HomeMy WebLinkAboutEVERGREEN PARK, BLOCK 3, LOTS 13 & 14 - PDP/FDP - 24-96B - DECISION - FINDINGS, CONCLUSIONS & DECISIOND. Section 3.3.2 — Public Improvements
A new 4.5 foot wide sidewalk will be constructed with this P.D.P. This walk will be
detached from Red Cedar Circle, classified as a local industrial street.
4. Findings of Fact:
In evaluating the request, Staff makes the following findings of fact:
A. The proposed land use, propane bulk storage tank, is classified as a heavy
industrial use. This use is permitted as a Type One land use in the Industrial
zone district.
B. The P.D.P. satisfies the applicable development standards in the Industrial zone.
C. The P.D.P. satisfies the applicable general standards.
FINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
A. The Evergreen Park, Block Three, Lots 13 and 14, Schrader Propane Bulk
Storage Facility is subject to administrative review and the requirements of the
Land Use Code (LUC).
B. The Evergreen Park, Block Three, Lots 13 and 14, Schrader Propane Bulk
Storage Facility conforms to standards of the Industrial zone district.
C. Future development of the property will be required to meet Land Use Code
Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7
BUILDING PERMITS.
DECISION
Based on the findings and conclusions, the request for the Evergreen Park, Block
Three, Lots 13 and 14, Schrader Propane Bulk Storage Facility is approved.
Dated this 19th day of October 2000, per authority grante Sections 1.4.9(E) and 2.1
of the Land Use Code.
Current Plannnq Director
3. Compliance with General Standards:
The P.D.P. does not contain a building or structure nor is there a parking lot. There are
no onsite employees. The facility is for distribution purposes only and not open to the
general public. The property will be secured with fencing and a locked gate. Only
authorized personnel are permitted to enter the premises.
The two lots are already platted. Red Cedar Circle is already constructed. There will
be no access taken off the alley. The transportation impact study was waived. There
are no obligations for offsite improvements.
The P.D.P. complies with the following applicable General Standards:
A. Section 3.2.1 (D) — Landscaping
Street trees will be planted on 40-centers along Red Cedar Circle. The parkway strip
will be planted with turf. A mix of shrubs will be planted between the six-foot wood
fence and the sidewalk. As mentioned, six evergreen trees will be planted in a 30-foot
wide turf area along the western property line next to the alley. These trees are outside
the security fence.
B. Section 3.2.1 - Screening
There will be a six-foot high solid wood fence along the east property line facing Red
Cedar Circle, including the sliding gate. This same fence will wrap around the south
property line for a distance of 136 feet.
The balance of the south property line (150 feet) must remain free of solid fencing as
per a ruling by the City of Fort Collins Water Board in regard to the placement of a
critical facility in the Dry Creek floodplain. This open fencing was mandated in order to
allow potential storm flows and debris to "pass through" and not cause upstream
damage to neighboring properties. This open fencing will be six-foot high, vinyl -clad
chain link.
Similarly, the western and north property lines will be screened by the six foot high,
vinyl -clad chain link fence since the direction of the Dry Creek storm flows are from
northwest to southeast.
C. Section 3.2.4 — Lighting
Lighting will be down directional and feature sharp -cutoff luminaries. The maximum
onsite lighting levels shall not exceed 10-foot candles.
Background:
The surrounding zoning and land uses are as follows:
N: I; Vacant
S: I; Vacant
E: I; Outdoor Boat, R.V., and Vehicle Storage
W: C-N; Restaurant
The lot is part of the Evergreen Park Subdivision, platted in 1974.
2. Compliance with the Industrial Zone District:
A. Land Use
The proposed use, propane bulk storage, is classified as a "heavy industrial use" which
is a Type One permitted use in the Industrial zone district.
B. Development Standards
The project consists of placing one propane storage tank on the site. There will be no
building and no employees, other than a truck driver and an occasional technician,
associated with the operation. The site consists of a perimeter fencing, landscaping
and a non -asphalt driving surface. Compliance with the applicable development
standards of the Industrial zone district is as follows:
(1.) The Industrial zone requires a minimum 30-foot deep landscaped yard
along any zone district boundary line that does not adjoin a residential
land use.
The rear property line of Lots 13 and 14 is a zone district boundary line
with the C-N, Commercial North College zone. Consequently, the rear 30
feet of the P.D.P. is landscaped with grass and six evergreen trees placed
at intervals ranging between 25 and 30 feet. All other property lines abut
the Industrial zone.
(2.) The Industrial zone requires that storage, loading and work operations
shall be screened from view along all district boundary lines.
As mentioned, the rear property line is the shared boundary line with the
C-N zone. The screening consists of the aforementioned landscaping.
SUMMARY OF RECOMMENDATION AND DECISION:
STAFF RECOMMENDATION: Approval
HEARING OFFICER DECISION: Approval
ZONING DISTRICT: I — Industrial
NOTICE OF PUBLIC HEARING:
Notice of public hearing was made on June 19, 2000 by mailing to property owners
within 500 feet of the subject property. The public hearing was advertised in the
Coloradoan.
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held on the
subject application at 3:00 PM on October 13, 2000. The hearing was held in
Conference Room C at 281 North College, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who attended the meeting:
From the City:
Ted Shepard, Senior Planner
From the Applicant:
Perry Schrader, Applicant
-tASchrader, Applicant
Bob Gustafson, Project Architect
Brad March, Legal Counsel
Written Comments:
None
Hearing Testimony:
None
City of Fort Collins
Commi '.y Planning and Environmental rvices
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER: Cameron Gloss
Current Planning Director
PROJECT NAME: Evergreen Park, Block Three, Lots 13 and 14,
Schrader Propane Bulk Storage Facility
CASE NUMBER: #24-96B
APPLICANT: Schrader Oil Company
C/o Wickham and Gustafson Architects
1449 Riverside Avenue
Fort Collins, CO 80524
OWNER: Schrader Oil Company
320 North College Avenue
Fort Collins. CO 80524
PROJECT DESCRIPTION:
This is a request for an 18,000 gallon liquefied petroleum (propane) bulk storage tank
located at 1300 Red Cedar Circle. The site is located north of Conifer and south of
Country Club Corners shopping center and Bristlecone Drive. The site is 1.16 acres in
size.
EXECUTIVE SUMMARY:
The proposed land use is a Type One permitted use in the Industrial zone district. The
P.D.P. complies with the development standards of the I zone as well as the applicable
general standards.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020