HomeMy WebLinkAboutBRINKMAN HEADQUARTERS - PDP/FDP - FDP130050 - DECISION - MINUTES/NOTESCITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: March 18, 2014
PROJECT NAME: Brinkman Headquarters Project Development Plan/Final
Plan
CASE NUMBER: FDP130050
APPLICANT: Dave Derbes
3003 E. Harmony Road, Suite 300
Fort Collins, CO 80528
OWNER: Brinkman Capital, LLC
Kevin Brinkman
3003 E. Harmony Road, Suite 300
Fort Collins, CO 80528
HEARING OFFICER: Kendra L. Carberry
PROJECT DESCRIPTION: This is a request for approval of a combined Project
Development Plan and Final Plan (PDP/FP) for Brinkman Headquarters, located at the northwest
corner of Lady Moon Drive and Precision Drive. The property contains approximately 70,500
square feet (1.62 acres). The PDP/FP includes a two-story office building of approximately
30,850 square feet. The PDP/FP includes 6 fixed bicycle spaces, 4 enclosed bicycle spaces, and a
parking lot containing 95 vehicle parking stalls.
SUMMARY OF DECISION: Approved
ZONE DISTRICT: Low Density Mixed-Use Neighborhood (L-M-N)
HEARING: The Hearing Officer opened the hearing at approximately 5:45 p.m. on January 30,
2014, in Conference Room A, 281 North College Avenue, Fort Collins, Colorado.
EVIDENCE: During the hearing, the Hearing Officer accepted the following evidence:
(1) Planning Department Staff Report; (2) application, plans, maps and other supporting
documents submitted by the applicant; and (3) a copy of the public notice (the formally
promulgated polices of the City are all considered part of the record considered by the Hearing
Officer).
TESTIMONY: The following persons testified at the hearing:
From the City: Noah Beals
From the Applicant: Dave Derbes
From the Public: N/A
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FINDINGS
1. Evidence presented to the Hearing Officer established the fact that the hearing was
properly posted, legal notices mailed and notice published.
2. The PDP/FP complies with the applicable General Development Standards contained in
Article 3 of the Code.
a. The PDP/FP complies with Section 3.2.1, Landscaping and Tree Protection,
because: the City Forester approved the tree mitigation plan; full tree stocking is provided
on all four sides and within landscaped areas 50' from the building; and trees are planted in
the parking lot interior and perimeter in the required landscape islands and landscape
setbacks.
b. The PDP/FP complies with Section 3.2.2, Access, Circulation and Parking,
because: sidewalk connections from the public sidewalk to the main entrance of the
building are provided from both Lady Moon Drive and Precision Drive; the 10 bicycle
parking spaces exceed the required minimum; and the parking lot is accessed by a single
driveway from Precision Drive to reduce conflicts with the bicycle lanes and sidewalks.
c. The PDP/FP complies with Section 3.2.4, Site Lighting, because the photometric
plan shows a minimum average 1 foot-candle for the parking lot areas, and all the lighting
fixtures are down-directional and fully shielded with cut-off capability.
d. The PDP/FP complies with Section 3.4.1, Natural Habitats and Features, because:
the PDP/FP does not include any natural areas, habitats and features on the property or
within 500' of its boundaries; and any prairie dogs found within the site will be humanely
eradicated in accordance with the Division of Parks and Wildlife standards.
e. The PDP/FP complies with Section 3.5.3, Commercial Buildings, because the
PDP/FP incorporates human-scale urban design through the use of the following: a 15'
setback from the property lines along Lady Moon Drive and Precision Drive; building
façades composed of at least 3 distinct vertical planes; and a main entrance distinguished
by direct connecting walkways with sidewalks that are 5' in width.
f. The PDP/FP complies with Section 3.6.3, Street Pattern and Connectivity
Standards, because the PDP/FP includes no new streets, but there is a cross access
easement for future development to the north and west, and the Transportation Impact
Study demonstrates that the impacts created by the PDP/FP are acceptable.
g. The PDP/FP complies with Section 3.6.4, Transportation Level of Service
Requirements, because the Traffic Operations and Engineering Departments have
reviewed the Transportation Impact Study and determined that the vehicular, pedestrian
and bicycle facilities are consistent with the standards contained in Part II of the City of
Fort Collins Multimodal Transportation Level of Service Manual.
3. The PDP/FP complies with the applicable standards contained in Article 4 of the Code for
the H-C zone district.
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a. The PDP/FP complies with Section 4.26(A) and (B), Permitted Uses, because the
proposed office land use is consistent with creating a mixed-use neighborhood with a
strong employment base, and provides employment opportunities directly across from a
multi-family residential use.
b. The PDP/FP complies with Section 4.26(D), Land Use Standards, because the
building is 2 stories in height, below the 6 stories allowed.
c. The PDP/FP complies with Section 4.26(E)(1), H-C Development Standards,
because the PDP/FP complies with the H-C District Plan and the Harmony Technology
ODP.
d. The PDP/FP complies with Section 4.26(E)(2), Site Design, because: the PDP/FP
achieves compliance through its adherence to the Harmony Technology ODP and
proposed cross-connection access to adjacent parcels outside of the boundaries of the
PDP/FP; the residential area across Lady Moon Drive includes multi-family buildings that
are 3 stories in height, so there is no drastic change in scale and height; and the PDP/FP
does not include outdoor uses.
DECISION
Based on the foregoing findings, the Hearing Officer hereby enters the following rulings:
1. The PDP/FP is approved as submitted.
DATED this 26
th
day of March, 2014.
_____________________________________
Kendra L. Carberry
Hearing Officer
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