The URL can be used to link to this page

Home My WebLink AboutRAW URTH DESIGNS - PDP - PDP150007 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO 1 MEETING DATE Nov. 2, 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: Raw Urth Designs, PDP150007 APPLICANT: Curtis Koldeway Hauser Architects 3780 E 15th St. Loveland CO, 80538 OWNERS: Sasick Properties LLC PO Box 369 Bellvue, CO 80512 PROJECT DESCRIPTION: This is a request for a Project Development Plan for Raw Urth Designs to construct a two story, 15,405 square foot building. The proposed building will be used by a metal fabrication company that will be relocating from their existing building in Bellvue. Within the new building will be a showroom to display work for builders and designers, offices, an art gallery, and their metal fabrication shop. The building is located on the northwest corner of Conifer Street and Red Cedar Drive. The north side of the building will contain a privacy fence to screen their on-site storage, dumpster, and mechanical equipment. The parcel is located in the (I) Industrial zone district. RECOMMENDATION: Staff recommends approval of Raw Urth Designs, PDP150007. EXECUTIVE SUMMARY: Staff finds the proposed Raw Urth Designs Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically:  The Project Development Plan complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration.  The Project Development Plan complies with relevant standards of Article 3 – General Development Standards. Staff Report – Raw Urth Designs, PDP150007 Administrative Hearing 11-02-2015 Page 2  The Project Development Plan complies with relevant standards located in Division 4.28 Industrial (I) of Article 4 – Districts. COMMENTS: 1. Background The property was annexed into the City of Fort Collins as part of the Pine Tree Park Annexation in November 1972. The site was originally platted as Lot 20 of the Evergreen Park Replat in March 1974. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Industrial (I) Light industrial, office South Service Commercial (CS), Community Commerical – North College (CCN) Retail, residential East Industrial (I) Outdoor storage, vehicle repair, day shelter West Service Commercial (CS) Motel, vehicle repair A zoning and site vicinity map is presented on the following page. Staff Report – Raw Urth Designs, PDP150007 Administrative Hearing 11-02-2015 Page 3 Figure 1: Raw Urth Designs Zoning & Site Vicinity Staff Report – Raw Urth Designs, PDP150007 Administrative Hearing 11-02-2015 Page 4 2. 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 – Landscaping and Tree Protection The proposed landscaping is consistent with requirements of the Land Use Code in regards to the addition of street trees, parking lot landscaping, and landscape screening from adjacent uses. B. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements The minimum number of bicycle parking spaces required for Industrial uses is 4. The Raw Urth site will provide one bike rack that contains 5 bicycle parking spaces. C. 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 Raw Urth site provides a connecting walkway that runs along the southern perimeter of the parking lot that satisfies this standard. D. 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 provision of a sidewalk or walkway. Where complete separation of pedestrian and vehicles is not feasible, potential hazards shall be minimized by using landscaping, bollards, special paving, lighting, and other means to clearly delineate pedestrian areas. Raw Urth separates pedestrians from vehicles by providing a sidewalk separated from the driving and parking area via curb. E. 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. Staff Report – Raw Urth Designs, PDP150007 Administrative Hearing 11-02-2015 Page 5 F. 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. G. Section 3.2.2(K)(2) – Nonresidential Parking Requirements The minimum, maximum, and proposed parking are contained in the tables below. Raw Urth is providing parking within the range of required parking and thus meets the requirements of the Land Use Code. Table 1: Raw Urth Parking Use Min. Parking Max. Parking Parking Provided Industrial (17 employees) .5 per employee = 9 spaces .75 per employee = 13 spaces 9 spaces H. Section 3.2.2(K)(5) - Handicap Parking Parking lots with less than 25 spaces must provide at least 1 handicap parking space. The parking lot proposed is less than 25 spaces and provides 1 handicap parking space. I. 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. J. 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. K. Section 3.2.5 - Trash and Recycling Enclosures Trash and recycling enclosures must be provided in locations abutting refuse collection or storage areas, designed to allow walk-in access without having to open the main service gate, screened from public view, Staff Report – Raw Urth Designs, PDP150007 Administrative Hearing 11-02-2015 Page 6 and constructed on a concrete pad. The proposed trash and recycling enclosure design satisfies the standards. L. Section 3.5.1(E) - Building Materials All proposed buildings shall use similar materials to existing buildings in the neighborhood or use similar architectural characteristics if dissimilar materials are proposed. The proposed building uses similar materials and architectural details to the existing buildings in the area. The proposed materials include split face concrete masonry units, metal roofing, decorative wood lattice, and sun shades. M. Section 3.5.1(I) - 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. N. Section 3.6.6 – Emergency Access For the Raw Urth site, an emergency access easement is proposed that runs through the parking lot entrance to the northern edge of the site with a turnaround located in the paved outdoor storage area. The emergency access easement ensures emergency vehicles can gain proper access and maneuvering to reach all portions of the proposed building. 3. Compliance with Article 4 of the Land Use Code – Industrial (I), Division 4.28: The project complies with all applicable Article 4 standards as follows: A. Section 4.28(B)(2) – Permitted Uses The proposed uses, light industrial and office, are permitted in the Industrial zone district and are consistent with the district’s intent to provide a wide range of commercial and industrial operations. B. Section 4.28(D)(1) – Dimensional Standards Non-residential structures are limited to four stories in height. The Project Development Plan/Final Plan proposes a two-story structure. Staff Report – Raw Urth Designs, PDP150007 Administrative Hearing 11-02-2015 Page 7 C. Section 4.28(E)(2)(b) – Development Standards – Orientation Along arterial streets, buildings shall be sited so that a building abuts the required thirty-foot deep landscaped yard for at least 30% of the building frontage. This building face may not consist of a blank wall. The entire building’s southern side abuts the landscape yard and features a series of architectural features including windows, changes of plane, changes of materials, and varied roof lines to break up the mass. D. Section 4.28(E)(2)(c) – Development Standards – Building Character and Color New building color shades shall be neutral, with a medium or dark color range, and not white, bright or reflective. The proposed materials are all neutral and are not white, bright or reflective. E. Section 4.28(E)(3)(a)(2) – Development Standards – Screening The property abuts a non-residential zone district boundary and arterial street to the south, which necessitates a thirty-foot deep landscape yard. The proposed landscape yard is thirty feet in depth and provides ample landscape features to act as a buffer to the industrial activity on-site. F. Section 4.28(E)(3)(b) – Storage and Operational Areas Storage, loading and work operations must be screened from view along district boundary lines and public streets in the I District. The proposed site plan shows a 6-foot high solid fence surrounding the storage, loading and work area. 4. Findings of Fact/Conclusion: In evaluating the request for the Raw Urth Designs, PDP150007, Staff makes the following findings of fact: A. The Project Development Plan complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. B. The Project Development Plan complies with relevant standards located in Article 3 – General Development Standards. C. The Project Development Plan complies with relevant standards located in Division 4.28 Industrial (I) of Article 4 – Districts. Staff Report – Raw Urth Designs, PDP150007 Administrative Hearing 11-02-2015 Page 8 RECOMMENDATION: Staff recommends approval of the Raw Urth Designs, PDP150007. ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. Applicant’s Statement of Planning Objectives 3. Raw Urth Planning Document Set (Site Plan, Landscape Plan, Elevations & Photometric Plan)