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HomeMy WebLinkAboutPROSPECT INDUSTRIAL PARK, LOT 15 - PDP - 28-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSVICINITY MAP 10/05/98 #28-98 Prospect Industrial Park, Lot 15 Type I (LUC) PDP 1"= 600' No Text January 28, 1999 Steve Olt Planning Department 281 North College Avenue Fort Collins, CO 80524 Re: Parking Allowances, Prospect Industrial Park Lot 15 Proposed vehicle parking on the site consists of 31 standard spaces, 4 hancicap spaces and 1 compact parking space for a total of 36. The proposed number of parking spaces was determined by combining the allowable parking spaces for buildings A and B. An industrial use is proposed for building A which has an allowable parking ratio of .75 parking spaces per employee. The estimated average number of employees is 18 which yields 13.5 or 14 parking spaces. Building B has a proposed industrial/ office use. General office uses are permitted 3 parking spaces per 1000 square feet of building space. At 7,200 square feet 21.6 or 22 parking spaces would be allowed. Building A's allowable parking of 14 spaces together with building B's allowable parking of 22 spaces yields a total of 36 parking spaces for the project site. may emphasize efficient commercial trucking and rail traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses. This proposal complies with the purpose of the I District as it is designed to contain a mix of industrial, light industrial, warehouse, and associated office uses in an existing industrial park, which is bounded by East Prospect Road (an arterial street) to the north, Timberline Road (an arterial street) to the west, railroad tracks to the southwest, and natural areas/waterbodies to the east. There presently are no residential uses in the immediate area. Section 4.23(E) Development Standards Development Standards. This development proposal complies with the standards in Sections 4.23(E)(1)(b)(c) and Section 4.23(E)(2)(b)(2) in that at least 30% of the building face (of the two buildings) abuts the required landscaped yard along Midpoint Drive, the new building color shades are not bright or reflective (they are grey, light tan, and brown), and the rear yards are to be used for service and operations while the front yards are to be landscaped areas and less intensive parking. 5. Findinas of Fact/Conclusion: A. The PROSPECT INDUSTRIAL PARK, LOT 15 - Project Development Plan contains uses permitted in the I - Industrial Zoning District, subject to administrative review. B. The PROSPECT INDUSTRIAL PARK, LOT 15 - Project Development Plan meets all applicable standards as put forth in the Luc, including Division 3.2 - Site Planning and Design Standards and Division 3.5 - Building Standards. C. The PROSPECT INDUSTRIAL PARK, LOT 15 - Project Development Plan is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the PROSPECT INDUSTRIAL PARK, LOT 15 - Project Development Plan - #28-98. 7 land uses without exceeding the maximum number of spaces allowed. B. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The PROSPECT INDUSTRIAL PARK, LOT 15 - Project Development Plan satisfies all applicable Building and Project Compatibility standards, including the following: Building materials. The proposed 1-story, flat -roofed structures (18' and 22' in height) will consist of the following building materials: - alternating horizontal bands of split face and ground face concrete masonry units (grey/light tan in color) a fluted concrete masonry unit band approximately halfway up the building (brown in color) standing seam metal canopies over doorways and windows (brown in color) These materials, being consistent with the existing building materials and colors in the area, comply with the standard in Section 3.5.1(F)(1), which states: Building materials shall either be similar to the materials already being used in the neighborhood, or, dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. 4. ARTICLE 4 - DISTRICT STANDARDS A. Division 4.23 - Industrial District Heavy industrial uses, light industrial uses, warehouses, and offices are permitted in the I - Industrial Zoning District, subject to administrative review. The purpose of the I District is: Intended to provide a location for a variety of work processes and work places such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial operations. The Industrial District also accommodates complementary and supporting uses such as convenience shopping, child care centers and housing. While these Districts will be linked to the City's transportation system for multiple modes of travel, some 6 Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Bicycle parking. Bicycle parking is provided on site that meets or exceeds the required number of bicycle parking spaces, as well as the location, as defined in the following standard [Section 3.2.2(C)(4)(a)]: A minimum number of bicycle parking spaces shall be provided, equal in number to at least five (5) percent of the total number of automobile parking spaces provided by the development, but not less than one. Two pad sites for the placement of bicycle racks to accommodate a total of 8 bicycles is located near the front entryways to the two buildings in the development. This represents 22% of the total automobile parking spaces. Directness and continuity of walkways. The development proposal satisfies the standards (Sections 3.2.2(C)(5)(a) and (b)] that walkways within the site shall be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination, and shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access. Also, where it is necessary for the primary pedestrian access to cross drive aisles or internal roadways, the pedestrian crossing shall emphasize and place priority on pedestrian access and safety. The development proposal provides for an internal sidewalk network that includes a detached sidewalk along the adjacent street as well as walkways throughout the development, adjacent to and between the two buildings. Primary pedestrian crossings (in two locations) will be defined with striping across the vehicular lanes. Required number of parking spaces. The development proposal satisfies the parking requirements set forth in Section 3.2.2(K)(2)(a) of the LUC for the industrial and office uses. There are 36 proposed parking spaces in this industrial/office development, equaling 2.57 spaces per 1,000 square feet of leasable floor area in the two buildings. Section 3.2.2(K)(2)(a) sets forth maximum parking requirements for non-residential land uses. Relative to this development request, they are 3 spaces per 1,000 square feet for general office uses and 0.75 spaces per employee for industrial uses. It is currently unknown who the ultimate users will be; however, the amount of proposed parking appears to be adequate for the 5 driveways into the site. This meets the standard for Parking Lot Perimeter Landscaping (1 tree per 25' lineal feet). The second standard referenced (Section 3.2. 1 (E)(4)(b)] states that: Parking lots with 6 or more spaces shall be screened from adjacent uses and from the street. Screening from the street and all non-residential uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements, each of which shall have a minimum height of 30". Such screening shall extend a minimum of 70% of the length of the street frontage of the parking lot and also 70% of the length of any boundary of the parking lot that abuts any non-residential use. Plant material used for the required screening shall achieve required opacity in its winter seasonal condition within 3 years of construction of the vehicular use area to be screened. The screening for the parking lot along the Midpoint Drive frontage will consist of evergreen trees and shrubs, a minimum of 30" in height, extending a minimum of 70% of the street frontage along the parking lot. The third standard referenced (Section 3.2.1(E)(5)] states that: Six (6) percent of the interior space of all parking lots with less than 100 spaces, and ten (10) percent of the interior space of all parking lots with 100 spaces or more shall be landscape areas. This development proposal exceeds the standard for Parking Lot Interior Landscaping, providing a 9% interior landscaping in the parking lots containing 36 spaces. Screening. The proposal complies with the standard relating to the screening (Section 3.2.1(E)(6)] of areas of low visual interest or visually intrusive site elements (such as trash collection, open storage, service areas, loading docks, and blank walls) from off -site view. The trash enclosure is in a planting island located on the rear of the lot containing Building B. It will be screened with the buildings, plant materials, and fences so that it will not be visible from Midpoint Drive or the surrounding non- residential uses. 4 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The PROSPECT INDUSTRIAL PARK, LOT 15 - PDP contains proposed land uses that are permitted as Type I uses, subject to an administrative review. The proposed uses are a mix of industrial, light industrial, warehouse, and associated office uses in an existing industrial park. The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal and a neighborhood meeting was not held to discuss the PROSPECT INDUSTRIAL PARK - PDP. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS This PROSPECT INDUSTRIAL PARK, LOT 15 - PDP proposal meets all applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards and Division 3.5 - Building Standards. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The proposed street tree planting is in accordance with Section 3.2.1(D)(2)(a), providing trees at 40' on -center in a T wide parkway (between curb and sidewalk) along Midpoint Drive, a connector street. Parking lot landscaping - perimeter and interior. Parking lot landscaping for the project is in accordance with the standards, including those related to Parking Lot Perimeter Landscaping (Sections 3.2. 1 (E)(4)(a) and (b)] and Parking Lot Interior Landscaping (Section 3.2.1(E)(5)]. The first standard referenced (Section 3.2.1(E)(4)(a)] states that: Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public street setback area. Trees may be spaced irregularly in informal groupings or be uniformly spaced. Four trees, in the parkway and the are being provided in the varying width perimeter setback along Midpoint Drive, adjacent to the parking lot. There is a distance of 95' lineal feet along the parking lot between the two access 3 and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.23 1 - Industrial Zoning District). Heavy industrial uses, light industrial uses, warehouses, and offices are permitted in the I - Industrial Zoning District, subject to administrative review. The purpose of the I District is: Intended to provide a location for a variety of work processes and work places such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial operations. The Industrial District also accommodates complementary and supporting uses such as convenience shopping, child care centers and housing. While these Districts will be linked to the City's transportation system for multiple modes of travel, some may emphasize efficient commercial trucking and rail traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses. This proposal complies with the purpose of the I District as it is designed to contain a mix of industrial, light industrial, warehouse, and associated office uses in an existing industrial park, which is bounded by East Prospect Road (an arterial street) to the north, Timberline Road (an arterial street) to the west, railroad tracks to the southwest, and natural areas/waterbodies to the east. There presently are no residential uses in the immediate area. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: I; existing industrial uses (Prospect Industrial Park) S: I; existing industrial uses (Prospect Industrial Park) W: I; existing industrial uses (Prospect Industrial Park) E: I; existing Industrial uses (Prospect Industrial Park) This property was annexed into the City as part of the East Prospect Street First Annexation in September, 1973. The property was previously platted as Lot 15 of the Prospect Industrial Park Subdivision. The subdivision plat was approved by City Council in October, 1978 and the Director of Public Works in April, 1979. Commu. y Planning and Environmental :vices Current Planning City of Fort Collins ADMINISTRATIVE PUBLIC HEARING: January 28, 1999 PROJECT: PROSPECT INDUSTRIAL PARK, LOT 15 - Project Development Plan - #28-98 (Type I, Administrative Review in the Land Use Code) APPLICANT: VF Ripley Associates, Inc. c/o Linda Ripley 1113 Stoney Hill Drive Fort Collins, Colorado 80525 OWNER: Douglas A. Dohn 1701 Serramonte Drive Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for Project Development Plan (PDP) approval for industrial, light industrial, warehouse, and some office uses located on the northeast side of Midpoint Drive in the Prospect Industrial Park, adjacent to and northwest of the United Van Lines facility. The applicant proposes to construct two 1-story buildings (6,900 square feet and 7,200 square feet in size), with associated parking, on a site that is 1.57 acres (gross) in size. The property is in the I - Industrial Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan complies with the applicable requirements of the Land Use Code L( UC), specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; 1 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020