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Home My WebLink AboutIN-SITU - PDP - 46-02A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS==' R i p I eyASSOCIATEa INC Landscape Architecture Urban Design Planning November 4, 2003 City of Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80524 Planning Objectives for In -Situ - Project Development Plan (PDP) Dear. Ted: In -Situ PDP is located on 4.0 acres on the south side of East Lincoln Avenue between Team Petroleum and Hydro Construction, Inc. The Poudre River is located south of the property. The site is currently zoned C-C-R, Community Commercial — Poudre River District, which allows office and custom small industry as permitted uses. Background In -Situ Inc. is a premier manufacturer of surface and ground water quality monitoring equipment. Around the world, water quality is fast becoming a primary environmental concern for industrialized and developing nations alike. The expertise of professionals is required to protect and ensure the safety of ground water and surface water resources. In-Situ's mission is to provide these experts with the tools they need for reliable, accurate assessment of site conditions, specifically for surface and ground water monitoring. The company, owned and operated by brothers Craig and Christopher McKee, was originally established in Laramie, Wyoming in 1978. The present facility occupies several historic buildings in downtown Laramie and employs 65 people. The McKee brothers want to design a new facility that will not only enhance their current operation but will provide them with expansion capability. In addition, the move will bring them closer to vendors they work with and customers they serve and ultimately make them more competitive in the market place. In -Situ has relationships with numerous vendors along the Front Range that provide the actual manufactured parts per design specifications that are used in the monitoring instruments. Approximately 40% of the company's space is devoted to light assembly of parts, while the remaining space is essentially office space used for research and development, software, sales, administration and meetings. Phone 970.224.5828 Fax 970.224.1662 401 West Mountain Ave. Suite 201 Fort Collins, CO 80521-2604 vfripley.com Policy DD-1.1 Land Use. Poudre River Corridor Sub -District Policy DD-1.6 Land Use The project is compatible with the surrounding land uses and will enhance the existing Downtown uses and character. The buffer area will be enhanced and provide recreational opportunities with paths connecting the existing Poudre River Trial. Thank you for your consideration. Please call if you have any questions. We look forward to working with you during the development review process. Yours Sincerely Louise Herbert VF Ripley Associates PRINCIPLE ENV — 3 Policy ENV — 3.3 Water demand management Policy. The proposed landscape plan for the project will utilize the following xeriscape principles: Plant material with low to moderate water requirements. Limited turf areas. Effective use of soil amendments and mulches. An efficient irrigation system. Appropriate maintenance. Policy ENV-5: Natural habitat/ ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins. Policy ENV-5.1 Protection and Enhancement. Policy ENV- 5.2 Floodplains. The ecological character of the buffer zone, including the 100-year floodplain, will be greatly enhanced over what exists today. The non-native and annual weedy species will be replaced with a variety of native trees, shrubs and groundcovers that will not only buffer the river corridor, but create wildlife habitat where currently none exists. The applicant commits to working closely with City Staff on this enhancement program. Policy ENV-7: The City will minimize potentially hazardous conditions associated with flooding, recognize and manage for the preservation of floodplain values, adhere to all City mandated codes, policies, and goals, and comply with all State and Federally mandated laws and regulations related to the management of activities in flood prone areas. The project will comply with the policies within this section. Downtown District Principle DD-1: The Downtown will provide a balanced mix of land use activities. While encouraging a mix of land uses throughout the Downtown, the predominant land use character of each sub -district will be maintained. Land use intensity should decrease as distance from the center of each sub -district increases — establishing a transition between urban uses and adjacent neighborhoods. A mix of housing types for all income levels, family types, and age groups, with a variety of prices and rent levels, will be encouraged. Policy T- 5.2 Connections. The building will be clearly visible from the street and accessible from the surrounding development. A sidewalk adjacent to the eastern most drive provides pedestrian access to Second Street and the existing transit bus stop on Lincoln Avenue. Policy T-7: The City will encourage the development of comfortable and attractive pedestrian facilities and settings to create an interesting pedestrian network. Policy T-7.1 Pedestrian Facilities. The project provides pedestrian sidewalks and path connections to the surrounding neighborhood. Paths and sidewalk materials will be used to compliment the surroundings. The paths within the buffer area will be constructed in crusher fines rather an concrete to compliment the native character and plantings in the buffer area. Policy T-9: Private automobiles will continue to be an important means of transportation. Policy T- 9.2 New and Existing Roadways. The proposed In -Situ access drives will be designed and constructed to ensure an acceptable level of service onto Lincoln Avenue. PRINCIPLE CAD — 3: Commercial developments create a powerful impression of the city, both individually and taken together as a whole. While corporate franchises and chain stores will remain vital and recognizable, commercial developments will be designed to contribute to Fort Collins' district visual quality and uniqueness. Policy CAD — 3.1 Policy CAD — 3.2 The proposed building has been designed to provide visually interesting fagades while contributing positively to the character of the local context. Natural materials will be used 'soften' the elevations to blend with the context and very intentionally not appear as a stark industrial facility. 4. All elevations will be detailed to create a building with four `front' elevations. The landscape plan incorporates plants from the "Fort Collins Native Plant List" as well as non-native plant species. Within the buffer area all plantings are native to Fort Collins and are used to enhance wildlife habitat adjacent to the river. Plantings adjacent to the building and within the parking lot will also enhance the natural character of the site. Deciduous and evergreen shrubs and trees are used to screen the parking lot and provide an attractive streetscape along Lincoln Avenue. In addition, plants and berms will be used to enhance the architecture, main entry area and patio and provide an attractive relaxing area with shade and seasonal interest for visitors and employees. Two existing cottonwood trees will be retained. City Plan Principles and policies achieved by the proposed plan include: PRINCIPLE LU-2: The city will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.1 City —Wide Structure. The building use compliments the surrounding area and provides a compact development well -served by all modes of travel. Policy LU-2.2 Urban Design. The project will greatly enhance the existing site and contribute positively to the surrounding neighborhood and Poudre River Corridor Sub -District. PRINCIPLE T-4:Bicycling will serve as a viable alternative to automobile use for all trip purposes. Policy 4.1 Bicycle Facilities. Policy 4.2 System Design. The project has bike parking for up to 20 bikes and bicycle connections to the existing Poudre River Trial, Lincoln Avenue and the surrounding neighborhood. PRINCIPLE T-5: The city will acknowledge pedestrian travel as a viable transportation mode and elevate it in importance to be in balance with other modes. Direct pedestrian connections will be provided and encouraged from place of residence to transit, schools, activity centers, work and public facilities. Modification Request. The first phase of the project will ultimately accommodate 150 employees. The project is planned to be built in two phases. Phase One includes the majority of the parking lot with a total of 111 spaces and a 29,300 square foot, two- story building. Phase two includes 30 parking spaces, located at the south end of the proposed parking lot, and future 30,000 square foot, two-story expansion. Phase One is expected to begin by the early part of next year and Phase Two is expected to be built within three to five years. The site plan shows two access drives, which provide access to Lincoln Avenue. The two-way drives facilitate safe access for employees and visitors and also provides convenient safe access for semi -trucks. The easternmost drive aligns with Second Street to the north. Being located along the Poudre bike trail and in close proximity to Old Town are positive aspects for employees. The owners are hopeful that many of their employees will bike to work rather than drive their cars. The bike trail provides convenient access to Old Town and creates opportunities for employees to do errands, shop and/ or eat lunch without having to drive. On site, the pedestrian/bike system provides easy access to the Poudre River Trail and will be constructed with crusher fines, a material sympathetic with the character of the native landscape within the buffer zone. A bike parking area is located in the south corner of the parking lot, which will accommodate a total of 20 bikes. The paths within the buffer area have been designed to provide access for employees and visitors to enjoy the landscape area and to view the two proposed well sites. The wells are used to demonstrate the monitoring equipment that In Situ provides to it's customers. The design goal of In -Situ and the McKee brothers is to provide an attractive building that is well integrated with the Poudre River setting by using natural materials and appropriate colors. The site also provides an opportunity to replace the existing non-native vegetation and weedy species with a native Colorado landscape that will include a variety of plant species and wildlife habitats. The architectural character of this facility will be of an orthogonally composed building punctuated by contrasting angular elements to create visual interest both form the interior and exterior. The overall design concept will emphasize the following elements: 1. Relationship of the building to the site, climate, and the greater natural context of the Front Range and Cache LaPoudre River. 2. Appropriateness of materials for their use. 3. Building form and character shall be of an appropriate scale. Design considerations shall include the mass and proportion of the structure including roof screens, walls and openings. - The site is attractive to In -Situ because it is located along the River and because of its proximity to Old Town. Since In -Situ is an environmental company, the owners would like to create a facility that demonstrates environmentally responsible design and development. Explanation of Modification Requests On February 4, 2003, the City approved two Modification of Standards Requests. One to allow encroachment into the 300-foot buffer zone beyond the 20% allowed by the LUC. The other was to allow the proposed building to be wider than 125 feet parallel to the River. Both Modifications were approved unanimously by the Planning and Zoning Board. A subsequent Appeal to City Council resulted in the Approval being upheld. The Modifications are valid for one year. However, once a Phase One PDP has been approved, the Modification approval becomes the same as the vested rights for the PDP. After Phase One is constructed, the approval extends for the life of the project. Meaning that Phase Two will be able to extend into the buffer zone as originally allowed, even if Phase Two is not constructed for ten years or more. Neighborhood Meeting A neighborhood meeting was held on October 23, 2003 at the Old Belgium Brewery. The main questions, concerns and comments included the impacts of future traffic and road widening along Lincoln Avenue, the operations of the new facility, the construction process, specifically the fill dirt required, dust and noise control, the location of the proposed building and parking lot in relation to the buffer area, and pedestrian and bike activity and connections. The traffic issues, including the road widening on Lincoln Avenue are addressed in a traffic memorandum, prepared by Matt Delich, which is part of the submittal. Other items were addressed at the meeting, by In -Situ, consultants and Dohn Construction, the general contractor. Project Description The site is in the Poudre River drainage basin. The southern part of the site lies within the 100-year floodplain and floodway (see plans). The Site Plan shows the layout for the ultimate build -out for the site. 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LINCOL N AVE `�" �2 � �� F� pOUDRE � RIVER PROJECT LOCATION m � _ m X to O m o DO cn z rrim E OU Ln N (n SHEET 1 OF 1 DATE: 11/4/03 North Star SCALE: 1" = 1000' LOT 1, IN -SITU SUBDIVISION --�.. design, inc. FORT COLLINS, CO 700 Automation Drive, Unit DRAWN BY: SB VICINITY MAP Windsor, Colorado 80550 Phone: 86-8 JOB NO.: 174-02 Fax 970.688839 POL OLD . /� MIN PC CCR NGHAM T POL #46-02A In -Situ P D P Type I (LUC) RC 11/06/03 N 1 inch : 600 feet In response, both the City and the applicant reviewed the recent improvements to Lincoln Street by the Pavement Management Program. The fact that Lincoln is classified as an arterial street and is presently not constructed to this standard (four lanes) was addressed. In the future, the City will undertake.a capital improvement program that will include fully improving Lincoln from Mountain Avenue on the west to Lemay Avenue on the east, a distance of approximately three -fourths of one mile. At this time, there is no available funding for this project within the present seven-year funding cycle known as Building Community Choices. The next cycle of funding starts in 2005, subject to voter approval of the extension of the sales tax. 5. Findings of Fact/Conclusion: In evaluating the request for In -Situ P.D.P., Staff makes the following findings of fact: A. The land uses, general office and custom small industry, are permitted in the C.C.R., Community Commercial — Poudre River, zone district, subject to Administrative Review. B. The P.D.P. complies with the applicable development standards of the C.C.R. zone. C. The P.D.P. complies with the applicable General Development Standards of Article Three. D. A neighborhood information meeting was held on October 23, 2003. RECOAEWENDATION: Staff recommends approval of In -Situ, Inc. P.D.P., #46-02A. 0 P. Sections 3.6.4(B)(C) — Transportation Level of Service These standards require that a Transportation Impact Study be submitted demonstrating that vehicular, pedestrian and bicycle facilities are provided in a sufficient manner to comply with the minimum required Level of Service standards. The P.D.P. includes a T.I.S. which includes a Level of Service analysis for all modes. The T.I.S. concludes that minimum Level of Service standards will be achieved for all modes. Lincoln Street is classified as an arterial street. It was recently improved in 2002 to include a new asphalt overlay, slight widening and construction of minor drainage improvements. This project was done as part of the city-wide ongoing operation and maintenance of city streets funded by the General Fund. This is known as the Pavement Management Program. It is important to note that Lincoln Street remains deficient in that it is not fully improved to the arterial standard which would include 115 feet of total right-of- way, four travel lanes, detached sidewalks, new curb and gutter. Such future improvements would have to be funded as a capital improvement project and would be beyond the scope of the Pavement Management Program. As developers, In -Situ will be financially responsible for improving their segment of the Lincoln Street frontage. This financial obligation will be in the form of a contribution -in -aid or escrow that will be earmarked for the future Lincoln Street capital improvement project. In the short term, therefore, there will be no improvements to Lincoln Street other than the two new driveways required to serve the project. There is no sidewalk along the south side of Lincoln Street and In -Situ will not be required to construct one at this time. Instead, the financial contribution will be made for the ultimate capital improvement project. A pedestrian crosswalk will be constructed to allow pedestrians and bicyclists to cross Lincoln to gain access to the existing walk on the north side of the street. The Poudre River Trail will provide bike and pedestrian access to the site from the south. As a result of the recent overlay project, Lincoln Street now has six foot wide bike lanes. The T.I.S. and the escrowing of funds for the future capital improvement project has been reviewed by the Transportation Department and found acceptable. 4. Neighborhood Information Meeting: A neighborhood information meeting was held on October 23, 2003. Minutes from this meeting are attached. Increased traffic on Lincoln Street was the primary issue raised at this meeting. 8 The P.D.P. satisfies this standard by providing a water quality pond in the buffer area. This pond will filter out sediment and parking lot runoff by use of extended storm water detention. After the settling period, the detained storm flows are routed to the Poudre River via an outfall pipe. The design of this system has been reviewed by the Stormwater Department and found acceptable. L. Sections 3.5. 1 (C)(E)(F) — Building Project and Compatibility This standard requires minimum architectural treatment for commercial buildings. The development standards in the C.C.R. zone, however, are considered more specific than the General Development standards so this particular standard is superceded. M. Section 3.5.3(B)(1) — Relationship of Buildings to Streets, Walkways and Parking — Orientation to a Connecting Walkway This standard requires that at least one main entrance face and open directly onto a connecting walkway with pedestrian frontage. A north -south sidewalk connects the public sidewalk on Lincoln to the building's main entrance along the west elevation. Although there is a crossing of the loading area, this crossing will be constructed with scored concrete to match the sidewalk. The activity associated with the loading is expected to be minimal with one or two deliveries per month. Since the products of the company are small instruments, the primary shipping and receiving is done by U.P.S. or Federal Express both of which will use the main entrance. N. Section 3.5.3(B)(2) — Relationship of Buildings to Streets, Walkways and Parking — Orientation to Build -to Lines for Streetfront Buildings This standard requires that the building be brought up to Lincoln Street such that it is located no more than 25 feet behind the right-of-way/property line. The building is located 25 behind the future property line, after dedication of additional right-of-way for Lincoln Street. O. Sections 3.5.3(C)(D) — Variation in Massing and Character and Image This standard establishes minimum architectural standards with respect to mitigating building mass, providing wall articulation, highlighting the main entrance and creating a recognizable base, middle and top. As mentioned, the building has been designed in accordance with the development standards of the C.C.R. zone as per Section 4.16(D) which is a stricter and more specific standard. Therefore, Sections 3.5.3(C)(D) are superceded. `I does not provide any suitable habitat for Ute Ladies' -Tresses -Orchid or Preble's Jumping Mouse. H. Section 3.4.1(1)(1) — Natural Habitats and Features — Design and Aesthetics — Project Design Since the P.D.P. adjoins the Poudre River, this standard requires that the project be designed to complement the visual context of the natural habitat in such a manner that scenic views across or through the site are protected. In addition, the manmade facilities are to be screened from off -site observers and blend with natural visual character of the area. The P.D.P. satisfies this standard by the generous use of native plants in the buffer area between the building and parking lot and the Poudre River. Trail users, as off -site observers, will experience this enhanced buffer area that is designed to soften the appearance and -screen the building and parking lot. The building envelope is located on the eastern one-half side of the site leaving the west side, approximately 205 feet, open for views across or through the site. Finally, the use of wood board and batten, wood.trim, natural colors, and beige as the primary building exterior color will contribute towards creating a visual context that complements the Poudre River corridor. L Section 3.4.1(L) Compatibility with Public Natural Areas This standard requires that if the project contains or abuts a publicly owned natural area, the P.D.P. shall be designed sot that it will be compatible with the management of the Poudre River area. The P.D.P. accomplishes this by the generous planting of native trees, shrubs and grasses in the buffer area. This new landscaping will enhance the quality of the natural area and provide greater opportunity for wildlife habitat within the river's riparian zone. Further, the installation monitoring wells will provide the Department of Natural Resources with valuable data on the quality of the groundwater that affects the overall quality of the riparian zone. J. Section 3.4.1(M) — Access to Public Natural Areas This standard requires that if desirable, access shall be provided to the natural area. The Department of Natural Resources encourages access to the Poudre River Trail. Such access will be provided by the use of paths and sidewalks that connect the Trail to the public sidewalk on Lincoln Street. K. Section 3.4.3 — Water Quality This standard requires that the project comply with applicable water quality standards with respect to potential impacts on the Poudre River from erosion, sedimentation, storm drainage runoff, solid wastes and hazardous substances. 51 B. Section 3.2. 1 (E)(4)(a) — Parking Lot Perimeter Landscaping The parking lot is screened from Lincoln Street by combination of street trees and shrubs. The shrub bed is 18 feet wide. Four of the six street trees are placed to contribute to this screening. C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lot.exceeds 10% interior landscaping in the form of islands which exceed the required minimum for lots with more than 100 spaces. D. Section 3.2.1(G) — Tree Protection There are two small existing cottonwood trees located within the buffer zone that will be preserved. E. Sections 3.2.2(B)(C) — Access Circulation & Parking and Development Standards The. parking and circulation system allows for vehicles, bicycles, and pedestrians to gain access to the site and to circulate within the site safely and within an attractive setting. There are two driveways onto Lincoln Street for vehicles. There is a direct connecting walkway between the public sidewalk on Lincoln Street and the building entrance. There is a connecting path between the Poudre River Trail and the employee entrance and outside deck on the south side of the building. The site provides 20 bicycle parking spaces. Finally, there is a transit stop for Transfort Route #14 located across the street on westbound Lincoln Street. . F. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces The office component consists of 34,600 square feet which, at three spaces per thousand square feet, yields 104 maximum allowable parking spaces. The custom small industry component consists of 24,700 square feet which, at two spaces per thousand square feet yields 49 maximum allowable parking spaces. For both components, at full build -out, there can be no more than 153 parking spaces. The P.D.P. provides only 141 parking spaces which is below the allowable maximum. G. Section 3.4.1— Establishment of Buffer Zones An Ecological Characterization Study was performed in conjunction with the Request for Modifications of Standard, approved by City Council in February of 2003. The site does not support any natural communities, habitats, or native vegetation except for two young Cottonwoods along the southern edge. The remaining vegetation consists of non-native grasses and annual weedy species. No vegetation, soils, or hydrologic evidence of wetlands are present. The site 5 (6.) Section 4.16(D)(3)(c)1. — Color and Materials This standard requires that the predominant building colors be subdued or neutral shades, within a medium or moderately dark range of value, and not white or reflective. The P.D.P. satisfies this standard by use of the following materials and colors: • Texcoated concrete building field— beige • Board and batten wood cladding — natural • Standing seam metal roof — sage green • Mechanical screen wall — warm grey • Wood trim — natural. (7) Section 4.16(D)(3)(c)2. — Color and Materials This standard requires that textured masonry such as brick and stone, and tinted, variously textured masonry units, as well as treated wood siding, be used in a repeating pattern as integral parts of the building fabric to the maximum extent feasible. The P.D.P. satisfies this standard by using "texcoated concrete" which is a textured concrete masonry unit. The building field is accented by a repeating pattern of "board and batten wood." These two materials are the predominant architectural elements. (8.) Section 4.16(D)(4) — Site Design This standard requires that the natural qualities of the River landscape be maintained and enhanced using plants and landscape materials native to the River corridor in the design of site and landscape improvements. The P.D.P. satisfies this standard by establishing a rear yard planting area that features trees, shrubs and grasses selected exclusively from the City of Fort Collins Native Plant List. In addition, the walking paths consist of crusher fines, not asphalt or concrete, to promote the natural qualities of the River. 3. Compliance with Applicable General Development Standards: A. Section 3.2.1(D) — Tree Planting Standards and Street Trees Full tree stocking is provided in the high use and highly visible areas. Six street trees are planted along Lincoln Street at 40-foot intervals. 4 B. Development Standards (L) Section 4.16(D)(3)(a)1. — Buildings — Massing and Placement This standard requires that the maximum building height be three stories and that the building step down to one story directly adjacent to the buffer. The P.D.P. satisfies this standard by limiting the building to two stories and providing a one-story height next to the Poudre River buffer. At this location, the second story is stepped back 13 feet from the first story wall. (2.) Section 4.16(D)(3)(a)2. — Parking Lots This standard requires that parking lots be located in interior block areas between buildings or in side yards. The P.D.P. satisfies this standard by placing the parking lot in a side yard location. (3.) Section 4.16(D)(3)(b)1. — Character and Image — Outdoor Spaces This standard requires that buildings and extensions of buildings be designed to form outdoor spaces such as balconies, terraces, decks or courtyards and to integrate new development with the landscape. The P.D.P. satisfies this standard by providing a first floor deck and second floor balcony that face a well -landscaped rear yard and the Poudre River. This landscape yard features native plant materials designed to contribute to the wildlife corridor of the Poudre River. (4.) Section 4.16(D)(3)(b)2. — Character and Image — Windows This standard requires that windows be individually defined with detail elements such as frames, sills and lintels, and placed so as to visually establish and define the building stories and establish human scale and proportion. The P.D.P. satisfies this standard by providing a generous amount of windows and glass doors on both the first and second floors of the south elevation. These doors open onto a ground floor deck and second floor balcony. Such gathering areas promote the human scale and contribute to breaking up the mass of the building. (5.) . Section 4.16(D)(3)(b)3. — Character and Image — Rooflines This standard requires that a minimum pitch of 8:12 be used for gable and hip roofs to the maximum extent feasible. The P.D.P. satisfies this standard by providing 8:12 sloped roofs on the east and west elevations. Since this roof does not cover the entire building, there are areas along the north and south elevations that feature segments of a flat roof. These two elevations are punctuated with clerestory windows so there are no long horizontal rooflines without a three-dimensional feature. 3 EXECUTIVE SUMMARY: The proposed land uses, general office and custom small industry, are permitted in the C.C.R. zone, subject to Administrative Review. The P.D.P. complies with the development standards of the C.C.R. zone. The P.D.P. also complies with the applicable General Development Standards of Article Three. A neighborhood information meeting was held on October 23, 2003. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-L; Existing Single Family Neighborhood (Buckingham) S: P-O-L; Poudre River Trail, Poudre River and Udall Natural Area E: C-C-R; Existing Office and Outside Storage for a Construction Company W: C-C-R; Existing Office and Outside Storage for an Oil Company The site was long used by Poudre Valley Creamery as an outside storage yard. A 1984 aerial photograph reveals that about 40 semi -trailers and old milk trucks were stored on the site in a salvage yard type manner. Over the years, abandoned vehicles and miscellaneous equipment have been removed. The area is presently vacant and largely denuded with the exception of two young Cottonwood trees. On February 4, 2003, Council approved two "stand-alone" Modifications of Standards: Section 3.4.1(E)(2), Buffer Zone Performance Standards and Section 4.16(D)(3)(a)(3.) and Buildings — Frequent Views/Access. The proposed structure encroaches into the Poudre River buffer zone more than the allowable 20%. At that time, the length of the structure parallel to the Poudre River exceeds the maximum of 125 feet. These Modifications are valid for one year. On June 17, 2003, Council voted to delete Section 4.16(D)(3)(a)(3.) - Frequent Views/Access. 2. Compliance with fommunity Commercial — Poudre River Zone District: A. Permitted Uses There are two uses associated with this P.D.P. First, the office area contains administrative and sales departments. Second, the light assembly of finished components into water testing and monitoring instruments is considered a custom small industry. Both of these uses are permitted in the C.C.R. zones, subject to Administrative (Type One) review. 2 ITEM NO. MEETING DATE IX 6.3 STAFF�f'D PAKD Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: In -Situ, Inc., P.D.P., #46-02A APPLICANT: Craig and Chris McKee c/o V-F Ripley and Associates 401 West Mountain Avenue Fort Collins, CO 80521 OWNER: Craig and Chris McKee In -Situ, Inc. P.O. Box I Laramie, WY 82073 PROJECT DESCRIPTION: This is a request for a 59,300 square foot, two-story building on the south side of East Lincoln Street. The site is approximately 4.5 acres in size and is the former Poudre Valley Creamery vehicle storage yard. The site is located between Hydro Construction Company and Team Petroleum (301 East Lincoln Street). The parcel is zoned C-C-R, Community Commercial — Poudre River. The building would feature office area for administrative and sales staff and an open workshop area for light assembly of water testing and monitoring instruments. The site is just north of the Poudre River and the bicycle trail. The building and parking would be constructed in phases with Phase One being 29,300 square feet with I I I spaces and Phase Two being 30,000 square feet with 30 spaces. On February 4, 2003, City Council approved two Modifications of Standard to allow a portion of the building and parking lot to encroach into the 300-foot buffer zone of the Poudre River and to allow more than 125 feet of the building to parallel the river. These Modifications are valid for one year. On June 17, 2003, however, Council voted to delete the standard pertaining to the allowable length of a building along the river. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT