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Home My WebLink AboutTRAFFIC OPERATIONS FACILITY PDP - 30 91E - DECISION - FINDINGS, CONCLUSIONS & DECISIONCity of Fort Collins Commu...ry Planning and Environmental ,._rvices Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: PROJECT DESCRIPTION: March 19, 2002 Traffic Operations Facility Project Development Plan #46-01 City of Fort Collins Operations Services Department 117 North Mason Street Fort Collins, CO 80521 City of Fort Collins Cameron Gloss Current Planning Director The Applicant has submitted a development plan for a one-story, 9,441 square foot office building as Phase One of a multi -phased development. Phase Two would consist of two buildings, one for a combined office and sign/paint shop and one for a vehicle storage building. The site is 3.2 acres in size located at the southwest corner of Linden Street and East Vine Drive. SUMMARY OF HEARING OFFICER DECISION: Approval ZONING DISTRICT: I, Industrial 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 • [?O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Traffic Operations Facility PDP Administrative Hearing Findings, Conclusions, and Decision February March 19, 2002 Page 2of6 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 6:00 p.m. on March 19, 2002 in Conference Room A at 281 North 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; (3) a sign up sheet of persons attending the hearing; and (4) 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: Ted Shepard, Chief Planner From the Applicant: Ron Kechter, City of Fort Collins, Operations Services John Renhowe, Vaught Frye Architects Rachel Linder, VF Ripley Associates From the Public: None Written Comments: None Traffic Operations Facility PDP Administrative Hearing Findings, Conclusions, and Decision February March 19, 2002 Page 3 of 6 FACTS AND FINDINGS 1. Site Context/Background Information The surrounding zoning and land uses are as follows: N: I; Existing Larimer County Vehicle and Equipment Maintenance Facility S: I; Existing New Belgium Brewery E: I; Existing Colorado Department of Transportation Maintenance Facility W: E; Existing Mini -Storage and Catholic Community Services Mission The site is the easterly portion of the old Great Western Sugar Beet Factory, established in 1903. This site and its structures are a very important part of our City's economic and ethnic history. The parcel is also Lot 5A of the East Vine Streets Facility P.U.D., originally approved in 1991. In 1991, the City of Fort Collins purchased the entire 32-acre parcel and an O.D.P. was approved for a mix of industrial uses. Also in 1991, a Preliminary and Final P.U.D. were approved on the easterly portion of the site. This project renovated the existing structures for offices and allowed new construction for shops, vehicle maintenance, locker room and outside vehicle/equipment storage for the City of Fort Collins Transportation, Traffic and Streets Departments. In 1993, the O.D.P. was amended to create the two westerly parcels. In 1999 The Colorado Department of Transportation gained approval for their truck and heavy equipment maintenance facility which is now constructed on Lot 4A. Also in 1999, the Streets Department gained approval for a new sand and salt storage facility which has yet to be constructed on Lot 4B. 2. Compliance with the Overall Development Plan (OPD) The O.D.P. was initially approved in 1991 and amended in 1993. The subject parcel is simply designated "future pad site." Therefore, it is difficult to test for land use compliance with the O.D.P. The parcel size and access, however, do comply with the O.D.P. 3. Compliance with Article 4 and the I -Industrial Zoning District Standards: A. Land Use Traffic Operations Facility PDP Administrative Hearing Findings, Conclusions, and Decision February March 19, 2002 Page 4 of 6 The proposed land uses, office, sign/paint shop and vehicle/equipment storage are classified as "public facilities" and permitted in the Industrial zone subject to Administrative Review. B. Development Standards (1.) Section 4.23(E)(2)(b) - Orientation The west -facing elevation of both the office building and signs/paint shop along Linden Street is attractive and features windows, doorways and projections in the building line for 100% of its length. (2.) Section 4.23(E) (2) (c) — Building Character and Color The building uses both masonry and pre -finished metal panels on the exterior. Color shades will be light to medium tones. There will be no white, bright or reflective materials. (3.) Section 4.23(E)(3)(a)2. — 30-Foot Deep Landscape Yard There is a minimum of 30 feet of landscaping between the building and Linden Street. 4. Compliance with Article 3 of the Land Use Code — General Development Standards A. Section 3.2.1 — Landscaping and Tree Protection A. Section 3.2.1(C)(D) — Landscaping and Tree Protection The P.D.P. provides full tree stocking and foundation shrubs around the north, west and south sides of both phases of the project. Street trees are provided along Linden Street. B. Section 3.2. i(E)(4)(a) — Parking Lot Perimeter Landscaping The parking lot is internal to the site and screened from Linden by the building. Along the east perimeter, a continuous row of shrubs and four shade trees are provided. C. Section 3.2.1(E)(5) —Parking Lot Interior Landscaping The parking lot exceeds 6% interior landscaping in the form of islands which exceeds the required minimum for lots with less than 100 spaces. Traffic Operations Facility PDH Administrative Hearing Findings, Conclusions, and Decision February March 19, 2002 Page 5 of 6 D. Section 3.2.2(B) — Access Circulation and Parking Linden Street is an existing collector street. The private access drive on the south of the parcel is also existing. The parking lot access drive ties directly into the existing CDOT and City of Fort Collins Streets Facilities. The sidewalk in front of the proposed building ties directly into the existing sidewalk along Linden. E. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces For the general office component of both Phase One and Two, there is 12,721 square feet. The maximum number of parking spaces allowed for general office is three spaces per 1,000 square feet resulting in 38 spaces. For the sign shop, there will be four employees. The maximum number of spaces for industrial industrial space is .75 spaces per employee resulting in three spaces. Therefore, the total maximum allowable spaces is 41. The P.D.P. indicates 40 spaces which is less than the maximum allowed for both uses combined. F. Section 3.5. l (C)(E)(F) — Building Project and Compatibility The new office building (both phases) will be an attractive new element to the Streets Facility. The height, scale, roof form, building materials, and building color achieve a high level of quality that exceeds the level of quality generally associated with industrial development. G. Section 3.5.3(B) — Relationship of Buildings to Streets, Walkways and Parking The build -to line standard is 15 feet. This standard is superceded, however, by the more specific standard in Article Four pertaining to the 30-foot landscape yard between building and street. Since the individual zone district standards in Article Four are considered more specific than the general standards in Article Three, the 30-foot landscape yard prevails over the 15-foot build -to line. H. Section 3.5.3(C)(D) — Variation in Massing and Character and Image The office building provides architectural variety in the staggered elevation along Linden and by the use of mezzanine windows. The curvature at the joining of the west and south elevations is distinctive. The roof is flat but varied, facades are articulated, and there are windows on three sides. With a variety of masonry materials, windows and doors there is a recognizable base, middle and top. Traffic Operations Facility PDP Administrative Hearing Findings, Conclusions, and Decision March 19, 2002 Page 6 of 6 SUMMARY OF CONCLUSIONS A. The Traffic Operations Facility Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The parcel size and access design complies with the Overall Development Plan (O. D. P). C. The Traffic Operations Facility Project Development Plan satisfies the development standards of the I zoning district. D. The Traffic Operations Facility Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. DECISION The Traffic Operations Facility Project Development Plan #46-01, is hereby approved by the Hearing Officer without condition. Dated this 26th day of March 2002, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron Gloss Current Planning irector RG 9 � f� ooZ H 1 G ri U P .J' /YE T Tot AFFf G OPEk/4 7-7 f1vs F'A c 14::. i T i Jan l whtTm arches 1 L inj*r 0 K l�vl*,ISfiy C fly b� F GN goo