HomeMy WebLinkAboutGRIT ATHLETICS FACILITY - PDP - PDP160024 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSGRIT Athletics Facility, #PDP160024, Administrative Hearing, November 7, 2016
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E. Staff finds that the Request for Modification of Standard complies with applicable
criteria under Section 2.8.2(H) in that:
• The granting of the Modification would not be detrimental to the public good;
• The plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan
which complies with the standard for which a modification is requested.
F. This is because the architectural design of the building meets the overall intent of
the standard in that the primary and secondary roofs remain pitched and not flat.
The building is not box -like and there will be no rooftop mechanical equipment.
The building's location is not highly visible from the 1-25 / E. Mulberry Street
elevated interchange. There is no predominant architectural style within the IBP.
RECOMMENDATION:
Staff recommends:
1. Approval of the Request for Modification of Standard.
2. Approval of the GRIT Athletics #PDP160024.
Attachments:
1. Applicant's Statement of Planning Objectives
2. Aerial Map
3. Site Plan
4. Landscape Plan
5. Architectural Elevations
6. Material Sample Board
GRIT Athletics Facility, #PDP160024. Administrative Hearing, November 7, 2016
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3. State Highway 392 (Carpenter Road) and 1-25.
Of these three, only the IBP is developed. Realistically, this particular
standard will become most effective when applied to the two vacant
centers. In addition, one of the fundamental purposes of requiring pitched
roofs is to improve the aesthetics of commercial development as viewed
from overhead from the elevated interchanges. Staff finds that the
implementation of this standard is not critical to meeting the aesthetic
objectives. There will no rooftop mechanical equipment and that the
location of the building is such that it is not highly visible from the elevated
interchange.
• Finally, staff finds that the primary clerestory roof, accented by the off -setting
secondary roof, represents a commercial architectural style that is attractive
despite being shallower in pitch.
Staff, therefore, finds that the Request for Modification to Section 3.9.5.(A) is
justified based on the criteria of Section 2.8.2(H)(1):
• The granting of the Modification would not be detrimental to the public good;
• The plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan
which complies with the standard for which a modification is requested.
5. Findings of Fact/Conclusion:
In evaluating the request for GRIT Athletics P.D.P., Staff makes the following findings of
fact:
A. The P.D.P. is in compliance with the Northern Colorado 1-25 Corridor Plan —
Regional Communities (2001) and the 1-25 Subarea Plan (2003).
B. The P.D.P. complies with the applicable land use and development standards of
Article Four, Section 4.21 General Commercial zone district.
C. The P.D.P. complies with the applicable Article Three General Development
Standards with one exception.
D. A Request for Modification of Standard to Section 3.9.5(A)(1)(a,b,c) Commercial
Building Design Standards has been submitted and evaluated by Staff.
GRIT Athletics Facility, #PDP160024, Administrative Hearing, November 7, 2016
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(1)(a) be pitched with a minimum slope of at least 5:12,
(1)(b) incorporate the 5:12 pitch by use of a modified Mansard roof,
covering a sufficient area of the roof so as to create the
appearance that the Mansard roof covers the entire structure,
and
(1)(c) incorporate at least one (1) of the following elements into the
design for each fifty (50) lineal feet of roof:
1. Projecting gables/dormers,
2. Hips,
3. Horizontal or vertical breaks,
4. Three (3) or more roof planes.
The building features a primary clerestory roof and a secondary roof both of which are
pitched at a 1:12 ratio. And, the building does not include any of the four features
required under Section 3.9.5 (A)(1)(c).
The applicant has submitted a Request for Modification to this standard. The applicant
contends that given the size of the building, the two off -setting clerestory roofs
sufficiently mitigate the mass and bulk of the building in a manner that meets the overall
intent of the standard. The building, as designed, is not a simple box. Rather, the
primary purpose of the main roof is to allow natural day -lighting into the interior space.
In addition, the rectangular -shaped building is oriented with the short side facing the
street so the full effect of the two pitched roofs will be highly visible. Finally, the
applicant contends that the vacant site is an infill condition between two existing
buildings, both of which have flat roofs, and that this juxtaposition allows the proposed
building to stand out in a positive manner.
Staff has evaluated the Request for Modification and makes the following findings:
• The IBP was mostly developed in Larimer County. There is no cohesive or
unified architectural theme that establishes a distinctive character. The site is
an infill parcel and is flanked by two flat -roofed buildings. At 7,545 square
feet, the building is considerably smaller than the Otter Box Distribution
Warehouse at 81,579 square feet.
• The City's 1-25 Sub -area Plan intentionally steers highway -oriented and
commercial development into three activity centers. The planning objective is
to create a degree of open space among the centers to minimize the
appearance of sprawl development. The three activity centers are:
1. State Highway 14 (East Mulberry Street) and 1-25
2. East Prospect Road and 1-25
GRIT Athletics Facility, #PDP160024, Administrative Hearing, November 7, 2016
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side of the rectangular building). This entrance is as close to the street as
possible given its orientation and it is highlighted by a projecting canopy. The
street -facing elevation features two full -height windows which help orient the
entrance to the street.
M. Section 3.5.3(C)(1) — Relationship of Buildings to Streets, Walkways and
Parking — Orientation to a Connecting Walkway:
This standard requires that commercial buildings align with any established
building/sidewalk relationship and be located no more than 15 feet from the right-
of-way of the adjoining street (Southeast Frontage Road). The only established
building / sidewalk relationship is the existing mini -frontage road that was
constructed at the time the two adjoining sites developed in the County. In
response, the proposed building is brought as close to the mini -frontage as
possible while still allowing for emergency access and parking lot access along
the southwest side of the building. As mitigation, the connecting walkway is as
far to the northeast as possible so there is no conflict with traffic entering or
exiting the parking lot.
N. Section 3.5.3(D)(E) — Commercial Architecture. -
These standards require that the building features a sufficient level of
architectural details that break up the mass, articulate the facades and are not
duplicative of a standardized prototype design. In response, the building
includes a distinctive base of split -face block and the building field is a
combination of split -face block and insulated metal panels. Two accent bands
are provided which consist of a different color split -face block. The main roof is a
clerestory with a bank of windows facing southwest. The secondary roof over the
office is pitched in the opposite direction than the main roof which adds interest.
The roof material is standing seam metal. Both roofs include overhangs with
supporting brackets
O. Section 3.6.4 — Transportation Impact Study:
A Transportation Impact Study was not required for this P.D.P. The applicant will
be required to obtain the necessary access control permits from CDOT Region IV
as the State has jurisdiction over the S.E. Frontage Road.
P. Section 3.9.5(A) (1)(a, b, c) — Development Standards for the 1-25 Corridor —
Commercial Building Design Standards - Request for Modification:
This standard requires that in the 1-25 Overlay Zone, for commercial buildings,
the roofs on principal structures with a building footprint of less than 10,000
square feet, must:
GRIT Athletics Facility, #PDP160024, Administrative Hearing, November 7, 2016
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F. Section 3.2.2(C)(5) — Walkways:
There is a connecting walkway that links the front door of the building to the
public sidewalk along the Southeast Frontage Road.
G. Section 3.2.2(J) — Setbacks:
The Southeast Frontage Road is classified as a Local Street. The vehicular use
area is separated from this street by ten feet which complies with the required
minimum of ten feet.
H. Section 3.2.2(K)(2) — Non-residential Parking Requirements:
The facility requires a minimum of no less than 16 and an allowable maximum of
no more than 34 spaces. The P.D.P. provides 19 spaces in compliance with the
standard.
I. Section 3.2.4 — Site Lighting:
All pole and building -mounted lighting will feature sharp cut-off and fully -shielded
luminaries.
J. Section 3.2.5 — Trash and Recycling Enclosure:
The trash and recycling enclosure will feature exterior masonry materials that
match the building and a solid gate.
K. Section 3.4.1(E)(I) — Establishment of Buffer Zones, Design and
Aesthetics:
The proposed project is located within 500 feet of Boxelder Creek and associated
wetlands, which are considered significant natural features and part of a wildlife
movement corridor. An Ecological Characterization Study was completed in July
2016 to document the context of the site and any potential impacts of the project.
Due to the property's urban location and high human disturbance level, there is
limited wildlife use on the site and its ecological value is low. The proposed
project would not degrade the off -site ecological features. Any visual impacts of
the project on the aesthetics of the Boxelder Creek corridor would be mitigated
by a row of large, dense shrubs planted at the southeastern boundary of the site,
per LUC section 3.4.1(1).
L. Section 3.5.3(C)(1) — Relationship of Buildings to Streets, Walkways and
Parking — Orientation to a Connecting Walkway:
The street elevation is to the northwest (the short side of the rectangular building)
but the entrance to the building is located along the southwest elevation (the long
GRIT Athletics Facility, #PDP160024, Administrative Hearing, November 7, 2016
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detached sidewalk, with street trees, that helps link the establishments on both sides
and the IBP as a whole. The proposed activity, wrestling, will be indoors but with the
four overhead garage -type doors on the southwest side, such activity will be visible on
days when the doors are open, weather permitting. Although this type of activity is not
pedestrian -oriented as envisioned by the standard, it is activity nonetheless that is
unique and interesting and not typically found in a business park.
4. Compliance with Applicable Article Three General Development Standards:
A. Section 3.2.1 — Landscaping and Tree Protection:
There are three existing street trees along the S.E. Frontage Road that will be
preserved. Additional trees and shrubs will be provided around all four sides of
the site.
B. Section 3.2.1(E)(4)(a)(b) — Parking Lot Perimeter Landscaping:
The parking lot along the southwest edge faces the Honda Motorcycle
Dealership. This edge is treated with a combination of various shrubs.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping:
The parking includes three landscape islands along the southwest edge with one
tree per island. There are two landscape islands along the southwest edge of
the building as well. The parking lot complies with the standard that 6% of the
area be landscaped which is the minimum required for parking lots with less than
100 spaces.
D. Section 3.2.2(B) — Access, Circulation and Parking:
The parking and circulation system consists of an existing, shared, private
driveway that splits the northeast property line with the adjoining development
(Otter Box Distribution Warehouse). This driveway connects to an existing
private drive that serves the two lots like a mini -frontage road which then leads to
the parking lot. With the site being only 1.19 acres and having only 19 parking
stalls, the access, circulation and parking system is safe, convenient and
sufficient to serve the proposed use.
E. Section 3.2.2(C)(4) — Bicycle Parking:
Four bike parking spaces are required and one is required to be enclosed. The
P.D.P. provides four space and one is enclosed in compliance with the standard.
GRIT Athletics Facility, #PDP160024, Administrative Hearing, November 7, 2016
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"The Commercial Corridors classification is intended to provide for a wide range
of community and regional retail uses, as well as offices, business and personal
services. The majority of Commercial Corridor areas, near the 1-25/Mulberry
Street interchange, are fully developed, whereas areas near the 1-25/Prospect
Road interchange are, for the most part, undeveloped. While this classification is
typically the location for highway business and auto -related uses, it also presents
opportunities over time to transform existing developed areas into mixed -use
(including residential), multi -modal centers, concurring with the overall
community vision for Fort Collins."
According to the 1-25 Corridor Plan Land Use Map, the subject parcel was properly
zoned into the C-G, General Commercial zone district. Most of the development
standards related to the Sub -area plan are already addressed in the Article Three
General Development Standards and the Article Four zone district standards. For those
remaining standards that intended to cover the entire sub -area, Section 3.9 was
established to implement the vision of the plan. The P.D.P. will be evaluated by these
standards, as found applicable, in a subsequent section of this staff report.
3. Compliance with the C-G, General Commercial Zone District:
A. Section 4.21(B)(2) - Land Use:
A Limited Indoor Recreational Facility that is less than 5,000 square feet is a permitted
use in the C-G zone subject to Administrative Review. Although the building would be a
total of 7,545 square feet, 4,784 would be devoted to indoor recreation. The balance
would be divided between office and equipment storage.
A. Section 4.21(E)(2) - Site Design:
This standard requires that:
"Pedestrian -oriented outside spaces be placed next to activity areas that
generate the users (such as street corners, shops, stores, offices, day care and
dwellings). Because liveliness created by the presence of people is the main key
to the attractiveness of such space, to the maximum extent feasible, the
development shall link outdoor space to and make them visible from streets and
sidewalks. Sculpture, kiosks or shelters are encouraged in prominently placed
outdoor spaces. "
The site is relatively small compared to the balance of the IBP. It is not located on a
corner and the use is not a shop, store, office, daycare or dwelling. As such, there is no
pedestrian -oriented outdoor space. Instead, the P.D.P. provides for a continuous
GRIT Athletics Facility, #PDP160024, Administrative Hearing, November 7, 2016
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: C-G Otter Box Warehouse and Distribution Facility
S: C-G Honda Motorcycle Dealership
E: C-G Boxelder Creek Open Space
W: C-G Air Care Colorado Emissions Testing Facility
The site is Lot 13 of the Interchange Business Park which was approved and developed
in Larimer County. The entire business park was annexed in 2005. Within this park,
the following have been approved in the City of Fort Collins:
• Otter Box Warehouse Distribution Facility Expansion
• Air Care Colorado Emissions Testing Facility
• Maverik Convenience Store and Fuel Sales
2. Northern Colorado 1-25 Corridor Plan — Regional Communities (2001), and
1-25 Sub -area Plan (2003):
In 2001, the City of Fort Collins adopted the Northern Colorado 1-25 Corridor Plan in
conjunction with Larimer County, Weld County, Town of Berthoud, Town of Timnath,
Town of Johnstown, Town of Windsor, City of Loveland and the Colorado Department of
Transportation. This joint planning effort encompassed an area roughly one mile on
either side 1-25 for a distance of 32 miles for a total of over 60 square miles. The basic
thrust of this Plan was for the jurisdictions to collaborate on a unified vision for the
Corridor particularly with regard to maintaining physical separation, retaining individual
characteristics and identities, and addressing the built and natural environment.
After adoption of the regional plan in 2001, the City of Fort Collins followed up with its
own 1-25 Sub -area Plan in 2003 which covers the area along 1-25 between Larimer
County Roads 52 (Richards Lake Road) and 32 (Carpenter Road and Colorado State
Highway 392). The most significant difference between the two plans is the Subarea
plan deals with land uses in a more detailed manner than the regional plan because the
regional plan is based on existing land use plans of the participating jurisdictions. The
Fort Collins Sub -area plan builds upon the earlier effort but is more site specific.
One of the primary findings of the Sub -area plan is that the Interchange Business Park,
at the southeast quadrant of 1-25 and State Highway 14, is designated as an Activity
Center/Commercial Corridor. The Plan states:
GRIT Athletics Facility, #PDP160024, Administrative Hearing, November 7, 2016
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C. The P.D.P. complies with the applicable Article Three General Development
Standards with one exception.
D. A Request for Modification of Standard to Section 3.9.5(A)(1)(a,b,c), Commercial
Building Design Standards, has been submitted and evaluated. Staff finds that
the Modification complies with the applicable criteria of Section 2.82(H)(1).
Vicinity Map
1 inch =1,000 feet
GRIT Athletics Facility
City of
Fit Collins
PROJECT: GRIT ATHLETICS FACILITY #PDP160024
APPLICANTS: RSW Holdings LLC
c/o TB Group
444 Mountain Avenue
Berthoud, CO 80513
OWNERS: RSW Holdings LLC
2120 Milestone Drive
Fort Collins, CO 80515
PROJECT DESCRIPTION:
ITEM NO 1
MEETING DATE November 7, 2016
STAFF Ted Shepard
HEARING OFFICER
This is a request for a P.D.P. for a one-story, 7,545 square foot building on a vacant lot
located at 846 S.E. Frontage Road. The parcel is also identified as Lot 13 of the
Amended Plat of Lots 13 and 14, Interchange Business Park (IPB). The facility will be
used as a non-profit wrestling facility. Of the total building, approximately 4,784 square
feet will be devoted to limited indoor recreation, 1,694 square feet will be used as office
space, and 1,067 square feet will be for equipment storage. There will be 19 parking
spaces. The site is 1.19 acres and located in the General Commercial (CG) zone
district. The P.D.P. includes a Request for Modification to Section 3.9.5(A) —
Commercial Building Design Standards in the 1-25 Sub -area.
RECOMMENDATION:
Approval of the Request for Modification and the P.D.P.
EXECUTIVE SUMMARY:
A. The P.D.P. is in compliance with the Northern Colorado 1-25 Corridor Plan —
Regional Communities (2001) and the 1-25 Subarea Plan (2003).
B. The P.D.P. complies with the applicable land use and development standards of
Article Four, Section 4.21 General Commercial zone district.
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750