HomeMy WebLinkAboutNORTHERN COLORADO FEEDERS SUPPLY - PDP - PDP140010 - DECISION - FINDINGS, CONCLUSIONS & DECISION1
CITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: October 23, 2014
PROJECT NAME: Northern Colorado Feeders Supply – Type 1
Administrative Hearing
CASE NUMBER: #PDP140010
APPLICANT: Jim Cox
Architecture Plus
318 East Oak Street
Fort Collins, CO 80524
OWNER: Northern Colorado Feeders Supply, Inc.
300 Hickory Street
Fort Collins, CO 80524
Northern Colorado Feeders Supply, Inc
c/o Dennis Nater
P.O. Box 800
Fort Collins, CO 80522
HEARING OFFICER: Marcus A. McAskin
PROJECT DESCRIPTION: This is a request for a Project Development Plan to plat property and
construct a one and one-half (1.5) story office and retail building for Northern Colorado Feeders
Supply, Inc., a Colorado corporation (“NCFS”).
NCFS was established in 1953 and the current owner is Mr. Dennis Nater, who started as an
employee with the company in 1972. NCFS is a local manufacturer and retailer of animal feeds
specializing in poultry and custom blend livestock feeds. The new building is proposed to be located
on the approximate footprint of an existing one-story structure proposed to be demolished. Existing
storage buildings on the subject property will remain. The approximate two (2) acre project site is
located at 300 Hickory Street, Fort Collins, CO 80524, approximately two blocks west of North
College Avenue (the “Subject Property”).
The Subject Property is located within the Service Commercial District (C-S) and the North College
Corridor Plan study area.
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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
SUMMARY OF DECISION: Approved.
ZONE DISTRICT: Service Commercial District (C-S)
HEARING: The Hearing Officer opened the hearing at approximately 5:22 p.m. on Thursday,
October 23, 2014, in Conference Room A-D, 281 North College Avenue, Fort Collins, Colorado.
EVIDENCE: Prior to or at the hearing, the Hearing Officer accepted the following documents as
part of the record of this proceeding: (1) Planning Department Staff Report for Northern Colorado
Feeders Supply, PDP#140010; (2) Statement of Planning Objectives submitted by the Applicant
dated June 30, 2014; (3) Zoning and Vicinity Map; (4) Northern Colorado Feeders Supply Plat
(NCFS Subdivision – First Filing); (5) Applicant’[s Alternative Compliance Request;
(6) Applicant’s Modification of Standards Request; (7) Applicant’s Site Plan including Landscaping
Plan; (8) Building Elevations; (9) Site & Vicinity Photos; (10) Notice of Public Hearing Letter dated
October 9, 2014; (11) Affidavit of Publication of the Fort Collins Coloradoan dated October 14,
2014 evidencing publication of the Notice of Hearing on October 14, 2014; (12) the PowerPoint
presentation prepared by Staff for the October 23, 2014 hearing; and (13) the PowerPoint
presentation prepared by NCFS for the October 23, 2014 hearing. In addition, the City’s
Comprehensive Plan, Code, and the formally promulgated polices of the City are all considered part
of the record considered by the Hearing Officer.
A copy of the Planning Department Staff Report is attached to this decision as ATTACHMENT A
and is incorporated herein by reference.
TESTIMONY: The following persons testified at the hearing:
From the City: Ryan Mounce, City Planner
From the Owner: Dennis Nater, NCFS, Inc.
359 Linden Street
Fort Collins, CO 80524
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Kevin Murray, Empire Carpentry LLC
P.O. Box 245
Bellvue, CO 80512
From the Public: R.C. Dobson, 215 Starbright Ct., Wellington
Danial Larsen, 2700 Bevan Cir, Fort Collins
Megan McEachron, 1317.5 Laporte Ave, Fort Collins
The public testimony provided at the hearing was generally focused on the excellent customer
service that NCFS provides to the Fort Collins community.
FINDINGS
1. Evidence presented to the Hearing Officer established the fact that notice of the public
hearing was properly posted, mailed and published.
2. The Hearing Officer finds that the Subject Property is zoned exclusively Service
Commercial District (C-S). The evidence presented at the hearing and appearing in the
record is sufficient to determine that the minor portion of the Subject Property apparently
situate within the Low Density Mixed-Use Neighborhood (L-M-N) is due to a mapping
error.
3. Existing conditions on the Subject Property consist of one metal building proposed to be
demolished and two storage structures. As set forth in the Applicant’s Planning Objectives
submittal dated June 30, 2014, both of the existing storage structures have been structurally
upgraded. Outside of these existing building footprints, the entire front two-thirds of the
Subject Property consists of existing asphalt or concrete paving. The remaining one-third
of the site consists of native landscaping, a railroad spur connecting to the Union Pacific
Railroad, high voltage transmission power lines, and waterline easements
4. Based on testimony provided at the public hearing and a review of the materials in the record
of this case, the Hearing Officer concludes that the PDP complies with the process set forth
in Division 2.2 of the Code.
5. The PDP contains the elements required by Section 2.1.3(C)(1) of the Code, including the
proposed plat for the NCFS Subdivision – First Filing (the “Plat”).
6. Based on testimony provided at the public hearing and a review of the materials in the record
of this case, the Hearing Officer concludes that the project complies with all applicable
Article 4 standards as follows, including the following:
A. Section 4.22(B)(2)(c)(21) – Permitted Use, Subject to Administrative Review
The land use proposed by NCFS and the PDP is permitted in the C-S District, subject
to administrative review. Specifically, the Hearing Officer finds that the land use
proposed by NCFS is a retail and supply yard establishment with outdoor storage, a
use permitted pursuant to Section 4.22(B)(2)(c)(21) of the Code.
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B. Section 4.22(D) – Land Use Standards
Maximum Building Height. Section 4.22(D) establishes a maximum building height
of three (3) stories. As proposed, the new office and retail structure will be one and
one-half (1.5) stories, complying with this standard.
7. Based on testimony provided at the public hearing and a review of the materials in the record
of this case, the Hearing Officer concludes that the project complies with all applicable
General Development Standards contained in Article 3 of the Code, as summarized in
ATTACHMENT A. The Hearing Officer specifically adopts the findings and analysis of
City Staff as it pertains to the project’s compliance with all applicable General Development
Standards set forth in Article 3 of the Code. The Hearing Officer concludes that the two
requests for alternative compliance with Sections 3.2.1(E)(4) and 3.2.1(E)(5) are approved
based on a finding that the proposed alternative landscape plan accomplishes the purposes
of Section 3.2.1 equally well or better than would a landscape plan that would strictly
comply with the standards of Section 3.2.1. In making this finding, the Hearing Officer
finds that the landscaping plan included in the PDP: (a) incorporates existing and proposed
vegetation in excess of minimum requirements; (b) will maximum tree canopy coverage
along the Hickory Street right-of-way where the general public will have the most visual
interaction with the Subject Property; and (c) the enhanced landscaping along the Hickory
Street frontage will enhance neighborhood continuity.
8. Based on testimony provided at the public hearing and a review of the materials in the record
of this case, the Hearing Officer concludes that NCFS has adequately demonstrated that a
six foot (6’) front yard fence is appropriate given the unique security needs of the Subject
Property. Accordingly, NCFS may proceed to incorporate a decorative metal fence 6’ in
height, in accordance with Section 3.8.11(C)(2) of the Code.
9. Based on testimony provided at the public hearing and a review of the materials submitted
to the Hearing Officer is this case, the Hearing Officer concludes that the Modification of
Standard (for Section 3.2.2(J) of the Code) meets the applicable requirements of Section
2.8.2(H) of the Code. Specifically, the Hearing Officer finds as follows:
A. The requested Modification of Standard (the “Modification”) is not detrimental to
the public good; and
B. The Modification satisfies Section 2.8.2(H)(4) of the Code – the PDP as submitted
will not diverge from the applicable standard except in a nominal, inconsequential
way when considered from the perspective of the entire PDP and will continue to
advance the purposes of the Land Use Code as contained in Section 1.2.2.
Specifically, the Hearing Officer notes that although a portion of the western lot line
of the Subject Property contains existing asphalt, and is thus considered a vehicle
use area, the area is impractical for use by vehicles due to the diagonal nature of the
property line and its interaction with the footprint of the existing storage building
located along the western lot line.
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The Hearing Officer also finds that the western lot line of the Subject Property is
separated from other development by the existing 100’ Union Pacific Railroad right-
of-way, which offers a greater level of separation and buffering, than would the 5’
sideyard set back required by Section 3.2.2(J). The Modification is approved.
DECISION
Based on the findings set forth above, the Hearing Officer hereby enters the following ruling:
1. The Project Development Plan and Plat for NCFS are approved as submitted, subject to the
following conditions:
A. The Applicant shall submit a final plan and Plat within three (3) years following the
date of this decision. If Applicant fails to submit a final plan to the City within said
three (3) year period, the approval of the PDP set forth in this decision shall
automatically expire in accordance with Section 2.2.11(C) of the Code.
B. The Applicant shall resolve the discrepancy in the legal descriptions currently
appearing on Sheet 1 of the PDP and the Plat to the satisfaction of City Staff. The
land area of the Subject Property (in acres and square feet) shall match on the final
plan and Plat.
C. NCFS shall dedicate an emergency access easement to the Poudre Fire Authority
sufficient to allow the Authority unobstructed access to reach all buildings located
on the Subject Property. NCFS shall also incorporate any other striping and/or
signage requirements, as may be requested by the Authority or City Staff, into the
final plan. The dimensions and location of the emergency access easement shall
clearly be shown on the final plan and Plat.
2. Pursuant to Sections 2.1.3(C) and 2.2.11(C) of the Code, approval of the PDP does not
establish any vested property rights.
DATED this 24th day of October, 2014.
___________________________________
Marcus A. McAskin
Hearing Officer
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ATTACHMENT A
Staff Report (attached)
ITEM 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