HomeMy WebLinkAboutLEVON'S 2ND PHASE, WAREHOUSE & OFFICE BUILDING - PDP/FDP - 19-96C - DECISION - FINDINGS, CONCLUSIONS & DECISIONLevon's Warehouse and Office Building PDP/Replat
Administrative Hearing
June 21, 2001
Page 8 of 8
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 Levon's 2"d Warehouse and Office Building Project Development
Plan/Replat is subject to administrative review and the requirements of the Land
Use Code (LUC).
B. The Levon's 2"d Warehouse and Office Building Project Development
Plan/Replat conforms to standards of the CN zoning district.
C. The Levon's 2Id Warehouse and Office Building Project Development
Plan/Replat, complies with all applicable General Development Standards
contained in Article 3 of the Land Use Code except Section 3.2.1 (E)(5)(c).
D. 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 Levon's 2"d Warehouse and
Office Building Project Development Plan/Replat is approved subject to the following
condition:
The applicant shall ensure that the subdivision plat signature blocks are modified to
reflect the Type I review process, and that is in a form acceptable to the City Engineer,
prior to submittal for City approval and plat recordation.
Dated this 26th day of June 2001, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
Cameron Glo
Current Planning Director
Levon's Warehouse and Officc Building PDP/Replat
Administrative Hearing
June 21, 2001
Page 7 of 8
consistent relationship of the building to the street sidewalk in order to
form a visually continuous, pedestrian -oriented streetfront. The applicant
granted a modification by the Planning and Zoning Board on June 1,
2000 to locate the new building 20 feet from the Hemlock right-of-way, and
to have the front of the building face the interior of the site rather than the
street (currently a gravel road).
The proposed plan therefore meets the requirements of this section.
D. Transportation and Circulation [3.6]
1. Master Street Plan [3.6.1] — There are no arterial or collector streets identified
on the Master Street Plan adjacent to this site.
2. Transportation Level of Service Requirements [3.6.4] — The Transportation
Planning Department and the City Traffic Engineer have determined that the
project meets the applicable Level of Service (LOS) requirements.
3. Transit Facilities Standards [3.6.5] — There is an existing Transfort route that
goes down College Avenue. Employees and customers can utilize this
existing system including the existing bus stops.
FINDINGS OF FACT
After reviewing the Levon's 2Id Warehouse & Office Building P.D.P., File #19-96C, staff
makes the following findings of fact and conclusions:
1. The proposed land uses are permitted in the (CN) Commercial — North
College zone district subject to Type 1 review.
2. The Project Development Plan complies with all applicable district standards
of Section 4.18 of the Land Use Code, the (CN) Commercial — North College
zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code except
where the aforementioned modification has been granted.
4. The proposed plat complies with all applicable criteria in the Land Use Code.
STAFF RECOMMENDATION
Staff recommends approval of the Levon's 2nd Warehouse & Office Building P.D.P.
File #19-96C.
Levon's Warehouse and Officc Building PDP/Replat
Administrative Hearing
June 21, 2001
Page 6 of 8
and 3pm on December 21 ". The physical elements of the development
plan are located and designed in a way that will not cast a shadow onto
structures within the site or on adjacent property greater than allowed in
this section of the code.
4. Site Lighting — [3.2.4] — As required the applicant is using lighting fixtures
that are concealed and fully shielded featuring sharp cut-off capability
which reduces up -light, spill -light, glare and unnecessary diffusion on
adjacent property. The proposed fixtures are wall mounted on the building
wall itself. The PDP therefore satisfies this requirement.
B. Engineering Standards [3.3]
1. Plat Standards [3.3.1 ] The plat has been reviewed against the criteria of the
Plat Standards of the Land Use Code. The request to create a 3.34 acre lot
complies with the following standards:
• Lots [3.3.1(B)(1)] - The new lot has frontage along Hickory Street and Hemlock
Street, both dedicated public right-of-ways. Vehicular access will be off of Hickory
Street. Side lot lines are substantially at right angles or radial to the street line.
The lot layout meets the City's street connectivity standards to the extent
feasible.
• Public Sites, Reservations, and Dedications [3.3.1(C)(1)] - The plat indicates
proper dedications for drainage and utility easements as needed to serve the lot.
2. Water Hazards [3.3.3] — The PDP has been reviewed by and complies with
the requirements of the Stormwater Department.
3. Engineering Design Standards [3.3.5] — This project complies with all design
standards, requirements, and specifications for all of the commenting
departments and agencies.
C. Building Standards [3.5]
1. Building and Project Compatibility [3.5.1 ] — The proposed structure is
compatible with the context of the surrounding area.
2. Mixed -Use, Institutional and Commercial Buildings [3.5.3] — The proposed
building, satisfies the variation in massing, fapade treatment, entrance
treatment, and the base and top treatment requirements, as required of
any commercial building.
Section 3.5.3(B)(2) of the Land Use Code requires that a minimum 15 foot
build to line is established and that the build -to line is based on a
Levon's Warehouse and Office Building PDP/Replat
Administrative Hearing
June 21, 2001
Page 5 of 8
pedestrian to cross a drive aisle or vehicle area, thereby satisfying this
requirement.
• Access and Parking Lot Requirements [3.2.2(D)] — Vehicle areas are clearly
separated from walkway areas. Unobstructed vehicular access is provided from
the public street to all parking spaces. All off-street parking areas are surfaced
with materials in conformance with city specifications. The project therefore
complies with access and parking lot requirements.
• Parking Lot Layout [3.2.2(E)] — The parking lot provides well-defined circulation
routes for vehicles, bicycles and pedestrians. Landscaped peninsulas with raised
curbs define parking lot entrances and the end of parking aisles. The proposed
plan provides continuous, direct pedestrian access with a minimum of driveway
and drive aisle crossings. No parking bays extend more than 10 spaces without
an intervening landscape peninsula. This standard is satisfied.
• Required Number of Spaces for Type of Use [3.2.2(K)] — The proposed building
proposes office uses and warehouse uses in one building. Office uses are
limited to a maximum of 3 parking space per 1000 square feet of leasable floor
area, and warehouse uses are limited to .75 spaces per employee. The site plan
depicts 15 parking spaces to be built, and identifies a potential future parking
expansion area of another 18 spaces. Staff required the following note to be
included on the site plan:
"If not enough uses are located in this building to allow the
total number of parking spaces proposed for phase 1 (15
spaces), a minor amendment will be filed to remove enough
spaces to bring the site into compliance with the L. U. C.
Conversely, if uses allow parking spaces to be added,
spaces will be added as phase 2 parking, the number to be
in accordance with 3.2.2(K) (2) (a) of the L.U.C. but not more
than the 18 spaces indicated unless a minor amendment for
the additional spaces is filed for and approved."
With the inclusion of the said note, the application satisfies this
standard.
• Handicap Parking - [3.2.2(K)(4)] — The applicant has provided two handicap
spaces, therefore the application satisfies this requirement.
• Parking Stall Dimensions - [3.2.2(L)] —The standard parking stalls are 9'x19',
which satisfies this requirement.
3. Solar Access, Orientation, Shading [3.2.3] — The proposed plan is
designed in a way that protects its roofs access to sunshine between 9am
Levon's Warehouse and Office Building PDPIReplat
Administrative Hearing
June 21, 2001
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coniferous evergreens or ornamental trees. The proposed site plan satisfies this
standard.
• Street Trees [3.2.1(D)(2)] — Street trees are required at 30 to 40 foot spacing
along adjacent streets. The applicant satisfies this standard.
• Minimum Species Diversity [3.2.1(D)(3)] —Based on the total proposed number
of new trees (33), the applicant would be allowed to have up to 33% of any one
species (11), but has only proposed a maximum of 10 of one species, therefore
satisfies the minimum species diversity requirement.
• Foundation Plantings [3.2.1(E)(2)(d)] —All exposed sections of building walls
have planting beds of at least 5 feet in width along at least 50% of such facade.
The landscape plan therefore satisfies the foundation plantings requirement.
• Parking Lot Perimeter Landscaping [3.2.1(E)(4)] —The parking lot is screened
from off -site views by plant material and building placement. The landscape plan
therefore satisfies the parking lot perimeter landscaping requirement.
• Parking Lot Interior Landscaping [3.2.1(E)(5)] — The parking lot area on the site
plan is required to devote at least 6% of the area of the parking lot to landscaped
areas. There is a large landscape island between the proposed parking and the
existing parking area, which greatly exceeds the 6% minimum area for
landscaping requirement.
• Screening [3.2.1(E)(6)] —Landscape, fencing, and building elements are placed
to adequately screen areas of low visual interest and visually intrusive site
elements including the outdoor storage area and the trash enclosure area.
2. Access, Circulation and Parking [3.2.2]
• Safety Considerations [3.2.2(C)(1)] — Pedestrians are separated from vehicles
and bicycles to the maximum extent feasible, thereby satisfying this requirement.
• Curbcuts and Ramps [3.2.2(C)(2)] — Ramps are provided along the northern
facade to give vehicular access to overhead garage doors, thereby satisfying this
requirement.
• Bicycle Facilities [3.2.2(C)(4)] —A bicycle rack is being provided adjacent to the
new building, thereby satisfying this requirement.
• Walkways [3.2.2(C)(5)] —A grade separated sidewalk directly connects the street
sidewalk with the main entrance of the new building without requiring a
Levon's Warehouse and Offices Building PDP/Replat
Administrative Hearing
June 21, 2001
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CN — existing industrial uses,
E: CN - Union Pacific Railroad right-of-way and tracks, vacant land,
S: POL — Work Center for Roosevelt National Forest, Salyer Natural
Area,
W: CN — The city owned Hickory Trail, Rural residential property with
horses, Industrial Uses.
2. Division 4.18 of the Land Use Code Commercial — North College District (CN)
The proposed uses of "offices" and "warehouses" are both permitted uses in the
(CN) Commercial — North College District subject to administrative review.
The PDP meets the applicable Land Use Standards [4.18(D)] as follows:
• This section of code limits the height of any building in this zone district to a
maximum of 3 stories. The proposed building is a single story building;
therefore this standard is satisfied.
The PDP meets the applicable Development Standards [4.18(E)] as follows:
• This section of code requires that all development in the CN zone district also
comply with the standards contained in the Standards and Guidelines for the
North College Avenue Corridor as adopted by the city, to the extent that such
standards and guidelines apply to the property to be developed. This
document deals with the treatment of development adjacent to North College
Avenue. This site is not adjacent to North College Avenue; therefore this
standard is satisfied.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards as follows:
A. Site Planning and Design Standards [3.2]
1. Landscaping and Tree Protection [3.2.1]
• Full Tree Stocking [3.2.1(D)(1)(c)] — Full tree stocking is required in all
landscaped areas within 50 feet of any building along high use or high visibility
sides. Full tree stocking is formal or informal groupings of trees planted at 30' to
40' spacing intervals for canopy shade trees, or at 20' to 30' spacing intervals for
Levon's Warehouse and Offic, Building PDP/Replat
Administrative Hearing
June 21, 2001
Page 2 of 8
ZONING DISTRICT: (CN) Commercial — North College
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on June 7, 2001
by mailing to property owners within 1,000 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 3:30 PM on June 21, 2001. The hearing was held in Conference
Room A 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:
Troy Jones, City Planner
From the Applicant:
Charles Maserlian, Applicant/Owner
Written Comments:
None
BACKGROUND
The staff report states the following:
Background
The surrounding zoning and land uses are as follows:
N: LMN — Hickory Street, Hickory Mobile Home Park, Union Pacific
Railroad right-of-way and tracks,
Citv of Fort Collins
Comm, 'y Planning and Environmental
Current Planning
CITY OF FORT COLLINS
rvices
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER:
PROJECT NAME:
CASE NUMBER:
APPLICANT/OWNER:
PROJECT DESCRIPTION:
Cameron Gloss
Current Planning Director
Levon's 2"d Warehouse and Office Building Project
Development Plan/Replat
# 19-96C
Charles Maserlian
Fort Collins Truck Sales
700 N. College Ave.
Fort Collins, CO 80524
The applicant is proposing to develop a 20,000 square foot office/warehouse building on
a 2.2 acre site located in the 300 block of West Hickory Street. The property is bounded
by Hickory Street on the north, the Union Pacific Railroad track and right-of-way on the
east, Hemlock Street on the south, and regional bicycle trail on the west. The property
is located in the Commercial — North College (CN) zone district.
SUMMARY OF RECOMMENDATION AND DECISION:
The proposed land uses are permitted in the CN zone district subject to a type 1 review.
The Project Development Plan complies with all applicable district standards of Section
4.18 of the Land Use Code, (CN) Commercial — North College zone district. The Project
Development Plan complies with all applicable General Development Standards
contained in Article 3 of the Land Use Code except where a modification was granted
from the Planning and Zoning Board. The request to replat the property, which
dedicates public right-of-way and vacates and dedicates easements, meets all plat
requirements of the Land Use Code.
STAFF RECOMMENDATION: Approval
HEARING OFFICER DECISION: Approval, with conditions
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020