HomeMy WebLinkAboutROCKY MOUNTAIN ARCHERY - APU - 21-09 - REPORTS - RECOMMENDATION/REPORTRocky Mountain Archery — 4518 Innovation Drive - Addition of a Permitted Use #21-09
June 18, 2009 P & Z Hearing
Page 9
As mentioned, the proposed indoor archery range is smaller, and will generate fewer trips,
than the two existing health clubs. Compared to these allowable uses, indoor archery is a
compatible land use.
E. Such use is not specifically listed by name as a prohibited use in the zone
district to which it is added.
The proposed indoor archery range is not specifically listed as prohibited uses.
F. Such use is not specifically listed as a 'Permitted Use" in Article 4, and
specifically found by the Planning and Zoning Board to not be detrimental to
the public good and to be in compliance with the requirements and criteria
contained in Section 3.5.1.
The proposed use is not listed as permitted in the H-C (hence the request). Staff has
evaluated the two uses and concludes that the proposed unlimited indoor recreation use
has been described and defined in sufficient detail to be in compliance with Section 3.5.1
and, further, is not considered detrimental to the public good.
12. Findings of Fact and Conclusion:
In reviewing the request to add Unlimited Indoor Recreation Use as a Permitted Use for
4518 Innovation Drive, Staff makes the following findings of fact:
A. Adding the Unlimited Indoor Recreation to the H-C zone is found to comply
with the compatibility standards of Section 3.5.1 of the Land Use Code
B. Adding the Unlimited Indoor Recreation is found to comply with the criteria of
Section 1.3.4 of the Land Use Code.
C. A neighborhood meeting was held in conjunction with this request and no
objections were raised.
RECOMMENDATION:
Staff recommends approval of adding Unlimited Indoor Recreation as a Permitted Use for
4518 Innovation Drive for the proposed indoor archery range, subject to the P.D.P. being
reviewed by the Planning and Zoning Board as a Type Two review.
Rocky Mountain Archery — 4518 Innovation Drive - Addition of a Permitted Use #21-09
June 18, 2009 P & Z Hearing
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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 Harmony Corridor Plan envisioned a mix of primary and secondary land uses. The
basic primary uses are intended to be large-scale employers. Existing employers include
Hewlett-Packard, Avago, Intel, AMD, Wolf Robotics, Harmony Medical Campus, Center
Partners, Custom Blending and others including the forthcoming Enterprise Rental Car
Call Center.
There remains a significant amount of undeveloped land in the H-C and BINREAC sub-
area. For example, between Harmony Technology Park (108 vacant acres) and Presidio
(48 vacant acres), there is an estimated potential of approximately 15 to 20 year supply of
land for primary employment.
Existing Mixed -Use Activity Centers include Harmony Market (Sam's Club), Harmony
Safeway, Preston Center and Front Range Village. An existing similar permitted use, as
mentioned, is 24-Hour Fitness located in Harmony School Shops.
Staff finds that the proposed indoor archery range conforms to the physical characteristics
of the immediate surrounding in that the lot size, building size and number of employees
are similar in size and scale as Farmer Brothers Coffee, Colotex Electric and Grainger
Industrial Supply. Further, Staff finds that the proposed use conforms to the basic mixed -
use character of the H-C zone while preserving larger undeveloped parcels for base
industry.
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;
Obviously, the indoor archery facility will not include any exterior operational impacts. The
use is expected to be a low trip generator when compared to nearby uses such as Center
Partners Call Center and Harmony Safeway Neighborhood Shopping Center. As an
existing platted lot for 31 years, there will be no impacts on utilities or services. The use is
similar in scope to other existing permitted uses in the H-C zone.
D. Such use is compatible with the other listed permitted uses in the zone
district to which it is added,
Rocky Mountain Archery — 4518 Innovation Drive - Addition of a Permitted Use #21-09
June 18, 2009 P & Z Hearing
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9. Neighborhood Meeting:
A neighborhood information meeting was held on May 18, 2009. A summary is attached.
Those in attendance supported the project. The three surrounding businesses were
personally contacted by the Current Planning Department as part of field survey to
determine the number of employees at each firm, and to gauge feedback on an indoor
archery facility. All of those contacted supported the proposed project.
10. Site Specific Plan Follow-up:
If the applicant is successful in his request for the Addition of Permitted Use, then a Project
Development Plan would be required. It is during this process that all interested
departments and utilities would have an opportunity to inspect the site and make
comments, if any, regarding development of the site.
11. 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 proposed use, unlimited indoor recreation, is defined as follows:
"Unlimited indoor recreational use and facility shall mean establishments primarily
engaged in operations and activities contained within large-scale gymnasium -type
facilities such as for tennis, basketball, swimming, indoor soccer, hockey or bowling.
(Note that since Limited Indoor Recreation is capped at 5,000 square feet, anything in
excess is, by definition, Unlimited Indoor Recreation.)
At 11,602 square feet, the proposed indoor archery range is clearly at the low end of the
spectrum in comparison to indoor tennis, swimming, soccer, hockey or bowling. In fact, at
the proposed size, the indoor archery facility is smaller than 24-Hour Fitness (36,609
square feet) which is permitted in the H-C zone. (Note also that the Miramont Health Club
(75,987 square feet) and Evangelical Church gymnasium (4,421 square feet) are located
on the immediate edge of the H-C zone but south of Oak Ridge Drive.) Staff concludes,
therefore, that the proposed use has similar characteristics to a health club, is smaller in
size and scale than an existing permitted use, and would be appropriate to the Harmony
Corridor zone district.
Rocky Mountain Archery — 4518 Innovation Drive - Addition of a Permitted Use #21-09
June 18, 2009 P & Z Hearing
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D. Section 3.5.1(1) - Outside Storage Areas/Mechanical Equipment
There will be no outside material storage associated with the archery facility.
E. Section 3.5.1(J) - Operational/Physical Compatibility Standards
At this time, Staff does not anticipate any significant issues relating to the
operating characteristics of the indoor archery facility. Any issues that arise
during subsequent review of the P.D.P. will be addressed at that time.
8. Traffic:
A transportation impact study has not been submitted with the Addition of a Permitted Use.
Preliminary discussions regarding traffic indicate the following:
• An indoor archery facility will generate trips that will not coincide with the
A.M. and P.M. peak times on the surrounding roadways.
• The three immediate surrounding uses are all wholesale distributors with a
current total of 21 employees.
• Wholesale distribution has a specialized customer base oriented to the
professional trades and not the general public. This land use generates
fewer trips than office and retail.
• The largest trip generator in the area is Center Partners, a call center with
approximately 800 total employees divided among the hours of 5:00 A.M.
and 11:00 P.M. seven days per week.
• The Harmony Road/Innovation Drive intersection is limited to right-in/right-out
due to the existing median in Harmony Road. Full turns are provided at the
Harmony/McMurry signalized intersection.
• The vacant lot at 4518 Innovation Drive has been platted since 1978.
Surrounding roadways and intersections were designed and constructed
assuming this lot would develop and generate traffic.
While Staff does not anticipate that transportation impacts will require mitigation, the
P.D.P. will be evaluated and subject to all the pertinent criteria of Section 3.6.4,
Transportation Level of Service Requirements of the Land Use Code.
Rocky Mountain Archery — 4518 innovation Drive - Addition of a Permitted Use #21-09
June 18, 2009 P & Z Hearing
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In the larger surrounding area, there is a three-story office building, a vacant
manufacturing building, a call center, a two-story convenience shopping center and Kruse
Elementary School. (Please see the vicinity map).
7. Compliance with Compatibility Standards of Article Three:
A. Section 3.5.1(B) — Architectural Character and Building Compatibility
The front elevation features a mix of cultured stone, synthetic stucco, lap
siding and asphalt -fiberglass roof shingles. The entrance is highlighted by a
front porch running the entire width of the building and covered with a metal
awning. The wood timber accents over the door speak to the "Colorado
Lodge" theme.
The two side elevations each include a large dormer to break up the long
roof line. The rear elevation is not accented since it faces the railroad tracks
and the electrical substation.
Most buildings in the immediate vicinity are a combination of an accented
front with a flat -roofed warehouse behind. Materials are basically a variety of
concrete block and metal siding. One building addition, Grainger, includes
an entire addition of metal siding.
B. Section 3.5.1(C) — Building Size, Height, Bulk, Mass, Scale
The new building will be two stories with a pitched roof. There would be
9,927 square feet on the first floor and 1,675 square feet on the second floor.
The total of 11,602 square feet is comparable to Farmer Brothers Coffee
(10,937 square feet) to the north and Colotex Electric (11,304 square feet) to
the south.
C. Section 3.5.1(E) — Building Materials
As indicated, the exterior materials for the warehouse are different from the
three immediate surrounding buildings but attractive and used in a
combination that is familiar to our community.
In conclusion, from an architectural perspective, the indoor archery facility
demonstrates a level of quality and interest that exceeds the immediate area
and is, therefore, considered compatible with the context of the area.
Rocky Mountain Archery — 4518 Innovation Drive - Addition of a Permitted Use #21-09
June 18, 2009 P & Z Hearing
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• Professional offices;
• Finance, insurance and real estate services;
• Other uses of similar character as determined by the Planning and Zoning
Board."
The Plan goes on to address secondary uses:
"Secondary and supporting uses will also be permitted in the BINREAC, but shall
occupy no more than 25% of the total gross area of the Office (or Business) Park,
Overall Development Plan or Planned Unit Development, as applicable."
"Permitted secondary uses shall be limited to:
• Hotels/motels;
• Sit-down restaurants;
• Neighborhood Convenience Shopping Centers;
• Child care centers;
• Athletic Clubs;
• Single family and multi -family housing;
• Accessory buildings and uses as defined by the Land Use Code."
Finally, the plan states:
"The essence of both types of activity centers (BINREAC and Mixed -Use Activity
Centers) is a combination of different types of land uses along with urban design
elements that reduce the dependence on the private automobile, encourage the
utilization of alternative transportation modes, and ensure an attractive
appearance."
The Plan envisions a mix of uses. The proposed Unlimited Indoor Recreation Use would
be most similar to an athletic/health club.
6. Unlimited Indoor Recreation - Compatibility with the Neighborhood Context:
The general area is characterized by a cluster of wholesale distribution facilities that were
constructed in the late 1970's and early 1980's. These buildings typically feature small
parking lots, a service counter and small office in front, and a large warehouse behind.
Usually, a one -bay, dock -high loading zone is provided and the warehouse portion often
includes high -rack storage. The electrical substation and Union Pacific railroad tracks to
the east form a hard edge to the area. It is important to note from an urban design
perspective, the lot is interior to the Golden Meadows Business Park and does not front on
Harmony Road and not subject to the 80-foot setback.
Rocky Mountain Archery — 4518 Innovation Drive - Addition of a Permitted Use #21-09
June 18, 2009 P & Z Hearing
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regular customers. One aspect of the operation would be for providing organizational
support and coaching youth teams.
4. Context of the Surrounding Area:
Parcel Size
Building Size
Employees
S . Ft.
Sq. Ft.
North —
33,893
10,937
5
Farmers Bros.
Wholesale
Distribution
South —
27,446
11,304
5
Colotex Electric
Wholesale
Distribution
East —
Electrical Substation
West —
117,044
23,120
11
Grainger Supply
Wholesale
Distribution
Proposed
27,600
11,602
4
Indoor Archery
5. Harmony Corridor Sub -Area Plan:
The site is located within the Harmony Corridor and within the sub -area known as the
Basic Industrial Non -retail Employment Activity Center (BINREAC). The plan states:
"...(BINREAC) are locations where either industrial uses, and/or office or
institutional type land uses are permitted to locate in planned office (or business)
park settings . "
"Permitted principal uses in the BINREAC shall be limited to:
• Research facilities, testing laboratories, offices and other facilities for
research and development;
• Industrial uses;
• Hospitals, clinics, nursing and personal care facilities;
• Regional, national, or international headquarters of a services -producing
organization;
0 Vocational, business or private schools and universities;
Rocky Mountain Archery — 4518 Innovation Drive - Addition of a Permitted Use #21-09
June 18, 2009 P & Z Hearing
Page 2
1. Background:
The surrounding zoning and land uses are as follows:
N: H-C;
Wholesale Distribution (Farmer Brothers Coffee)
S: H-C;
Wholesale Distribution (Colotex Electric)
E: H-C;
Union Pacific Railroad and Electrical Substation
W: H-C;
Wholesale Distribution (Grainger Industrial Supply)
2. Zoning History:
• The property was annexed in 1977 and zoned I-P, Industrial Park.
• The property is Lot 10 of the Golden Meadows Business Park approved in
August of 1978.
Prior to the adoption of City Plan and the Land Use Code in 1997, the
property was zoned I-P, Industrial Park. According to the Zoning Code in
place at that time, the permitted uses included:
"Recreational uses including activities such as billiard and pool parlors,
dance studios, martial arts schools, arts and crafts studios, exercise and
health clubs, bowling alleys, tennis, basketball and swimming."
In checking with the Zoning Department, the proposed Rocky Mountain
Archery would have been a permitted use at 4518 Innovation Drive under
this definition prior to 1997, subject to an I-P Site Plan Review (not a Planned
Unit Development under the L.D.G.S.)
• In 1997, with the adoption of the Land Use Code, these uses were divided
and redefined between Limited Indoor Recreational Uses (under 5,000
square feet) and Unlimited Indoor Recreational Use and Facility (over 5,000
square feet). Further, neither of these once -permitted uses was transferred
to the new H-C, Harmony Corridor District.
3. Description of the Proposed Additional Use:
The primary use is indoor recreation with ancillary retail sales and service of equipment.
This would be a full -service archery facility with shooting range, viewing area and a
technical range featuring an animated video screen. The facility would be open for
individuals, groups and occasional tournaments. Memberships would be available for
of
,,.F,�co`rt� Collins
i i EM NO
MEETING DATE 6 a of
STAFF ed arai
PLANNING & ZONING BOARD
PROJECT: Rocky Mountain Archery — 4518 Innovation Drive - Addition of a
Permitted Use #21-09
APPLICANT: Kodiak Construction
c/o Mr. Stewart King
37126 Soaring Eagle Circle
Windsor, CO 80550
OWNER: Brinkman Properties
3003 E. Harmony Road, Suite 300
Fort Collins, CO 80528
PROJECT DESCRIPTION:
This is a request to add Unlimited Indoor Recreation as an Addition of a Permitted Use for
the vacant property at 4518 Innovation Drive in the Harmony Corridor zone district.
Specifically, the proposed use is an indoor archery range. As proposed, the request is for
an 11,266 square foot building containing an indoor archery range and pro shop. The site
is 27,600 square feet in size located within the Golden Meadows Business Park. The site
is zoned H-C, Harmony Corridor where this is proposed land use is not presently
permitted.
RECOMMENDATION: Approval with Unlimited Indoor Recreation being subject to the
P.D.P. being reviewed by the Planning and Zoning Board.
EXECUTIVE SUMMARY:
The proposed additional use is not permitted in the H-C district. The request has been
reviewed by 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. If approved, the next step would be submittal of a Project Development Plan.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750