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Home My WebLink AboutUNITED WAY HOUSING SERVICES DAY CENTER - PDP - 30-06 - REPORTS - RECOMMENDATION/REPORTUnited Way Housing Services Day Center, PDP, #30-06 January 18, 2007 Planning & Zoning Board Hearing Page 7 at Tavelli Elementary School, on July 20, 2005 at Grace Fellowship Church, and on August 28, 2006 at Grace Fellowship Church. Primary concerns expressed at all 3 meetings were focused on a homeless shelter being located near existing residential neighborhoods and business areas; and, the concentration of social service facilities in the close -in, northeast part of Fort Collins. Copies of the notes taken (comments, concerns expressed) at the January 18, 2005 and July 20, 2005 neighborhood meetings are attached to this Staff Report. FINDINGS OF FACT/CONCLUSIONS After reviewing the United Way Housing Services Day Center, Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed land use (a day shelter) is permitted in the I - Industrial District. 2. The Project Development Plan complies with applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The Project Development Plan complies with applicable district standards of Section 4.28 of the Land Use Code, Industrial District. RECOMMENDATION: Staff recommends approval of the United Way Housing Services Day Center, Project Development Plan - #30-06. United Way Housing Services Day Center, PDP, #30-06 January 18, 2007 Planning & Zoning Board Hearing Page 6 2. 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 3.5, Building Standards 1. Section 3.5.1 Building and Project Compatibility The proposal ensures that the physical and operational characteristics of the proposed buildings and uses are compatible when considered within the context of the surrounding area. It complies with the standards and requirements as set forth in this section of the LUC. The Housing Services Day Center building will be one-story, 28' high, and contain 10,000 square feet of leasable floor area. Building materials will be a combination of vertical and horizontal wood siding, brick masonry siding, and composite shingle roofing. There will be a general tan color scheme. 2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings The United Way Housing Services Day Center, being defined as a day shelter, is not subject to the requirements and standards set forth in this section. D. Division 3.6, Transportation and Circulation Section 3.6.4, Transportation Level of Service Requirements The proposal complies with the requirements set forth in Section 3.6.4(C) Transportation Impact Study. The applicant provided a Transportation Impact Study (TIS) to the City with the PDP submittal documentation. The City's Traffic Engineer has reviewed the TIS and has determined it to be acceptable. 5. Neighborhood Information Meeting The United Way Housing Services Day Center, PDP contains a proposed land use that is permitted in the I - Industrial Zoning District subject to a Planning and Zoning Board (Type 2) review. The proposed use is a day shelter that does not exceed 10,000 square feet in size. The LUC requires that a neighborhood meeting be held for a Type 2 development proposal and there were three (3) City -facilitated neighborhood meetings held. They occurred on January 18, 2005 United Way Housing Services Day Center, PDP, #30-06 January 18, 2007 Planning & Zoning Board Hearing Page 5 e. The proposal complies with Section 3.2.1(E)(4)(b) in that on -site vehicular use areas will be screened from existing and future non- residential uses to the north and west with deciduous and evergreen shrub plantings, at least 30" in height, that will extend along at least 70% of the length of the boundaries of the parking lots that abut the non-residential uses. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides adequate and secure bicycle parking located near the entrance to the Housing Services Day Center building. The rack will accommodate 6 - 8 bicycles, which exceeds the minimum of 2 spaces required. b. The proposal complies with Section 3.2.2(C)(1) in that, to the maximum extent feasible, the pedestrians shall be separated from vehicles and bicycles. c. The proposal complies with Sections 3.2.2(D)(1) & (2) in that it provides for pedestrian and vehicle separation, to the maximum extent feasible, via walkways from Conifer Street to the south and Blue Spruce Drive to the east. d. The proposal complies with Section 3.2.2(K)(2) in that there will be 30 parking spaces on the lot for the 10,000 square foot Housing Services Day Center, or 3 spaces per 1,000 square feet of floor area. There will be 15 spaces on the lot for the future 5,000 square foot building, or 3 spaces per 1,000 square feet of floor area. e. The proposal complies with Section 3.2.2(K)(5) in that it provides 2 handicapped parking spaces with an accessible ramp in front of the Housing Services Day Center building. A minimum of 2 handicapped spaces are required by the LUC. B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards The property is being replatted as the United Way Housing Services Day Center Subdivision, being a Replat of Lots 2 and 3, Conifer Industrial Park. It complies with the standards set forth in this section. United Way Housing Services Day Center, PDP, #30-06 January 18, 2007 Planning & Zoning Board Hearing Page 4 public sidewalk, staff has determined that it is infeasible for the Housing Services Day Center to be placed at 30' from the south property line, which is the minimum landscaped yard depth along Conifer Street (please refer to the Site & Landscape Plans). Portions of the building will be located from 47' to 53' from the property line (street right-of-way). 3. Section 4.28(E)(3)(a) Screening. This development plan complies with the requirements set forth in Section 4.28(E)(3)(a)2 in that the proposed Housing Services Day Center building is to be set back 47' to 53' from the right-of-way for Conifer Street, an arterial street, with landscaping and the required detention pond in this setback area. This exceeds the minimum 30' deep landscaped yard required along an arterial street. 4. Article 3 of the LUC — General Development Standards The PDP complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides "full tree stocking" within 50' of the building, according to the standards set forth in this section. b. The proposal complies with Sections 3.2.1(D)(2)(a) & (b) in that canopy shade (street) trees are provided at a 40' spacing in the parkway along Conifer Street and at a 35' spacing in the parkway along Blue Spruce Drive. c. The proposal complies with Section 3.2.1(D)(3) in that no one species of the proposed 23 new trees on the development plan exceeds 33% of the total trees on -site, or 8 trees. The most of any one species is 8 trees. d. The proposal complies with Section 3.2.1(E)(4)(a) in that trees shall be provided at a ratio of 1 tree per 40' along the north and west side / rear lot line parking setback areas. United Way Housing Services Day Center, PDP, #30-06 January 18, 2007 Planning & Zoning Board Hearing Page 3 The subject property was subdivided as Lots 2 & 3 of the Conifer Industrial Park that was approved by the Planning and Zoning Board in November, 1992. This was a Replat of Lots 10, 11 and 12, Block 4 of the Replat No. 1 of Evergreen Park. 2. The Project This is a request for a housing services day center for United Way in a new 10,000 square foot, 1-story building on Lot 3, Conifer Industrial Park. The center would be for daytime use only. No overnight stays will be permitted. A future 5,000 square foot building may be proposed on Lot 2, Conifer Industrial Park. This proposed project is located at the northwest corner of Conifer Street and Blue Spruce Drive in the Conifer Industrial Park and is in the I - Industrial Zoning District. Proposed access to the development site is from Conifer Street and Blue Spruce Drive. This development proposal is replatting the property as Lots 1 & 2 of the United Way Housing Services Day Center Subdivision, being a Replat of Lots 2 and 3, Conifer Industrial Park. The new day center will be on Lot 1 and the proposed future building would be on Lot 2. 3. Division 4.28 of the LUC - Industrial District The proposed United Way Housing Services Day Center, defined in the LUC as a day shelter, is permitted in the I District subject to a Planning and Zoning Board (Type 2) review. The PDP meets the applicable Development Standards, more specifically: 1. Section 4.28(E)(2)(a) Applicability of Section 3.5. The proposed Housing Services Day Center (a day shelter) does not have to comply with the requirements and standards set forth in Section 3.5.3 Mixed -Use, Institutional and Commercial Buildings because it is not one of the five (5) land uses in the I District that are required to comply with the standards. 2. Section 4.28(E)(2)(b) Orientation. This development plan does not comply with the requirement that the building be sited so that the building face abuts the required minimum landscaped yard for at least 30% of the building frontage along the arterial street (Conifer Street). Because of the necessary location for the required on -site detention pond, along the south side of the property behind the United Way Housing Services Day Center, PDP, #30-06 January 18, 2007 Planning & Zoning Board Hearing Page 2 Day shelters, provided they do not exceed 10,000 square feet and are located within 1/4 mile of a Transfort route, are permitted in the I — Industrial Zoning District, subject to a Planning and Zoning Board (Type 2) review. The I District is: Intended to provide a location for a variety of work processes and work places such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial operations. The Industrial District also accommodates complementary and supporting uses such as convenience shopping, child care centers and housing. While these Districts will be linked to the City's transportation system for multiple modes of travel, some may emphasize efficient commercial trucking and rail traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses. This proposal complies with the purpose of the I District as it provides a commercial social service facility in an industrial, commercial/retail, office use area that contains other existing social service facilities and uses. This proposed new development will be on a vacant parcel of land in the existing Conifer Industrial Park and is in the I District. It will tie into and utilize existing roadways, utilities, and services in the area. It is on Route 8 of the City's Transfort bus system and there is a bus stop directly across Blue Spruce Drive, to the east. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: I; existing commercial use (Fort Collins Foreign Car Service, Conifer Industrial Park) E: I; vacant land, existing commercial / industrial uses (D & H Wholesale Sign and storage / warehouse, Evergreen Park) S: CCN; vacant land W: I; vacant land (Conifer Industrial Park) The property was annexed into the City in November, 1972 as part of the Pine Tree Park Annexation. ITEM NO. 4 MEETING DATE 1/18/07 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: United Way Housing Services Day Center, Project Development Plan - #30-06 APPLICANT: Architecture West LLC c/o Steve Steinbicker 4710 South College Avenue Fort Collins, CO. 80525 OWNER: United Way of Larimer County 424 Pine Street, #102 Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for a housing services day center for United Way in a new 10,000 square foot, 1-story building on Lot 3, Conifer Industrial Park. The center would be for daytime use only. No overnight stays will be permitted. A future 5,000 square foot building may be proposed on Lot 2, Conifer Industrial Park. The properties (Lots 2 & 3) are located at the northwest corner of Conifer Street and Blue Spruce Drive. They are in the I - Industrial Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan (PDP) complies with the applicable requirements of the Land Use Code (LUC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and standards located in Division 4.28 Industrial (1) of ARTICLE 4 — DISTRICTS. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT