HomeMy WebLinkAboutHORSETOOTH EAST BUSINESS PARK, FILING 2, PAD D - MODIFICATION OF STANDARD - 43-94H - CORRESPONDENCE - STAFF'S PROJECT COMMENTSThis completes the staff comments at this time. You may contact me at 221-
6341 to schedule a meeting to discuss these comments, if necessary.
Sincerely,
Steve Olt
Project Planner
cc: Bob Blanchard, Current Planning Director
Zoning
Advance Planning
W.W. Reynolds Company
Project File #43-94H
Plan (PDP) submittal and that area along Timberline Road. should
be fully landscaped. The Zoning Department will need to review
further if this modification request is approved.
b. The Zoning Department has no problem with the use on this site
coming in as a restaurant. It is a good location and there
apparently aren't any restaurants anywhere around there.
C. The copy of the Code section of the LUC that the applicant has
included in the packet [Section 4.22(D)(1)] is an old one. The
secondary uses section in the E District was revised 6 months ago.
The correct section is now 4.22(D)(2) and is on page 149 of Article
4.
d. The applicant needs to submit more of a narrative explaining how
this request meets the modification standards in Section 2.8.2(H)
of the LUC.
Please contact Peter or Jenny, at 221-6760, if you have questions about
these comments.
3. Clark Mapes and Peter Wray of the Advance Planning Department
stated that the whole idea, the provision for limited "secondary" uses, is
based on the Harmony Corridor Plan study of employment park -type
development. It explicitly allowedthe secondary uses to be considered in
the context of an Overall Development Plan (ODP) or other larger plan.
This site should be considered in light of (or the context of) the
Horsetooth East Business Park, assuming that is an approved ODP. If
this proposed use is within 25% of the uses in the ODP, then there might
not be a need for a modification. In any case, the Advance Planning
Department supports the modification if it proves to be needed.
4. Bob Blanchard, the Current Planning Director, stated that this
submittal cannot be reviewed without the applicant's justification of the
request for a modification of a standard based on Section 2.8.2(H) of the
LUC. Staff does not want to develop the applicant's arguments or assume
his/her justification. If there was no proper justification then the
submittal could be considered to be incomplete.
5. A traffic study for the proposed standard restaurant use will be needed
for the Planning and Zoning Board. This study should be done now and
submitted with the applicant's justification. narrative.
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Commi.._ty Planning and Environmental --rvices
Current Planning
City of Fort Collins
August 11, 1999
Steve Steinbicker
Architecture West LLC
748 Hinsdale Drive
Fort Collins, CO. 80526
Dear Steve,
Staff has reviewed your documentation for the Pad D, Horsetooth East
Business Parr - Modification of Standard 4.22(D)(2) request that was
submitted to the City on July 27, 1999, and would like to offer the following
comments:
1. This property is located on the west side of Timberline Road just south of
East Horsetooth Road. It is in the E - Employment Zoning District. The
proposed standard sit-down restaurant use is permitted in this District,
subject to a Planning and Zoning Board review (Type II) and public
hearing for a decision. However, Section 4.22(D)(2) of the Land Use
Code (LUC) states:
The following permitted uses shall be considered secondary uses in
the E zone district and together shall occupy nomore than 25% of the
total gross area of the development plan.
Included in the referenced list of 11 permitted uses associated with this
restriction are standard restaurants. The applicant's request for a
modification of the standard not being met will be reviewed by City staff,
who will take a recommendation to the Planning and Zoning Board for a
decision.
2. Peter Barnes and Jenny Nuckols of the Zoning Department offered the
following comments:
a. As this is proposed to be a standard restaurant, the potential
drive-thru lane should be eliminated on the Project Development
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020