HomeMy WebLinkAboutRIVERSIDE SELF-STORAGE - PDP/FDP - FDP140026 - DECISION - FINDINGS, CONCLUSIONS & DECISION1
02/5/15
Q:\USERS\FORT COLLINS LAND USE\RIVERSIDE SELF STORAGE\DECISION.DOCX
CITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: January 22, 2015
PROJECT NAME: Riverside Self-Storage
CASE NUMBER: PDP140026
APPLICANT: Corey Seitz
1640 Riverside, LLC
1019 Club View Road
Fort Collins, CO 80524
OWNER: 1640 Riverside, LLC
123 North College Avenue, Suite 230
Fort Collins, CO 80524
HEARING OFFICER: Kendra L. Carberry
PROJECT DESCRIPTION: This is a request for approval of a combined Project
Development Plan and Final Plan ("PDP") to construct a self-storage facility on a 2.27 acre site
located at 1640 Riverside Avenue. The PDP includes a two-story building along the western
portion of the site with 4,192 square feet of commercial uses (Building A); 4,772 square feet of
office/warehouse space (Building A1); and 23,950 square feet of enclosed mini-storage (Buildings
B-F).
SUMMARY OF DECISION: Approved
ZONE DISTRICT: Industrial District (I)
HEARING: The Hearing Officer opened the hearing at approximately 6:20 p.m. on January 22,
2015, 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 policies 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: Jason Holland
From the Applicant: Bob Gustafson, Bryan Emmett
From the Public: N/A
2
02/5/15
Q:\USERS\FORT COLLINS LAND USE\RIVERSIDE SELF STORAGE\DECISION.DOCX
FINDINGS
1. Evidence presented to the Hearing Officer established the fact that the hearing was
properly posted, legal notices mailed and notice published.
2. Although the PDP does not require a neighborhood meeting, a neighborhood meeting was
held in conjunction with the Riverside Self-Storage Overall Development Plan.
3. The PDP complies with the applicable General Development Standards contained in
Article 3 of the Code.
a. The PDP complies with Section 3.2.1, Landscaping and Tree Protection, because:
street trees and full tree stocking are provided along all high use and high visibility areas;
ground cover areas in parking lots and at the building foundation are planted in accordance
with the minimum requirements; deciduous shrubs, evergreen shrubs and ornamental
grasses provide adequate spacing; and trees are planted along the parking lot interior and
perimeter.
b. The PDP complies with Section Section 3.2.2, Access, Circulation and Parking,
because the PDP includes a total of 22 off-street parking spaces, and the parking and
circulation system is well designed with regard to safety, efficiency and convenience for
vehicles, bicycles, pedestrians and transit.
c. The PDP complies with Section 3.2.2(C)(6), Direct On-Site Access to Pedestrian
and Bicycle Connections, because a 6' sidewalk provides a direct connection from the
building's entrances to the existing sidewalk along Riverside Avenue; and bicycle parking
meets the minimum requirements and is located near the building entrance.
d. The PDP complies with Section 3.2.4, Site Lighting, because the photometric plan
is appropriate and parking lot and drive lighting is down-directional and includes sharp
cut-off fixtures.
e. The PDP complies with Section 3.2.5, Trash and Recycling Enclosures, because
the fully screened trash enclosure includes walk-in access to recycling and waste
containers, and the enclosure is finished with masonry and painted steel doors, consistent
with the building design.
4. The PDP complies with the applicable standards contained in Article 4 of the Code for the
I zone district.
a. The PDP complies with Section 4.26(B), Permitted Uses, because industrial,
storage, office, commercial, warehouse and retail uses are all permitted in the I zone
district subject to Administrative Review.
b. The PDP complies with Section 4.28(E), Development Standards, because: the
main building is located on the Riverside Avenue frontage; the main building face is
approximately 110' in length, and the site frontage is 214', resulting in a building frontage
of approximately 50%; the building face provides recesses and projections in the building
3
02/5/15
Q:\USERS\FORT COLLINS LAND USE\RIVERSIDE SELF STORAGE\DECISION.DOCX
mass and material articulation; the building design proposes a neutral color palette with no
bright or reflective colors; the site configuration and landscaping proposed provides
adequate screening for the storage facility; no outdoor storage is proposed; and vehicle
access is provided to storage facilities along the interior portions of the site, with a
transition to a commercial building and a landscaped parking configuration along the
Riverside Avenue frontage.
DECISION
Based on the foregoing findings, the Hearing Officer hereby enters the following rulings:
1. The PDP is approved as submitted.
DATED this 5th day of February, 2015.
_____________________________________
Kendra L. Carberry
Hearing Officer