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Home My WebLink AboutVALLEY STEEL ADDITION - PDP - 34-05 - REPORTS - RECOMMENDATION/REPORTValley Steel Addition, 200 Hickory Street - PDP, #34-05 November 10, 2005 Administrative Hearing Page 5 3.. The change of use plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.18 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Valley Steel Addition, 200 Hickory Street - Project Development Plan - #34-05. Valley Steel Addition, 200 Hickory Street - PDP, #34-05 November 10, 2005 Administrative Hearing Page 4 C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The building height will be from 17'-6" to 26-6", with a sloped roof from west to east. Section 4.18(D) in the CN, Commercial - North College District in the LUC states that the maximum height for all buildings shall be 3 stories. The proposed maximum building height of 26'-6" is well under the height allowed. 2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings The proposal is exempt from the standards set forth in this section in that the new warehouse building is intended solely for industrial use. 4. Neighborhood Information Meeting The Valley Steel Addition, 200 Hickory Street - PDP contains a proposed land use that is permitted in the CN, Commercial - North College Zoning District subject to an administrative (Type 1) review. The proposal is for a new 19,000 square foot warehouse building to be used for steel storage. The new building would be directly west of the existing building. The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal and a City -facilitated neighborhood meeting was not held to discuss this proposal. FINDINGS OF FACT/CONCLUSIONS After reviewing the Valley Steel Addition, 200 Hickory Street - PDP, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the CN, Commercial - North College Zone District. 2. The proposed new warehouse building plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. Valley Steel Addition, 200 Hickory Street - PDP, #34-05 November 10, 2005 Administrative Hearing Page 3 Street, just to the east of its proposed new warehouse building. The proposed new building site is approximately 1,000' west of North College Avenue. 3. Article 3 of the Land Use Code — General Development Standards The change of use request complies with applicable General Development Standards 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)(2)(b) in that new canopy shade (street) trees are provided in cutouts in the sidewalk along Hickory Street. b. The proposal satisfies the Landscape Area Treatment standards set forth in Section 3.2.1(E)(2) by providing foundation plantings along the south side of the building adjacent to Hickory Street and shrub hedges between the fencing and sidewalk along Hickory Street. 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 secure and conveniently located bicycle parking that will satisfy the minimum requirement of 5% of the total number of automobile parking spaces on -site. The bicycle rack near the front entry to the building will accommodate 2 - 4 bicycles and there will be only 1 vehicular parking space on -site. b. The proposal complies with Section 3.2.2(K)(5) in that it provides 1 van accessible handicapped parking space for the 19,000 square foot warehouse (industrial use) building.. B. Division 3.3, Engineering Standards 1. 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. Valley Steel Addition, 200 Hickory Street - PDP, #34-05 November 10, 2005 Administrative Hearing Page 2 Warehouses and distribution facilities if located at least 200' from North College Avenue are permitted in the CN, Commercial — North College Zoning District, subject to administrative review. The purpose of the CN District is: Intended for high traffic commercial corridors where a range of uses is encouraged to create a transition from commercial operations on a highway, arterial street or rail spur, to less intensive use areas or residential neighborhoods. This designation is only for areas identified for its application in the North College Corridor Plan. This proposal complies with the purpose of the CN District as it is a permitted land use in the developed North College Avenue business/commercial corridor. Valley Steel already exists at 200 Hickory Street, just to the east of its proposed new warehouse building. The proposed new building site is approximately 1,000' west of North College Avenue. COMMENTS: Background The surrounding zoning and land uses are as follows: N: CN; vacant land S: CN; vacant land E: CN; existing commercial uses W: CN; existing commercial uses The property was annexed in December, 1959 as part of the College Avenue, North, Consolidated Annexation. The property has not previously been platted. 2. Division 4.18 of the Land Use Code, Commercial - North College Zone District Warehouses and distribution facilities if located at least 200' from North College Avenue are permitted in the CN, Commercial — North College Zoning District, subject to administrative (Type 1) review. This proposal complies with the purpose of the CN District as it is a permitted land use in the developed North College Avenue business/commercial corridor. Valley Steel already exists at 200 Hickory �a ^ ITEM NO. MEETING DATE t Q �Y STAFF 6TeV14 *Gt`l 0 t_-i" Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Valley Steel Addition, 200 Hickory Street - Project Development Plan (PDP) - #34-05 APPLICANT: JCL Architecture c/o Justin Larson 201 South College Avenue Fort Collins, CO. 80524 OWNER: Randy Wright 11701 Kinard North Little Rock, AR. 72117 PROJECT DESCRIPTION: This is a request for an addition to the existing Valley Steel operation. The proposal is for a new 19,000 square foot warehouse building to be used for steel storage. The new building would be directly west of the existing building. The property is at 200 Hickory Street and is in the CN, Commercial - North College Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the following 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, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and permitted uses and standards located in Division 4.18, Commercial - North College District of ARTICLE 4 - DISTRICTS. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT