HomeMy WebLinkAboutRIVERSIDE CENTRE (1450 RIVERSIDE) - PDP - 26-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTST�7 •rT l i - @iTi i am
With the modification, the applicant's proposed landscape strip will be between one (1)
feet and twenty-three (23) feet from the right-of-way; and, between 20 feet and 26 feet in
width from the back side of the sidewalk to the edge of the parking area. All other
requirements in Section 4.23(E)(3) are satisfied in the proposed design.
5. Findincis of Fact/Conclusion:
A. The RIVERSIDE CENTRE - Project Development Plan contains uses permitted in the I -
Industrial Zoning District, subject to administrative review.
B. The RIVERSIDE CENTRE - Project Development Plan meets all applicable standards
as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards and
Division 3.5 - Building Standards.
C. The RIVERSIDE CENTRE - Project Development Plan is compatible with the
surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the RIVERSIDE CENTRE - Project Development Plan - #26-98.
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maximum of four (4) stories allowed in the I - District zone, and are less than
50,000 square feet in gross leasable area.
(E) Development Standards.
(2) Building Design.
As required by the Land Use Code, building materials are generally similar to materials
already being used in the neighborhood. The proposed buildings are predominately
orientated to Riverside Avenue (an arterial street). Entrances to the buildings are gained
from the south elevations facing onto Riverside Avenue.
Building materials will include light beige stucco. Pediment elements are included on all
building elevations to provide changes in the building mass and height. The storefronts
will be aluminum -solar bronzed frames on the south facades. Accent features include
stucco columns. Green metal roofing panels will be used on the roofs. The southern
sections of the east elevation of building A and the west elevation of Building C includes
aluminum -bronzed storefronts, light beige stucco, stucco columns, and block (buff in
color). All rear and interior facing walls consist of beige metal panels and block to
match the front to match the east elevation of building A, the west elevation of building
C, and the east and west elevations of building B. The building colors will be consistent
throughout the project. The north facades of buildings A, B, and C include 12' by 14'
over -head doors.
The rooftop mechanical equipment will be completely screened by a parapet and screen
wall system on all four building facades.
This development proposal complies with the standards in Sections 4.23(E)(2)(b) and (c)
in that at least 30% of the building face (of buildings A and C) abuts the required
landscaped yard along Riverside Avenue, and the rear yards are to be used for service
and operations while the front yards are to be landscaped areas and less intensive
parking in front of building B.
(3) Site Design.
On June 17, 1999, the Planning and Zoning Board granted (with a 3-1 vote) a
modification of Land Use Code Section 4.23(E) Development Standards subsection (3)
Site Design (a) Screening (2), which states:
"A minimum thirty-foot deep landscaped yard shall be provided along all arterial
streets, and along any district boundary line that does not adjoin a residential land
use. If a district boundary line abuts upon or is within a street right-of-way, then the
required landscaped yard shall commence at the street right-of-way line on the
district side of the street, rather than at the district boundary line." (See attached
Staff Report and request for modification)
The granted modification allowed a reduction to the minimum 30-foot landscape strip
adjacent to an arterial street.
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Building materials shall either be similar to the materials already being used in the
neighborhood, or, dissimilar materials are being proposed, other characteristics such as
scale and proportions, form, architectural detailing, color and texture, shall be utilized to
ensure that enough similarity exists for the building to be compatible, despite the
differences in materials.
All building colors will be consistent throughout Riverside Centre.
(5) Division 3.6.1 - Master Street Plan
FINDING: The Master Street Plan identifies Riverside Avenue adjacent to the site as a 4-
lane arterial. There are no streets internal to the site identified on the Master Street Plan.
(6) Division 3.6.3 — Street Pattern and Connectivity Standards
FINDING: Significant improvements to the transportation network were done in 1996 in
order to bring the roadway system within the standards and policies that were adopted
for traffic volumes and levels of service.
A certificate of occupancy will not be issued for Riverside Centre until either all public
improvements are constructed, inspected, and accepted by the City of Fort Collins; or
funds, as determined by the Director of Engineering, are placed in escrow for such
improvements.
(7) Division 3.6.4 - Transportation Level of Service Requirements
FINDING: A traffic study from Ruth Rollins dated March 1998 regarding Riverside Centre
is attached. It is estimated that a 38,700 square foot consisting of 17,670 square feet of
office and 21,030 square feet of warehousing will generate approximately 481 daily trips.
Traffic Operations reviewed the traffic study and responded that there are no issues
with this project.
4. Article IV of the Land Use Code. Division 4.23 - Industrial District
In accordance with Section 4.23[B][2](b) and (c)l of the Land Use Code, offices and
warehouses are allowed in the Industrial District subject to a Type I Review. This proposal
complies with the purpose of the I - District as it is designed to contain a mix of warehouse and
associated office uses.
The PDP shall meet the following applicable Div. 4.23 standards
(D) Land Use Standards.
Dimensional standards.
FINDING: The proposed structure are three combination office/warehouse
buildings totaling 31,825 square feet on a 122,210 square foot (2.81 acres) lot.
The facilities consist of one 20,625 square foot two-story structure and two 5,600
square foot one-story structures. The proposed structures are less than the
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landscape strip adjacent to an arterial street. However, Land Use Code Section 1.4.9
Rules of Construction for Text states any provision imposing a greater restriction or
regulation shall be deemed controlling. The applicant requested and a modification was
approved on June 17, 1999, allowing a landscape strip between one (1) feet and twenty-
three (23) feet from the right-of-way; and, between 20 feet and 26 feet in width from the
back side of the sidewalk to the edge of the parking area.
Required number of parking spaces. The development proposal satisfies the parking
requirements set forth in Section 3.2.2(K)(2)(a) of the LUC for the industrial and office
uses.
There are 93 proposed parking spaces in this industrial/office development, equaling
2.92 spaces per 1,000 square feet of leaseable floor area in the three buildings. Section
3.2.2(K)(2)(a) sets forth the maximum parking requirements for non-residential land
uses. Relative to this development request, they are 3 spaces per 1,000 square feet for
general office uses and 0.75 spaces per employee for industrial uses. It is currently
unknown who the ultimate users will be; however, the amount of proposed parking
appears to be adequate for the land uses without exceeding the maximum number of
spaces allowed.
The parking and circulation system accommodates the movement of vehicles, bicycles,
pedestrians and transit safely and conveniently throughout the site and to and from
surrounding areas.
(3) Division 3.2.4 - Site Lighting
FINDING: The PDP complies with the site lighting requirements that limit the maximum
on -site lighting levels to no more than 10 foot candles except for loading and unloading
areas and limit the levels measured 20 feet beyond the property line to a maximum of 0.1
foot candle. The PDP will be required to adhere to all lighting requirements.
(4) Division 3.5.1 - Building and Project Compatibility
The RIVERSIDE CENTRE - Project Development Plan satisfies all applicable Building and
Project Compatibility standards, including the following:
Building materials. The proposed 1-story, flat -roofed structures (23' in height) and 2-
story, flat -roofed structure (27' in height) will consist of the following building materials:
- The buildings front street facade will consist of horizontal stucco band (light
beige), pediments, block (buff and sand) and columns.
- Rear and interior facing walls consist of beige metal panels and block, which
match the front.
- Standing seam metal canopies over doorways and windows (green in color)
These materials, being consistent with the existing building materials and colors in the
area, comply with the standard in Section 3.5.1(F")(1), which states:
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surrounding non-residential uses.
The PDP provides significant canopy shading to reduce glare and heat build-up. Visual
quality and continuity within and between developments are addressed by provision of
street trees along Riverside Avenue, parking lot islands, foundation plantings and
service area screening.
The parking areas have been designed as smaller sections and separated by landscaped
areas. No more than 9 consecutive spaces are planned without intervening landscaping.
Because of the size of the parking area, a minimum of 6% of the interior parking lot
space must be devoted to landscaping. The PDP exceeds this requirement.
(2) Division 3.2.2 - Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards, including
the following:
Bicycle parking. Bicycle parking is provided on site that meets or exceeds the required
number of bicycle parking spaces, as well as the location, as defined in the following
standard (Section 3.2.2(C)(4)(a)]:
A minimum number of bicycle parking spaces shall be provided, equal in number to
at least five (5) percent of the total number of automobile parking spaces provided by
the development, but not less than one.
Two pad sites for the placement of bicycle racks to accommodate a total of 18 bicycles
are located near the front entryways to the two buildings in the development. This
represents 20% of the total automobile parking spaces.
Directness and continuity of walkways. The development proposal satisfies the
standards (Sections 3.2.2(C)(5)(a) and (b)] that walkways within the site shall be located
and aligned to directly and continuously connect areas or points of pedestrian origin
and destination, and shall not be located and aligned solely based on the outline of a
parking lot configuration that does not provide such direct pedestrian access. Also,
where it is necessary for the primary pedestrian access to cross drive aisles or internal
roadways, the pedestrian crossing shall emphasize and place priority on pedestrian
access and safety.
The development proposal provides for an internal sidewalk network that includes an
attached sidewalk along the adjacent street as well as walkways throughout the
development, adjacent to and between the three buildings. Primary pedestrian crossings
(in three locations) will be defined with stamped concrete paving across the vehicular
lanes.
Land Use Code Section 3.2.2(J) requires an average parking area setback of 15 (feet)
from an arterial road right-of-way with a minimum landscape width at any point of five
(feet). Land Use Code Section 4.23 of the Land Use Code requires a minimum 30-foot
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The first standard referenced [Section 3.2.1(E)(4)(a)] states that:
Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a
public street setback area. Trees may be spaced irregularly in informal groupings or
be uniformly spaced.
Sixteen trees separate the parking area and the right-of-way adjacent to Riverside
Avenue. In addition, the applicant provides nine street trees, 40 foot on center, in the
parkway and are being provided in the varying width perimeter setback along Riverside
Avenue, adjacent to the parking lot. This meets the standard for Parking Lot Perimeter
Landscaping (1 tree per 25' lineal feet).
The standard referenced as [Section 3.2.1(E)(4)(b)] states that:
Parking lots with 6 or more spaces shall be screened from adjacent uses and from
the street. Screening from the street and all non-residential uses shall consist of a
wall, fence, planter, earthen berm, plant material or a combination of such elements,
each of which shall have a minimum height of 30". Such screening shall extend a
minimum of 70% of the length of the street frontage of the parking lot and also 70%
of the length of any boundary of the parking lot that abuts any non-residential use.
Plant material used for the required screening shall achieve required opacity in its
winter seasonal condition within 3 years of construction of the vehicular use area to
be screened.
The landscaped buffer yard along Riverside Centre includes a vegetated 30-inch high
berm, which is broken to allow pedestrian and vehicular movements into Riverside
Centre. In addition, the screening for the parking lot along the Riverside Avenue
frontage and the surrounding properties will consist of evergreen trees and shrubs, a
minimum of 30" in height, extending a minimum of 70% of the street frontage along the
parking lot.
The standard referenced as [Section 3.2.1(E)(5)] states that:
Six (6) percent of the interior space of all parking lots with less than 100 spaces, and
ten (10) percent of the interior space of all parking lots with 100 spaces or more shall
be landscape areas.
This development proposal exceeds the standard for Parking Lot Interior Landscaping,
providing a 9% interior landscaping in the parking lots containing 36 spaces.
Screening. The proposal complies with the standard relating to the screening [Section
3.2.1(E)(6)] of areas of low visual interest or visually intrusive site elements (such as
trash collection, open storage, service areas, loading docks, and blank walls) from off -
site view.
The trash enclosures are in and adjacent to planting islands and landscape strips
located on the rear of the lot. They will be screened with the buildings, plant materials,
and block enclosures so that they will not be visible from Riverside Avenue or the
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evidence submitted by the applicant, staff finds that with the approved modification of LUC
Section 4.23(E)(3)(a)(2) the proposed development is consistent with the objectives of the
implementing developmental regulations contained in Section 4.23 of the Land Use Code (the I
— Industrial District). Further, the Riverside Centre PDP request satisfies all applicable General
Development Standards contained in Article 3 of the Land Use Code.
COMMENTS:
Background:
The surrounding zoning and land uses from the proposed project development plan are as
follows:
N: I- Burlington Northern/Santa Fe Rail Road
Storage and vacant undeveloped lands
W: I- Fort Collins Housing Authority Maintenance Facility
S: E- Solar Medical Center, Collection Center, Wickman Gustafson Architects,
Ice House, and Dr. Duane Loetz DDS
E: I- Intermountain Color
The property was annexed into the City as part of the First Lemay Annexation, September 14,
1967.
2. Article 2 — Administration
Section 2.2.2. Step 2: Neighborhood Meetings
The LUC does not require that a neighborhood meeting be held for a Type I development
proposal and a neighborhood meeting was not held to discuss the RIVERSIDE CENTRE - PDP.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan was reviewed for compliance with the following General
Development Standards. The following criteria represent the major points of review:
(1) Division 3.2.1 - Landscaping and Tree Protection
FINDING: The proposal satisfies the applicable Landscaping and Tree Protection
standards, including the following:
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D)(2)(a), providing trees at 40' on -center (between property line and sidewalk) along
Riverside Avenue, an arterial street.
Parking lot landscaping - perimeter and interior. Parking lot landscaping for the project
is in accordance with the standards, including those related to Parking Lot Perimeter
Landscaping (Sections 3.2.1(E)(4)(a) and (b)] and Parking Lot Interior Landscaping
(Section 3.2.1(E)(5)].
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Commt .y Planning and Environmental
Current Planning
City of Fort Collins
ADMINISTRATIVE PUBLIC HEARING: July 28, 1999
PROJECT: RIVERSIDE CENTRE
Project Development Plan - #26-98
(Type I, Administrative Review in the Land Use Code)
APPLICANT: Mr. Al Hauser
Architecture One, P.C.
150 E. 2911 Street, Suite 200
Loveland, CO 80538
OWNER: Mr. Don Skaggs
PO Box 270492
Fort Collins, CO 80527
PROJECT DESCRIPTION:
rvices
This is a request for a phased Project Development Plan (PDP) approval for three combination
office/warehouse buildings totaling 31,825 square feet on a 122,210 square foot (2.81 acres)
lot. The facilities consist of one 20,625 square foot two-story structure and two 5,600 square
foot one-story structures. The property (1450 Riverside Avenue) is located south of the
Burlington Northern/Santa Fe Rail Road and north of Riverside Avenue generally between
McHugh Street and Montgomery Street. The property is zoned I — Industrial District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan complies with the applicable requirements of the Land Use
Code (LUC), specifically:
the process located in Division 2.2 - Common Development Review Procedures for
Development Applications of ARTICLE 2 - ADMINISTRATION;
` standards located in Division 3.2 - Site Planning and Design Standards and Division
3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS;
the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the
LUC (Division 4.231 - Industrial Zoning District).
A request for modification of standards, in accordance with Division 2.8 — Modification of
Standards (by the Planning and Zoning Board) in the Land Use Code, was considered of LUC
Section 4.23(E)(3)(a)(2) and approved by the Board on June 17, 1999.
Warehouse and office establishments are permitted uses in the Industrial District. Staff finds
and concludes that the PDP complies with the Industrial District. Upon review of all available
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281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020