HomeMy WebLinkAboutGEICO OFFICE BUILDING - PDP - PDP130039 - DECISION - FINDINGS, CONCLUSIONS & DECISIONGeico Office Building PDP130039
May 14, 2014 5.00 p.m. — Conference Room A (1st Agenda Item)
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3. The PDP complies with the applicable standards contained in Article 4 of the Code for the
Harmony Corridor (H-C) zone district.
a. The PDP complies with Section 4.26(A), Purpose, because the PDP contributes to
an attractive and complete mixed -use area with a major employment base.
b. The PDP complies with Section 4.26(B), Permitted Uses, because offices, medical
offices, personal businesses and service shops are permitted uses in the H-C zone district.
C. The PDP complies with Section 4.26(D)(1), Harmony Corridor Land Use
Standards, because the commercial uses in the PDP are considered primary uses in the
Basic Industrial and Non -Residential Activity Center (BINRAC) and are consistent with
the intent of the BINRAC designation.
d. The PDP complies with Section 4.5(E)(1), Development Standards, because the
PDP provides for sufficient landscaping; the building design is attractive; all parking is
screened from public streets; and the PDP requests a Modification of Standard for the 80'
landscaped setback zone.
4. The Modification of Standard (Section 4.26(E)(1)) meets the applicable requirements of
Section 2.8.2(H) of the Code.
a. The Modification would not be detrimental to the public good.
b. Because of existing physical constraints on the property, including the existing
Dixon Canyon Ditch, the strict application of the 80' setback to this property would cause
an undue hardship, not caused by the applicant, which would render the subject site
infeasible for development.
C. The Modification permits an underutilized parcel of land to be developed, which
will be a benefit to the neighborhood, and that benefit outweighs any negative impacts of
the Modification.
DECISION
Based on the foregoing findings, the Hearing Officer hereby enters the following rulings:
The PDP and Modification of Standard are approved with the following condition:
a. If the construction on the property disturbs irrigation wells to the north, Owner shall
work with the affected property owner(s) to satisfactorily resolve the issues.
DATED this 23`d day of May, 2014.
endra L. arberry
Hearing Officer
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FINDINGS
1. Evidence presented to the Hearing Officer established the fact that the hearing was
properly posted, legal notices mailed and notice published.
2. The PDP complies with the applicable General Development Standards contained in
Article 3 of the Code.
a. The PDP complies with Section 3.2.1, Landscaping, because street trees and full
tree stocking are provided along all high use and high visibility areas; deciduous and
evergreen shrubs, perennials and ornamental grasses are used extensively; and the
landscaped area along East Harmony Road is enhanced.
b. The PDP complies with Section 3.2.2, Access, Circulation and Parking, because
the PDP includes 26 off-street parking spaces, which is the maximum permitted, and the
parking spaces and drive isles meet the minimum dimensional requirements.
C. The PDP complies with Section 3.2.2(C)(6), Direct On -Site Access to Pedestrian
and Bicycle Connections, because a 6' sidewalk provides a direct connection from the
building entrance to the existing sidewalk along East Harmony Road, and the required
bicycle parking is placed appropriately near the building entrance.
d. The PDP complies with Section 3.2.4, Site Lighting, because the photometric plan
complies with required lighting levels and design standards, including lighting that is
down -directional and has sharp cut-off fixtures.
e. The PDP complies with Section 3.2.5, Trash and Recycling Enclosures, because:
the PDP provides a fully screened trash enclosure with walk-in access to recycling and
waste containers; and the enclosure is finished with brick consistent with the building.
f. The PDP complies with Section 3.4.1, Natural Habitats and Features, because: the
PDP incorporates additional native trees, shrubs, and grasses in the designated buffer area;
no significant existing trees are being removed; and the property has minimal habitat value
due to prior development.
g. The PDP complies with Section 3.5.3, Mixed -Use, Institutional and Commercial
Buildings, because the overall building design contains variations in massing, juxtaposed
materials and forms with varied patterns of recesses and projections that provide vertical
and horizontal interest consistent with high -quality architectural design.
It. The PDP complies with Section 3.6.4, Transportation Level of Service
Requirements, because the vehicular, pedestrian and bicycle facilities are consistent with
the standards in Part II of the City of Fort Collins Multi -modal Transportation Level of
Service Manual.
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CITY OF FORT COLLINS
TYPE I ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: May 14, 2014
PROJECTNAME: Geico Office Building Project Development Plan
CASE NUMBER: PDP130039
APPLICANT: Cathy Mathis
The Birdsall Group
444 Mountain Avenue
Berthoud, CO 80513
OWNER: Steve Allen, LLC
115 East Harmony Road, Suite 110
Fort Collins, CO 80525
HEARING OFFICER: Kendra L. Carberry
PROJECT DESCRIPTION: This is a request for approval of a Project Development Plan
(PDP) for Geico Office Building. The PDP proposes a 2-story, 6,600 square foot commercial
building on a 0.548 acre lot located at the northwest corner of East Harmony Road and South
Timberline Road. The PDP includes a new parking area with 26 parking spaces. The PDP also
requests one Modification of Standard for the 80' minimum landscaped setback zone along the
Harmony Road frontage.
SUMMARY OF DECISION: Approved
ZONE DISTRICT: Harmony Corridor District (H-C)
HEARING: The Hearing Officer opened the hearing at approximately 5:00 p.m. on May 14,
2014, in Conference Room A, 281 North College Avenue, Fort Collins. Colorado.
EVIDENCE: During the hearing, the Hearing Officer accepted the following evidence:
(1) Planning Department Staff Report; (2) application, plans, maps and other supporting
documents submitted by the applicant; (3) a copy of the public notice; (4) an email from David
Thurgood dated April 20, 2014; (5) an email from Darlene Mace dated April 15. 2014, with City
staffs response (the formally promulgated polices of the City are all considered part of the record
considered by the Hearing Officer); and (6) an email from Dave Thurgood dated April 20. 2014.
TESTIMONY: The following persons testified at the hearing:
From the City: Jason Holland
From the Applicant: Cathy Mathis. Ian Shuff. Cody Snowden.. Steve Allen
From the Public: Doug Bollinger, Dick Archer
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