HomeMy WebLinkAboutCARGILL EXPANSION - PDP/FDP - FDP130043 - REPORTS - RECOMMENDATION/REPORTCARGILL EXPANSION FDP130043
Administrative Hearing Officer: January 30th, 2013
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requirements of Section 2.8.2(H)(1). The proposed plan will promote the
general purpose of the standard equally well or better than a plan which
complies with the standard as the increased setback provides areas for
outdoor patio and enhances the landscaping for visual engagement along
the public right-of-way.
D. Cargill Expansion combined PDP/FP complies with the relevant standards
located in Division 1.6 — Existing Limited Permitted Uses.
E. Cargill Expansion combined PDP/FP complies with process located in
Division 2.2 — Common Development Review Procedures for
Development Applications of Article 2 — Administration.
F. Cargill Expansion combined PDP/FP is in conformance with Cargill
Overall Development Plan approved by the Planning and Zoning Board on
January 9th, 2014.
G. Cargill Expansion combined PDP/FP complies with relevant standards
located in Article 3 — General Development Standards, provided that
Modification of the Standard to Sections 3.5.3(C)(1) & (2)(a) & (c) that are
proposed with this project are approved.
H. Cargill Expansion combined PDP/FP complies with relevant standards
located in Division 4.5, Low Density Mixed -Use District (L-M-N) of Article 4
— Districts, provided that the Modification of Standard to Sections
4.5(E)(2)(b) & (e) and 4.5(E)(2)(f) that are proposed with this project are
approved
RECOMMENDATION:
Staff recommends approval of Cargill Expansion combined Project Development Plan
and Final Plan, FDP130043, and Modification of Standard to Sections: 3.5.3(C)(1) &
(2)(a) & (c), 4.5(E)(2)(b) & (e), and 4.5(E)(2)(0.
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1. Statement of Planning Objectives
2. Site Plan
3. Landscape Plans
4. Plat
5. Building Elevations
6. Email with Neighbors
7. Applicant's Modification of Standard Justification
8. Applicant's Existing Limited Permitted Use Criteria
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• The request satisfies Criteria 1 (2.8.2(H)(1)) being the request
promotes the general purpose of the standard equally well or better
than a plan which complies with the standard based on the
justification statement provided by the applicant and in addition:
o The standard drives to ensure an attractive street front and
walkway at a pedestrian scale. The purposed setback of the
building does not preclude its ability to provide an attractive
street front. If the building were built up to the required 25
feet this would reduce the projects ability to provide a
substantial amount of landscaping and outdoor patio for its
employees.
o Not mentioned already the site does have an existing fence
that runs parallel along the Drake Road public sidewalk.
This fence is necessary in Cargill's ability to provide security
to the site. The proposed building location allows for
additional area for landscaping that softens the uninviting
effect that a fence creates at pedestrian level.
5. Findings of Fact/Conclusion
In evaluating the request for the Cargill Expansion combined Project Development Plan
and Final Plan, Staff makes the following findings of fact:
A. The Modification of Standard to Sections 4.5(E)(2)(b) & (e) regarding
footprint/mass that is proposed with this combined PDP/FP would not be
detrimental to the public good and the modification meets the applicable
requirements of Section 2.8.2(H)(1). The proposed plan will promote the
general purpose of the standard equally well or better than a plan which
complies with the standard due to the building design and materials that
provide articulation and distinct building masses.
B. The Modification of Standard to Section 4.5(E)(2)(f) & 3.5.3(C)(2) to allow
vehicle use area between buildings and the public right of way that is
proposed with this combined PDP/FP would not be detrimental to the
public good and the modification meets the applicable requirements of
Section 2.8.2(H)(1). The proposed plan will promote the general purpose
of the standard equally well or better than a plan which complies with the
standard due to the extensive landscape buffers provided that are
intended to screen parking lots and vehicle use areas.
C. The Modification of Standard to Section 3.5.3(C)(2)(a) & (c) to allow the
building to setback as proposed with this combined PDP/FP would not be
detrimental to the public good and the modification meets the applicable
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• The granting of the modification would not be detrimental to the
public good.
• The plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or
better than would a plan which complies with the standard for which
a modification is requested.
3) Applicant's Justification
The applicant has provided the following justification for the modification
request:
• The intervening drive aisle that separates the southwest corner of
the building from Drake Road allows vehicles to circulate through
the site. This aisle is upgraded with scored concrete and a wide
raised crosswalk, placing the emphasis on the pedestrian. Further
enhancements include boulders, seating areas, upgraded
landscaping, and an enhanced building entry plaza.
• The Cargill campus is a unique development within a zoning district
primarily targeted towards residential development. We feel the
intent of this code section is intended for a more heavily -traveled
facility such as a retail or office building that the general public
would access. The only traffic generated by this facility is from
employees and the occasional out of town visitor.
• The building is tied to the corner with an upgraded primary entrance
as an architectural feature and the aforementioned pedestrian
plaza. The office portion of the building fronts Drake Road with 30%
of the south elevation addressing the street to create a strong entry
and presence. The plaza is a significant feature that mitigates the
impact of the drive aisle. The purpose of the connecting walkway is
to strengthen the relationship between the building and the street
and the plaza feature accomplishes this purpose equally well as
would a direct connecting walkway with no plaza.
4) Staff Finding for the Modification
Staff finds that the request for Modification of Standard to Sections
3.5.3(C)(2)(a) & (c) is justified by the applicable standards in 2.8.2(H).
The granting of the Modifications would not be detrimental to the public
good and:
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o To help screen the vehicle use area the applicant has
provided an increase in landscape plantings along the right-
of-way. This increase landscaping adds to the visual interest
and engagement of the site. A plan that complied with the
standard may still have the vehicle use area in the proposed
location and not have increased the landscape plantings.
o The proposed plan did not include parking but only the drive
aisle in front of the office portion of the building. This vehicle
drive is further delineated from the rest of the vehicle use
area with scored and colored concrete, which is common
treatment when a vehicle use area is also intended to be
used for pedestrians.
o Further, the sidewalk connection leading to the building
entrance that provides direct access to the right of way is
enhanced as it crosses the vehicle drive. The raised
sidewalk gives indication to a driver that there is crossing
pedestrian traffic which has priority.
C. Modification Request
The applicant requests a modification of standard to Sections
3.5.3(C)(2)(a) & (c) to allow the building to setback from the right-of-way
an additional 46 feet than required.
1) The Standard
• 3.5.3(C)(2)(a) At least thirty (30) percent of the total length of the
building along the street shall be extended to the build -to line area.
• 3.5.3(C)(2)(c) Buildings shall be located at least ten (10) and no
more than twenty-five (25) feet behind the street right-of-way of an
adjoining street that is larger than a two-lane arterial that does not
have on -street parking
2) Section 2.8 Code Criteria
The request of approval for this modification is based on the Review
Criteria for Modification of Standards found in Section 2.8.2 (H) and
2.8.2(H)(1) in the following ways:
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The request of approval for this modification is based on the Review
Criteria for Modification of Standards found in Section 2.8.2 (H) and
2.8.2(H)(1) in the following ways:
• The granting of the modification would not be detrimental to the
public good.
• The plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or
better than would a plan which complies with the standard for which
a modification is requested.
3) Applicant's Justification
The applicant has provided the following justification for the modification
request:
• The proposed building provides a transition in scale to the
residential area by being located mid -block and by providing a
softened edge with the use of landscape and changes in building
materials. The. visual impacts of the parking lot have been reduced
by placing the parking predominantly to the sides of the building. All
service and trash areas are located behind the building and
screened from public view.
• The visual impacts of the vehicle use area is greatly reduced by the
use of extensive, enhanced landscaping along the frontage of
Drake Road, utilizing a combination of shrubs, grasses and trees
that will provide adequate screening.
4) Staff Finding for Modification
Staff finds that the request for Modification of Standard to Sections
4.5(E)(2)(f) & 3.5.3(C)(2) is justified by the applicable standards in
2.8.2(H). The granting of the Modifications would not be detrimental to the
public good and:
• The request satisfies Criteria 1 (2.8.2(H)(1)) being the request
promotes the general purpose of the standard equally well or better
than a plan which complies with the standard based on the
justification statement provided by the applicant and in addition:
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• The request satisfies Criteria 1 (2.8.2(H)(1)) being the request
promotes the general purpose of the standard equally well or better
than a plan which complies with the standard based on the
justification statement provided by the applicant and in addition:
o The standard does not provide any separation requirement
from buildings that meet the maximum of 20,000 square feet
each. Therefore, two buildings meeting the code could be
placed right next to each and give the same appearance of
one larger building. And although with this proposed
application the building masses are connected they are
designed with articulation and distinct building masses to
break up the appearance of one large building mass.
o Further, the code does have an allowance for buildings to
increase 20,000 square feet to an unlimited degree if the
building is used for schools and places of worship or
assembly. Therefore, there is already a level of allowance
for a building of the proposed size in the L-M-N District. And
though this is not a school it is a campus setting for Cargill,
where employees can arrive to the site and walk from
building to building.
B. Modification Request
The applicant requests a modification of standards to Section 4.5(E)(2)(f) &
3.5.3(C)(1) to allow vehicle use area in between the building and public right-of-
way.
1) The Standards
• 4.5(E)(2)(f) Building entrances shall face and open directly onto the
adjoining local street with parking and any service functions located
in side or rear yards and incorporated into the development
according to the provisions of this Code.
• 3.5.3(C)(2) Build -to lines based on a consistent relationship of
buildings to the street sidewalk shall be established by
development projects for new buildings and, to the extent
reasonably feasible, by development projects for additions or
modifications of existing buildings, in order to form visually
continuous, pedestrian -oriented streeffronts with no vehicle use
area between building faces and the street.
2) Section 2.8 Code Criteria
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o Undue operational expenses making the facility financially
infeasible
o Employees need to be in close proximity to where they work
in the lab, growth room, seed storages and surrounding
greenhouse areas.
• The proposed alternative plan continues to improve the design,
quality and character of new development by exceeding the
building standards set forth in Section 3.5. The use of high quality
building materials, building articulation, projections and recesses
ensure sensitivity to and compatibility with the surrounding
neighborhood.
• The proposed alternative plan continues to encourage the
development of vacant properties within established areas. The site
is surrounded by existing development - a mix of single-family
homes, condominiums, a congregate care facility, a school, a
neighborhood center and other office and retail uses. A larger
footprint is appropriate in this setting, especially if the building is
designed to provide a suitable transition between the street activity
and the adjacent residential development.
• While Cargill is not a corporate franchise, we do feel that this is a
unique building to Fort Collins and will be a good fit with the
neighborhood. The new building has been designed to be sensitive
to the surrounding existing development. The office portion of the
building fronts Drake Road with a large portion of the south
elevation addressing the street to create a strong entry and
presence. The east wing is defined by a recessed connector
element which further assists in reducing the overall mass of the
south elevation. The north wing also utilizes a similar recessed
connector that creates the look of multiple smaller buildings instead
one large building.
4) Staff Finding for the Modification
Staff finds that the request for Modification of Standard to Sections
4.5(E)(2)(b) & (e) is justified by the applicable standards in 2.8.2(H). The
granting of the Modifications would not be detrimental to the public good
and:
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• 4.5(E)(2)(b) No building footprint shall exceed a total of twenty
thousand (20,000) square feet, with the exception of schools and
places of worship or assembly.
• 4.5(E)(2)(e) No building permitted by this Section shall have a
single undifferentiated mass with a footprint over ten thousand
(10,000) square feet. No building footprint shall exceed a total of
twenty thousand (20,000) square feet.
2) Section 2.8 Code Criteria
The request of approval for this modification is based on the Review
Criteria for Modification of Standards found in Section 2.8.2 (H) and
2.8.2(H)(1) in the following ways:
• The granting of the modification would not be detrimental to the
public good.
• The plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or
better than would a plan which complies with the standard for which
a modification is requested.
3) Applicant's Justification
The applicant has provided the following justification for the modification
request:
• The core issue of this modification revolves around whether or not it
would be more desirable to have one building footprint at 42,482
sq. ft. or two — 20, 000 square foot building footprints that meet the
strict application of the Code. The difference between the proposed
alternative plan and a plan that meets the code is that this type of
facility could not exist and function in two separate buildings for the
following reasons:
o The facility would be difficult and inefficient to operate and
maintain if it was separated into two buildings as there would
be a significant amount of duplication of common
programmed spaces to support the needs of the employees.
o Providing one building for all of the employees promotes
collaboration and unique shared spaces that does not
currently exist on the campus.
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2) 3.6.4 Transportation Level of Service Requirements:
• The Traffic Operations Department have reviewed information
based impacts of the vehicles and did waive the need to create a
Transportation Impact Study seeing the proposed plans will not
create and/or increase any significant impact.
G. Division 1.6 Existing Limited Permitted Uses
An Existing Limited Permitted Use has additional limitations placed upon
it. The applicant provided a response to the limitations outlined in this
section and that can be found in the attachments.
1) Sections 1.6.2 and 1.6.5 both have a list of additional limitations of an
Existing Limited Permitted Use which overlap one another. The
limitations deal with: the hours of operation, lighting compliance,
trash/recycling enclosures, outdoor storage, traffic impacts, noise
levels, encroachments on setbacks, inconsistencies with parking
dimensions, hindering of future development compliance, and threats
to health, safety, and welfare. After review of the project and the
applicant's response, Cargill Expansion is compliant with the additional
limitations.
2) 1.6.5(B) When an Existing Limited Permitted Use builds new structures
such structures are required to be reviewed by the applicable
standards of Article 3 and Article 4. This report has illustrated the
required review and the projects compliance.
4. Modification of Standards — Division 2.8
There are three requests of modification with this project. Two of the requests involve
more than one code section, because the same standard is found within multiple
sections of the code. Additionally, code standards can be closely related, in that one
section cannot be modified without affecting another.
A. Modifcation Request
The applicant requests a modification of standard to Sections 4.5(E)(2)(b) & (e)
to allow the building to have 42,482 square feet footprint and have a mass
greater than 10,000 square feet.
1) The Standards
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D. Section 3.5.3(D) — Variation in Massing
• The proposed office/growth/warehouse building's use of a variety of
building materials and varying setbacks creates differentiating
building masses that provide distinct visual changes along a single
building fagade.
E. Section 3.5.3(E) — Character and Image
1) Section 3.5.3(E)(2) & (3) requires a minimum wall articulation
established by architectural features. As mentioned above the
proposed building will have varying building setbacks dividing the
building into distinct masses. Within each building mass there is a
pallet of materials from brick, stucco, and metal reveals. Also,
articulating the building fagade are differing window patterns on each
distinct mass. The combinations of these elements contribute to the
building meeting the standard of the section.
2) Section 3.5.3(E)(4) requires a clearly defined entrance. The main
entrance is well defined and made visible from the public right-of-way
by the use of fenestration and a punctuating awning. Further, there is a
pedestrian walkway leading from the public sidewalk straight to the
main entrance.
3) Section 3.5.3(E)(6) requires a building to have recognizable "base" and
"top". The proposed building uses an alternating "base" material with
either brick or stucco. The "top" also varies at the different building
masses, but still recognizable. It is seen in a contemporary form of a
straight metal cap along the office portion, to the traditional cornice
along warehouse/growth portions of the building.
F. Division 3.6 — Transportation and Circulation
1) 3.6.3 Street Pattern and Connectivity Standards:
• The project is not proposing any new public streets or street -like
private drives.
• Also the proposed development is not preventing the existing
connections stubbed out from the surrounding residential
developments from continuing on to the site in the future.
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• As required, the sidewalk system provided contributes to the safety
of the development and does allow pedestrians to move from
building to building on the campus.
3) 3.2.3 Solar Access, Orientation, Shading
• The buildings proposed with this project do not negatively impact
the solar access of adjoining properties as defined by the standards
of this section of the Land Use Code. The buildings are less than
the 25ft in height and are setback from the property lines.
4) 3.2.4 Site Lighting:
• A photometric plan was submitted for the project. As proposed, the
project complies with standards of the section with a minimum
average 1 foot-candle for the parking lot areas. Also all the lighting
fixtures are down directional and fully shielded.
5) 3.2.5 Trash and Recycling enclosures
• The project includes a trash/recycling enclosure on the north side of
the warehouse portion of the building. The enclosure does comply
with a required pedestrian walk-in access and is located on a
concrete pad.
B. Division 3.4 — Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards
1) 3.4.1 Natural Habitats and Features
• The Cargill Expansion site does not include any natural areas,
habitats and features within its boundaries.
C. Section 3.5.3(A) and (B) — Building Standards
• The Cargill Expansion incorporates human scale urban design
through the use of the following: building articulation, identifiable
pedestrian entry, accommodating bicycle access and parking,
landscape areas along the right-of-way, and pedestrian seating for
employees visible from the street.
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warehouse. The use of the different materials and colors
contribute to dividing the building mass into smaller proportions
contributing to a legible human scale.
3. Compliance with Article 3 of the Land Use Code — General
Development Standards
The project complies with all applicable General Development Standards; with the
following relevant comments provided that the Modification of Standard Request for
Sections 3.5.3(C)(1) & (2)(a) & (c) that accompany this project are approved.
A. Division 3.2 — Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
• A detailed tree protection plan is provided with this combined
PDP/FP with the coordination and approval of the City Forester.
• "Full Tree Stocking" is provided along the building.
• Trees are planted in the parking lot interior and perimeter.
• The street -trees and their locations were recently approved through
a Minor Amendment and no changes are proposed with this
project.
2) 3.2.2 Access, Circulation and Parking:
• The public sidewalk along Drake Road was recently approved
through a Minor Amendment and no changes are proposed with
this project.
• A 6 feet wide sidewalk connection is provided directly from the
public sidewalk to the main entrance of the building. This sidewalk
is enhanced as it crosses the drive aisle by a raised crossing and
color concrete.
• The LUC sets a maximum number of parking stalls based on the
square footage of the buildings for the office use and the number of
employees for the industrial use. The site plan has illustrated that
the number of parking stalls do not exceed the maximum allowed.
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• Retaining employment opportunities in the neighborhood,
• Enhancing the landscaping along Drake Road, and
• Providing multi -modal access to the site.
B. Section 4.5(E) — Land Use Standards
1) Section 4.5(E)(2)(a) requires that all nonresidential buildings meet the
standards found in Section 3.5.3. The project complies with the
standards in Section 3.5.3, provided that the included requested
modifications are approved.
2) Section 4.5(E)(2)(c) requires a minimum building height of 1.5 stories
and a maximum of 2.5 stories.
• The Land Use Code definition of story only describes the
maximum height of story at 25 feet. Based upon the
International Building Code 2009 adopted by the city a minimum
story height is defined at 7.5 feet. The proposed office building
is at a height of 18 feet exceeding the 1.5 story minimum and
not reaching the 2.5 story maximum height.
3) Section 4.5(E)(2)(d) requires a flat roof building to have a building
massing stepped back and a building over 4,000 square feet to
included three roof planes.
• The proposed building mass is stepped along all four sides
creating desired articulation. Further, along the south side of
the building the stepped massing has allowed for an outdoor
patio area for employees.
• Associated with the stepped building mass are at least three
distinguishable roof planes.
4) Section 4.5(E)(2)(g) prohibits outdoor storage.
• Under the General Notes on the proposed site plan note
number 10 reads "OUTDOOR STORAGE IS PROHIBITED",
reaffirming compliance with the code.
5) Section 4.5(E)(2)(h) requires nonmasonary materials provide variety in
colors from building to building and be used to reduce the scale of the
building.
• The proposed project includes three buildings. With two of the
buildings being greenhouses, only one of the buildings will be
painted. Therefore, variety among the building colors are being
achieved.
• There are a number of colors and materials used on the
proposed office building with attached growth room and
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Zoning History (most recent to past):
• The property is currently located in the Low Density Mixed -Use (L-M-N)
District. The current L-M-N District zoning was adopted in July of 2006.
• Prior to the adoption of the L-M-N zoning the property was zoned Transition
District (T).
• The property was zoned Transition District upon annexation into the city in
1997.
The current surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Use
North
Urban Estate (U-E)
Bucking Horse: Open Space and
Detached Single -Family
South
Low Density Mixed -Use (L-M-N)
Ri den Farm: Multi -Family
Medium Density Mixed -Use (M-M-N)
Rigden Farm: Vacant Lots, Multi -
Family
Neighborhood Commercial N-C
Ri den Farm: Multi -Family
East
Neighborhood Commercial (N-C)
Sidehill: Open Space and
Detached Single -Family
Low Density Mix -Use (L-M-N)
Sidehill: Detached Single -Family
West
Urban Estate U-E
Bucking Horse: Vacant buildings
approved to be
converted into Office
2. Compliance with Article 4 of the Land Use Code — Low Density Mixed -Use
District (L-M-N):
The project complies with all applicable Article 4 standards as follows:
A. Section 4.5(A) and (B) — Permitted Uses
The proposed expansion of facilities of a Limited Permitted Use is
permitted in the L-M-N District. Cargill expansion will continue to support
and work in harmony with the surrounding residential uses by:
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EXECUTIVE SUMMARY:
The approval of Cargill Expansion combined Project Development Plan and Final Plan
complies with the applicable requirements of the City of Fort Collins Land Use Code
(LUC), more specifically:
• Cargill Expansion combined PDP/FP complies with the relevant standards
located in. Division 1.6 — Existing Limited Permitted Uses.
• Cargill Expansion combined PDP/FP complies with process requirements
located in Division 2.2 — Common Development Review Procedures for
Development Applications of Article 2 — Administration.
• Cargill Expansion combined PDP/FP is in conformance with the Cargill
Overall Development Plan approved by the Planning and Zoning Board on
January 9th, 2014.
• The Modification of Standard to Sections 3.5.3(C)(1) & (2)(a) & (c), Sections
4.5(E)(2)(b) & (e), and 4.5(E)(2)(f) that are proposed with this combined
PDP/FP meet the applicable requirements of Section 2.8.2(H), and the
granting of these Modifications would not be detrimental to the public good.
• Cargill Expansion combined PDP/FP complies with relevant standards
located in Article 3 — General Development Standards, provided that
Modification of the Standard to Sections 3.5.3(C)(1) & (2)(a) & (c) that are
proposed with this project are approved.
• Cargill Expansion combined PDP/FP complies with relevant standards
located in Division 4.5, Low Density Mixed -Use District (L-M-N) of Article 4 —
Districts, provided that the Modification of Standard to Sections 4.5(E)(2)(b) &
(e) and 4.5(E)(2)(D that are proposed with this project are approved.
COMMENTS:
1. Background:
The subject property was annexed into the City in July 1997 as part of the Timberline
Annexation. At the time of annexation Cargill already owned and occupied the site.
This property is a part of the Cargill Overall Development Plan that was approved by the
Planning and Zoning Board on January 91h 2014.
Today the property is the campus of Cargill's Seed Division composed of office,
research, and lab. In addition the location of the proposed buildings is a large
agriculture hay field. All of the existing uses are on un-platted land.
�of
t Collins
ITEM NO FDP130043
MEETING DATE January 30th, 2014
STAFF Noah Beals
ADMINISTRATIVE HEARING OFFICER
PROJECT: Cargill Expansion combined PDP/FP # FDP130043
Modification of Standard to Sections: 3.5.3(C)(1) & (2)(a) & (c),
4.5(E)(2)(b) & (e), and 4.5(E)(2)(f)
APPLICANT: Cathy Mathis
The Birdsall Group
444 Mountain Ave
Berthoud, CO 80513
OWNER: Cargill
PO Box 5626
Minneapolis, MN 55440-5626
C/O
Steve Stadelmaier
2540 E Drake Rd
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for consideration and approval of a combined Project Development
Plan and Final Plan (PDP/FP), Cargill Expansion, FDP130043. The project is located
north of the T-intersection of Kansas Drive and Drake Road. The project will plat
approximately 10.3 acres of land into 3 lots and 1 tract. The proposed development is
located on 2 of the lots to be platted.
The project proposes to build an office building with an attached growth room and
warehouse along the Drake Road frontage. It also includes 2 separate greenhouses
north of the proposed office building. The current zoning is Low Density Mixed -Use
Neighborhood District and the existing office/research/lab use is considered an Existing
Limited Permitted Use in this zone district. The proposal also includes modification
requests to allow vehicle parking in between the building -face and the right-of-way, to
allow the building to sit further back from the right-of-way, and to allow a larger building
footprint & massing.
RECOMMENDATION: Staff recommends approval of Cargill Expansion combined
Project Development Plan and _Final Plan, FDP130043, and Modification of Standard to
Sections: 3.5.3(C)(1) & (2)(a) & (c), 4.5(E)(2)(b) & (e), and 4.5(E)(2)(f).
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