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HomeMy WebLinkAboutOTTER BOX CORPORATE HEADQUARTERS (209 S. MELDRUM ST.) - PDP - 35-09 - REPORTS - RECOMMENDATION/REPORT (3)Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09 REVISED FINDINGS OF FACT/CONCLUSION January 21, 2010 P & Z Meeting Page 4 RECOMMENDATION: Staff recommends approval of the two (2) Modification of Standard Requests to Section 4.9(E)(1)(d) and (g) of the Land Use Code. Staff recommends approval of the Otter Box Corporate Headquarters PDP, #35-09. 14 Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09 REVISED FINDINGS OF FACT/CONCLUSION January 21, 2010 P & Z Meeting Page 3 than commercial. Specifically,.a number of ordinances were adopted between 1993 and 1996 for the purpose of implementing the East Side Neighborhood Plan and the West Side Neighborhood Plan for properties in the NCL, NCM and NCB zones. Potential design standards were discussed with residents of the neighborhoods at numerous public open house meetings. The standards that were eventually adopted as a result of those meetings (and which were subsequently rolled over intact into the LUC in 1997) were intended to maintain the character of the neighborhood, and they focused on residential construction. The residents' only concern with regard to commercial construction was for proposed conversions of existing residential structures to commercial use, where the goal and purpose of the design standard was, and is, to ensure that a residential structure should retain its residential image. • The proposal as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a proposal which complies with the standard for which the modification is requested. ■ The reason that the proposal promotes the general purpose of the standard for which the modification is requested equally well or better than would a proposal which complies is because: ➢ The existing building and many others in the neighborhood have flat roofs and the proposed expansion will go well with the architectural context of the area. Examples of other buildings in the area with flat roofs include: - The Fort Collins Chamber of Commerce, - The Federal Post Office, Key Bank, and - The Rocky Mountain Office Building. N Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09 REVISED FINDINGS OF FACT/CONCLUSION January 21, 2010 P & Z Meeting Page 2 commercial construction was for proposed conversions of existing residential structures to commercial use, where the goal and purpose of the design standard was, and is, to ensure that a residential structure should retain its residential image. ■ The proposal as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a proposal which complies with the standard for which the modification is requested. ■ The reason that the proposal promotes the general purpose of the standard for which the modification is requested equally well or better than would a proposal which complies is because the cantilevered section of the building over the parking and drive aisle: ➢ provides for better traffic flow through the site, alleviating traffic congestion in the alley for residents to the west; and ➢ provides for more parking, but less than the maximum. And • The granting of the modification would, without impairing the intent and purpose of the Land Use Code alleviate an existing, defined and described problem of City-wide concern because the plan supports: ➢ City Plan Policy ECON 1.1 Balance of Employment Opportunities; and ➢ City Plan Policy GM 8.1 Targeted Redevelopment/Infill. o Section 4.9(E)(1)(g) Minimum Roof Pitch - The criteria of Section 2.8.2(H)(1) is met because: • The granting of the modification of standard would not be detrimental to the public good. ■ The general purpose of the standard for which the modification is requested is for residential building rather ti OtterBox Corporate Headquarters PDP, #35-09 REVISED FINDINGS OF FACT/CONCLUSION All changes are in Bold. 6. Findings of Fact/Conclusion In evaluating the PDP, Staff makes the following findings of fact: A. The proposed land use is permitted in the NCB, Neighborhood Conservation Buffer zone district. B. The Project Development Plan complies with the applicable standards in Article 3 — General Development Standards of the Land Use Code. C. The Project Development Plan complies with the applicable standards Division 4.9 Neighborhood Conservation, Buffer District (NCB), with the exception of: o Section 4.9(E)(1)(d) A second floor shall not overhang the lower front or side exterior walls of a new or existing building; and o Section 4.9(E)(1)(g) The minimum pitch of the roof of any building shall be 2:12 and the maximum pitch of the roof of any building shall be 12:12. D. Staff supports the requested Modification of Standard Requests as follows: o Section 4.9(E)(1)(d) Second Floor Overhang - The criteria of Section 2.8.2(H)(1) and (2) is met because: ■ The granting of the modification of standard would not be detrimental to the public good. ■ The general purpose of the standard for which the modification is requested is for residential building rather than commercial. Specifically, a number of ordinances were adopted between 1993 and 1996 for the purpose of implementing the East Side Neighborhood Plan and the West Side Neighborhood Plan for properties in the NCL, NCM and NCB zones. Potential design standards were discussed with residents of the neighborhoods at numerous public open house meetings. The standards that were eventually adopted as a result of those meetings (and which were subsequently rolled over intact into the LUC in 1997) were intended to maintain the. character of the neighborhood, and they focused on residential construction. The residents' only concern with regard to City of F6rt Collins u M u0C_\FOB TO: Planning & Zoning Board FROM: Emma McArdle, City Planner DATE: January 15, 2010 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/Currentp/anning RE: Otter Box Corporate Headquarters, PDP #35-09 - Revised Findings of Fact/Conclusion and Recommendation Following research into the purpose and intent of Sections 4.9(E)(1)(d) and (g) of the Land Use Code, Staff has determined that these standards do not apply to the above referenced Project Development Plan. Section 4.9(E)(1)(d) A second floor shall not overhang the lower front or side exterior walls of a new or existing building. Section 4.9(E)(1)(g) The minimum pitch of the roof of any building shall be 2:12 and the maximum pitch of the roof of any building shall be 12:12, except that new, detached accessory buildings and additions to existing dwelling units may be constructed with a pitch that matches any roof pitch of the existing dwelling unit. These sections of the LUC were adopted as a result of various neighborhood meetings about design standards for residential and converted residential buildings in the neighborhoods addressed in the East Side Neighborhood Plan and West Side Neighborhood Plan. The Building Design section of the NCL, NCM and NCB zone districts were eventually adopted as a result of those meetings, and were rolled over intact into the LUC, in 1997. These standards were intended to maintain the character of the neighborhood, focusing on residential construction. The only concern residents had with regard to commercial construction was proposed conversions of existing residential structures to commercial uses, where the goal and purpose of the design standard was, and is, to ensure that a residential structure retain its residential image. The existing structure on this site is not and has never been a residence, therefore, these standards do not apply and the Modification of Standard Requests are not necessary. Please see the REVISED FINDINGS OF FACT/CONCLUSION AND RECOMMENDATION reflecting these changes.