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HomeMy WebLinkAboutTIMBERLINE - INTERNATIONAL - FDP210020 - SUBMITTAL DOCUMENTS - ROUND 1 - ADDITION OF PERMITTED USETIMBERLINE – INTERNATIONAL(APU) ADDITONAL PERMITTEDUSE March,2021 (Revised) The APU process allows an applicant to propose a use that is not allowed in a zone district but is allowed in other zone districts within the City. APUs do not allow the use on other parcels within that zone district. P&Z hears APU applications when not in a residentialzone district. NeighborhoodMeeting; Aneighborhoodmeetingwasconducted’virtually’onAugust13,2020.Asinglepersonattended,other than Staff and the presenting Consultant & Owner. Following a Q&A, the citizen was supportive of the project. Another nearby Timbervine resident contacted Staff with questions after the meeting, which was referred to the Owner/developer. Their questions related to any Timberline improvements. It was clarifiedthattherewillbetwolanesofimprovements,aswellaspublicsidewalkalongthewestsideof Timberline,eastsidesitefrontage.Theinterestedpartysupportedtheprojectfollowingdiscussions. Theneighborhoodmeetingtookplacepriortothesubmittalofanapplication. TheproposedpropertyislocatedinI–Industrial zoningand notlocatedinaresidentialzonedistrict. APUCRITERIA Section1.3.4(C)(1)Such use is appropriate in the zone district to which it is added.THE DRIVE-UP COFFEE SHOP WILL BE COMPATIBLE WITH ALL OTHER USES IN THE I – INDUSTRIAL ZONE DISTRICT. ADJACENT USES ARE OFFICE/WAREHOUSE, FABRICATION, OUTDOOR STORAGE AND CONSTRUCTION RELATEDUSES.Such use conforms to the basic characteristics of the zone district and the other permitted uses in the zone district to which it is added. THE ADJACENT ZONE DISTRICTS ARE LARIMER COUNTY, I – INDUSTRIAL. AS SUCH THERE IS NO ESTABLISHED DESIGN CHARACTERISTICS IN THE AREA. THERE ARE SEVERAL PEMB METAL STORAGE BUILDINGS TO THE NORTH, SOUTH & WEST (ACROSS THE LAKE CANALDITCH)SIDES OFTHESITE,ASWELLASANUNDEVELOPEDOPENSTORAGEYARDTO THEEAST.Thelocation,sizeanddesignofsuchuseiscompatiblewithandhasminimalnegativeimpact on the use of nearby properties. THE DRIVE-UP COFFEE SHOP (& EASTMIXED-USE) WILL SERVE NEARBY RESIDENTS AND PASSER-BY TRAFFIC WITH NEEDED PERSONAL SERVICES & OTHER APPROPRIATE USES. THESE USES WILL NOT HAVE A NEGATIVE IMPACT ON NEARBY PROPERTIES. TIMBERLINE DRIVE WILL BE IMPROVED FOR FUTURE TRAFFIC GROWTH NEEDS, ADDING 2 LANES OF ROADWAY, PUBLIC SIDEWALK, NEEDED STORM DRAINAGE & LANDSCAPE STREET FRONTAGEIMPROVEMENTS.Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare or other objectionable influences or any more traffic hazards, traffic generation or attraction, adverse environmental impacts, adverse impacts on public or quasi-public facilities, utilities or services, adverse effect on public health, safety, morals or aesthetics, or other adverse impacts of development, than the amount normally resulting from the other permitted uses listed in the zone district to which it isadded. THEDRIVE-UPCOFFEESHOP(APU)USEWILLNOTCREATEANYOBJECTIONABLEOROTHER ADVERSEIMPACTSTO THE CURRENTINDUSTRIALPROPERTIES. THE TRAFFIC VOLUMES WILL BE SIMILAR TO COUNTS EXPECTED FOR OTHER ALLOWED USES, TAKING INTO ACCOUNT THE LIMITED BUILDING AREAS AND ALLOWED MULTI-STORY USES. THE PROJECT WOULD PROVIDE FOR ADDITONAL SALES-TAX REVENUE, NOT TYPICALLY AVAILABLE IN MOST CONVENTIONAL LIGHT-INDUSTRIAL USES. THIS PROJECT WOULD BE A POSITIVE ASSET TO THE CITY, FINANCIALLY AS WELL AS POTENTIAL VDT TRIP REDUCTIONS, PROMOTING BIKE & PEDESTRIAN USE AND ACCESS TO NEEDED PUBLIC FACILITIES.Suchusewillnotchangethepredominantcharacterofthesurroundingarea. THEREISNOESTABLISHEDCHARACTERINTHEAREAIMMEDIATEAREA. THAT SAID, THIS PROJECT WILL SET A NEW DESIGN STANDARD FOR THE AREA AND TIMBERLINE ROAD AS A KEY TRANSPORTATION CORRIDOR CONNECTOR TO NEW NORTH DEVELOPMENTS.Such use is compatible with the other listed permitted uses in the zone district to which it is added.THE DRIVE-UP COFFEE SHOP USE WOULD BE COMPATIBLE WITH ALL OTHER USES IN THE I – INDUSTRIAL ZONE DISTRICT. ADJACENT USES ARE OFFICE/WAREHOUSE, FABRICATION,STORAGEANDOPENSTORAGEYARDS.Such use, if located within or adjacent to an existing residential neighborhood, shall be subject to two (2) neighborhood meetings, unless the Director determines, from information derived from the conceptual review process, that the development proposal would not have any significant neighborhood impacts. The first neighborhood meeting must take place prior to the submittal of an application. The second neighborhood meeting must take place after the submittal of an application and after the application has completed the first round of staff review.NOT APPLICABLE, THE PROPOSED APU USE IS NOT IN A RESIDENTIAL ZONE DISTRICT. h) Such use is not a medical marijuana business as defined in Section 15-452 of the City Code or a retailmarijuanaestablishmentasdefinedinSection15-603oftheCityCode. NOTAPPLICABLE,THEPROPOSEDAPUUSEISNOTAM.M.BUSINESS. The Land Use Code cannot foresee all he future, potential uses that may locate within the City. This process allows applicants to pursue a use that the Land Use Code does not prescribe within the zone so long as they mitigate impacts. THERE IS NO COMMERCIAL CENTER DEVELOPMENT PLANNED IN THIS IMMEDIATE AREA WHERE A DRIVE-UP COFFEE SHOP MIGHT LOCATE.THE PROPOSED SERVICE-USES WOULD BE COMPATIBLE WITH THE EXISTING INDUSTRIAL ZONING. GIVEN THE CURRENT PANDEMIC SITUATION & REALIZING THESE REMOTE, (LIMITED CONTACT) TYPES OF TRANSACTIONS, PICK-UP ARE DESIRED FOR HEALTH SAFETY REASONS AS WELL AS GENERAL CONVENIENCE, THIS PROJECT WILL FILL AN IMMEDIATE & LONG-TERM NEED. THIS LOCATION WILL PROVIDE DESIRED SERVICES FOR NEARBY RESIDENTS & PASSER-BY TRAFFIC THAT CURRENTLY DO NOT EXIST. TRAFFIC IMPACTS WILL BE MINIMAL GIVEN THE EXISTING USES, FUTURE GROWTH AREAS NORTH, FORTHCOMMING MULBERRY ANNEXATION & THE PROPOSEDTIMBERLINE ROAD WIDENING IMPROVEMENTS.