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Home My WebLink AboutK 2 INDUSTRIAL PARK LOT 1 JB EXCAVATION PDP - 51 91C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. MEETING DATE 6iA STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: K-2 Industrial Park, Lot 1 — JB Excavation - Project Development Plan - #51-91C APPLICANT: JB Excavating, Inc. c/o James Bath 1316 South Summitview Drive Fort Collins, CO. 80524 OWNER: James Bath 1316 South Summitview Drive Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for a change of use to a business office and yard storage facility, for an excavation operation, on 2.29 acres. The two buildings (office and garage) and storage yard already exist. No changes to the buildings are planned. The property is located on the east side of the Frontage Road, east of Interstate 25, and north of East Vine Drive. The property is in the I — Industrial Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan (PDP) complies with the following applicable requirements of the Land Use Code L( UC): • the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; • the standards located in Division 3.2 - Site Planning and Design Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; • the standards located in Division 3.3 — Engineering Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT K-2 Industrial Park, Lot 1 —JB Excavation, PDP, #51-91C November 16, 2001 P & Z Meeting Page 2 • the standards located in Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and, the standards located in Division 4.23 Industrial (1) of ARTICLE 4 — DISTRICTS. Offices with outdoor storage facilities are permitted in the I — Industrial Zoning District, subject to an administrative (Type 1) review. The purpose of the Industrial District is: "To provide a location for a variety of work processes and work places such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial operations. The Industrial District also accommodates complementary and supporting uses such as convenience shopping, child care centers and housing. While these Districts will be linked to the City's transportation system for multiple modes of travel, some may emphasize efficient commercial trucking and rail traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses." This proposal complies with the purpose of the I - District as it is a change in use from a previous industrial facility to the proposed office and outdoor storage facility for an excavation operation on an existing and developed site. COMMENTS: Background The surrounding zoning and land uses are as follows: N: I; vacant parcels S: I; existing industrial use E: I; existing industrial use W: LMN; existing single family residential (Waterglen PUD) The property was annexed into the City in July, 1997 as part of the K-2 Annexation. The property was platted and developed in Larimer County. K-2 Industrial Park, Lot 1 —JB Excavation, PDP, #51-91C November 16, 2001 P & Z Meeting Page 3 2. Division 4.23 of the Land Use Code — Industrial District The proposed office with outdoor storage facility is permitted in the I - Industrial Zoning District subject to an administrative review. The PDP meets the applicable Land Use Standards and Development Standards in the Industrial District . 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection This request satisfies the applicable requirements set forth in this section of the LUC. 2. Section 3.2.2, Access, Circulation and Parking This request satisfies the applicable requirements set forth in this section of the LUC. 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. The property was previously platted and no changes to the subdivision plat are needed or required with this change of use on the property. C. Division 3.5, Building Standards This is a developed site with two existing buildings. No changes to the buildings are planned. K-2 Industrial Park, Lot 1 — JB Excavation, PDP, #51-91 C November 16, 2001 P & Z Meeting Page 4 FINDINGS OF FACT/CONCLUSIONS After reviewing the K-2 Industrial Park, Lot 1 — JB Excavation - PDP, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the I — Industrial Zoning District. 2. The Project Development Plan complies with all applicable district standards of Section 4.23 of the Land Use Code, I — Industrial Zoning District. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the K-2 Industrial Park, Lot 1 — JB Excavation - Project Development Plan - #51-91 C. VICINITY MAP #51-91C K-2 Industrial JB Excavation Type II LUC Park 05/24/01 1"=1000' EUGENE G. COPPOLA, P.E. P.O. Box 260027 Littleton, CO 80126-0027 303-792-2450 April 2, 2000 Eric Bracke Traffic Engineer City of Fort Collins P.O. Box 580 Fort Collins, CO 80522-0580 RE: Site Traffic Impacts Resulting from a Change of Use 1012 N.E. Frontage Road Dear Eric: As requested by Jim Bath (JB Excavating), I have estimated site traffic generated by the proposed use and prior use at 1012 N.E. Frontage Road. It is my understanding that this is in response to your request for this information as part of the approval process. The site previously accommodated a boat and RV sales, service, and storage business. The proposed use is an excavating and underground utilities business. Given the unique uses (both existing and proposed), site traffic estimates were developed using activity estimated by the proposed user and information obtained from another boat and RV site. This information is contained in the attached letters. Site traffic estimates are provided below. PRIOR USE (Boat and RV Sales Service, & Storage) A letter from John's RV and Boat service in Fort Collins indicates some 30 — 35 vehicles per day are normally experienced during the off-season increasing to 40 — 50 vehicles per day during the summer. This equates to about 35 vehicles per day on average or some 70 trips per day. PROPOSED USE (Excavating & Underground Utilities) There will be 5 full-time employees on -site. These include 3 administrative people, one estimator, and one maintenance person. No on -site sales or service is expected, however, an average of two customers or visitors per day is normal. Two additional vehicles per day were added for mail/UPS deliveries. This results in some 30 trips per day assuming all employees leave for lunch. IMPACT OF LAND USE CHANGE As indicated above, the prior use generated an estimated 70 trips per day while the proposed use is expected to generate some 30 trips per day. Accordingly, a reduction of some 40 trips per day can be anticipated with the proposed use. In summary, the proposed use is expected to result in a reduction in site generated traffic. The reduction will likely be in the range of 50% when compared to the prior use. I trust this letter will sufficiently answer your question. If you have any questions, feel free to call me. Sincerely, E ne G. Coppol , P.E. Attachments I r John's RV and Boat Service 1412 Mulberry Street ♦ Fort Collins, Co. 80524 Phone 970-472-0553 March 31, 2000 Dear Gene Kapolia In reference to the Boat and RV shop that JB Excavating, Inc. is interested in purchasing. It is my understanding that you are requesting a letter stating the traffic flow from a similar business. We are a Boat and RV business located on Hwy 14. During our summer months we experience vehicle traffic between 40 and 50 automobiles per day. These include customers, parts deliveries, numerous vendors, couriers, and salesmen. During our winter season we experience around 30 to 35 automobiles per day. If you have any questions please feel free to contact us at the above number. Sincerely, John Sopr n