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Home My WebLink AboutCOLOR PRO REMODEL - PDP - 10-05 - REPORTS - RECOMMENDATION/REPORT (3)Color Pro Remodel, 1437 Riverside Avenue - PDP, #10-05 April 18, 2005 Administrative Hearing Page 6 FINDINGS OF FACT/CONCLUSIONS After reviewing the Color Pro Remodel, 1437 Riverside Avenue - PDP, staff makes the following findings of fact and conclusions: The proposed land use is permitted in the E — Employment Zone District. 2. The change of use plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The change of use plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.22 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Color Pro Remodel, 1437 Riverside Avenue - Project Development Plan - #10-05. Color Pro Remodel, 1437 Riverside Avenue - PDP, #10-05 April 18, 2005 Administrative Hearing Page 5 Orientation to Build -to Lines for Streetfront Buildings. Section 3.5.3(13)(2)(a) states that: 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. The north elevation of the building will be oriented to Riverside Avenue, with 100% of the north elevation located 10' from the right- of-way for that street, being a 4-lane arterial. Build -to Line. Section 3.5.3(13)(2)(c) states that: Buildings shall be located at least 10' and no more than 25' behind the street right-of-way of an adjoining street that is larger than a two -land arterial that does not have on -street parking. The north elevation of the building will be oriented to Riverside Avenue, with 100% of the north elevation located 10' from the existing right-of-way for that street, being a 4-lane arterial. An additional 1' of right-of-way must be dedicated by separate document for Riverside Avenue. 4. Neighborhood Information Meeting The Color Pro Remodel, 1437 Riverside Avenue - PDP contains a proposed land use that is permitted in the E — Employment Zoning District subject to an administrative (Type 1) review. The proposed use is a new print shop; however, Color pro Printing does currently exist at 1408 Riverside Avenue. The LUC does not require that a neighborhood meeting be held for a Type I development proposal and a City -facilitated neighborhood meeting was not held to discuss this proposal. Color Pro Remodel, 1437 Riverside Avenue - PDP, #10-05 April 18, 2005 Administrative Hearing Page 4 b. The proposal complies with Section 3.2.2(C)(5) in that it provides direct, safe, and continuous walkways and bicycle connections to major pedestrian and bicycle destinations in the surrounding area. c. The proposal complies with Section 3.2.2(D) in that it provides for safe, convenient, and efficient bicycle, pedestrian, and vehicular movement to and through the site. Vehicular access will occur via one existing curb cut from Riverside Avenue. d. The proposal complies with Section 3.2.2(K)(2) in that it provides 7 parking spaces for the 3,918 square feet of leasable floor area for the print shop use. This is less than the 15 spaces allowed for the proposed land use. B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The existing building height of 24'-8" will be maintained. This is a 1- story building with a mezzanine level. Section 4.22(D)(4)(a) in the E - Employment District in the LUC states that the maximum height for all nonresidential buildings shall be 4 stories. The existing/proposed building height of 24'-8" is well under the height allowed. 2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings The proposal satisfies all Relationship of Buildings to Streets, Walkways and Parking standards. Color Pro Remodel, 1437 Riverside Avenue - PDP, #10-05 April 18, 2005 Administrative Hearing Page 3 The property was platted as Lot 10 of the Replat of Riverside Subdivision, Third Filing that was approved by City Council in March, 1977. 2. Division 4.22 of the Land. Use Code, Employment Zone District Print shops are permitted in the E — Employment Zoning District, subject to administrative review. This change of use request complies with the purpose of the E District as it is a permitted, secondary land use in a developed business/commercial corridor containing a mix of uses along Riverside Avenue. Color Pro Printing already exists at 1408 Riverside Avenue, just to the north of its proposed new location. 3. Article 3 of the Land Use Code — General Development Standards The change of use request complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(1)(c) in that it will provide "full tree stocking" within 50' of the existing, remodeled building on the property, according to the standards set forth in this section. b. The proposal complies with Section 3.2.1(D)(2)(b) in that existing and new canopy shade (street) trees are provided at a 30' - 35' spacing in the parkway (between back of curb and sidewalk) along Riverside avenue. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides secure and conveniently located bicycle parking in the amount of 29% of the total number of automobile parking spaces on -site, satisfying the minimum requirement of 5%. The bicycle rack near the front entry to the building will accommodate 2 - 4 bicycles and there will be 7 vehicular parking spaces on -site. Color Pro Remodel, 1437 Riverside Avenue - PDP, #10-05 April 18, 2005 Administrative Hearing Page 2 permitted uses and standards located in Division 4.22 - Employment District of ARTICLE 4 - DISTRICTS. Print shops are permitted in the E — Employment Zoning District, subject to administrative review. The purpose of the E District is: Intended to provide locations for a variety of workplaces including light industrial uses, research and development activities, offices and institutions. This District also is intended to accommodate secondary uses that complement or support the primary workplace uses, such as hotels, restaurants, convenience shopping, child care and housing. Additionally, the Employment District is intended to encourage the development of planned office and business parks; to promote excellence in the design and construction of buildings, outdoor spaces, transportation facilities and streetscapes; to direct the development of workplaces consistent with the availability of public facilities and services; and to continue the vitality and quality of life in adjacent residential neighborhoods. This proposal complies with the purpose of the E District as it is a permitted, secondary land use in a developed business/commercial corridor containing a mix of uses along Riverside Avenue. Color Pro Printing already exists at 1408 Riverside Avenue, just to the north of its proposed new location. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: I; existing commercial/office/retail uses S. LMN; existing residential uses E: E, I; existing commercial/office/retail uses W: E, LMN; existing commercial/office/retail/residential uses The property was annexed in June, 1967 as part of the First Lemay Annexation. The property was platted as part of the Riverside Subdivision, Third Filing that was approved by City Council in February, 1973. ITEM NO. MEETING DATE 0 STAFF'e� Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Color Pro Remodel, 1437 Riverside Avenue - Project Development Plan (PDP) - #10-05 APPLICANT: Wickham Gustafson Architects c/o Don Shields 1449 Riverside Avenue Fort Collins, CO. 80524 OWNER: Mark Johnson & Laurene Rodgers 819 Locust Court Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for a change of use and remodel of an existing 3,918 square foot building on a property located at 1437 Riverside Avenue. The proposed use is a commercial print shop (having previously been a medical/dental office). There will be some interior and exterior remodeling done to the building and changes to the landscaping to bring the site up to current City standards. Color Pro Printing will be relocating from 1408 Riverside Avenue Oust to the north) to this site, if approved. The subject property is located on the south side of Riverside Avenue, between McHugh Street and Montgomery Street, and is in the E — Employment Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Major Amendment complies with the following applicable requirements of the Land Use Code L( UC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT