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Home My WebLink AboutCENTRE FOR ADVANCED TECHNOLOGY 23RD, LOT 2 OFFICE BUILDING - PDP/FDP - FDP150007 - DECISION - FINDINGS, CONCLUSIONS & DECISION1 6/3/15 Q:\USERS\FORT COLLINS LAND USE\CENTRE FOR ADVANCED TECHNOLOGY\DECISION-060315.DOCX CITY OF FORT COLLINS TYPE 1 ADMINISTRATIVE HEARING FINDINGS AND DECISION HEARING DATE: May 20, 2015 PROJECT NAME: Centre for Advanced Technology 23 rd Lot 2 Office Building CASE NUMBER: FDP150007 APPLICANT: Cathy Mathis The Birdsall Group 444 Mountain Avenue Berthoud, CO 80513 OWNER: Colorado State Research Foundation 601 South Howes Street Fort Collins, CO 80521 HEARING OFFICER: Kendra L. Carberry PROJECT DESCRIPTION: This is a request for a consolidated Project Development Plan/Final Plan (FDP) to construct a 31,619 square foot office building on 1.88 acres. The project is located at the northwest corner of Rolland Moore Drive and Centre Avenue, between Centre Avenue and Perennial Drive. The FDP requests one Modification of Standard (Section 3.5.3(C)(2), Orientation to Build-to Lines for Streetfront Buildings) to provide a small parking lot on the south end of the building. SUMMARY OF DECISION: Approved ZONE DISTRICT: Employment (E) HEARING: The Hearing Officer opened the hearing at approximately 5:30 p.m. on May 20, 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) email from Shana Fisher dated May 18, 2015 (the Land Use Code, the Comprehensive Plan 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: Clay Frickey From the Applicant: Cathy Mathis, Jeff Hansen, Bo Brown From the Public: N/A 2 6/3/15 Q:\USERS\FORT COLLINS LAND USE\CENTRE FOR ADVANCED TECHNOLOGY\DECISION-060315.DOCX FINDINGS 1. Evidence presented to the Hearing Officer established the fact that the hearing was properly posted, legal notices mailed and notice published, with the exception that the published and mailed notices referred to the "Northeast corner of Rolland Moore Dr. and Centre Ave." when the evidence presented at the hearing demonstrated that the site is actually located on the Northwest corner of Rolland Moore Drive and Centre Avenue. However, the Hearing Officer finds that the mailed notice contained an accurate map, and the posted notice was posted on the correct property. Therefore, the Hearing Officer finds that the error was de minimus and that the notices were adequate to inform the public of the time and place of the hearing and the subject of the hearing. 2. The FDP complies with the applicable General Development Standards contained in Article 3 of the Code. a. The FDP complies with Section 3.2.1(D)(1)(c), Tree Planting Standards – Full Tree Stocking, because the landscaping includes groups of canopy, coniferous evergreen, and ornamental trees planted in compliance with the Code. b. The FDP complies with Section 3.2.1(D)(2), Tree Planting Standards – Street Trees, because the FDP includes ornamental Chanticleer Pear trees planted in compliance with the required spacing. c. The FDP complies with Section 3.2.1(E)(4), Parking Lot Perimeter Landscaping, because the parking areas are screened from abutting uses with one tree every 25', plus a low wall of tall grasses, small shrubs and a mix of ornamental and evergreen trees. d. The FDP complies with Section 3.2.2(E)(5), Parking Lot Interior Landscaping, because the parking lots includes shaded areas and landscaped islands, and each landscaped island includes at least one canopy tree with complementary small shrubs and grasses. e. The FDP complies with Section 3.2.2(C)(4)(b), Bicycle Parking Space Requirements, because 8 it includes enclosed bicycle parking spaces and 8 fixed rack bicycle parking spaces. f. The FDP complies with Section 3.2.2(C)(5), Walkways, because the walkways connect both entrances to the building to the sidewalk network on Perennial Lane, Rolland Moore Drive and Centre Avenue. g. The FDP complies with Section 3.2.2(D)(1), Access and Parking Lot Requirements, because an extensive sidewalk network is provided around the building, which sidewalk is separated from vehicle use areas by a curb. h. The FDP complies with Section 3.2.2(E), Parking Lot Layout, because the parking lot layout contains adequate circulation routes, orientation and landscaped islands, and minimizes points of conflict. 3 6/3/15 Q:\USERS\FORT COLLINS LAND USE\CENTRE FOR ADVANCED TECHNOLOGY\DECISION-060315.DOCX i. The FDP complies with Section 3.2.2(J), Setbacks, because the proposed parking lot is set back further than the 10' minimum from non-arterial streets and 5' minimum along lot lines. j. The FDP complies with Section 3.2.2(K)(2), Nonresidential Parking Requirements, because it includes 97 parking spaces, which is greater than the minimum required, but does not exceed the maximum required. k. The FDP complies with Section 3.2.2(K)(5), Handicap Parking, because the small lot will provide 2 handicap accessible spaces and the large lot will provide 3 handicap accessible spaces. l. The FDP complies with Section 3.2.3, Solar Access, Orientation, Shading, because the building is designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and passive solar installations. m. The FDP complies with Section 3.2.4, Site Lighting, because the proposed lighting plan is consistent with the requirements of the Code. n. The FDP complies with Section 3.2.5, Trash and Recycling Enclosures, because the trash and recycling enclosure abuts a storage area, allows walk-in access without having to open the main service gate, is screened from public view and is built on a concrete pad. o. The FDP complies with Section 3.5.1, Building and Project Compatibility, because: the building is of similar height and scale to surrounding developments; the building appears to have less bulk than surrounding developments, because of its L-shaped footprint; the building materials will minimize massing; the outdoor storage area is appropriately located and screened; and the rooftop mechanical equipment is appropriately screened. p. The FDP complies with Section 3.5.3(D), Variation in Massing, because t he proposed building is consistent with the requirements of the Land Use Code in regards to horizontal massing and changes in massing being related to entrances, the integral structure and interior spaces of the building. No horizontal plane exceeds a 1:3 height-width ratio. The changes in massing also relate to building features such as doors and windows, which are integral to the interior spaces of the building. q. The FDP complies with Section 3.5.3(E), Character and Image, because: all walls break up their mass with windows, change in materials and fenestration pattern to provide a human scale; each entrance to the building is clearly defined by awnings and recession from abutting sections; extruded bays with a cornice line and window shades on the first story define a clear base of the building; and sloped roofs, a cornice line and awnings define a clear top of the building. r. The FDP complies with Section 3.6.6, Emergency Access, because an emergency access easement runs through the large parking lot. 4 6/3/15 Q:\USERS\FORT COLLINS LAND USE\CENTRE FOR ADVANCED TECHNOLOGY\DECISION-060315.DOCX 3. The FDP complies with the applicable standards contained in Article 4 of the Code for the Employment zone district. a. The FDP complies with Section 4.28(B)(2), Permitted Uses, because office use is permitted in the Employment zone district. b. The FDP complies with Section 4.27(D)(4)(a), Dimensional Standards – Maximum Building Height, because the structure is less than the 4-story maximum. c. The FDP complies with Section 4.27(E)(1)(b), Site Design, because the office building is similar in size and scale to the abutting residential buildings and prevents an abrupt change in the scale and height of buildings. 4. The Modification of Standard (Section 3.5.3(C)(2), Orientation to Build-to Lines for Streetfront Buildings) meets the applicable requirements of Section 2.8.2(H) of the Code. a. The Modification would not be detrimental to the public good. b. The Modification will promote the general purpose of the standard equally well or better than would a plan which complies with the standard. c. The visual impact of the parking lot will be mitigated on all sides by the landscaping, which includes a low screen wall of native grass, shrubs, ornamental trees and canopy trees. The pedestrian experience will also be enhanced by the connecting walkway, allowing pedestrians to access the building at either entrance without crossing a drive aisle. DECISION Based on the foregoing findings, the Hearing Officer hereby enters the following rulings: 1. The FDP and the Modification of Standard are approved as submitted. DATED this 3 rd day of June, 2015. _____________________________________ Kendra L. Carberry Hearing Officer