HomeMy WebLinkAboutIN-SITU - MODIFICATION OF STANDARDS - 46-02 - REPORTS - RECOMMENDATION/REPORTIn -Situ, Inc., 105 East Lincoln Avenue, Request for Modification of Two
Standards, #46-02
December 19, 2002 P&Z Meeting
Page 7
6. Findings of Fact and Specific Findings as per Section 2.8.2(H)(a
The Code requires that for each Modification, there shall be specific findings
showing how the plan 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 the Modifications are requested.
A. "Section 3.4.1(E) Establishment of Buffer Zones."
The granting of the Modification would not be detrimental to the
public good; and
2. The preliminary plan will promote the general purpose of the
standard equally well or better than would a plan which complies
with the standard for which a modification is requested. This is
because the plan provides for a significant restoration within the
buffer area that, while reducing the quantitative aspect of the
standard, demonstratively exceeds the qualitative aspect of the
standard beyond level required in the buffer zone performance
standards.
B. "Section 4.16(D)(3)(a)3. — Frequent Views/Access
1. The granting of the Modification would not be detrimental to the
public good; and
2. The preliminary plan will promote the general purpose of the
standard equally well or better than would a plan which complies
with the standard for which a modification is requested. This is
because the high quality of the building's architecture, combined
with the ecological restoration in the buffer zone, create a healthy
and compatible relationship with the river that exceeds mere
compliance with the standard.
RECOMMENDATION
Staff recommends approval of the two Requests for Modification of Standard for
In -Situ, Inc. to allow an encroachment into the Poudre River buffer area (Section
3.4.1(E)) and for the south elevation of the building to exceed 125 feet along the
axis of the river (Section 4.16(D)(3)(a)3.).
In -Situ, Inc., 105 East Lincoln Avenue, Request for Modification of Two
Standards, #46-02
December 19, 2002 P&Z Meeting
Page 6
3. The site will continue to allow 115 feet of clear vision between the
river and Lincoln Avenue.
4. The relationship to the river is enhanced by the connecting walkway
between the building and Poudre River Trail. This connection will
encourage bicycle commuting, bike and walking trips to downtown,
thus promoting alternative modes of travel.
5. The location of the building between Lincoln Avenue and the
Poudre River will act as a buffer element for the benefit of the
riparian ecology. The noise, fumes and activity associated with an
arterial street are considered more onerous to the wildlife corridor
than the relatively benign attributes of a one-story building.
C. Staff Analysis
1. There are nine specific development standards in the C-C-R
designed to promote sensitive development with respect to the
naturalistic qualities found along the Poudre River. Taken together,
these standards envision an accommodation between quality
development and the ecological character of a riparian area. Staff
finds that the proposed P.D.P. meets all but one of these standards
and that 130 feet of additional building along the axis of the river
does not impair the view or access to or from the Poudre River.
2. The south elevation of the proposed building is found to be of high
quality with articulated features that contribute to a positive
relationship between the built environment and the Poudre River.
The view from the river to the building will be respectful.
3. The length of the south building wall continues to accomplish the
main purpose of the C-C-R zone which 'is stated as follows:
"The main purpose of the District is to foster a healthy and
compatible relationship between the River, the Downtown and
surrounding urban uses."
In -Situ, Inc., 105 East Lincoln Avenue, Request for Modification of Two
Standards, #46-02
December 19, 2002 P&Z Meeting
Page 5.
2. As an urban infill project, the proposed employment use promotes
compact urban growth without costly extension of utilities and services.
The future employees would be within one -quarter mile (1,320 feet) of
a variety of retail, office, services, recreational land uses. Bicycle
commuting is promoted with adjacency to the Poudre River Trail. Such
proximity fulfills the vision of the C-C-R zone as a walkable, mixed -use
district as envisioned in City Plan.
5. Modification to Frequent Views/Access:
A. Citation — "Section 4.16(D)(3)(a)3. — Frequent Views/Access
This section of the Code is a development standard in Community Commercial —
Poudre River zone district. The applicant is requesting a Modification to the
following standard:
"Buildings. Massing and Placement. Frequent View/Access. No building wall
shall exceed one hundred twenty-five (125). feet on the axis along the river."
The proposed building has a south elevation that is 255 feet along the axis of the
Poudre River thus exceeding the standard by 130 feet.
B. Applicant's Justification
The applicant has provided written and graphic justification which are attached.
Briefly, the justification is summarized as follows:
1. Because the operation includes light assembly of components, the
building needs to be on one story for efficient work flow. If the
building's axis to the river were limited to 125 feet, its shape would
be a long rectangle that would be perpendicular to river resulting in
a further encroachment into the buffer zone.
2. The purpose of the standard is to establish an aesthetic relationship
between buildings and the Poudre River. This building is not
turning its back to the river. Rather, as a company that
manufacturers water testing and monitoring devices, the building is
designed to embrace the river. The south elevation features
windows, doors, patios and walkways that are intended to foster a
harmonious relationship between employees and the Poudre River.
In -Situ, Inc., 105 East Lincoln Avenue, Request for Modification of Two
Standards, #46-02
December 19, 2002 P&Z Meeting
Page 4
River Trail. These improvements would be a significant enhancement over the
present hard -packed, weedy and denuded land that is the result of years of
neglected outside storage.
B. Applicant's Justification:
The applicant has provided written and graphic justification which are attached.
Briefly, the justification is summarized as follows:
The proposal is to mitigate the loss of buffer distance required by the
standard (240 — 300 feet) by enhancing the remaining buffer area to
level of quality that exceeds the normal landscape requirements such
as full -tree stocking, foundation shrubs, parking lot screening and other
provisions of Section 3.2.1. The P.D.P. would implement the
performance standards called for in Section 3.4.1(E) by restoring the
old outside storage/salvage yard in a manner that is sensitive to wildlife
and the riparian habitat of the Poudre River.
2. The applicant commits to removing non-native and weedy species and
planting new native groundcovers, shrubs and trees that are drought -
tolerant and promote wildlife activity in sufficient quality and quantity
that exceeds normal requirements.
3. The applicant commits to creating a wetland that will contribute to the
wildlife habitat of the Poudre River corridor. No such requirement
exists in the Code. This wetland can be combined with the
requirement to provide on -site extended stormwater detention to create
a larger naturalistic feature that would otherwise not be required.
C. Staff Analysis
The P.D.P. proposes to trade low value buffer distance for high value
wildlife and ecological enhancement. In evaluating this design, Staff
finds that the site is in such a state of sterility that merely complying
with the standard buffer distance and normal landscaping requirements
would be a disservice to the riparian ecology of the Poudre River. The
high level of naturalistic enhancement constitutes a significant
restoration effort that goes above and beyond normal development
practice.
In -Situ, Inc., 105 East Lincoln Avenue, Request for Modification of Two
Standards, #46-02
December 19, 2002 P&Z Meeting
Page 3
4. . Modification to Buffer Zone Performance Standards:
A. Citation - "Section 3.4.1(E) Establishment of Buffer Zones."
The applicant is requesting a Modification to the following standard:
Section 3.4.1(E) — Establishment of Buffer Zones
For every development subject to this Division, the applicant shall
propose, and the decision maker shall approve, on the project
development plan buffer zone(s) surrounding natural habitats and
features. The purpose of the buffer zones is to protect the ecological
character of the natural habitat or natural feature from the impacts of the
ongoing activity associated with the development.
The standard requires a buffer zone of 300 feet from the Poudre River, as
measured from top of bank. The applicant, however, is proposing to reduce the
buffer area in a manner such that the buffer ranges from 220 feet on the east
property line to 150 feet on the west on the west property line. The
encroachment ranges, therefore, from 80 feet on the east to 150 feet on the
west.
The standard allows a 20% reduction in the buffer distance. Using 240 feet as
the buffer distance, the encroachment ranges from 20 feet on the east to 90 feet
on the west.
Buffer
East
Encroach-
% West
Encroach- %
Std.
P.L.
ment
P.L.
ment
300'
220'
80'
27% 150'
150' 50%
240'
220'
20'
7% 150'
90, 30%
As mitigation for reducing the buffer, the applicant proposes to establish a
naturalistic zone between the building and the top of bank. This area will feature
a variety of native groundcover, shrubs and trees. In addition, a small wetland
will be created. A connecting walkway would link the building to the Poudre
In -Situ, Inc., 105 East Lincoln Avenue, Request for Modification of Two
Standards, #46-02
December 19, 2002 P&Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L; Existing Single Family Neighborhood (Buckingham)
S: P-O-L; Poudre River Trail, Poudre River and Udall Natural Area
E: C-C-R; Existing Office and Outside Storage for a Construction Company
W: C-C-R; Existing Office and Outside Storage for an Oil Company
The site was long used by Poudre Valley Creamery as an outside storage yard.
A 1984 aerial photograph reveals that about 40 semi -trailers and old milk trucks
were stored on the site in a salvage yard type manner. Over the years,
abandoned vehicles and miscellaneous equipment have been removed. The
area is presently vacant and largely denuded with the exception of two young
Cottonwood trees.
2. Preliminary Ecological Characterization Study:
A Preliminary Ecological Characterization Study was performed in September of
this year (see attached). The site does not support any natural communities,
habitats, or native vegetation except for two young Cottonwoods along the
southern edge. The remaining vegetation consists of non-native grasses and
annual weedy species. No vegetation, soils, or hydrologic evidence of wetlands
are present. The site does not provide any suitable habitat for Ute Ladies' -
Tresses Orchid or Preble's Jumping Mouse.
3. Preliminary Plan:
The Modification Requests are accompanied by a preliminary plan that indicates
a 41,625 square foot, one-story building, designated for office and custom small
industry. These are permitted uses in the C-C-R zone subject to administrative
review. The building layout respects the build -to line along Lincoln and the
proposed parking is under the maximum allowed. A sidewalk would connect the
south side of the building to the Poudre River Trail.
ITEM NO. 5
MEETING DATE 12/19/02
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: In -Situ, Inc., 105 East Lincoln Avenue, Request for
Modification of Two Standards, #46-02
APPLICANT: Craig and Chris McKee
c/o V-F Ripley and Associates
401 West Mountain Avenue
Fort Collins, CO 80521
OWNER: Craig and Chris McKee
In -Situ, Inc.
P.O. Box I
Laramie, WY 82073
PROJECT DESCRIPTION:
This is a Request for a Modification of Two Standards: Section 3.4.1(E)(2),
Buffer Zone Performance Standards and Section 4.16(D)(3)(a)(3.) and Buildings
— Frequent Views/Access. The proposed structure encroaches into the Poudre
River buffer zone more than the allowable 20%. The length of the structure
parallel to the Poudre River exceeds the maximum of 125 feet. The site is
approximately four acres in size located at 105 East Lincoln Street on the south
side of the street, between Alliance Construction and Team Petroleum. The site
is directly north of the Poudre River and zoned C-C-R, Community Commercial -
Poudre River.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a "stand-alone" Request for Two Modifications as allowed by Section
2.8.2. The Modifications are accompanied by a preliminary plan and a
preliminary Ecological Characterization Study for background and clarification
purposes only. The applicant has provided a justification for the Modifications.
Staff has analyzed the two requests and justifications and finds that the
Modifications comply with the criteria for granting such requests.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT