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Valley Steel Addition, 200 Hickory Street PDP
Administrative Hearing
Findings, Conclusions, and Decision
November 11, 2005
Page 4 of 4
SUMMARY OF CONCLUSIONS
A. The Valley Steel Addition, 200 Hickory Street, Project Development Plan is
subject to administrative review and the requirements of the Land Use Code
(LUC).
B. The Valley Steel Addition, 200 Hickory Street, Project Development Plan satisfies
the development standards of the CN zoning district.
C. The Valley Steel Addition, 200 Hickory Street Project Development Plan
complies with all applicable General Development Standards contained in Article
3 of the Land Use Code.
DECISION
The Valley Steel Addition, 200 Hickory Street Project Development Plan # 34-05, is
hereby approved by the Hearing Officer without -condition:'
Dated this 14th day of November 2005, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
Cameron Gloss
Current Plann' g Director
Valley Steel Addition, 200 Hickory Street PDP
Administrative Hearing
Findings, Conclusions, and Decision
November 11, 2005
Page 3 of 4
FACTS AND FINDINGS
The surrounding zoning and land uses are as follows:
N: CN; vacant
S: CN; vacant
E: CN; existing Valley Steel building and other commercial/industrial
W: CN; existing commercial uses
The property was annexed into the City in December, 1959 as part of the College
Avenue North Consolidated Annexation.
The property has not been previously platted.
1. Compliance with Article 4 and the CN Zone District Standards:
The Project Development Plan complies with all applicable requirements of
Article 4 and the CN Zone District, including the proposed warehouse use. The
Staff Report summarizes the PDP's compliance with these specific standards
and no speck evidence was presented to contradict the statements and
conclusion of the staff report concerning compliance with Article 4 or the CN
District Standards.
2. Compliance with Article 3 of the Land Use Code — General Development
Standards
The Project Development Plan complies with all applicable requirements of
Article 3 including all landscaping, parking, and building height standards. No
evidence was presented to contradict the statements and conclusion of the staff
report concerning compliance.or to other refute the compliance with Article 3.
At the hearing, the staff and applicant discussed potential design changes to the
proposed tree cutouts along the proposed sidewalk abutting Hickory Street.
While such changes are not required to ensure compliance with Article 3
standards, the applicant has agreed to make minor revisions to the sidewalk
cutout radii that will improve the design. It was agreed at the hearing that these
minor revisions would be. made by the applicant as part of the Final Plan
submittal.
Valley Steel Addition, 200 Hickory Street PDP
Administrative Hearing
Findings, Conclusions, and Decision
November 11, 2005
Page 2 of 4
properly posted, legal notices mailed and notice
published.
The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the
hearing at approximately 3:30 p.m. on November 11, 2005 in Conference Rooms C&D
at 281 North College Avenue, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The Hearing Officer accepted during the hearing the following evidence: (1) Planning
Department Staff Report; (2) application, plans, maps and other supporting documents
submitted by the applicant and the applicant's representatives to the City of Fort Collins;
(3) a sign up sheet of persons attending the hearing; and (4) a tape recording of the
hearing. The LUC, the City's Comprehensive Plan (City Plan), and the formally
promulgated policies of the City are all considered part of the evidence considered by
the Hearing Officer.
The following is a list of those who attended the meeting:
From the City:
Steve Olt, City Planner
Dan DeLaughter, Development Review Engineer
Clark Mapes, City Planner
From the Applicant:
Justin Larson, JCL Architecture
David Wasson, Valley Steel and Wire Co.
Gregg R. Foster, Delta Construction
From the Public:
None
Written Comments:
None
Community Planning and Environmentat Services
Current Planning
Citv of Fort Collins
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
ADMINISTRATIVE HEARING DATE: November 10, 2005
PROJECT NAME:
CASE NUMBER:
APPLICANT:
OWNER:
HEARING OFFICER:
PROJECT DESCRIPTION:
Valley Steel Addition, 200 Hickory Street
PDP
#34-05
JCL Architecture
c/o Justin Larson
201 South College Avenue
Fort Collins, CO 80521
Randy Wright
11701 Kinard
North Little Rock, AR 72117
Cameron Gloss
Current Planning Director
This is a request for construction of a 19,000 square foot warehouse building west of
the existing Valley Steel facility. The property is located at 200 Hickory Street.
SUMMARY OF HEARING OFFICER DECISION: Approval
ZONING DISTRICT: CN, Commercial —North College
STAFF RECOMMENDATION: Approval
NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established
no controversy or facts to refute that the hearing was
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020