HomeMy WebLinkAboutSCHRADER PROPANE OFFICE & MINOR VEHICLE REPAIR - PDP - PDP170015 - DECISION - FINDINGS, CONCLUSIONS & DECISIONITEM NO 1
MEETING DATE Aug. 2, 2017
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: Schrader Propane Office, PDP170015
APPLICANT: Don Shields
WG Architects
PO Box 270788
Fort Collins CO, 80527
OWNERS: Schrader Propane
320 N College Ave.
Bellvue, CO 80524
PROJECT DESCRIPTION:
This is a project development plan request to build an office with minor vehicle repair.
The building is approximately 4400 sq ft (2463 sq ft of office and 1904 sq ft for service
bays). The western portion of the site will be a fenced yard with 17 truck parking spaces
and the east side of the site will have 7 public parking spaces. The site is located in the
Industrial zone district.
RECOMMENDATION: Staff recommends approval of Schrader Propane Office,
PDP170015.
EXECUTIVE SUMMARY:
Staff finds the proposed Schrader Propane Office 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 Modification of Standard to Section 3.8.11(A) that is proposed with this
Project Development 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 proposal submitted promotes the general purpose of the
code standard equal to or better than would a compliant plan.
Staff Report – Schrader Propane Office, PDP170015
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• The Modification of Standard to Section 4.28(E)(3)(a)(2) that is proposed with
this Project Development 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 proposal submitted promotes the general purpose of the
code standard equal to or better than would a compliant plan.
• The Project Development Plan complies with relevant standards of Article 3 –
General Development Standards, if the modification to 3.8.11(A) is approved.
• The Project Development Plan complies with relevant standards located in
Division 4.28 Industrial (I) of Article 4 – Districts, if the modification to
4.28(E)(3)(a)(2) is approved.
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 Lots 15 and 16 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 Industrial (I) Office, light industrial
East Industrial (I) Outdoor storage, vehicle repair
West Service Commercial (CS) Bank, retail, auto repair
A zoning and site vicinity map is presented on the following page.
Staff Report – Schrader Propane Office, PDP170015
Administrative Hearing 08-02-2017
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Figure 1: Schrader Propane Office Zoning & Site Vicinity
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Administrative Hearing 08-02-2017
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2. Compliance with Section 2.8.2(H) of the Land Use Code - Modification of
Standards
Modification #1 Description:
The applicant requests a modification to Section 3.8.11(A) – Fencing to not
provide a five foot setback for at least 1/3 of the length of the fence sections
exceed 100 feet.
Land Use Code Standard Proposed to be Modified (areas underlined and
bolded for emphasis):
Land Use Code 3.8.11(A):
If used along collector or arterial streets, such features shall be
made visually interesting and shall avoid creating a "tunnel" effect.
Compliance with this standard may be accomplished by integrating
architectural elements such as brick or stone columns,
incorporating articulation or openings into the design, varying the
alignment or setback of the fence, softening the appearance of
fence lines with plantings, or similar techniques. In addition to the
foregoing, and to the extent reasonably feasible, fences and
sections of fences that exceed one hundred (100) feet in length
shall vary the alignment or setback of at least one-third (1/3 )of
the length of the fence or fence section (as applicable) by a
minimum of five (5) feet.
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
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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).
Applicant’s Justification Modification #1:
The south and west fences of this project do not face a collector or arterial street.
The south fence faces the adjacent lot to the south and the west fence faces the
adjacent alley.
Staff Finding:
Staff finds that the request for a Modification of Standard to Section 3.8.11(A) is
justified by the applicable standards in 2.8.2(H)(1).
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.
The purpose of this fence standard is to reduce the tunnel effect of having an
undifferentiated fence for lengths in excess of 100 feet. This is especially true
along public streets and high visibility areas. The proposed fence will be a high
quality, opaque fence designed to screen the vehicle service area in the rear of
the site. The fence will have 3 ½ inch posts every eight feet to break up the fence
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as well. The fence over 100 feet in length will be along the alley and the south
side of the site. These areas are low visbility, reducing the tunnel effect this
standard is trying to prevent. Between the high quality material proposed, amount
of posts to break up the fence, and location of the fence in low visibility areas,
staff finds this proposal to be equal to or better than a compliant plan.
Modification #2 Description:
The applicant requests a modification to Section 4.28(E)(3)(a)(2) – Site Design –
Screening to not provide a 30 foot buffer yard along the Industrial zone district
boundary line on the west side of the property.
Land Use Code Standard Proposed to be Modified (areas underlined and
bolded for emphasis):
Land Use Code 4.28(E)(3)(a)(2):
A minimum thirty-foot deep landscaped yard shall be provided
along all arterial streets, and along any district boundary line
that does not adjoin a residential land use. If a district boundary
line abuts upon or is within a street right-of-way, then the required
landscaped yard shall commence at the street right-of-way line on
the district side of the street, rather than at the district boundary
line. This requirement shall not apply to development plans that
comply with the standards contained in Section 3.5.3 of this Code.
Summary of Applicant’s Justification:
The applicant requests that the Modification be approved and provides the
following justification based upon Criterion 1 (proposal submitted promotes the
standard equal or better than a compliant plan):
Applicant’s Justification Modification #2:
The parcel is bordered on the west by a 20 foot wide alley and the lots to the
west of the alley are zoned Service Commercial District (CS). The Land Use
Code (LUC) requires that a minimum 30-foot deep yard shall be provided along
any district line that does not adjoin a residential land use. We ask for a
Modification of Standards to allow for a 20 foot buffer (10 foot half-alley + 10 foot
landscape area) with a 6 foot high fence along the entire length of the west
property line. The Raw Urth Designs development at the northwest corner of
Conifer Street and Red Cedar Circle was granted a similar modification.
Staff Finding:
Staff finds that the request for a Modification of Standard to Section
4.28(E)(3)(a)(2) is justified by the applicable standards in 2.8.2(H)(1).
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C. The granting of the Modification would not be detrimental to the public good
D. 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.
The purpose of the buffer yard standard is to screen adjacent developments from
industrial uses. The standard also clarifies that the buffer yard shall be measured
from the street right-of-way line on the district side of the street. The applicant
proposes a 10 foot landscape area with a six foot tall fence along the west
property line to provide screening. The proposed fence will be an opaque, metal
privacy fence that will screen the vehicle service yard proposed. The proposed
privacy fence meets the intent of this code standard and so staff finds the
proposal to be equal to a compliant plan.
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. Section 3.2.1(D) – Tree Planting Standards
All developments shall establish groves and belts of trees along all city
streets, in and around parking lots, and in all landscape areas that are
located within 50’ of any building or structure in order to establish at least
a partial urban tree canopy. The proposed landscape plan shows street
trees planted at appropriate intervals, canopy shade trees planted in
bulbouts adjacent to parking lots, and ornamental trees planted close to
buildings to provide screening and a partial urban tree canopy, which
meets this code standard.
B. Section 3.2.1(E)(3)(b)(2) – Water Budget
Annual water use shall not exceed 15 gallons/square foot over the site.
The water budget shown on the landscape plan indicates the landscape
area will require 3.2 gallons/square foot, in accordance with this standard.
C. Section 3.2.1(E)(4) – Parking Lot Perimeter Landscaping
Staff Report – Schrader Propane Office, PDP170015
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The perimeter of parking lots are required to have trees planted at a ratio
of 1 per 25 lineal feet along a public street and 1 per 40 lineal feet along a
side lot line and parking setback area. Parking lots must also have
screening to block at least 75% of light from vehicle headlights. The
proposed landscape plan shows shrub beds extending the full length of
the parking area along Red Cedar Cir. that provide screening from the
shine of vehicle headlights. The parking area is flanked by canopy shade
trees that provide ample tree cover for the perimeter of the parking lot,
meeting this code standard.
D. Section 3.2.1(E)(5) – Parking Lot Interior Landscaping
6% of the interior space of all parking lots with less than 100 spaces shall
consist of landscaping. The parking area has bulb outs at the north end
with evergreen shrubs and a canopy shade tree, which satisfies this code
requirement.
E. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements
The minimum number of bicycle parking spaces for office and vehicle
servicing and maintenace is four spaces, which means a minimum of eight
bicycle parking spaces is required. For office uses, 1 space must be in an
enclosed location. All of the bicycle parking for vehicle servicing and
maintenance may be provided via fixed racks. The applicant proposes five
spaces via fixed rack and three inside the office in an enclosed location,
which meets this standard.
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 Schrader Propane Office
site provides a connecting walkway that runs along the northern perimeter
of the parking lot that satisfies this standard.
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 provision of a sidewalk or walkway. Where complete
Staff Report – Schrader Propane Office, PDP170015
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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. Schrader Propane
Office separates pedestrians from vehicles by providing a sidewalk
separated from the driving and parking area via 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.
J. Section 3.2.2(K)(2) – Nonresidential Parking Requirements
The minimum, maximum, and proposed parking are contained in the table
below. Schrader Propane Office is providing parking within the range of
required parking and thus meets the requirements of the Land Use Code.
The spaces located on the west end of the site are for vehicle storage and
servicing and not available to the public, so they are not included for the
purposes of meeting their parking requirement.
Table 1: Schrader Propane Office Parking
Use Min. Parking Max. Parking Parking
Provided
Office
1/1,000 sq. ft. *
2,463 sq. ft. = 3
spaces
3/1,000 sq. ft. *
2,463 sq. ft. = 8
spaces
3 spaces
Vehicle Servicing
and Maintenance
2/1,000 sq. ft. *
1,904 sq. ft. = 4
spaces
5/1,000 sq. ft. *
1,904 sq. ft. = 10
spaces
4 spaces
Total 7 spaces 18 spaces 7 spaces
K. 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.
L. Section 3.2.3 - Solar Access, Orientation, Shading
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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, designed to allow walk-in access
without having to open the main service gate, screened from public view,
and constructed on a concrete pad. The proposed trash and recycling
enclosure design satisfies the standards.
O. 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 brick and metal roofing and siding.
P. 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.
Q. Section 3.6.6 – Emergency Access
For the Schrader Propane Office site, an emergency access easement is
proposed that runs through the access drive on the north side of the site.
This satisfies the requirements for the Poudre Fire Authority.
R. Section 3.8.11(B) – Materials
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Chain link fences may not be used for screening purposes. A portion of
the proposed fence on the north side of the property will be chain link
fence. The property to the north is also owned by Schrader Propane and
is related to the office proposed in that trucks will use both the office site
and the adjacent site to the north. As such, the chain link fence is not
providing screening, thus meeting this code requirement.
S. Section 3.8.11(C) – Fence Height
The proposed fence will be located in the side and rear yard of the site
and will be six feet in height. A six foot high fence is permissible per this
code section in the rear and side yard.
4. 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, office and vehicle minor repair, 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 one-story structure.
C. 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.
D. Section 4.28(E)(3)(b) – Storage and Operational Areas
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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 Schrader Propane Office, PDP170015, Staff makes
the following findings of fact:
A. The Project Development Plan complies with the process located in Division 2.2
– Common Development Review Procedures for Development Applications of
Article 2 – Administration.
B. The Modification of Standard to Section 3.8.11(A) that is proposed with this
Project Development 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 proposal submitted promotes the general purpose of the
code standard equal to or better than would a compliant plan.
C. The Modification of Standard to Section 4.28(E)(3)(a)(2) that is proposed with
this Project Development 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 proposal submitted promotes the general purpose of the
code standard equal to or better than would a compliant plan.
D. The Project Development Plan complies with relevant standards of Article 3 –
General Development Standards, if the modification to 3.8.11(A) is approved.
E. The Project Development Plan complies with relevant standards located in
Division 4.28 Industrial (I) of Article 4 – Districts, if the modification to
4.28(E)(3)(a)(2) is approved.
RECOMMENDATION:
Staff recommends approval of Schrader Propane Office, PDP170015.
ATTACHMENTS:
1. Zoning & Site Vicinity Map
2. Applicant’s Statement of Planning Objectives
3. Evergreen Park Fifth Filing Plat
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Administrative Hearing 08-02-2017
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4. Schrader Propane Office Planning Document Set (Site Plan, Landscape Plan,
Elevations & Photometric Plan)
5. Modification of Standard Requests