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HomeMy WebLinkAboutRIVERSIDE CENTRE (1450 RIVERSIDE) - PDP - 26-98 - 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 Riverside Centre 926-98 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 April 30, 1998, as revised June 2, 1999 and as submitted and received by the City. 2. The applicant will comply with the negotiated condition with the city pertaining to landscaping and tree plantings. Dated this 8th day of August, 1999, by authority granted by Section 2.1 of the Fort Collins Land Use Code. Steven Klausing, Hearing Officer 7 along the adjacent street and walkways throughout the development, adjacent to and between the three buildings. �� !xmmawwyoq This project proposes 93 spaces which is 2.92 spaces per 1000 square feet. 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 proposal does not appear to exceed the standard although the proposed users are not known at this time. The parking and circulation system accommodates the circulation of vehicles, bicycles and pedestrians safely and conveniently through out the site and to and from the site. 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 horizontal stucco band, pediments, block and columns. Rear and interior facing wall consist of beige metal panels and block, which match the front. Standing seam metal canopies over the doorways and windows. The evidence is that these materials and colors are consistent with the neighboring uses. The Master Street Plan identifies Riverside Avenue as a 4 lane arterial. There are no streets within the project identified on the Master Street Plan. The city has made significant improvements to the transportation network in 1996. The roadway system is within the standards and policies adopted for traffic volume and levels of service. The proposal complies with the site lighting standard in that there are no mor ethan 10 foot candles except for loading and unloading areas measured 20 feeet beyond the property line to a maximum of 0.1 foot candle. R 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 The applicant has submitted a landscaping plan. Of particular note is the parking lot and perimeter and interior landscaping. The applicant is providing 1 tree per 25 lineal feet along the public streets setback area. The applicant is also providing 9 trees, 40 foot on center along Riverside Avenue. The landscaping plan also provides for a berm and a landscaped buffer yard. 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.l(D)(2)(a). The parking lots have been designed into smaller areas with no more than 9 consecutive spaces. The standard requires that the plan screen areas of low visual interest or visually intrusive site elements. The project screens the trash enclosures near the buildingsand adjacent to landscapped islands. 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 2 pad sites for a total of 18 bicycle parking spaces near the front entrances to the 2 buildings which is 20% of the total number of parking spaces. This complies with the standard. 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 and not solely to comply with the parking lot layout. . 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 an attached sidewalk 5 The proposal complies with the standards of the Industrial District as it is designed to contain a mix of warehouse and associated office uses in an area of existing industrial uses. The site is bounded by Riverside Avenue, McHugh and Montgomery Streets and the Burlington Northern/Santa Fe Railroads which establish a clearly defined industrial zone. 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. While the owner testified that there are no currently identified users the design and construction of the buildings are compatible with the proposed uses and are permitted in the district. The proposed buildings are less than 50,000 square feet and less than 4 stories in height and therefore comply with dimensional standards. The applicant previously submitted and received approval of a modification of standards in accordance with Division 2.8, Modification of Standards. This request was heard and approved by the Planning and Zoning Board on June 17, 1999. The modification permitted the applicant to install a reduced landscape strip adjacent to the arterial rod. This landscape strip will be between 1 foot and 23 feet from the right of way and between 20 feet and 26 feet in width from the back of the sidewalk to the edge of the parking area. The applicant's plans illustrate this modification and are therefore in compliance with approved modification. The evidence is that the building colors are not bright or reflective. The mass and height of the buildings is compatible with the area and the surrounding uses. The materials are aluminum bronzed storefronts, buff block with stucco columns. Green metal roofing is proposed. The building materials are generally similar to those found in the neighboring area and are more consistent with an office light industrial building than a warehouse. The colors are compatible and the roof top mechanical elements are shielded from view. The evidence is that the buildings are oriented towards the landscaped yards along Riverside Avenue. The rears of the buildings are used for service and parking with less intensive parking in the fronts. These elements comply with the standards of this Section. rd 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, Burlington Northern/Santa Fe Railroad storage and vacant undeveloped land S: E Solar Medical Center, Collection Center, Wickman Gustafson Architects Ice House and Dr. Duane Loetz DDS W: I, Fort Collins Housing Authority Maintenance Facility E: I, Intermountain Color This property was annexed into the city in September 14 1967 as part of the First Lemay Annexation. Findings The city planner testified that the proposed use is permitted within the district, that review of the project as a Type I 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. 3 SUMMARY OF RECOMMENDATION AND DECISION: IffelM• 1: •:I WRIJILT030- 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 July 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: Ronald Fuchs, City Planner Dave Stenger, Engineering Development Review. Fort Collins, CO For the Applicant: Alan Hauser Architecture One, P.C. 150 East 29th Street, Suite 200 Loveland, CO 80538Linda Ripley, Don Skaggs PO Box 270492 Fort Collins, CO 80527 J ITEM NO. MEETING DATE 6a STAFF G Citv of Fort Collins HEARING OFFICER STAFF REPORT Steven Klausing, Hearing Officer Hearing Officer, Administrative Type 1 Riverside Centre Project Development Plan #26-98 OWNER: Don Skaggs PO Box 270492 Fort Collins, CO 80527 Al Hasuser Architecture One P.C. 150 East 29th Street, Suite 200 Loveland, CO 80538 This is a request for approval of a Project Development Plan to construct three combination office/wharehouse buildings. The buildings consist of two 5,600 square foot buildings and one two story 20,625 square foot building for a total of 3 1,8 25 square feet on a 2.81 acre (122,210 square feet) site. This site is located at 1450 Riverside Avenue, south of the Burlington Northern Railroad and north of Riverside Avenue between McHugh Street and Montgomery Road. This property is zoned I -Industrial. There are presently no tenants however, the owner proposed uses consist with the existing zoning. 1 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT