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HomeMy WebLinkAboutSPOONS-LIGHTFIELD ENTERPRISES, INC. - PDP/FDP - FDP150003 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESJanuary 21, 2015 Spoons – Lightfield Enterprises Inc. Statement of Planning Objectives This proposal is for a combined PDP/Final Plan submittal for properties located at 2590 and 2572 Midpoint Drive. The sites are Lots 18 and 19 of the Prospect Industrial Park Subdivision are a zoned Industrial and are further described below: Lot 19 will contain a commercial kitchen and offices for the Spoons restaurant owners. The building will contain 6,100 sq. ft. and is one story. Main access to the site will be from Midpoint Drive. The driveway lines up with the existing curb cut across the street to the south. The drive is sized to accommodate delivery trucks and Poudre Fire Authority requirements for a fire lane. 8 parking spaces are provided for employees. A truck loading area and trash enclosure are located on the north end of the building. There will be a fenced yard on the north end of the site. The project will install a new 5’ sidewalk along the Midpoint Drive frontage with a continuous walkway connecting to the main building entry. Lot 18 will contain a new building for Lightfield Enterprises, formerly Vogel Concrete. The one-story building will contain 2,218 sq. ft. of offices and a 4,900 sq. ft. shop. Main access to the site will be from a single point off of Midpoint Drive. The driveway lines up with the existing curb cut across the street to the south. The drive is sized to accommodate concrete equipment and Poudre Fire Authority requirements for a fire lane. 9 parking spaces are provided for employees. There will be a fenced yard on the north end of the site. The project will install a new 5’ sidewalk along the Midpoint Drive frontage with a continuous walkway connecting to the main entry to the building. The properties are zoned Industrial and existing adjacent uses consist of the following: South: Flex buildings owned by W.W. Reynolds West: Holsinger Drywall North: Vacant Land – Liberty Commons School track and industrial buildings East: Vacant Land – 2618 Midpoint Drive (Lot 16) (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: The Spoons Kitchen and Lightfield Enterprises project meets the following applicable City Plan Principles and Policies: Economic Health Principle EH 3: The City will support local, unique, and creative businesses. Policy EH 3.1 – Support Programs Emphasizing Local Business Page 1 Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment By relocating their facilities, both businesses will continue to promote and sustain their local industries thereby further enhancing the economic health of Fort Collins. This represents business retention for a business that is successful and unique to Fort Collins. Environmental Health Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 – Pursue Low Impact Development Both Spoons and Lightfield Enterprises Inc. are implementing LID by incorporating rain gardens, grass swales and pervious pavement, which will treat runoff from the new construction. Community and Neighborhood Livability Principle LIV 39: Industrial Districts will provide places for a wide range of industrial and commercial uses that do not need or are not suited to high public visibility. Policy LIV 39.1 – Mix of Uses Policy LIV 39.2 – Location Policy LIV 39.5 – Incorporate Transit, Bikeways and Other Trip Reduction Strategies Both sites are located in the Prospect Industrial Park Subdivision, which provides a mix of uses, with platted lots, streets, sidewalks, and infrastructure already in place. The district is located away from residential neighborhoods with adequate buffers. Both sites will construct a new sidewalk along the Midpoint Drive frontage, providing additional accessibility for pedestrians. Transportation Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Both sites are located within walking distance from a Transfort Bus stop which could encourage employees to ride the bus or their bikes to work. Page 2 (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. Lot 18 is be owned by Lightfield Properties LLC and Lot 19 is owned by Torema LLC. All maintenance for common areas, landscape, trash removal, stormwater infrastructure, and snow removal shall be performed by the property owners. (iv) Estimate of number of employees for business, commercial, and industrial uses. The number of employees for Spoons is approximately 10. The number of employees for Lightfield Enterprises is 10. (v) Description of rationale behind the assumptions and choices made by the applicant. Our assumptions are based on the following rationale for each proposed use: The Spoons Building is a new 6,100 sq. ft. building which includes offices and a commercial kitchen. The office portion of the building fronts Midpoint Drive and the main entrances to the building are emphasized with a covered roof structure. Windows are located on the south and west sides of the offices providing for natural light and are accentuated with sun shades. Building materials consist of a combination of stucco and metal panels and a standing seam metal roof. Wall masses are broken up by the use of vertical stucco elements painted a contrasting color. The Lightfield Enterprises building is a new 7,118 sq. ft. building which includes 2,218 sq. ft of offices and a 4,900 sq. ft shop. The office portion of the building fronts Midpoint Drive and the main entrance to the building is emphasized with a covered roof structure to accentuate the entry at the prominent corner of the building. Windows are located on all four sides providing for natural light in both the office portion of the building as well as the shop. The windows for the offices are also accentuated with sun shades Building materials consist of a combination of split face and smooth face C.M.U. and a standing seam metal roof. Wall masses are broken up by the use of horizontal C.M.U. elements. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, Page 3 or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. At this time the project is not proposing any variance from any City of Fort Collins criteria. See above for applicable criteria. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are not existing wetlands, natural habitats or features currently located on site. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The PDP is called Spoons-Lightfield Enterprises Inc. The Spoons site was called 2590 Midpoint Dr.-Light Industrial for Conceptual Review and the Lightfield Enterprises site was called 2600 Midpoint – Office and Shop. Page 4