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Home My WebLink AboutFORT COLLINS COLORADOAN - PDP - 41-03 - DECISION - FINDINGS, CONCLUSIONS & DECISIONi S/G iv �P SHE�r II �O�T COLL,I�/S COL.O.e.4�oa�4N III (AP oo y I r 4 ' II ii i Fort Collins Coloradoan Phase . PDP Administrative Hearing Findings, Conclusions, and Decision March 16, 2004 Page 5 of 5 Therefore, the Project Development Plan complies with all applicable requirements of Article 3. No evidence was presented to contradict the statements and conclusion of the staff report concerning compliance or to otherwise refute the compliance with Article 3. SUMMARY OF CONCLUSIONS A. The Fort Collins Coloradoan, Phase One Expansion Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Fort Collins Coloradoan, Phase One Expansion Project Development Plan includes a permitted use within the I zoning district. " C. The Fort Collins Coloradoan, Phase One Expansion Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. D. The Fort Collins Coloradoan, Phase One Expansion Project Development Plan complies with all applicable Development Standards contained in Article 4 of the Land Use Code except the building orientation standards of Section 4.23(E)(2)(b) where an exception has been granted. E. The granting of the modification of standards to Section 4.23(E)(2)(b) will not be detrimental to the public good and 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 standards of this section. DECISION The Fort Collins Coloradoan, Phase One Expansion Project Development Plan #41-03, is hereby approved by the Hearing Officer without condition. Dated this 19th day of March 2004, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron Glo Current Planning Director Fort Collins Coloradoan Phase i PDP Administrative Hearing Findings, Conclusions, and Decision March 16, 2004 Page 4 of 5 among the proposed and future buildings. Also, 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 applicant's submittal indicates that a future press and mailroom addition will be brought up to the edge of the landscape yard. With this change, there would be a total of 649 feet of building frontage along Riverside Drive with 159 feet of the fagade fronting the street. This represents 24.5% of the total. It appears the purpose of the building orientation standard was to reduce the negative visual impact to the street with the architecture typically associated with industrial buildings. Since the buildings are attractive two-story offices, there will be an upgraded architectural appearance along the arterial street. Given the office building design and the opportunity for greater compliance with the standard in conjunction with future phases, the hearing officer finds that the proposal meets the purpose of the standards equally well as would a compliant plan. The Staff Report summarizes the PDP's compliance and no specific evidence was presented to contradict the statements and conclusion of the staff report concerning compliance with Article 4. 2. Compliance with Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable sections of Article 3 of the LUC except for 15 off-street parking spaces beyond the maximum number permitted under Section 3.2.2(K). The applicant has submitted a request for an exception to the standard. This exception 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 in a letter from the president and publisher of the company, the proposed parking arrange is adequate but does not exceed the users' needs. Fort Collins Coloradoan Phaso . PDP Administrative Hearing Findings, Conclusions, and Decision March 16, 2004 Page 3 of 5 FACTS AND FINDINGS 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. 1. Compliance with Article 4 and the I Zoning District Standards: The Project Development Plan complies with the land use and development standards of Article 4 and the I Zoning District, except for the building orientation requirements of Section 4.23(E)(2)(b) where the applicant has submitted a request for a modification of standards. Offices are considered a permitted use within the district. The Hearings Officer finds that the proposed building height meets the standard and the overall building design is in keeping with the character of the surrounding area. The applicant has submitted a request for a modification of standards to the requirements of Section 4.23(E)(2)(b) that would reduce the amount of building fagade that would front onto a landscaped yard. 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 such landscape area. The P.D.P. does not comply with this standard as the proposed building is totally separated from the landscape yard by a parking lot for its entire length of 148 feet. The applicant's written statement confirms that the project is the first 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 Fort Collins Coloradoan Phast , PDP Administrative Hearing Findings, Conclusions, and Decision March 16, 2004 Page 2 of 5 NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was 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 4:00 p.m. on March 16, 2004 in Conference Room A at 281 N. 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 discussion at 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: Ted Shepard, Chief Planner From the Applicant: Dorothy Bland, Fort Collins Coloradoan Jerry Quinn, Fort Collins Coloradoan Rebecca Spears, RB&B Architects Corky Bradley, RB&B Architects From the Public: None Written Comments: None City of Fort Collins Commu- y Planning and Environmental ,rvices Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: PROJECT DESCRIPTION: March 16, 2004 Fort Collins Coloradoan, Phase One Expansion Project Development Plan #41-03 Fort Collins Coloradoan C/o BHA Design Inc. 4803 Innovation Drive Fort Collins, CO 80525 Fort Collins Coloradoan 1212 Riverside Drive Fort Collins, CO 80524 Cameron Gloss Current Planning Director This is a request to construct 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. SUMMARY OF HEARING OFFICER DECISION: Approval ZONING DISTRICT: I, Industrial STAFF RECOMMENDATION: Approval 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020