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Home My WebLink AboutSWALLOW OFFICE BUILDING - PDP - 45-00 - DECISION - FINDINGS, CONCLUSIONS & DECISION06 N (/ r° J At T is 7-K Ag "'�'HE%-/%,,e )7 _ �'i [/lam e£ L-Ae-,►uku cry -sacs Swallow Office Building PDP Administrative Hearing July 18, 2001 Page 6 of 6 DECISION Based on the findings and conclusions, the request for the Swallow Office Building Project Development is approved subject to the following conditions. All conditions must be satisfied prior to Final Plan approval. 1. The Applicant shall grant to the City, at no cost, a twenty-four (24) foot -wide access easement from the parking lot to the adjacent property. 2. The Applicant shall grant to the City, at no cost, an eight (8) foot -wide pedestrian access easement west from the front building walkway to the adjacent property. 3. The Applicant shall modify the Utility Plans, responding to City written comments dated April 11, 2001, in a manner acceptable to the City Engineer. 4. The Applicant shall modify the Drainage and Erosion Control Plan, Site Plan and Landscape Plan, and amend the Final Drainage and Erosion Control Report, in accordance with Stormwater Criteria, to include a water quality extended detention facility. 5. The Applicant shall revise Note #12 on the Site and Utility Plans to reflect the following language: "Future potential vehicular, bicycle and pedestrian access to be provided to the abutting property owner to the west. These accesses are secured by dedicated access easements granted to the City of Fort Collins. Such accesses shall be considered secondary, as primary vehicular, bicycle and pedestrian access to the abutting property shall be gained via adjacent public streets and sidewalks. The necessary improvements to construct such access, including all earth work; utilities work; curb; gutter; asphalt; concrete; landscaping and irrigation repair; replacement and enhancement; and all other costs shall be negotiated between the abutting developer and the Office Owner or Office Owners' Association at such time in the future as the abutting property seeks Final Plan Approval for redevelopment". Dated this 315t day of July 2001, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron Gloss Current Plannin Director Swallow Office Building PDP Administrative Hearing July 18, 2001 Page 5 of 6 FINDINGS OF FACT In evaluating the request for Swallow Office Building P.D.P., Staff makes the following findings of fact: A. The proposed land use, general office, is permitted as a Type 1 review in the Commercial zone district. B. The building design complies with the standards in the Commercial zone district in Article Four. C. The P.D.P. complies with the applicable General Development Standards of Article Three. STAFF RECOMMENDATION Staff recommends approval of Swallow Office Building, P.D.P., #45-00. FINDINGS AND CONCLUSIONS After reviewing the staff report and the record of the public hearing, the Hearing Officer makes the following findings and conclusions: A. The Swallow Office Building Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Swallow Office Building Project Development Plan complies with the Development Standards for the Commercial zoning district. C. The Swallow Office Building Project Development Plan complies with the General Development Standards of the Land Use Code. D. Future development of the property will be required to meet Land Use Code Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7 BUILDING PERMITS. Swallow Office Building PDP Administrative Hearing July 18, 2001 Page 4 of 6 B. Access, Circulation and Parking The property is at the corner of two public streets with existing sidewalks providing excellent access to the building. A future potential bike and pedestrian connection is anticipated to link any re -development of the existing Diamond Shamrock parcel. This access is dedicated by separate instrument as an access easement. The number of parking spaces, 17, does not exceed the allowable maximum. Bicycle parking is provided at the entrances to both buildings. Handicap parking is provided at the proper ratio. C. Lighting A photometric lighting plan was prepared for this P.D.P. All parking lot light fixtures will feature down directional sharp cut-off luminaires. The light source will be high pressure sodium to match the adjacent public street lighting. Building -mounted lighting will also be shielded. There will not be more than 0.1 foot-candle as measured 20 feet beyond property line. D. Building Standards Swallow Road is classified as a collector street. As such, the building is ten feet back from the northerly property line thus within the 15 foot build -to line. The setback from Remington Street, classified as a local street, is also ten feet. The building provides a variation in massing by the use of both masonry and synthetic stucco. The north and south entrances are highlighted with a pitched roof. The loft provides a variation in the roof line. E. Transportation Level of Service A Transportation Impact Study was waived for this project since the anticipated number of trip ends is less than 100 trips per day. The number of trip ends is estimated to be 79. This is calculated using the daily trip generation rate of 11.01 trip ends per 1,000 square feet for a general office building. For pedestrians and bicyclists, an acceptable level of public and private sidewalks will be constructed to meet to meet level of service requirements. For transit riders, there are adequate public walkways to the transit routes serving South College Avenue. Swallow Office Building PDP Administrative Hearing July 18, 2001 Page 3 of 6 BACKGROUND The staff report states the following: 1. Background The surrounding zoning and land uses are as follows: N: C; Existing Office Building S: C; Existing Shopping Center E: M-M-N; Existing Single Family Home W: C; Existing Gas Station This is a re -development of an existing automatic carwash. The parcel is platted as Lot 2, Block 3, Thunderbird Estates, Ninth Subdivision. Compliance with Employment Zone District: A. Land Use Offices are permitted uses in the Commercial zone district and eligible for a Type 1 (administrative) review. B. Building Design The primary entrance to the building faces and opens directly onto the public sidewalk along East Swallow Road. A sidewalk is also provided on the south side of the building to connect the south entrance to Remington Street. In both cases, there is no vehicle use area requiring the pedestrian or bicyclist to cross an intervening drive aisle or parking lot to gain access to the building. 2. General Development Standards: A. Landscaping Both public sidewalks are existing and attached to the curb. Street trees are provided behind these sidewalks. The interior of the parking lot features shade trees in tree grates located between the building and parking lot. The perimeter features hedges to screen cars. Foundation plantings are provided. Swallow Office Building PDP Administrative Hearing July 18, 2001 Page 2 of 6 PUBLIC HEARING After reviewing the Staff Report and recommendation, a public hearing was held on the subject application at 4:00 PM on July 18, 2001. The hearing was held in Conference Room B at 281 North College, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The following is a list of those who attended the meeting: From the City: Ted Shepard, Chief Planner Katie Moore, Development Review Engineer From the Applicant: Vicki Diehl, Lagunitas Companies David Klockeman, JR Engineering From the Public: Don Okland, owner of 221 E. Swallow Pat Okland, owner of 221 E. Swallow Written Comments: Letters dated July 18, 2001 from Jon Prouty, President of Lagunitas Companies regarding the intention to dedicate access easements and errors in the submittal materials. Public Comment: Mr. and Mrs. Okland expressed that they did not have concerns about the Project Development Plans. Commi y Planning and Environmental :vices Current Planning City of Fort Collins CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION HEARING OFFICER: Cameron Gloss Current Planning Director PROJECT NAME: CASE NUMBER: APPLICANT/OWNER: PROJECT DESCRIPTION: Swallow Office Building Project Development Plan #45-00 Mr. John Prouty Lagunitas Companies 3950 J.F.K. Parkway, Bldg. 12B Fort Collins, CO 80525 This is a request for a P.D.P. for a 7,195 square foot, two -and -one-half story office building located at the southwest corner of East Swallow Road and Remington Street. The site is .48 acre in size and zoned C, Commercial. SUMMARY OF RECOMMENDATION AND DECISION: The proposed land use, office building, is permitted as a Type 1 review in the Commercial zone district. The building design complies with the standards in the Commercial zone district in Article Four. The P.D.P. complies with the applicable General Development Standards of Article Three. STAFF RECOMMENDATION: Approval HEARING OFFICER DECISION: Approval, with conditions ZONING DISTRICT: ( C )- Commercial NOTICE OF PUBLIC HEARING: Notice of public hearing was made on July 3, 2001 by mailing to property owners within 500 feet of the subject property. The public hearing was advertised in the Coloradoan. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020