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Home My WebLink AboutCOLOR PRO REMODEL - PDP - 10-05 - DECISION - FINDINGS, CONCLUSIONS & DECISION (3)HAS I&IAIM = T ce-v �'oL tiA G o ((#"V PDX i SUB4qSDIB fARRESS *NY PiAr _ _ N s NG.r _ psi - r s L t floa?� 35D/ 5 7-Iss 7,&7 - 8 6 Z& WI�iL ,Salk►st� �d(� 1-va�..sr' c� '`�72"SS39e ► a�•� SH_�_ ws f_4_4�f—R�J� s e Ask—�.C. �� 4 5 3-ZoZS Color Pro Remodel Administrative Hearing Findings, Conclusions, and Decision April 14 2005 Page 5 of 5 SUMMARY OF CONCLUSIONS A. The Color Pro Remodel Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Color Pro Remodel Project Development Plan complies with all applicable District Standards contained in Article 4 of the Land Use Code C. The Color Pro Remodel Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. DECISION The Color Pro Remodel Project Development Plan, #10-05, is hereby approved by the Hearing Officer subject to the following condition. The Applicant shall, subject to the review and approval of the City of Fort Collins Utility Department, amend the landscape plan to include shrubs and/or vegetative groundcovers within the five foot -wide strip abutting the southwest property line. Dated this 2nd day of May 2005, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron Gloss Current Plannin irector Color Pro Remodel Administrative Hearing Findings, Conclusions, and Decision April 18, 2005 Page 4 of 5 The parking lot is located behind and next to the building and an existing six foot - high cedar stockade fence is located adjacent to the LMN zone district to the southwest and the adjacent commercial property to the northeast. There was considerable discussion at the hearing from a neighboring resident regarding the fence that lies in between the parking area and adjacent lots to the south, relative to its design and materials. The applicant stated for the record that the fence will be replaced by a new fence of similar design and of the same materials. Upon review of the parking area perimeter landscaping requirements, it was determined that landscape materials would need to be provided next to the fence along the south property line in order to be compliant with Section 3.3.1(E)(4). Since this entire strip of land is encumbered by a utility easement, the Hearing Officer will add a condition that landscape materials be added to this area at the discretion of the City of Fort Collins Utilities Department. Parking and Access. The staff report outlines the Project's compliance with Section 3.2.2 concerning access, circulation and parking. A total of 4 bicycles will be accommodated in a proposed rack, which provides a bicycle parking in the amount of 29% of the on -site parking spaces where a maximum of 5% is required. Direct, safe and convenient vehicular, bicycle and pedestrian movements are provided within and through the property. Off-street parking is less than the maximum permitted for non-residential uses within the E district. Therefore, based on the evidence presented at the hearing, and the condition of approval added by the Hearing Officer, the Project complies with Section 3.2.2 of the LUC. B. Division 3.3, Engineering Standards One (1) additional foot of right-of-way will be dedicated by the applicant by separate instrument that will bring the Riverside Avenue right-of-way width to standard. C. Division 3.5, Building Standards The existing one-story building, with an internal mezzanine, is well below the maximum 4-story building height permitted within the district. Color Pro Remodel Administrative Hearing Findings, Conclusions, and Decision April 18, 2005 Page 3 of 5 FACTS AND FINDINGS 1. Compatibility with Surrounding Uses: The surrounding zoning and land uses are as follows N: I; commercial/office/retail S: LMN; residential E: E; I; commercial/office/retail W: E; LMN commercial/office/retail residential The property was annexed into the City in June 1967 as part of the First Lemay Annexation. The property was platted as part of the Riverside Subdivision approved by the City Council in February, 1973. 2. Compliance with Article 4 and the E Zoning District Standards: The proposed print shop use is permitted within the Employment zone district subject to administrative review. Color Pro Printing presently operates just north of the proposed location and also within the E zone district. There are no other Land Use or Design Standards within Article 4 that are applicable to the development. 3. Compliance with Article 3 of the Land Use Code — General Development Standards The PDP complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2 Site Planning and Design Standards Landscaping and Tree Protection. The staff report outlines the Project's compliance with Section 3.2.1 concerning the installation of trees and landscaping. All trees necessary to satisfy the full tree stocking requirements and street tree requirements have been provided. Color Pro Remodel Administrative Hearing Findings, Conclusions, and Decision April 18, 2005 Page 2 of 5 properly posted, legal notices mailed and notice published. The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 2:30 p.m. on April 18, 2005 in Conference Room A at 281 N. College Avenue, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins; and (3) a tape recording of testimony provided during the hearing. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. The following is a list of those who attended the meeting: From the City: Steve Olt, City Planner From the Applicant: Mark Johnson and Laurene Rogers, owners Don Shields, Architect From the Public: Steve Hood, 3501 S. Stover #7-153 Susan Day, 1134 McHugh Street Written Comments: None Community Planning and Environmental Services Current Planning Citv of Fort Collins CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: April 18, 2005 PROJECT NAME: CASE NUMBER: OWNER: APPLICANT: HEARING OFFICER: PROJECT DESCRIPTION: Color Pro Remodel, 1437 Riverside Avenue, Project Development Plan #10-05 Mark Johnson & Laurene Rodgers 1819 Locust Court Fort Collins, CO 80524 Whickham Gustafson Architects c/o Don Shields 1449 Riverside Avenue Fort Collins, CO 80524 Cameron Gloss Current Planning Director The Applicant has submitted a request to remodel an existing 3,918 square foot building and change the use from a medical/dental office to a commercial print shop. Improvements will include interior and exterior building remodeling, and landscaping intended to bring the site up to present City standards. The project is located at 1437 Riverside Avenue, between McHugh and Montgomery Streets. SUMMARY OF HEARING OFFICER DECISION: Approval, with conditions ZONING DISTRICT: E-Employment STAFF RECOMMENDATION: Approval NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020