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HomeMy WebLinkAboutPROSPECT INDUSTRIAL PARK, LOT 15 - PDP - 28-98 - DECISION - FINDINGS, CONCLUSIONS & DECISIONFINDINGS, CONCLUSIONS AND DECISION FINDINGS AND CONCLUSION After reviewing the staff report and recommendation, the applicant's submittal, hearing the testimony and considering the record the Hearing Officer makes the following findings and conclusions: 1. The applicant has submitted a Project Development Plan which complies with the requirements of Article 2, Administration of the Land Use Code and the request is appropriately considered as a Type 1 Administrative review. 2. The property is located in the I- Industrial Zone District. The proposed use is permitted in the district and is consistent with the intent of the district. 3. The application meets all the relevant standards of Article 3 General Development Standards, including Section 3.2 Site Planning and Design, Section 3.5 Building Standards. 4. The Project Development Plan complies with the requirements of Article 4 of the Land Use Code. 5. The Project Development Plan is compatible with the surrounding land uses. DECISION Based upon the findings and conclusions, the applicant's request for Project Development Plan Approval for Prospect Park Industrial Park Lot 15 #28-98 is approved with the following conditions: 1. The applicant shall comply with all notes and conditions set forth on the applicant's submittal sheets 1 through 5 dated July 2, 1998, as revised January 26, 1999 and as submitted and received by the City. Dated this 6th day of February, 1999, by authority granted by Section 2.1 of the Fort Collins Land Use Code. Steven Klausing, Hearing Of%c rel ♦ - The standard requires that the plan screen areas of low visual interest or visually intrusive site elements. The project screens the trash enclosure in a planting island . Fences, plantings and the buildings are effectively used as screens. The project satisfies the standard. The proposal meets the standards of Section 3.2.2 Access, Circulation and Parking. The standard requires that the project provide bicycle parking equivalent to at least 5% of the total number of parking spaces. The project proposes 8 bicycle parking spaces which is 22% of the total number of parking spaces. This section requires that walkways be direct and continuous. The proposal indicates that the walkways are located and aligned to directly and continuously connect areas or points of pedestrian access and destination. The internal sidewalk network emphasizes and places priority upon pedestrian access and safety. Primary pedestrian crossings are defined with pavement treatment and or stripping different from that of the vehicular stripping. The project includes a detached sidewalk along the adjacent street and walkways throughout the development, adjacent to and between the two buildings. This standard sets forth the maximum number of parking spaces. Applied to this project the maximum number of spaces is 3 per 1000 square feet for general office uses and .75 per employee for industrial uses. The project proposes 36 parking spaces which is equivalent to 2.57 spaces per 1,000 feet. This number does not appear to exceed the standard although the proposed users are not known at this time. The standard requires that building materials shall be either similar to the materials already being used in the neighborhood, or, if 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. The proposed building materials are split face concrete masonry, fluted concrete masonry and standing seam metal canopies over the doorways and windows. The colors are greys and browns. The evidence is that these materials and colors are consistent with the neighboring uses. 5 The proposal complies with the standards of the Industrial District as it is designed to contain a mix of industrial, light industrial, warehouse, and associated office uses in an existing industrial park. The site is bounded by East Prospect Road to the north, Timberline Road to the west, railroad tracks to the southwest and natural areas waterbodies to the east. There are currently no residential uses in the immediate area. The development standards are set forth at 4.4 of the Land Use Code. The District Standards permit light industrial , warehouse and associated office uses. The proposed use is permitted in the district. The evidence is that the project complies with the site design standards in that the orientation of the building faces the required landscaped yard along Midpoint Drive. The evidence is that the building colors are not bright or reflective, the rear yards are to be used for service and operations and the front yards are landscaped with less intensive parking. These elements comply with the standards of this Section. The Project Development Plan must meet all applicable standards in Article 3, General Development Standards, of the Land Use Code. The applicant presented evidence of compliance with the standards. The following standards were reviewed in detail and at the hearing. Section 3.2 1 Landscaping and Tree Protection The applicant has submitted a landscaping plan. Of particular note is the parking lot and perimeter and interior landscaping. Section 3.2.1(E)(4)(b) requires that parking lots be screened from adjacent uses. The plan includes landscaping which screens the lot from adjacent uses. Section 3.2.1(E)(5) requires that 6% of the interior parking space of all parking lots with less than 100 spaces, and ten per cent of the interior space of all parking lots with 100 spaces or more shall be landscaped areas. The project exceeds this standard, providing 9% interior landscaping in a parking lot containing 36 spaces. The proposed landscaping and tree planting plan meets the requirements of Section 3.2.1(13)(2)(a). •J The applicant's submittal materials and the staff report are a part of the record and are incorporated herein by reference. The hearing Officer takes official notice of the drawings and visual aids used during the hearing. The surrounding zoning and land uses are: N: I, Existing Industrial, Prospect Industrial Park S: I. Existing Industrial, Prospect Industrial Park W: 1, Existing Industrial, Prospect Industrial Park E: I, Existing Industrial, Prospect Industrial Park This property was annexed into the city in September 1973. The site was platted as part of the Prospect Industrial Park Subdivision Lot 15 and approved by the City Council in October 1978. Findings The city planner testified that the proposed use is permitted within the district, that review of the project as a Type 1 Administrative review is appropriate because the request is for approval of a Project Development Plan, that the Project meets the standards of Article 3 General Development Standards and Article 4 District Standards, Industrial Zone District. There was no testimony in opposition to the proposal. The project is located in the I- Industrial Zone District and must comply with the zone district plan and standards. This project is located in the I Industrial Zone. This zone is intended for heavy industrial uses, light industrial uses, warehouses and offices, subject to administrative review. Section 4.23 defines this district as 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. C 1 SUMMARY OF RECOMMENDATION AND DECISION: 1:Lei 'tole]01 Approval Approval with conditions I -Industrial Zone The city planner testified that the property was posted, legal notice published, written notices mailed. A neighborhood meeting is not required nor was one held. PUBLIC HEARING The Hearing Officer, by appointment of the Director pursuant to The Fort Collins Land Use Code, opened the hearing on January 28, 1999 at approximately 7:00 p.m. in the conference room located at 281 N. College Ave. Fort Collins CO. The staff report and recommendation and the applicant's submittals were entered into the record. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE The following individuals testified at the hearing: From the City: Steve Olt, Senior City Planner Fort Collins, CO For the Applicant: Linda Ripley, VF Ripley Associates 1113 Stoney Hill Drive Fort Collins, CO 80525 Douglas Dohn 1701 Serramonte Drive Fort Collins CO 80524 P `, J HEARING OFFICER: Steven Klausing, Hearing Officer Hearing Officer, Administrative Type 1 PROJECT NAME: PROSPECT INDUSTRIAL PARK,LOT15 Project Development Plan a 1131l: C OWNER: Douglas A. Dohn 1701 Serramonte Drive Fort Collins, CO 80524 APPLICANT VF Ripley Associates, Inc. c/o Linda Ripley 1113 Stoney Hill Drive Fort Collins, CO 80525 PROJECT DESCRIPTION This is a request for approval of a Project Development Plan to construct two one story buildings. The proposed uses are light industrial, warehouse and office. The site is located on the northeast side of Midpoint Drive in the Prospect Industrial Park, adjacent to the United Van Lines facility. One building will be 6,900 square feet and the second 7,200 square feet with associated parking. The site is 1.57 acres in size and located in the I -Industrial Zoning district.