HomeMy WebLinkAboutFORT COLLINS COLORADOAN - PDP - 41-03 - REPORTS - RECOMMENDATION/REPORT4. Findings of Fact/Conclusion:
In evaluating the request for Fort Collins Coloradoan, Staff makes the following
findings of fact:
A. The land use, general office, is permitted in the I, Industrial zone,
subject to Administrative Review.
B. The P.D.P. complies with the applicable Land Use and
Development Standards of the Industrial zone district with one
exception.
C. A Request for Modification of Standard has been submitted for
Section 4.23(E)(2)(b) — Orientation.
D. Staff recommends approval of the Request for Modification. In
fulfillment of the requirement of Section 2.8.2(H)(4) — Modification
of Standards — the specific reasons for this recommendation are as
follows:
• The granting of the modification would not be detrimental to
the public good.
• The P.D.P., 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
Section 4.23(E)(2)(b).
E. The P.D.P. complies with the applicable General Development
Standards.
F. The Exception to the General Office Parking Standard request for
Section 3.2.2(K)(4) has been evaluated and recommended by Staff
as a comparable method by which to allow 15 extra spaces and still
comply with the standard.
RECOMMENDATION:
Staff recommends approval of the Request for Modification to Section
4.23(E)(2)(b), and approval Fort Collins Coloradoan, Phase One Expansion,
P.D.P., #41-03.
3. Minimizes the visual and aesthetic impact on the
surrounding neighborhood;
4. Creates no physical impact on any facilities serving
alternative modes of transportation;
5. Creates no detrimental impact on natural areas or features;
6. Maintains handicap parking ratios.
Staff finds that the nature of the business, the number of office employees,
combined with the detail design of the both the first and second floor plans
all indicate that the extra 15 spaces are warranted and not speculative.
The P.D.P., therefore, complies with the standard.
Section 3.5. 1 (B)(C)(E)(F) — Building Project and Compatibility
The two-story building is characterized by clean simple lines to reflect a
modern theme. Sun shades protect the windows from western exposure.
The predominant field is a buff -colored brick. Metal panel accent features
provide relief. The building is articulated with an easily identifiable
entrance facing the public street.
J. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways
and Parking
This is the build -to line standard that requires the building to be setback
from Riverside Drive between 10 and 25 feet. This standard is
superceded by the Industrial zone district standard Section 4.23(E)(2)(b),
for which a Modification is requested, and which is more specific than the
General Development standard.
K. Section 3.5.3(C)(D) — Variation in Massing and Character and Image
As mentioned, the building is attractive and uses high quality materials.
The building features a recognizable base, middle and top. All exterior
facades are articulated and the entrance is clearly defined.
L. Section 3.6.4 — Transportation Level of Service Requirements
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted transportation Level of Service
standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual. Since the expansion is to
accommodate existing employees, there will be no significant change in
trip generation at this site. The new sidewalk, however, will be detached
in accordance with current standards.
The parking lot and sidewalks are laid out in a logical and functional
manner. The on -site pedestrian system provides connections out to the
public sidewalk of both streets. A bicycle rack is provided near the
entrance.
G. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces
Offices are allowed a maximum of 3.0 spaces per thousand square feet,
or .75 spaces per employee on the largest shift. For a building consisting
of 37,208 square feet, a total of 111 spaces are allowed. With 180
employees on the largest shift, 135 spaces are allowed. The project
consists of 150 spaces.
H. Section 3.2.2(K)(4) — Exception to the General Office Parking Standard
The applicant has proposed that the project, with 15 extra parking spaces,
complies with the standard through the Exception to the General Office
Parking Standard provision. As evidence, the applicant has submitted a
letter from the president and publisher of the company indicating the
particular needs of the organization.
This standard is available for those commercial projects where there is a
single end -user and the number of short and long term employees can be
reasonably estimated. The P.D.P. satisfies both criteria. Based on the
data provided, the end -user will be the Coloradoan and the anticipated
number of office employees is 180 for the short term and 215 over the
next decade.
As further evidence, the applicant has submitted floor plans indicating that
the layout of the working area consists predominantly of cubicles and
workstations. In addition, there is a customer counter for classified
advertising. Further, there are no opportunities for shared parking with the
surrounding property owners.
In evaluating the Exception to the General Office Parking Standard,Staff
finds that 15 extra parking spaces:
Does not detract from continuity, connectivity and convenient
proximity for pedestrians between or among existing or
future uses in the vicinity;
2. Minimizes the visual and aesthetic impact along the public
street by placing parking lots to the rear or along the side of
buildings, to the maximum extent feasible;
C. Section 4.23(E)(2)(c) — Building Character and Color
New building color shades shall be neutral, with a medium or dark color
range, and not white, bright or reflective.
The building field is predominantly brick in a buff tone that is similar, but
richer, than the existing building at 1212 Riverside.
3. Compliance With General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking and foundation shrubs around the
north, south and west elevations. Six new street trees will be added along
Riverside Drive. The north elevation faces the railroad tracks and
miscellaneous outdoor storage yards and is not as heavily landscaped.
B. Section 3.2.1(E)(4)(a) —Parking Lot Perimeter Landscaping
Along Riverside Drive, the landscape yard that separates the parking lot
from the public sidewalk is 32 feet wide. The north edge of the parking lot
features a ten foot wide landscape strip and the east edge is features a
five foot landscape strip.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot exceeds 10% interior landscaping in the form of islands,
which is the required minimum for lots with more than 100 spaces.
D. Section 3.2.1(F) — Tree Protection and Replacement
Several existing trees will be preserved but there are three existing
deciduous shade trees to be removed. These trees have been inspected
by the City Forester and are found to be of marginal quality. Mitigation
trees have been provided.
E. Section 3.2.2(B - E) — Access Circulation and Parking
The parking and circulation system is designed to integrate both customer
(convenient) and employee (long term) demands. There will be three
access points out to Riverside. Bicycle and pedestrians are provided with
cross -walks for safety.
(2.) Evaluation of Applicant's Request
• This project represents infill redevelopment within the urban
area. As such, site planning and building orientation are not
as unfettered as on a greenfield site on the City's edge.
The practical requirements of the user appear significant.
• Alternative layoutsthat would have complied with the
standard results in an "L-shaped" building with 45 feet of
building face along the landscape yard. Such compliance
does not appear to significantly promote the desired form of
urban design within the larger context of the area.
• A significant degree of compliance will be achieved with
future phases.
• Development along Riverside Drive has evolved
incrementally over the last, more or less, thirty years with no
consistent urban design characteristics. Among the existing
buildings between Lemay Avenue and Riverside Drive, there
are a variety of building sizes, orientations, setbacks and
parking lot arrangements.
• It appears the standard was intended to mitigate the
relationship of industrial buildings to the street versus office
buildings. Since the building is an attractive two-story office
building, there will be an upgraded architectural appearance
along the arterial street. Therefore, the need to mitigate with
45 feet along landscape yard is lessened.
(3.) Staff Findings on the Request for Modification
• The granting of the modification would not be detrimental to
the public good.
• The P.D.P., 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
Section 4.23(E)(2)(b).
(1.) Applicant's Request for Modification
• The office building represents Phase One of a multi -phase
expansion. Future phases include two new buildings for a
new press to be located immediately to the west followed by
a new mailroom. All new facilities have to connect to each
other in a specific manner for workflow purposes. The
alignment of the office building reflects this need. Shifting
the building south closer to Riverside Drive would have
made it very difficult to provide the desired workflow among
the proposed and future buildings.
• With a potential of up to 180 employees in the short term,
there is a strong desire to provide an outdoor plaza as an
employee amenity. It is vastly preferable to provide this
feature on the south side of the building versus the north for
solar exposure and comfort. If the building were brought
closer to Riverside, this could not be accomplished.
• Since the news operation runs on a 24-hour basis, it is
considered safer to allow employees to enjoy access
between the building and the parking lot with as much
illumination and visibility as possible. If the building were
shifted south, then, by necessity, there would be parking
between the rear of the building and the railroad tracks
which would be remote and undesirable.
• The future press and mailroom will be brought up to the
edge of the landscape yard. At full build -out, there would be
a total of 649 feet of building frontage along Riverside Drive
with 159 feet of building face abutting the landscape yard.
This represents 24.5% of the total. Compliance with the
standard improves significantly with future phases.
• By necessity, the building to be demolished must continue to
operate until the new office building is completed. Otherwise
the paper could not be published. This requires the new
office to be shifted to the north.
• Finally, there is no consistent setback among the existing
structures along the north side of Riverside Drive between
Lemay Avenue and Prospect Road. Granting the
Modification would not result in a noticeable break in the
building -to -street relationship along this arterial street.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: R-C; Existing construction material yard and contractor's shop
S: E; Existing medical offices and clinics
E: I; Existing contractor's shop (Fort Collins Glass and Paint)
W:I; Existing Coloradoan offices, printing and distribution facility
The existing to -be -demolished building was originally constructed as a retail
hardware and lumber store, known as Collins Cashway Lumber, in 1974. In
1996,.a tenant -finish building permit was issued to the Coloradoan for the
purpose of printing the newspaper. There has been no other development
activity associated with the property.
Future phases will include demolition of a portion of the existing building at 1212
Riverside Drive and new building additions for a mail room and press room.
2. Compliance with Applicable Standards of Industrial Zone — Article Four:
A. Land Use
The proposed land use, office, is permitted in the Industrial zone district,
subject to administrative (Type One) review.
B. Section 4.23(E)(2)(b) — Building Design — Orientation
Along arterial streets and any other streets that directly connect to other
districts, buildings shall be sited so that a building face abuts upon the
required minimum landscaped yard for at least thirty (30) percent of the
building frontage. Such a building face shall not consist of a blank wall.
The standard would require that of the total 148 feet of the building that
faces Riverside Drive, a minimum of 30%, or 45 feet, would have to abut
the landscape yard. The P.D.P. does not comply with this standard as the
building is totally separated from the landscape yard by a parking lot for its
entire length of 148 feet. Accordingly, a Modification has been requested.
ITEM NO.
w MEETING DATE
&e 3
STAFF TACO Z'PhRO
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Fort Collins Coloradoan, Phase One Expansion PDP #41-03
APPLICANT: Fort Collins Coloradoan
C/o BHA Design Inc..
4803 Innovation Drive
Fort Collins, CO 80525
OWNER: Fort Collins Coloradoan
1212 Riverside Drive
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for a new office building for the Coloradoan staff and customers.
The new building would be located where the old Collins Cashway building is
presently located. This existing building would be demolished. The new building
would be two -stories and contain approximately 37,208 square feet. There
would be 147 parking spaces. The site is 2.28 acres in size located on Riverside
Drive at the intersection with McHugh Street. The parcel is zoned I, Industrial.
The P.D.P. includes a Request for Modification of Standard to Section
4.23(E)(2)(b).
RECOMMENDATION: Approval of the Modification and Approval of the P.D.P.
EXECUTIVE SUMMARY:
The property is zoned I, Industrial. The P.D.P. complies with the applicable Land
Use and Development Standards of the Industrial zone district with one
exception. A Request for Modification to Section 4.23(E)(2)(b) is recommended.
The P.D.P. complies with the applicable General Development Standards. The
Exception to the General Office Parking Standard request for Section 3.2.2(K)(4)
has been evaluated and recommended by Staff as a comparable method by
which to comply with the standard.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT