house is locally desi ated as istoric landmark, which protects the exterior from any changes. The condition stipulat that, in compli ce with Section 1.3.4, a Major Amendment be submitted as the site specific devel ment plan that must approved prior to authorization of any change of use. / The parcel is located on the no side of West Mulberry Street be= Loomis and Whitcomb Streets. The east property line adjoi the north -south alley that connects Mulbe and Magnolia Streets. From 1965-1991, the alley was a dividing line between the R-M, Medium Densi Residential, and the R-H, High Density Residents zone districts. To the north, east and west are single mily homes that were platted as part of Lo is Addition in 1887. Whitcomb Street is now the dividing ' e between the N-C-M and the Downtow one. The site is to ted within the "Conservation" sub area of the West Side Neighborhood n (WSNP) adopted in 989. It is important to note that the parcel is separated from the "Businesf ncial" ub- area to a east by one-half of the block. The WSNP identifies Whitcomb Street as the dividiNlinse betty n the two sub -areas. Prior to the WSNP, the alley between Loomis and Whitcomb Stth 'viding line between zone districts. The parcel is separated from the "Core Single Famil t the west by two blocks along Mulberry Street. • Planning & Zoning Board August 19, 2010 Page 6 Member Schmidt said she's presuming there are only two additional trucks and that the hours of operation will be pretty similar. Ripley said the hours of operation are similar in that no trucks arrive before 8 a.m. and stop by 6 p.m. She said the semi -trucks are less often. The smaller (FedEx) trucks come several times a day. Public Input None Board Discussion Member Schmidt said she's been to the site and she believes it's going to be an improvement. The houses seem pretty far away from the end of the building and she doesn't see where it'll be detrimental to the public good. She supports the project. Member Lingle said he would agree. He thinks it looks like a really good project. Member Campana said he'll be supporting it as well. He's thinks the applicant's done a great job of dealing with the issues surrounding it. He does believe there is a slight glitch between what's allowed in the zoning districts (County vs. City). Chair Stockover agrees and believes we're ready for a motion. Member Smith said with regard to Otter Box Warehouse Expansion — Addition of a Permitted Use PDP, #17-10; (1) he moves to approve the request for the Addition of a Permitted Use to allow Light Industrial for central distribution and warehousing in conjunction with the Project Development Plan (PDP). (2) Smith moved to approve the Request for Modification of Section 3.9.5(C) (2). In support of the request for modification he noted it is not detrimental to the public good and as modified the PDP will promote the general purpose of the standard equally well or better than a plan that would otherwise comply with the standard. The reason the PDP, 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 there 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. (3) Smith also moved to approve PDP #17-10 based on the Findings of Facts and Conclusions on page 12 of the staff report: A. Adding the light industrial to the Otter Box Warehouse Expansion P.Q.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. Planning & Zoning Board August 19, 2010 Page 5 Hearing Testimony, Written Comments and Other Evidence Chief Planner Ted Shepard noted 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 addresses compatibility within the zone district and the surrounding area The P.D.P., with Modification, complies with the applicable criteria of General Development Standards and the Commercial Zone District Standards. 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. Shepard added if the Board finds in the affirmative, they'll need to add to their motion that it is not detrimental to the public good. Applicant's Presentation Linda Ripley is with Ripley Design, Inc., Landscape Architects and Planners for the project. She's here tonight representing owners and founders Curt and Nancy Richardson. Otter Box started in 1998 with a waterproof camera case and has grown quite a bit since then. They are now an intemational business doing plastic coverings for every electronic device you can imagine That success means they need to expand their existing distribution center at Interchange Business Park. We're asking for approval of the building's expansion onto an adjacent vacant lot. They are also here due to the "little glitch" in the system that being zoned C in the County allowed light industrial; being zoned C in the City doesn't. Certainly the use is consistent with other kinds of things that have been developed in that business park so far. It's about 50% built cut right now. The expansion is actually larger than the existing building. Along with the expansion of the building there are two additional bays in the back for trucks. The parking lot is expanded by 27 parking spaces along the front of the building. There's an existing access along the frontage road that will be used for the addition. Two other things are being added to the site. Along the front there was no existing sidewalk because the County does not require it but the City does. Otter Box will be providing a sidewalk all along the frontage road as well as along Denrose Court to service any pedestrians that might want to utilize it. On the east side they are adding an employee break area —a space enclosed with walls with landscaping and an outdoor eating area. They are also adding two water quality ponds —again, something not required in the County but is required in the City. Storm drainage will be cleaned up before it goes into the drainage swale on the west side of the building or into the Boxelder Creek open space area to the south. They are adding quite a lot of planting along Boxelder Creek. The back (east) side of the building facing Sunflower Active Adult Community does not have windows so they've added a lot of plant material that will soften that, including 12 large Austrian Pine Trees that over time will provide a lot of screening. The enhanced landscaping will provide a lot of structural diversity for wildlife habitat along the creek. She said Stu Mac Millen is here tonight also representing the owner so if the Board has questions for either of them, they would entertain them. Member Lingle said he assumes your Civil Engineer has looked at the turning templates on the trucks. Ripley said actually they're making a change because it was pointed out they have a little bit of a problem on the westernmost bay. Ripley said the solution is they're going to be clipping the corner of that building so the area of the addition will go down slightly and that will ease that turning movement. She complimented Member Lingle on the "good catch". 0 • Planning & Zoning Board August 19, 2010 Page 4 Board Discussion Member Schmidt said she believed most of the area is detention pond but that there is some flexibility in the final stages to move the patio area so it's not too close to the trailers. Shepard said the detention pond is very shallow and flat so the patio could be located somewhere else. -' Chair Stockover said thought it was a very well thought out plan. As a E the car wash, he knows it can be difficult to get ou . e believes people form habits and get used tsurroundings. Hopefully, people on that end of town ar se to looking both ways before they me raffic. He's comfortable with the double drive-thru; one time through on the wrong side and you'll never do it again. Again, as people frequent certain places, they gat accustomed to how it operates. He supports the proposal —he thinks it's a nice addition to that area. He would suggest to Mr. Allen that he contact Ted Shepard. Shepard can keep informed as to where the patio goes. j Member Schmidt said she shares Stockover's thou. North College is already a pretty challenging place to drive so she hopes this can be successfu} and we won't be creating problems for pedestrians and others trying to cross. Mr. Allen's point is good.. She's glad there's access se that people from the mobile home park can use the restaurant. Maybe a different concept such as benches along the path will work just as well as Pe patio. If it ends up being a night time gathering place, that might be hard for someone living jus n the other side of the fence. She supports the project. Member Schmidt made a m on to approve the North College Taco John's..,PDP, # 13-10 based upon the Findings of Fact and Conclusion on page 6 of the staff report. In evaluating the request for the North College Taco John's P.D.P. A. The proposed land use, drive-in restaurant, is a permitted land use in the Service Commercial zone, subject to Planning and Zoning Board review. B! jfhe P.D.P. complies with the applicable General Development Standards of rticle Three and the C-S zone district standards of Article Four. Member Hatfield seconded the motion. Motion was approved 6:0. Project: Otter Box Warehouse Expansion — Addition of a Permitted Use, Project Development Plan, # 17-10 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 Chair Stockover called the meeting to order at 6:00 p.m. Roll Call: Campana, Hatfield, Lingle, Schmidt, Smith, and Stockover Excused Absence: Carpenter Staff Present: Dush, Eckman, Shepard, Stanford, and Sanchez -Sprague Agenda Review Director Dush reviewed the agenda. Citizen participation: None Chair Stockover asked members of the audience and the Board if they'd like to pull any item from the Consent Agenda. Member Schmidt requested that Item 2, North College Taco John's Project Development Plan, #13-10 be moved to discussion. Consent Agenda: 1. Minutes from the June 17, 2010 Planning & Zoning Hearings Member Schmidt moved to approve item # 1 June 17, 2010 minutes of the Planning and Zoning Board. Member Campana seconded the motion. The motion was approved 6:0. Discussion Agenda: 2. North College Taco John's Project Development Plan (PDP), # 13-10 3. Otter Box Warehouse Expansion — Addition of a Permitted Use, PDP, # 17-10 4. 616 West Mulberry —the Sheldon House —Addition of Two Permitted Uses, # 15-10 Project: North College Taco John's Project Development Plan (PDP), # 13-10 Project Description: This is a request for a new 747 square foot restaurant featuring two drive -through lanes. The site is now vacant and located 1603 and 1605 North College Avenue. The site is .75 acres in size and will share an access drive with the existing Executive Carwash and Self -Storage, the adjoining parcel to the north. The parcel is zoned C-S, Service Commercial. Recommendation: Approval