HomeMy WebLinkAboutTAPESTRY - PDP240001 - SUBMITTAL DOCUMENTS - ROUND 1 - Addition of Permitted Use1.3.4 ADDITION OF PERMITTED USES
Purpose Statement: .... The process allows for consideration of emerging issues, site attributes or changed conditions
within the neighborhood surrounding and including the subject property....
Addition of Permitted Uses must conforms to all of the following criteria:
a. Such use is appropriate in the zone district to which it is added, based on the plan and the context and circumstances of the specific location.
As demonstrated on the following maps and pictures, the Tapestry project is located in an area that has adjacent single-
family housing, landscape buffers, and existing breweries. The Lincoln Avenue corridor has been updated for multi-
modal transportation needs of residents in the new development. Two parks, Buckingham and Sugar Beet, as well as the
Poudre Trail are located within a half mile radius of the site. This area has been transforming significantly over the last 10
years to a beautiful and desirable area to live work and recreate.
b. 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, based on the plan and the context and circumstances of the specific location.
The multi-family use of Tapestry location is ideal in this location as it is on the edge of the industrial zone district and
will have new public right-of-way separating it from the Industrial businesses to the east. To the north of the site is a
significant landscape buffer on the New Belgium property. (see image on next page).
c. The location, size and design of such use is compatible with the context of the specific location within the zone district and has minimal negative impact on the use of nearby properties.
The Tapestry development is a wonderful transition development for intensity of us from the historically significant
Buckingham Neighborhood to existing industrial uses further east on Buckingham Street. Additionally, the development
will bring in new streets that will provide a significant increase to the available on-street parking in the area for large
community and brewery events that happen in the area.
BUCKINGHAM STREET
LINCOLN AVENUE
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New Belgium Brewery
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Addition of Permitted Use for Tapestry
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Old Town
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Sugar Beet Park
MULBERRY
Buckingham Neighborhood
COFC Zoning Map
New Belgium Brewery Landscape Buffer
Odell Brewery
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4 Tapestry is located on the edge of the
Industrial zone district adjacent to the
Buckingham Neighborhood, which is zoned
RL.
Many of the existing breweries in the area
are now within the Downtown zone district.
The breweries have with beautiful outdoor
patios, extensive landscaping and high value
architecture.
Multi-family projects are increasingly
developing in this area along Lemay as
industrial moves out along the I25 corridor.
Addition of Permitted Use for Tapestry
d. 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 is added. unless: any additional impacts are addressed/accounted for in the plan, and warranted by the plan and the context and circumstances. Considerations may include the degree of any more impacts; the degree of sensitivity in the area affected; whether the location is already characterized by such impacts; offsetting benefits to adjacent properties and/or the community; and any other pertinent considerations unique to the situation.
The proposed Tapestry development creates a significantly less intense impact on the area than other uses that are
permitted in the Industrial zone district when offensive noise, vibration, dust, heat, smoke, odor, etc are accounted for.
Traffic is improved with new and improved streets which will increase safety for on-street vehicle parking, biking and
pedestrian movement. The aesthetics of a multi-family housing with central park and playground areas significantly
improve the area over a permitted industrial use.
e. Such use will not change the predominant character of the surrounding area.
As noted previously, the character of the area has been changing over the last 10 years. Increasingly, more architecturally
thoughtful businesses with outdoor spaces for gathering are establishing along the Lincoln Corridor. Investment by the
City of Fort Collins has been made to beautify the Lincoln corridor and provide multi-modal travel between Downtown
and the Lemay Ave where more multi-family housing is being located.
Buckingham Avenue has some existing industrial uses to the east of the site, however the frontage of these businesses
are well kept and the proposed development fits the character with detached sidewalks, street trees and landscaping.
Colorado Iron and Metal Buckingham Street Frontage
6’ height solid screen fence along Colorado Iron and Metal
Woodward | Five Point Window and Doors Buckingham Street Frontage
f. Such use is compatible with the other listed permitted uses in the zone district to which it is added in the given location based on the plan as proposed.
Given the location of the subject development and the industrial zone
district boundary compatibility will primarily be a concern to the east.
Colorado Iron and Metal has an existing 6’ height solid fence along their
entire property line to screen and visual impacts of the business. Between
the new multi-family buildings and this business will be a large park area,
street right-of-way and a new lot that may develop as some sort of lower
intensity industrial use. This property would be reviewed by City and any
buffer required would be installed by that development.
Addition of Permitted Use for Tapestry
g. 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.
Tapestry has held several neighborhood meeting:
April 17, 2023 for a rezone when that was the previous direction from staff.
May 15, 2023 for the PDP
July 31, 2023 a neighborhood meeting was held for the APU.
Another neighborhood meeting will be scheduled prior to Planning and Zoning Hearing.
h. Such use is not a medical marijuana business as defined in Section 15-452 of the City Code or a retail marijuana establishment as defined in Section 15-603 of the City Code.
The proposed use is not a medical marijuana business.
Addition of Permitted Use for Tapestry