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HomeMy WebLinkAboutNORTHERN COLORADO FEEDERS SUPPLY - PDP - PDP140010 - REPORTS - RECOMMENDATION/REPORTITEM NO 1 MEETING DATE Oct. 23, 2014 STAFF Ryan Mounce ADMINISTRATIVE HEARING OFFICER Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 STAFF REPORT PROJECT: Northern Colorado Feeders Supply, PDP140010 APPLICANT: Jim Cox Architecture Plus 318 East Oak Street Fort Collins, CO 80524 OWNERS: NCFS LLC 359 Linden St Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for a Project Development Plan to plat property and construct a 1.5- story office and retail building for Northern Colorado Feeders Supply, an animal feeds manufacturer and retailer. The new building would be situated on the approximate footprint of an existing 1-story structure proposed to be demolished. The 2.03 acre project site is located at 300 Hickory Street in the Service Commercial (C-S) Zone District and the North College Corridor Plan study area. RECOMMENDATION: Staff recommends approval of Northern Colorado Feeders Supply, PDP140010 and Modification of Standard to Section 3.2.2(J). EXECUTIVE SUMMARY: Staff finds the proposed Northern Colorado Feeders Supply complies with all applicable requirements of the City of Fort Collins Land Use Code (LUC), with the exception of Section 3.2.2.(J), to which the applicant has requested a modification of standard and staff is recommending approval. Specifically,  The Project Development Plan complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration.  The Modification of Standard to Section 3.2.2(J) Setbacks meets the applicable requirements of Section 2.8.2 (H) and the granting of this modification would not be detrimental to the public good. Staff Report – Northern Colorado Feeders Supply, PDP140010 Administrative Hearing 10-23-2014 Page 2  The Project Development Plan complies with relevant standards of Article 3 – General Development Standards, subject to approval of the Modification of Standard.  The Project Development Plan complies with relevant standards located in Division 4.22 Service Commercial District (C-S) of Article 4 – Districts. COMMENTS: 1. Background The property was annexed into the City of Fort Collins as part of the North College Annexation in April, 1965. Prior to annexation, the site was developed in Larimer County with a 1-story metal building and a storage structure. A second storage structure was added in 1975. The property has never been platted and remains in a metes and bounds legal description. Northern Colorado Feeders Supply moved to the site in the early summer of 2014, following vacation of the site by Barton Supply, a manufacturer and retailer of rebar, concrete, and steel accessories. Existing conditions on the site consist of one metal building proposed to be demolished and two storage structures. Outside of these building footprints, the entire front two- thirds of the site consists of existing asphalt or concrete paving. The remaining one- third of the site consists native landscaping, a railroad spur connecting to the Union Pacific Railroad, high voltage transmission power lines, and waterline easements. As depicted on the Fort Collins Zoning Map, the majority of the site is located in the Service Commercial District, with a small triangle at the northwest corner of the site being indicated in the Low Density Mixed-Use Neighborhood (L-M-N) District. In nearly all circumstances, zone district boundary lines occur along property lines, streets, or other physical features such as streams. Boundary lines for zone districts were not intended to bisect properties at the time the Fort Collins Zoning Map and zone district boundaries were originally established, and this site has no history of lot consolidation or lot splitting since the establishment of the zoning map to account for the current bisection of the property into separate zone districts. Where uncertainty exists as to boundaries of zone districts as shown on the Fort Collins Zoning Map, Land Use Code Section 1.4.4.(B)(2) states, “Boundaries indicated as approximately following lot lines, public property lines and the like shall be construed as following such lines...” Given that the boundary line between the two zone districts follows the property lines of parcels to the north for over 2,200 feet, consistency would prescribe the zone district boundary line continue to follow this properties’ boundary along its western edge, and the project site should be construed as wholly within the Service Commercial Zone District. Staff Report – Northern Colorado Feeders Supply, PDP140010 Administrative Hearing 10-23-2014 Page 3 The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Service Commercial (C-S), Low Density Mixed-Use Neighborhood (L-M-N) City-owned Land (Vacant), Mobile Homes South Service Commercial (C-S) Custom Small Industry, Warehouse, Vacant Land East Service Commercial (C-S) Light Industrial, Warehouse West Low Density Mixed-Use Neighborhood (L-M-N) Mobile Homes Map 1: Northern Colorado Feeders Supply Site & Zoning Vicinity Map Staff Report – Northern Colorado Feeders Supply, PDP140010 Administrative Hearing 10-23-2014 Page 4 2. Compliance with Article 4 of the Land Use Code – Service Commercial (C- S), Division 4.22: The project complies with all applicable Article 4 standards as follows: A. Section 4.22(B)(2) – Permitted Uses Northern Colorado Feeders Supply and previous site users have occupied the property with light industrial, office, supply yard, and retail establishment uses, each permitted in the C-S District subject to Administrative (Type 1) Review. The existing uses are consistent with the purpose of the Service Commercial District for commercial operations along a highway, arterial street, or rail spur. B. Section 4.22(D) – Land Use Standards The maximum building height for developments in the C-S District is limited to 3 stories. As proposed, the new office and retail structure will be 1.5-stories, complying with this standard. 3. Compliance with Article 3 of the Land Use Code – General Development Standards: The project complies with all applicable General Development Standards as detailed below, with the exception of one proposed modification of standard to Section 3.2.2(J). A. Section 3.2.1 – Landscaping and Tree Protection The proposed landscaping plan is consistent with the applicable requirements of Land Use Code Division 3.2.1, Landscaping and Tree Protection, with consideration of the applicant’s request for alternative compliance to Section 3.2.1(E)(4), Parking Lot Perimeter Landscaping and Section 3.2.1(E)(5), Parking Lot Interior Landscaping. Discussion and evaluation of alternative compliance request is outlined below: 1. Section 3.2.1(E)(4) – Parking Lot Perimeter Landscaping This section requires landscape areas on the perimeter of parking lot and vehicle use areas in the minimum landscape setback areas required by Section 3.2.2(J) including 5’ along lot lines, 10’ along nonarterial streets. This landscape setback should consist of trees planted at an average spacing of 40’ and other plantings, berms, or fences capable of blocking a majority of vehicle headlights. Staff Report – Northern Colorado Feeders Supply, PDP140010 Administrative Hearing 10-23-2014 Page 5 2. Section 3.2.1(E)(5) – Parking Lot Interior Landscaping This section requires a percentage of the interior space of parking lots and vehicle use areas to be landscaped. For parking lots and vehicle use areas with fewer than 100 spaces, 6% of the interior space should be landscaped with elements such as raised landscaped islands. Requests and evaluation of alternative compliance to landscaping and tree protection standards are governed by Section 3.2.1(N), which states, “Upon request by an applicant, the decision maker may approve an alternative landscape and tree protection plan that may be substituted in whole or in part for a landscape plan meeting the standards of this Section. (1) Procedure. Alternative landscape plans shall be prepared and submitted in accordance with submittal requirements for landscape plans. Each such plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the purposes of this Section than would a plan which complies with the standards of this Section. (2) Review Criteria. To approve an alternative plan, the decision maker must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a plan which complies with the standards of this Section. In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this Section as required above, the decision maker shall take into account whether the alternative preserves and incorporates existing vegetation in excess of minimum standards, protects natural areas and features, maximizes tree canopy cover, enhances neighborhood continuity and connectivity, fosters non-vehicular access, or demonstrates innovative design and use of plant materials and other landscape elements.” The applicant has submitted an alternative compliance request and landscaping plan that would establish the required 5’ landscaped setback along the properties eastern lot line by removing a strip of Staff Report – Northern Colorado Feeders Supply, PDP140010 Administrative Hearing 10-23-2014 Page 6 existing asphalt; however, the landscaping would consist predominately of a native grass seed mix, and would not contain trees planted at 40’ intervals. In addition, the request would not landscape 6% of the interior of the parking/vehicle use area (considered all areas of existing paving) with elements such as raised landscape islands. Instead, the alternative compliance request and proposed landscape plan would focus landscaping typically reserved for these areas towards the front of the property along the Hickory Street right-of-way. The applicant’s request notes the existing asphalt area is utilized for the drop-off, moving, and unloading/loading of bulk merchandise with large trucks and forklifts, and that interior islands and trees placed in these areas would impair the ability to move items and could impact visibility while operating machinery. Additionally, vehicle headlights will not impact the neighboring property to the east due to the operational and functional characteristics of Northern Colorado Feeders Supply, and the adjacent light industrial use, Valley Wire and Steel. Staff has reviewed the alternative compliance request and proposed landscape plan and determined the alternative compliance request accomplishes this section equally well or better than would a plan which complies with the standards of this section based on the following elements and analysis:  The alternative incorporates existing and proposed vegetation in excess of minimum standards: The proposed landscape plan features a combination of existing and proposed landscaping to be installed or preserved at the front of the property along Hickory Street. Four new trees will be planted along with over 120 individual shrubs and grasses. Combined, these formalized plantings are in excess of what is required to landscape the front of the property and the interior and eastern perimeter of the site’s vehicle use area. The primary intent behind the parking lot perimeter landscaping standards is to shield adjacent properties from vehicle headlights. The applicant’s request notes the property immediately to the east was recently developed as a light- industrial/warehouse for Valley Steel and Wire with a low volume of employees and visitors. The neighboring site features an open area partially devoted to drainage and a structure with no pedestrian areas or windows at the ground level for vehicle headlights to impact. Further, Northern Colorado Feeders Supply’s operating hours end at 5:30 pm on Staff Report – Northern Colorado Feeders Supply, PDP140010 Administrative Hearing 10-23-2014 Page 7 weekdays and 4:00 pm on weekends, with customers and employees exiting the site prior to the full effect of vehicle or machinery headlights being evident. As the need to block vehicle headlights is reduced, these plantings could instead be focused and more impactful at the front of the property.  Maximizes tree canopy cover: The existing and proposed trees along Hickory Street will focus and maximize tree canopy cover along the public right-of-way, where it will be most visible. As the existing and planned condition of site is comprised predominantly of loading and unloading areas, landscaped islands and trees planted at 40’ intervals along the eastern property line would establish only isolated pockets of tree canopy cover. By focusing the new trees and other plantings along Hickory Street, the current tree canopy would be more continuous and enhanced where the public interacts with the site. An enhanced tree canopy along Hickory Street and the front property will be beneficial in framing the new building and providing areas of partial shading for the proposed outdoor patio.  Enhances neighborhood continuity: The Hickory Street frontage, with a predominance of custom industry and light industrial uses, developed over several decades, currently lacks a cohesive or unified street frontage. By focusing the site’s landscaping along the Hickory frontage, it will enhance neighborhood continuity by filling in a gap in maintained street-side landscaping between the Hickory Village Trailer Park west of the site and the new street trees planted as part of the Valley Steel and Wire development to the east. The enhanced frontage will also help serve as a softer, visual transition to the residential land uses located west of the site. B. Section 3.2.2(4) – Bicycle Facilities A bicycle parking rack, capable of accommodating a minimum of 4 bicycle parking spaces will be provided adjacent to the new building’s front entrance, meeting requirements for bicycle parking minimums for low intensity retail and industrial land uses. Staff Report – Northern Colorado Feeders Supply, PDP140010 Administrative Hearing 10-23-2014 Page 8 C. Section 3.2.2(4) – Walkways A new concrete walkway will extend from a widened Hickory Street sidewalk to the proposed patio and new building entrance, complying with requirements of this section. D. Section 3.2.2(F) – User Needs This section states, “Layout and design shall anticipate the needs of users and provide continuity between vehicular circulation, parking, pedestrian and bicycle circulation. Pedestrian drop-off areas shall be provided where needed, especially for land uses that serve children or the elderly.” Northern Colorado Feeders Supply provides animal feeds and supplies to customers, often in the form of bulky and heavy bags. The business has been operating with customers parking vehicles near the storage buildings for a short duration while products and merchandise are loaded, often with the help of trucks and forklifts. As a part of this development, a majority of the existing asphalted site has been designated as areas for loading and unloading, with frequent short-term use by delivery trucks, forklifts, and customer vehicles. These areas for loading and unloading suit the operational needs and characteristics of the business and its customers. Bicycle and pedestrian amenities have been designed and located at the front of the site, near the new retail building’s main entrance, the front patio, and other points of pedestrian and bicycle origin to reduce potential conflicts with areas for loading and unloading that will occur further inside the site. A new emergency access easement is being dedicated to allow Poudre Fire Authority unobstructed access to reach all buildings. The applicant is coordinating with Poudre Fire Authority to designate the area of the access easement with striping and/or signage to prevent obstruction of this area and to identify vehicle circulation through the site. E. Section 3.2.2(J) – Setbacks The project complies with all setbacks for vehicle use areas along a nonarterial street and along lot lines, with the exception of a required 5’ setback for a vehicle use area along the western lot line. The applicant has requested a modification to this standard to reduce the landscaped setback to 0’ from the required 5’ on the grounds the modification does not diverge from the standard except in a nominal, inconsequential way when considered from the perspective of the entire development plan. Staff Report – Northern Colorado Feeders Supply, PDP140010 Administrative Hearing 10-23-2014 Page 9 In evaluating the modification request, staff notes that although a portion of the western lot line contains existing asphalt, and is thus considered a vehicle use area by definition of the Land Use Code, the area is impractical for use by vehicles due to the diagonal nature of the property line and its interaction with the footprint of a storage building also located along the lot line. The 5’ setback requirement applies to approximately 60’ of asphalted area along the overall 310’ property line. This area is not a continuous strip of asphalt and is broken-up by the storage building. In addition, the western property boundary is separated from other development by the 100’ Union Pacific Railroad right-of-way, which offers a greater level of separation and buffering, and an additional 5’ setback would be inconsequential. F. Section 3.2.4 – Site Lighting The applicant has provided a photometric plan demonstrating compliance for lighting of building surrounds (1.0 foot-candle) and that lighting levels do not exceed one-tenth of a foot candle 20’ beyond the property line that would impact neighboring property. G. Section 3.3.1(A)(3)(b) – Plat General Requirements The project property will be platted in accordance with the provisions of the Land Use Code, and as required for the construction of any new principal building on lots that have not been previously platted as part of an official subdivision. H. Section 3.5.1 – Building and Project Compatibility The new retail and office building is compatible with the surrounding developments in terms of height, bulk, mass, and scale. The proposed retail building offers a transition in height and mass between the larger industrial buildings east of the site and the smaller homes located to the west. The building will be constructed primarily of white metal with red building accents and wainscoting. Proposed building materials are consistent with nearby developments along Hickory Street that also utilizes white or beige metal with colored building accents. The building materials, color, and design are consistent with the North College Corridor Plan Policy CAD2.2 that architectural design should feature corrugated or ribbed metal with a palette of colors other than beige. Further, the stepped-parapet roof fronting Hickory Street echoes the business’s former historic location near Staff Report – Northern Colorado Feeders Supply, PDP140010 Administrative Hearing 10-23-2014 Page 10 Old Town and the traditional Old Town and Hispanic-derived character imagined for the North College Corridor. I. Section 3.5.3 – Mixed-Use, Institutional and Commercial Buildings The new retail building has been designed with significant architectural interest and pedestrian amenities. The building’s main entrance will face and open directly onto a connecting walkway that passes by a planned patio-space and connects to the Hickory Street sidewalk. The building’s front entrance has also been designed with a prominent sheltering element in the form of an arcade running along the building’s eastern side. A formal patio-space is planned between the building and the street for employees and customers. The patio-space will feature multiple landscape ground treatments including grasses, gravel and sandstone pavers and will offer picnic tables and benches and will be surrounded by shrubs, grasses and trees planned as part of the Hickory Street frontage enhanced landscape plantings. J. Section 3.8.11(C) – Fences and Walls This section requires fences between the front building line and the front property line to be no higher than 4’, unless otherwise needed for security purposes. The project proposes replacing an existing 6’ chain-link fence along the front property line with a decorative metal fence 6’ in height that will match the style of fencing used on the neighboring Valley Steel and Wire property. Accordingly, the applicant has supplied information about a unique security need for the fence, including information about previous issues with transient populations camping inside the storage buildings and stealing materials. As one of the storage buildings is open on one side, theft of merchandise is an ongoing concern. The proposed fencing and gates will allow the site to be locked after business operations at the site have ceased for the day. 4. Findings of Fact/Conclusion: In evaluating the request for Northern Colorado Feeders Supply, PDP140010, Staff makes the following finds of fact: A. The Project Development Plan complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. B. The request for a modification of standard to reduce the landscaped vehicle use area setback along the properties’ western lot line from 5’ to 0’ Staff Report – Northern Colorado Feeders Supply, PDP140010 Administrative Hearing 10-23-2014 Page 11 is not detrimental to the public good, and does not diverge from the standard except in a nominal, inconsequential way when considered from the perspective of the entire development plan. The length of the required setback area is minimal when compared to the overall property boundary and broken up into separate areas by an existing structure. In addition, land uses further to the west are already buffered by the 100’ Union Pacific Railroad right-of-way. C. The Project Development Plan complies with relevant standards located in Article 3 – General Development Standards with the exception of the requested modification of standard. D. The Project Development Plan complies with relevant standards located in Division 4.22 Service Commercial District (C-S) of Article 4 – Districts. RECOMMENDATION: Staff recommends approval of the Northern Colorado Feeders Supply, PDP140010, and Modification of Standard to Section 3.2.2(J). ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. Applicant’s Statement of Planning Objectives 3. Planning Document Set (Site Plan, Landscape Plan, Elevations, Photometric Plan, Plat) 4. Applicant’s Alternative Compliance Request 5. Applicant’s Modification of Standards Request 6. Site & Vicinity Photos