HomeMy WebLinkAboutSTITCH-TECH WAREHOUSE - EXPANSION OF A NON-CONFORMING USE - 16-88B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 17
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PLANNING AND ZONING BOARD MEETING OF May 23, 1988
STAFF REPORT
PROJECT: Stitch-Tec, Inc. Expansion of a Non -Conforming Use, #16-88B
APPLICANT: Stitch-Tec, Inc.
1800 E. Harmony Road
Fort Collins, CO 80525
Charles Lockman, Arlo Deines
1409 Longs Peak Drive
Fort Collins, CO 80524
OWNER: Union Pacific Railroad (propertyowner)
1416 Dodge St.
Omaha, NE 68179
Charles Lockman, Arlo Deines (building owner)
1409 Longs Peak Drive
Fort Collins, CO 80524
PROJECT PLANNER: Sherry Albertson -Clark
PROJECT DESCRIPTION: A request to add 57,200 square feet to an existing
60,000 square foot warehouse, located at 1800 E. Harmony Road, zoned condi-
tional I-L, Limited Industrial.
RECOMMENDATION: Approval.
EXECUTIVE SUMMARY: Stitch Tec, Inc. is presently operating an existing
warehouse. The site was annexed to the City of Fort Collins, effective April,
1988 and was zoned I-L, Limited Industrial with a PUD condition. The
existing warehouse is a non -conforming use, since it was built in Larimer
County and was in existence at the time of annexation. Since the proposed
expansion is to an existing non -conforming use, the PUD condition on the site
would apply only for any future development of the site. Issues identified at
the neighborhood meeting on this project relate to buffering noise and visual
impacts, operational aspects of the use and storm drainage. All issues have
been addressed. The proposal is consistent with the review criteria for
non -conforming use expansions and therefore, staff recommends approval.
OFFICE OF DEVELOPMENT
SERVICES, PLANNING DEPARTMENT
300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750
Stitch Tee Inc., Lgansion of Non Conforming Use A 8B
P & Z Meeting - May 23, 1988
Page 2
COMMENTS: •
1. Background:
The surrounding zoning and land uses are as follows:
N: FA-1, IP; existing single family
S: I, FA-1; existing warehouse
E: FA-1; existing single family
W: IP; Golden Meadows Industrial Park
The site, which is 8.6 acres, was originally developed in Larimer County and
was zoned C-Commercial. The site was annexed as Union Pacific South Third
No. 2 Annexation and was zoned I-L, Limited Industrial with a PUD condition
and is in the city limits as of April 29, 1988. The Planning and Zoning Board
also recommended at the March 28 Board review of the annexation and zoning
request that a neighborhood meeting be held prior to any further consideration
of expansion plans by the Board.
2. Neighborhood Meeting:
A neighborhood meeting was held on Thursday, May 5, 1988. A summary of
this meeting is attached. Neighborhood concerns generally related to the hours
of operation and resulting noise from the operation, buffering the noise and
views of the site from the adjacent residences and storm drainage.
3. Non -Conforming Use Expansion Review:
In evaluating a proposed non -conforming use expansion, the Board shall
determine whether or not the expansion will adversely affect the surrounding
properties. For the purpose of review, the Board shall consider the following
criteria:
(1) The nature of the proposed expansion;
(2) The size of the proposed expansion;
(3) The difference in the degree of use of the non -conforming use as a result
of the proposed expansion;
(4) The reasons for the proposed expansion;
(5) The overall impact of the proposed expansion on the surrounding property.
Nature of the proposed expansion: Stitch Tee., Inc. operates the existing
warehouse (as a sub -contractor) to receive rail and truck shipments of
cardboard cases of bottles to be used at the Anheuser-Busch Brewery. The
cases are unloaded at the warehouse, checked for damage and repaired or
replaced and then delivered by truck to the brewery. The rail car deliveries
occur on an average of 4-6 cars daily, with an expected high of 8 cars per
day. The rail cars are left on a siding, until space is available in the
Stitch Tec Inc., Exosion of Non Conforming Use #16*
P & Z Meeting - May 23, 1988
Page 3
IDwarehouse for unloading. The cars are shifted to the siding adjacent to the
warehouse and unloaded. Once the inspection and repair/replacement is
finished, the cases are loaded into trucks that use the existing bays along the
south side of the building.
The size of the proposed expansion: The size of the proposed expansion would
nearly double the existing building size. The existing 60,000 square foot
building is 20' high, while the proposed addition is planned at 22' high.
The difference in the degree of use of the non -conforming use as a result of
the proposed expansion: The use of the site as a warehouse facility would
remain. The additional warehouse space would allow unloading of rail cars, as
well as loading trucks, at a faster pace. At the present time, trucks are often
parked along Harmony Road to wait for space on the site. The addition
would incorporate a paved driveway along the west side of the site and a
paved truck and employee parking area along the rear of the building. Trucks
waiting to be loaded would be parked on the rear of the site. An additional
four truck bays are planned. The applicant has stated that rail traffic would
increase from an average of 4-6 cars per day to 8 cars per day and that truck
traffic, which is presently at one truck leaving the site every 2 hours (24
hours per day), would remain the same.
The reasons for the proposed expansion: Additional warehouse space for
loading and storing and additional truck bays and parking area are needed.
• The overall impact of the proposed expansion on the surrounding property: The
proposed expansion would double the size of the existing building and provide
additional parking areas and truck bays at the rear of the site. The building
height for the addition is planned at 2' higher than the existing building.
Residents expressed concern that noise from the shifting of rail cars and from
truck traffic is a current problem, as is storm drainage. Storm drainage
concerns are being addressed through a drainage report and plan and must
meet city requirements for on -site$ detention. Noise and visual buffering are
being addressed through the provision of berming and landscape plantings along
the north and eastern propertyline. Residents have requested additional
plantings along the eastern propertyline and have indicated willingness to allow
plantings on or inside their pfopertylines, where space is inadequate for
plantings. The proposed berming and plantings should help to buffer much of
the noise from the rail line, as well as from truck traffic. Fencing the
propertylines to the north and east was presented to the residents; however,
their preference was for vegetational screening.
Non -conforming use expansions
must meet zoning code requirements or obtain
variances from the ZBA.
In
this case, all code requirements, have
been
met, including the provision
of
interior parking lot landscaping. The code
also
requires a 30' setback from
the
propertyline, adjacent to a zoning district
line.
The proposed addition has
been shifted back to meet this requirement
and
additional landscaping has been
provided.
0Stitch Tec Inc., pansion of Non Conforming Use 88B
P & Z Meeting - May 23, 1988
Page 4
RECOMNIENDATION:
Overall, the staff believes that the proposed expansion will not adversely affcct
the surrounding properties. While the size of the expansion is significant, it's
overall impact, in terms of additional truck and rail traffic, is not. Storm
drainage concerns have been resolved. In addition, noise and visual bufferings
are being addressed through the building setback and buffering with berms
and vegetation. The proposed expansion is justified in terms of improving the
efficiency and output of the existing facility. Staff recommends approval.
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ITEM STITCH -TECH WAREHOUSE EXPANSION
Non Conforming Use
NUMBER 16-886
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NEIGHBORHOOD MEETING
Stitch Tech, Inc. Non -Conforming Use Expansion
On Thursday, May 5, 1988 at 7:00 P.M. in the Media Center of Shepardson
School, a neighborhood meeting was held to discuss the proposed expansion to
an existing non -conforming use for Stitch Tech, Inc. Attending this meeting
were Dick Rutherford (representing the building owners), Ken Waido (Chief
Planner), Linda Hopkins (representing the City of Fort Collins) and Project
Planner Sherry Albertson -Clark. Thirteen residents/propertyowners also
attended this meeting.
Introductions were given and an overview of the purpose of the meeting was
provided by Sherry Albertson -Clark. Dick Rutherford then gave a brief pre-
sentation on the proposed expansion to the Stitch Tech warehouse. A question
and answer period followed, at which time the following comments/concerns
were expressed by the residents:
Operation/noise
1. What would the hours of operation be for the rail car delivery and shifting
of rail cars?
2. Can the neighborhood have input on the hours of operation and can the
Planning and Zoning Board regulate the hours of operation?
3. Residents expressed concern over the noise coming from trucks load-
ing/unloading and the hours during which this occurs.
4. Where are new truck bays located?
5. At what point would a PUD be required for this site?
6. What is the ownership of the site/building?
7. Residents expressed concern that outside storage not be permitted.
8. Who has the responsibility to maintain the grounds?
9. Is there enforcement for weed control?
Neighborhood Me* I — Stitch Tech
Page 2
10. Residents prefer landscaping and berms for sound buffering over fencing.
11. Are there any plans for exhaust fans, heating or air conditioning (witli
respect to noise)?
Drainage
I. How is the existing drainage situation going to be addressed (as well as the
new situation)?
2. Will the drainage report take into consideration the existing problems?
3. Will this affect off -site drainage problems?
4. How would the detention area be graded?
Building Height
1. Residents expressed concern that the new expansion is higher than the
existing building.
2. Residents expressed concern that view of the mountains would be lost.
3. Residents asked that additional landscaping be provided along the cast
propertyline of Stitch Tech and indicated a willingness to allow plantings
on their own properties (due to lack of space between building and proper-
tyline).
General
1. Who is the applicant, whom do they work for?
2. Residents asked for a clarification of the zoning.
3. Residents expressed concern that if this tenant leaves, a number of smaller
tenants could go into such a large building.
4. Residents asked for clarification of when the PUD will apply to this site.
5. Why isn't Timberline Lane shown on the maps?
6. Why is there so little landscaping shown along the east edge of the site?
7. Are there any future plans for the area on the northern end of the site?
8. Residents. expressed concern over the existing traffic/safety situation at
Timberline and Harmony Road.
9. Is there a way to control the hours of construction?
Neighborhood Mee* f — Stitch Tech
Page 3 0
10. Can the Planning and Zoning Board limit the hours of construction?
11. Are there any chemicals, cleaners, toxic materials used in this warchouse?
At the end of the question/answer period, Sherry gave a summary of the next
steps that would occur prior to the Planning and Zoning Board review of this
project on May 23, 1988.
The meeting adjourned at 8:30 P.NI.
In