HomeMy WebLinkAboutHORSETOOTH EAST BUSINESS PARK, BIGHORN OFFICE BUILDING (LOT 2) - PRELIMINARY/FINAL - 43-94E - DECISION - FINDINGS, CONCLUSIONS & DECISIONDEC-04-1997 14:09 WW REYNOLDS FT COLLINS P.02
The Applicant is requesting to exceed the 40 foot height restriction to allow a hipped shaped roof
to be built and used as a mechanical screen. This is being requested primarily to create a more
aesthetic building. The main building mass would be approximately 40 feet tall with the hipped
shaped mechanical screen an additional 8' in height, Please refer to the mass model drawings and
shadow analysis on a separate sheet. The applicant feels that the hipped roof option creates a
more aesthetic building.
Please refer to the photos taken around this site and those locations noted on the area plan
drawing. Photo #1 was taken directly outside the windows of the building immediately east of
this site facing west. The views from the family medical building are mainly northwest and would
look directly towards and through the landscaped area at the northeast corner of the applicants
property_ This view would be only minimally affected by the applicants new building. The main
mass of the applicant's building is located on the far west side of the site to minimize the scale of
the building as it affects the family medical building. The applicant has chosen a hipped roof
screen with lighter color concrete roof tile to further reduce the apparent mass of the building.
As can be seen in the models, the building mass and placement would be identical in both
scenarios. The only difference being in the height of the hipped roof mechanical screen itself. The
increased height of the proposed roof would be barely perceptible by both pedestrians and
motorist.
TOTAL P.02
uses which are contained in the industrial uses section of the E - Employment
zoning district, is appropriate.
5. A modification of building height limits is appropriate since the purpose of the
proposed building height above 40 feet is to screen the rooftop mechanical
equipment.
DECISION
Based on the findings and conclusions, the request to develop a building on lot 2 of the
Horsetooth East business Park located at the southeast corner of the intersection of
Bighorn Drive and Automation Way, file #43-94E is APPROVED WITH THE
FOLLOWING CONDITIONS:
Building tenants shall be limited to those uses which are contained in the
industrial uses section of the E - Employment zoning district.
2. The applicant will be responsible for building the sidewalk adjacent to
Automation Way south of the subject property to a point where it connects with
the existing sidewalk.
Dated this 4th day of December, 1997, per authority granted by Sections 1.4.9(E) and
2..1 of the Land Use Code.
Robert E. Blanchard, AICP
Current Planning Director
docfiMean ngs\43-94E. hrg
property is located is C. Since the Level of Service standard is not met, this project
cannot proceed without completing the gap in the sidewalk system. This need is
recognized with a condition of approval.
Section 4.22 (EE)(2). Building Design
This standard within the E - Employment zoning district contains two criteria: the first is
the same as Section 3.5.1(D) discussed above. The second requires that to the
maximum extent possible, buildings must be oriented to face the adjacent street with no
intervening front yard parking.
The proposed project is designed with 35 parking spaces between the building and
Automation Way. This clearly does not meet the building design criteria. However, the
applicant contends that because the use is industrial in nature (ie. light industrial and
research and development), this parking is appropriate. In fact, it is noted that the
same uses, when located in the I - Industrial zoning district, do not have to comply with
criteria.
It is clear that the intent of the E - Employment district is to create a district with
pedestrian benefits and an attractive streetscape that includes buildings being placed in
close proximity to the sidewalks or, at least, with no intervening parking. However, in
the case of this particular application, due to processing irregularities, it is felt that a
conditional approval, limiting the use of this building to overlapping uses contained in
both the E - Employment and the I - Industrial zoning districts, is appropriate.
FINDINGS, CONCLUSIONS AND DECISION
FINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
The proposed Bighorn Building development proposal contains permitted uses in
the E - Employment zoning district that are subject to administrative review.
2. The project meets all applicable standards contained in the General
Development Standards, Article 3 of the Land Use Code.
3. The project meets all standards contained in Section 4.22, E - Employment
zoning district except for Section 4.22 (E)(2)(b).
4. Due to irregularities contained in the processing of this application, it is
determined that a conditional approval, limiting the use of this building to
3.5.1 (D) Building Orientation Section, 3.5.1(H) Building Height Review, Section 3.6.4
Transportation Level of Service Requirements and Section 4.22 (E)(2) Building Design.
Section 3.5.1(D), Building Orientation
This section of the Code states that the main entrance is to face a connecting walkway
with a direct pedestrian connection to the street without requiring all pedestrians to walk
through parking lots or cross driveways.
This project complies with this criteria by providing a walkway from the northwest corner
of the building to the sidewalk on automation way. Even though there is a vehicular
connection between the western parking area and the northern parking area, it is
narrowed at the point of the walkway to just the width of a drive aisle. This section of
the site also has additional landscaping. With the special treatment of the walkway,
including the use of brick and raising the walkway above the parking lot surface, it is felt
that automobile traffic is less likely to use this connection since it is clearly a pedestrian
area. With these considerations, the site meets Section 3.5.1(D).
Section 3.5.1(H) Building Height Review
This section of the Code establishes a special process to review buildings or structures
that exceed 40 feet in height. Building elevations indicate the main portion of the
building is approximately 40 feet tall with an eight foot tall hipped shaped extension to
screen the rooftop mechanical equipment.
Section 3.5.1(H)(1)(c) allows for either increasing or decreasing the height limits
contained in individual zoning districts for a number of purposes. One of these
purposes specifically allows rooftop building extensions to incorporate HVAC
equipment. Since the purpose of the proposed building height above 40 feet is to
screen the rooftop mechanical equipment, it meets the requirements of this section.
Section 3 6 4 Transportation Level of Service Requirements
The General Standard contained in this Code section is that all development plans
must adequately provide vehicular, pedestrian and bicycle facilities necessary to
maintain the adopted transportation Level of Service standards contained in Part II of
the City of Fort Collins Multi -modal Transportation Level of Service Manual. While no
Transportation Impact Study was included in this application, it has been determined
that the pedestrian Level of Service standard is not met since there is a gap in the
sidewalk adjacent to Automation Way directly south of the subject property.
The pedestrian LOS chapter of the Multimodal Transportation Level of Service Manual
identifies five standards, one of which is continuity. Continuity is defined as the
completeness of the sidewalk/walkway system with avoidance of gaps. When breaches
to the pedestrian network exist, the continuity Level of Service standard is rated as D/E.
The required continuity Level of Service Standard for the type of area where the subject
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held on the
subject application at 1:45 PM on December 4, 1997. The hearing was held at 281
North College Avenue, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who spoke at the meeting:
From the City:
Steve Olt, City Planner
From the applicant:
Libby Glass, W.W. Reynolds Company
From the Community:
None
Written Comments:
None
BACKGROUND
This site is part of the three lot Horsetooth East Business Park Minor Subdivision that
was approved on February 17, 1995. The development proposal is for a three story,
33,000 square foot building to be used for light industrial and research and
development uses with ancillary offices. The property is located in the E - Employment
zoning district. The project was reviewed against the General Development Standards
contained in Article 3 of the Land Use Code and the District Standards contained in
Division 4.22 (the E - Employment zoning district) of the Code.
Three sections of the Land Use Code are of specific interest for this project: Section
City of Fort Collins
Commu y Planning and Environmental •vices
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER: Bob Blanchard
Current Planning Director
PROJECT NAME: Horsetooth East Business Park, Lot 2,
Bighorn Office Building
CASE NUMBER: 43-94E
APPLICANT: Layne Mitchell
4875 Pearl East Circle, #300
Boulder, CO 80301
PROJECT DESCRIPTION: Request for a Project Development Plan (PDP) for
the proposed Bighorn Building (Pad H) on Lot 2 of the
Horsetooth East Business Park. The site is located at
the southeast corner of the intersection of Bighorn
Drive and Automation Way.
SUMMARY OF RECOMMENDATION AND DECISION:
Staff recommendation
Hearing Officer Decision
ZONING DISTRICT:
Approval
Approval with conditions
E - Employment
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on November 19,
1997 by mailing to property owners within 500 feet of
the subject property.
The public hearing was advertised in the Coloradoan
on November 26, 1997.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020