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Home My WebLink AboutANGIE LEE PERIODONTICS - PDP - PDP160012 - DECISION - FINDINGS, CONCLUSIONS & DECISION1 CITY OF FORT COLLINS TYPE 1 ADMINISTRATIVE HEARING FINDINGS AND DECISION HEARING DATE: June 6, 2016 PROJECT NAME: Angie Lee Periodontics CASE NUMBER: PDP #160012 APPLICANT: Russell Lee Ripley Design, Inc. 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 Chris Aronson, Architect VAUGHT FRYE LARSON ARCHITECTS 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 OWNER: Jesus Martin Aspen Summit LLC 1223 Red Oak Court Fort Collins, CO 80525 HEARING OFFICER: Marcus A. McAskin PROJECT DESCRIPTION: The Angie Lee Periodontics PDP (PDP #160012) is a request for approval of a Project Development Plan (PDP) to construct a one-story 7,300 square foot building composed of a 4,400 square foot dental office for Angie Lee Periodontics and a 2,900 square foot building expansion area. The PDP proposes 23 off-street parking spaces, a six foot (6’) wide attached sidewalk to the north, street trees and other landscaping. The subject property is legally described as Lot 2, Miramont Self Storage P.U.D. (the “Property”). The Property is located southwest of the Oakridge Drive and Boardwalk Drive intersection and is zoned Harmony Corridor District (H-C). The proposed building is subject to Administrative (Type 1) review in the H-C Zone District, pursuant to Section 4.26(B)(2)(c)(1) of the Land Use Code (offices, financial services and clinics). 2 BACKGROUND: The surrounding zoning and land uses are set forth below: Direction Zone District Existing Land Uses North Harmony Corridor District (H-C) Miramont Office Park – Learning Experience child care South Harmony Corridor District (H-C) Miramont Self Storage PUD East Medium Density Mixed-Use Neighborhood District (M-M-N) Oak Hill Apartments PUD West Harmony Corridor District (H-C) Miramont Self Storage PUD SUMMARY OF DECISION: Approved. ZONE DISTRICT: Harmony Corridor (H-C) Zone District HEARING: The Hearing Officer opened the hearing on Monday, June 6, 2016, in Conference Rooms A-D, 281 North College Avenue, Fort Collins, Colorado, at approximately 5:30 PM. No members of the public were present at the hearing. In addition to Messrs. Martin, Lee and Aronson identified on page one above, the following consultant representing the Owner was also in attendance: Kevin Brazleton United Civil Design Group, Inc. 1501 Academy Ct., Suite 203 Fort Collins, CO 80524 EVIDENCE: Prior to or at the hearing, the Hearing Officer accepted the following documents as part of the record of this proceeding: 1. Property Vicinity Map. 2. Planning Department Staff Report prepared for Angie Lee Periodontics (PDP #160012). A copy of the Staff Report is attached to this decision as ATTACHMENT A and is incorporated herein by reference. 3. PDP for Angie Lee Periodontics, consisting of the following seven (7) sheets: a. Cover Sheet b. Site Plan c. Landscape Plan d. Landscape Notes and Details e. Lighting Plan 3 f. Architectural Elevations (A-1) g. Architectural Elevations (A-2) 4. Planning Objectives dated March 30, 2016 from Ripley Design, Inc. (2 pages). 5. Letter dated February 25, 2016 from Christine Wess, Operations Manager of SecurCare Self Storage (“SecurCare”), indicating SecurCare’s willingness to cooperate with the Applicant and Owner with respect to granting a temporary construction easement for future grading activities associated with the project proposed for development on the Property (1 page). 6. Utility Plans for Angie Lee Periodontics (7 Sheets). 7. Plat of Miramont Office Park (1 Sheet). 8. Plat of Miramont Self Storage P.U.D. (1 Sheet). 9. Miramont Self Storage P.U.D. Final Site Plan (3 Sheets). 10. Affidavit of Publication dated May 27, 2016, evidencing proof of publication of Notice of Hearing in the Fort Collins Coloradan on May 27, 2016. 11. Notice of Public Hearing. 12. 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. TESTIMONY: The following persons testified at the hearing: From the City: Jason Holland, City Planner From the Applicant: Russell Lee Ripley Design, Inc. 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 Chris Aronson, Architect VAUGHT FRYE LARSON ARCHITECTS 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 From the Owner: Jesus Martin Aspen Summit LLC 1223 Red Oak Court Fort Collins, CO 80525 From the Public: None. The hearing on this matter was closed at approximately 5:47 p.m. 4 FINDINGS 1. Evidence presented to the Hearing Officer established the fact that notice of the public hearing was properly posted, mailed and published. 2. Based on testimony provided at the public hearing and a review of the materials in the record of this case, the Hearing Officer concludes as follows: A. the Application complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code; B. the Application complies with the applicable General Development Standards contained in Article 3 of the Land Use Code; and C. the Application complies with the applicable Harmony Corridor (H-C) Zone District standards contained in Article 4, Division 4.26 of the Land Use Code, including 4.26(D)(3)(a) which establishes a maximum height of six (6) stories for all non- residential buildings, and Section 4.26(E)(1), which requires that all development in the H-C District comply with the applicable Harmony Corridor design standards. 3. The Application’s satisfaction of the applicable Article 2, 3 and 4 requirements of the Land Use Code is sufficiently detailed in the Staff Report, a copy of which is attached as ATTACHMENT A and is incorporated herein by reference. DECISION Based on the findings set forth above, the Hearing Officer hereby enters the following ruling: A. The Angie Lee Periodontics Project Development Plan (PDP #160012) is approved for the Property as submitted. B. The Applicant shall submit a final plan for the Property within three (3) years of the date of this decision. If Applicant fails to submit a final plan to the City within said three (3) year period, this PDP approval shall automatically lapse and become null and void in accordance with Section 2.2.11(C) of the Code. C. In accordance with Section 2.2.11(C) of the Code, the Angie Lee Periodontics PDP shall not be considered a site specific development plan and no vested rights shall attach to the PDP. Nothing in this decision shall abrogate the Director’s authority to grant one (1) extension of the Angie Lee Periodontics PDP. As set forth in Section 2.2.11(C) of the Land Use Code, the extension may not exceed six (6) months in length. 5 DATED this 10 th day of June, 2016. ___________________________________ Marcus A. McAskin Hearing Officer 6 ATTACHMENT A Staff Report Angie Lee Periodontics Project Development Plan (PDP# 160012) Item 2 Item # 2 Page 1 STAFF REPORT June 6, 2016 Hearing Officer PROJECT NAME ANGIE LEE PERIODONTICS, PDP160012 STAFF Jason Holland, City Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a proposal for a one-story 7,300 square foot building composed of a 4,400 square foot dental office for Angie Lee Periodontics and a 2,900 square foot building expansion area. The plan also proposes 23 off-street parking spaces, a 6-foot wide sidewalk to the north, street trees and other landscaping. The property is located on Lot 2 of the Miramont Self Storage P.U.D (southwest of the Oakridge Drive and Boardwalk Drive intersection) and is zoned Harmony Corridor District (H-C).This project is subject to approval by a Hearing Officer (Type 1 review). APPLICANT: Russ Lee Ripley Design, Inc. 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 OWNER: Aspen Summit LLC 1223 Red Oak Ct. Fort Collins, CO 80525 RECOMMENDATION: Approval EXECUTIVE SUMMARY The approval of the Angie Lee PDP complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The Angie Lee PDP complies with process located in Division 2.2 - Common Development Review Procedures for Development Applications of Article 2 – Administration. • The Angie Lee PDP complies with the relevant Harmony Corridor District standards in Division 4.26 of the Land Use Code. • The Angie Lee PDP complies with the relevant standards located in Article 3. Item 2 Item # 2 Page 2 VICINITY MAP: Item 2 Item # 2 Page 3 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Harmony Corridor District (H-C) Miramont Office Park – Learning Experience child care South Harmony Corridor District (H-C) Miramont Self Storage PUD East Medium Density Mixed-Use Neighborhood District (M-M-N) Oak Hill Apartments PUD West Harmony Corridor District (H-C) Miramont Self Storage PUD • The property and surrounding area was annexed in August 1980 as part of the Keenland Annexation. • The subject property was originally planned in 2001 as Lot 2 of the Miramont Self Storage PUD (see attached plan). At that time, Lot 2 was planned as a 7,500 “Office Building” with a similar site layout as what is proposed with the Angie Lee Periodontics PDP. 2. Compliance with Applicable Harmony Corridor District Standards: The project complies with all applicable Harmony Corridor standards with the following relevant comments provided: A. Section 4.26(A) - Purpose The proposed land uses and site configuration are consistent with the purpose of the Harmony Corridor District, by contributing to an attractive and complete mixed-use area with a major employment base. B. Section 4.26(B) - Permitted Uses The proposed land uses are consistent with the permitted uses in the Harmony Corridor District, subject to a Type 1 administrative review. The development uses specifically proposed with the P.D.P. are Offices, Financial Services and Clinics. All of these proposed uses are considered Primary Commercial Uses and no Secondary Uses are proposed. Examples of Primary Uses in the H-C District are research and testing facilities, hospitals, industrial, regional and international headquarters, private schools and universities, and professional offices. Examples of Secondary Uses in the H-C District are child care centers, lodging, convenience shopping centers, standard restaurants, and residential uses. Secondary Uses are limited to not more than 25% of the total gross area of development plans in the H-C zone district. Item 2 Item # 2 Page 4 C. Section 4.26(D) - Land Use Standards Section 4.26(D)(3)(a) designates a maximum building height of 6 stories for all nonresidential buildings. A maximum building height of 1 story is proposed in conformance with this standard. D. Section 4.26(E) - Development Standards Section 4.26(E)(1) requires that all development in the H-C Harmony Corridor District shall also comply with the applicable Harmony Corridor design standards. A copy of the Harmony Corridor standards that are referenced in the Land Use Code can be viewed here: http://www.fcgov.com/planning/pdf/harmony-corridor-standards-doc.pdf Typically these standards are more relevant for larger scale projects that include multiple parcels, buildings, and uses. Also, additional standards apply to development proposals with frontage on Harmony Road. The project is in compliance with all applicable design standards as follows: • The landscape pattern, plant section, and sidewalk alignment are consistent with the Harmony standards. • The building design provides an overall high quality, attractive architectural design, consistent with the Harmony Corridor Standards. • All parking is fully screened from public streets by plant material and building placement. 3. Compliance with Article 3 of the Land Use Code - General Development Standards The project complies with all applicable General Development Standards with the following relevant comments provided: A. Section 3.2.1 - Landscaping • Street trees and “Full Tree Stocking” are provided along all high use and high visibility areas of the development in accordance with the standards of this section. • Ground cover areas in parking lots and at the building foundation are also planted in accordance with the minimum requirements, with deciduous and evergreen shrubs, perennials and ornamental grasses used extensively. Trees are planted in the parking lot interior and perimeter in conformance with the minimum requirements and in conformance with the standards recommended with the Harmony Corridor design guidelines. • Ornamental Street trees are proposed along East Boardwalk Drive. Tree spacing is required to be between 20 and 40 foot intervals when ornamental trees are used. The project has approximately 145 feet of frontage and six ornamental trees are proposed, which is an average spacing of 24 feet, in compliance with this standard. Item 2 Item # 2 Page 5 • Native and low-water-use landscaping is provided along the building foundation, in compliance with Section 3.2.1(E)(2)(d) which requires that planting beds at least five feet in depth are provided along at least 50% of the building walls. • Section 3.2.1(E)(5) Parking Lot Interior Landscaping requires a minimum of 6% interior landscape space. The parking lot area perimeter is approximately 7,740 square feet, with 464 square feet of interior landscape area required. The project provides approximately 630 square feet of interior landscape area, in compliance with this standard. • This section also requires that requires that landscaped islands with canopy shade trees be evenly distributed through the project: o 3.2.1(E)(5)(b) Maximized Area of Shading. Landscaped islands shall be evenly distributed to the maximum extent feasible. At a minimum, trees shall be planted at a ratio of at least one (1) canopy shade tree per one hundred fifty (150) square feet of internal landscaped area with a landscaped surface of turf, ground cover perennials or mulched shrub plantings. o 3.2.1(E)(5)(b) (c) Landscaped Islands. In addition to any pedestrian refuge areas, each landscaped island shall include one (1) or more canopy shade trees, be of length greater than eight (8) feet in its smallest dimension, include at least eighty (80) square feet of ground area per tree to allow for root aeration, and have raised concrete curbs. o The project provides a total of four canopy shade trees within the parking area in conformance with this standard. B. Section 3.2.2 - Access, Circulation and Parking A total of 23 off-street parking spaces are provided in accordance with the minimum and maximum quantity permitted in this section. The building is 7,300 square feet total. For the uses proposed, the following minimum and maximum parking is calculated as follows per LUC Section 3.2.2(K)(1)(a): • Minimum: 2/1000; 15 spaces required; • Maximum: 3.5/1000 (average); 25 spaces permitted. The parking spaces and drive isles provided meet the minimum dimensional requirements in this section. In conformance with the Purpose, General Standard and Development Standards described in this section, the parking and circulation system provided with the project is well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit. C. Section 3.5.3 - Mixed-Use, Institutional and Commercial Buildings • The overall building design provides a reasonable level of quality that satisfies the commercial building requirements of this section. Variations in massing, juxtaposed materials and forms with varied patterns of recesses and projections provide vertical and horizontal interest, breaking down the overall scale of the building. Item 2 Item # 2 Page 6 • All building elevations provide a recognizable base and top treatment in accordance with Section 3.5.3(D)(6). Entrance canopies and vertically projecting roof elements are used to further articulate the building and provide material emphasis. • The building is oriented towards the street in conformance with the “build-to” line requirement; • Entrances are clearly identified and articulated with a prominent steel entrance canopy as a sheltering element; • All facades are subdivided and proportioned using features such as windows, changes in roofline, architectural columns, masonry panels, and changes in texture and material. 4. Neighborhood Meeting Due to the uses proposed, a City neighborhood meeting was not required and the applicant did not elect to hold a neighborhood meeting for the project. 5. Findings of Fact When considering the Angie Lee Periodontics Project Development Plan, PDP160012, staff makes the following findings of fact: A. The Angie Lee Periodontics PDP complies with the process located in Division 2.2 - Common Development Review Procedures for Development Applications of Article 2 - Administration. B. The Angie Lee Periodontics PDP complies with the relevant Harmony Corridor District standards in Division 4.26 of the Land Use Code. C. The Major Amendment complies with the relevant standards located in Article 3 - General Development Standards. RECOMMENDATION: Staff recommends Angie Lee Periodontics Project Development Plan, PDP160012 based on the Findings of Fact. Item 2 Item # 2 Page 7 ATTACHMENTS 1. Site, Landscape and Lighting Plan (PDF) 2. Building Elevations (PDF) 3. Utility Plan (PDF) 4. Statement of Planning Objectives (PDF) 5. Existing Miramont Plat (PDF) 6. Existing Miramont Office Park Plat (PDF) 7. Original Miramont PUD plan (PDF) 8. Easement Letter (PDF)