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HomeMy WebLinkAboutCENTRE FOR ADVANCED TECHNOLOGY 23RD, LOT 2 OFFICE BUILDING - PDP/FDP - FDP150007 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO 1 MEETING DATE May 20th, 2015 STAFF Clay Frickey 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: Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 APPLICANT: Cathy Mathis The Birdsall Group 444 Mountain Ave. Berthoud, CO 80513 OWNERS: Colorado State Research Foundation 601 S Howes St. Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a consolidated Project Development Plan/Final Plan request to construct a 31,619 square foot office building on 1.88 acres. Due to the topography of the site, the building will be two stories on the south side and three stories on the north side. The project will provide 102 parking spaces. The project is located at the northwest corner of Rolland Moore Dr. and Centre Ave., between Centre Ave. and Perennial Dr. This site is located in the Employment (E) zone district. The parcel is platted as Lot 2 of the Centre for Advanced Technology 23rd subdivision. RECOMMENDATION: Staff recommends approval of Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007. EXECUTIVE SUMMARY: Staff finds the proposed Centre for Advanced Technology 23rd Lot 2 Office Building Project Development Plan/Final Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically:  The Project Development Plan/Final Plan complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 2  The Modification of Standard to Section 3.5.3(C)(2) that is proposed with this Project Development Plan/Final Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the plan will promote the general purpose of the standard for which the modification is requested equally or better than would a plan which complies with the standard for which a modification is requested.  The Project Development Plan/Final Plan complies with relevant standards of Article 3 – General Development Standards, if the Modification of Standard to Section 3.5.3(C)(2) is approved.  The Project Development Plan/Final Plan complies with relevant standards located in Division 4.27 Employment (E) of Article 4 – Districts. COMMENTS: 1. Background The properties were annexed into the City of Fort Collins as part of the College Fourth Annexation in September 1965. The parcel was platted as Lot 2 of the Centre for Advanced Technology 23rd Filing subdivision in February 2014. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Employment (E), Low Density Residential (RL) Child care, single-family detached residential South Employment (E) Vacant, office, retail, tennis courts East CSU Offices and research facilities West Employment (E), Medium Density Mixed-Use Neighborhood (MMN) Multi-family residential A zoning and site vicinity map is presented on the following page. Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 3 Map 1: Centre for Advanced Technology 23rd Lot 2 Office Building Zoning & Site Vicinity Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 4 2. Compliance with Section 2.8.2(H) of the Land Use Code - Modification of Standards Modification Description: The applicant requests a Modification to 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. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 3.5.3(C)(2): Build-to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian-oriented streetfronts with no vehicle use area between building faces and the street. (a) To establish "build-to" lines, buildings shall be located and designed to align or approximately align with any previously established building/sidewalk relationships that are consistent with this standard. Accordingly, at least thirty (30) percent of the total length of the building along the street shall be extended to the build-to line area. If a parcel, lot or tract has multiple streets, then the building shall be built to at least two (2) of them according to (b) through (d) below, i.e. to a street corner. If there is a choice of two (2) or more corners, then the building shall be built to the corner that is projected to have the most pedestrian activity associated with the building. (b) Buildings shall be located no more than fifteen (15) feet from the right-of- way of an adjoining street if the street is smaller than a full arterial or has on-street parking. (c) Buildings shall be located at least ten (10) and no more than twenty-five (25) feet behind the street right-of-way of an adjoining street that is larger than a two-lane arterial that does not have on-street parking. Examples & Explanations (d) Exceptions to the build-to line standards shall be permitted: 1. In order to form an outdoor space such as a plaza, courtyard, patio or garden between a building and the sidewalk. Such a larger front yard area Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 5 shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity. 2. if the building abuts a four-lane or six-lane arterial street, and the Director has determined that an alternative to the street sidewalk better serves the purpose of connecting commercial destinations due to one (1) or more of the following constraints: a. high volume and/or speed of traffic on the abutting street(s), b. landform, c. an established pattern of existing buildings that makes a pedestrian-oriented streetfront infeasible. Such an alternative to the street sidewalk must include a connecting walkway(s) and may include internal walkways or other directly connecting outdoor spaces such as plazas, courtyards, squares or gardens. 3. In the case of Large Retail Establishments, Supermarkets or other anchor-tenant buildings that face internal connecting walkways with pedestrian frontage in a development that includes additional outlying buildings abutting the street(s). Examples & Explanations 4. If a larger or otherwise noncompliant front yard area is required by the City to continue an established drainage channel or access drive, or other easement. 5. In order to conform to an established pattern of building and street relationships, a contextual build-to line may fall at any point between the required build-to line and the build-to line that exists on a lot that abuts, and is oriented to, the same street as the subject lot. If the subject lot is a corner lot, the contextual build-to line may fall at any point between the required build-to line and the build-to line that exists on the lot that is abutting and oriented to the same street as the subject lot. A contextual build-to line shall not be construed as allowing a vehicular use area between the building and the street. Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 6 Land Use Code Modification Criteria: “The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). Summary of Applicant’s Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 1 (proposal is equal or better than provisions in the Land Use Code): Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 7 Applicant’s Justification for Criterion 1:  The pedestrian-oriented streetfront is reinforced by the fact that there is a continuous connecting walkway from the building entry to the street so that pedestrians do not have to cross a drive aisle. The building entry plaza is a significant feature that mitigates the impact of the vehicle use area. The purpose of the connecting walkway is to strengthen the relationship between the building and the street and the plaza feature accomplishes this purpose well.  The visual impacts of the vehicle use area is greatly reduced by the use of extensive, enhanced landscaping along the frontage of Rolland Moore Drive, utilizing a combination of shrubs, grasses and trees that will provide ample screening.  Due to the existing site grading, the siting of the building is unique, offering a lower level walk out on the north side of the building and an upper level entrance on the south side. Allowing a small parking area to be located here allows visitors to have a convenient place to park. Staff Finding: Staff finds that the request for a Modification of Standard to section 3.5.3(C)(2) is justified by the applicable standards in 2.8.2(H)(4). A. The granting of the Modification would not be detrimental to the public good B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. Staff finds that the proposed plan meets the intent of the code section equal to or better than would a plan that complies with the standard for which this modification is requested. The purpose of the code standard is to minimize the visual impact of parking lots and to promote a pedestrian-friendly built environment. The visual impact of the parking lot will be mitigated on all sides by the landscape treatment, which includes a low screen wall of native grass, shrubs, ornamental trees and canopy trees. The pedestrian experience will also be enhanced by the provision of a connecting walkway that allows pedestrians to access the building at either entrance without having to cross a drive aisle. Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 8 3. Compliance with Article 3 of the Land Use Code – General Development Standards: The project complies with all applicable General Development Standards as follows: A. Division 3.2.1(D)(1)(c) – Tree Planting Standards - Full Tree Stocking The proposed landscaping meets the minimum tree stocking standards. The proposed landscape plan shows groups of canopy, coniferous evergreen, and ornamental trees planted in closer proximity than the minimum requirements outlined in the code. B. Section 3.2.1(D)(2) - Tree Planting Standards - Street Trees The Land Use Code requires canopy shade trees to be planted at thirty to forty-foot spacing in the center of parkway areas where the sidewalk is detached from the street. The proposed trees are upsized Chanticleer Pear, which is an ornamental tree. This tree type is consistent with the street trees on Centre Avenue that were installed with the development of Lot 1 of the Centre for Advanced Technology 23rd filing. Upsized Chanticleer Pear trees were used since the narrow parkway along Centre Avenue cannot support canopy trees. Due to the width limitation of the parkway, the proposed development meets this code requirement by staying consistent with the street tree planting standards applied to adjacent developments. C. Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping The proposed parking lot perimeter landscaping meets this code requirement by screening parking areas from abutting uses, providing one tree every 25 feet along public streets and screening the parking lot from abutting uses and the street. The perimeter of both parking lots will be screened with a low wall consisting of tall grasses, small shrubs and a mix of ornamental and evergreen trees. D. Section 3.2.2(E)(5) - Parking Lot Interior Landscaping The proposed parking lot interior landscaping meets this code requirement by providing areas of shading and landscaped islands. Each landscaped island will have at least one canopy tree with a complement of small Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 9 shrubs and grasses. Both parking lots also exceed the 6% minimum landscaping requirement. E. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements The Land Use Code requires one bicycle parking space per 4,000 square feet with 20% provided in an enclosure and 80% provided via fixed racks. For a 32,294 square foot office building, the Land Use Code requires eight bike parking spaces with two provided in an enclosure and six provided via fixed racks. The proposed building will provide eight enclosed bicycle parking spaces and eight fixed rack bicycle parking spaces. F. Section 3.2.2(C)(5) - Walkways Walkways must be provided to link sidewalks with building entries through parking lots. These walkways must also provide direct connections to off- site pedestrian and bicycle destinations. The proposed walkways connect both entrances to the building to the sidewalk network on Perennial Lane, Rolland Moore Drive and Centre Avenue. The walkways also allow pedestrians to navigate the site without crossing any drive aisles. G. Section 3.2.2(D)(1) – Access and Parking Lot Requirements - Pedestrian/Vehicle Separation To the maximum extent feasible, pedestrians and vehicles shall be separated through provisions of a sidewalk or walkway. The site complies with this standard by providing an extensive sidewalk network around the building. The sidewalk is separated from vehicle use areas by a curb. H. Section 3.2.2(E) - Parking Lot Layout The proposed parking lot layout is consistent with requirements of the Land Use Code in regards to circulation routes, orientation, landscaped islands, and points of conflict. I. Section 3.2.2(J) - Setbacks The proposed parking lot is setback further than the 10-foot minimum from non-arterial streets and 5-foot minimum along a lot line required per the Land Use Code. Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 10 J. Section 3.2.2(K)(2) - Nonresidential Parking Requirements The minimum, maximum and proposed parking are contained in the table below. The proposed parking is within the range of required parking and thus meets the requirements of the Land Use Code. Table 1: Proposed Parking Use Min. Parking Max. Parking Parking Provided Office (32,294 square feet) 1/1,000 square feet = 33 parking spaces 3/1,000 square feet = 97 parking spaces 97 spaces K. Section 3.2.2(K)(5) - Handicap Parking Parking lots with less than 25 parking spaces are required to provide one handicap accessible space and parking lots with 76-100 parking spaces are required to provide four handicap accessible spaces for a total of five handicap parking spaces. The small lot will provide two handicap accessible spaces and the large lot will provide three handicap accessible spaces resulting in five handicap parking spaces. L. Section 3.2.3 - Solar access, orientation, shading All developments must be designed to accommodate active and/or passive solar installations and must not deny adjacent properties access to sunshine. The proposed building is designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. M. Section 3.2.4 - Site Lighting The proposed lighting plan is consistent with the requirements of the Land Use Code in regards to the general standard, lighting levels and design standards. N. Section 3.2.5 - Trash and Recycling Enclosures Trash and recycling enclosures must be provided in locations abutting refuse collection or storage areas, shall be designed to allow walk-in access without having to open the main service gate, shall be screened from public view and shall be constructed on a concrete pad. The Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 11 proposed 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. Section 3.5.1 - Building and Project Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to building and project compatibility including building size, height, bulk, mass, scale, mechanical equipment screening and operational/physical compatibility. Size, Height, Bulk, Mass and Scale The projects adjacent to the Centre for Advanced Technology 23rd include an 11-building residential complex to the northwest comprised of three- story buildings. The development to the east is an office/research park comprised of large two, three and four story buildings with similar walk out features where there are steep grades. The development on Lot 1 of the Centre for Advanced Technology 23rd is a one-story building that is smaller in scale than its surroundings. The proposed building will be of a similar height and scale to the majority of the developments in its immediate surroundings. The proposed building will appear to have less bulk than its neighbors due to the L- shaped building footprint. The proposed building will also break up its massing through change of materials, the change of planes in vertical architectural elements and a defined base, middle and top. Outdoor Storage Areas/Mechanical Equipment The proposed plan is consistent with the requirements of the Land Use Code in regards to the location of outdoor storage, screening of storage areas, and screening of rooftop mechanical equipment from public view. Operational/Physical Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to hours of operation, placement of trash receptacles and location and number of off-street parking spaces. Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 12 P. Section 3.5.3(D) - Variation in Massing The 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. Section 3.5.3(E) - Character and Image The proposed building is consistent with the relevant requirements of this Land Use Code section including façade treatments, entrances, and base and top treatments. 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 of the building. Extruded bays with a cornice line and window shades on the first story define a clear base of the building. Sloped roofs, a cornice line and awnings define a clear top of the building. R. Section 3.6.6 – Emergency Access An emergency access easement is proposed that runs through the large parking lot on the north side of the site. The emergency access easement ensures emergency vehicles can gain proper access and maneuvering to reach all portions of the proposed building. 4. Compliance with Article 4 of the Land Use Code – Employment (E), Division 4.27: The project complies with all applicable Article 4 standards as follows: A. Section 4.28(B)(2)(c) – Permitted Uses The proposed use, office, is permitted in the Employment zone district and is consistent with the district’s intent to provide a variety of workplaces throughout the community. B. Section 4.27(D)(4)(a) – Dimensional Standards - Maximum Building Height Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 13 The proposed building complies with the 4-story maximum building height requirement. C. Section 4.27(E)(1)(b) – Site Design Where an employment use abuts a residential area, there shall be no drastic and abrupt change in the scale and height of buildings. The project abuts a residential development to the north called The Grove. The Grove is comprised of 11 buildings that are each three stories tall. The largest of these 11 buildings are 30,420 square feet. The proposed office building will be three stories at its tallest point on the south side of the building with 31,619 square feet of floor area. The proposed office building is similar in size and scale to the existing residential use and prevents an abrupt change in the scale and height of buildings. 5. Findings of Fact/Conclusion: In evaluating the request for the Centre for Advanced Technology 23rd Lot 2 Office Building Project Development Plan/Final Plan, Staff makes the following findings of fact: A. The Project Development Plan/Final Plan complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. B. The Modification of Standard to Section 3.5.3(C)(2) that is proposed with this Project Development Plan/Final Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the plan will promote the general purpose of the standard for which the modification is requested equally or better than would a plan which complies with the standard for which a modification is requested. C. The Project Development Plan/Final Plan complies with relevant standards located in Article 3 – General Development Standards. D. The Project Development Plan/Final Plan complies with relevant standards located in Division 4.27 Employment (E) of Article 4 – Districts. Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 14 RECOMMENDATION: Staff recommends approval of the Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007. Staff Report – Centre for Advanced Technology 23rd Lot 2 Office Building, FDP150007 Administrative Hearing 05-20-2015 Page 15 ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. Applicant’s Statement of Planning Objectives 3. Applicant’s Modification of Standard Request 4. Centre for Advanced Technology 23rd Lot 2 Office Building Planning Document Set (Site Plan, Landscape Plan, Elevations & Photometric Plan)