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HomeMy WebLinkAboutCOLORADO IRON & METAL EXPANSION (REPLAT) - PDP/FDP - FDP120002 - DECISION - FINDINGS, CONCLUSIONS & DECISIONColorado Iron and Metal Expansion FDP120002 September 19,2012, 5:15 p.m. Sign In Sheet .LIf-. 13. 14. 15. 16. 11�2 f Colorado Iron and Metal Expansion, #PDP/FDP 120002 Administrative Hearing Findings, Conclusions, and Decision September 28, 2012 Page 8 of 8 SUMMARY OF CONCLUSIONS In evaluating the Colorado Iron and Metal Expansion #PDP/FDP120002, Staff makes the following findings of fact: A. The PDP contains permitted uses and complies with the applicable land development standards of the Industrial Zone District in accordance with Article 4 of the Land Use Code. B. The PDP complies with the applicable General Development Standards of Article 3 of the Land Use Code. C. The PDP complies with the applicable procedural and administrative requirements of Article Two of the Land Use Code. Staff recommends approval of the Colorado Iron and Metal Project Development Expansion #PDP/FDP120002 DECISION The Colorado Iron and Metal Expansion #PDP/FDP120002 is hereby approved by the Hearing Officer without condition. Dated this 28th day of September, 2012, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. T-J Ted Shepard Chief Planner Colorado Iron and Metal Expansion, #PDP/FDP 120002 Administrative Hearing Findings, Conclusions, and Decision September 28, 2012 Page 7 of 8 offs. The "industrial" parking maximum is only accounting for employee parking, which would limit the facility to 24 parking spaces. This number will not accommodate the parking for customers, therefore, Staff supports the applicant's request to be considered a "low intensity retail" use for the parking standards, this use limits the parking to 74 spaces. The proposal includes 52 spaces, which is in compliance with the standards for a "low intensity retail" use. ii. Handicap Parking [Section 3.2.2(K)(5)]: The total number of parking spaces in the project is 52. Section 3.2.2(K)(5)(d) specifies that for this number, a minimum of 3 handicap accessible spaces must be provided. Four handicap parking spaces are provided. f. Site Lighting [Section 3.2.4] — Proposed site lighting meets our lighting standards. Based on the provided fixture cut °sheets, all of the specified light sources are concealed and down -directional luminaires. g. Trash and Recycling Enclosures [Section 3.2.5]—Trash enclosures have been sized appropriately to accommodate trash and recyclables. Trash enclosure elevations are consistent with the materials and colors proposed for the buildings. B. Building Standards — [Division 3.5] 1) Architectural Character, Building Size, Mass and Scale and Building Materials [Section 3.5 (B), (C) and (E)] — The existing structure on this site is a tan metal building with no architectural detail. The applicant is proposing in a later phase (5) an addition of a clerestory window that will be encased in tan stucco. The two new accessory structures are proposed as tan metal structures to match the existing building. The building to the west will be screened from view by a planting bed along the public view and the building to the rear of the site is interior to the site and out of the public's view. The neighboring property to the west, is very similar to the existing metal building. The proposed materials, colors, scale and character are compatible with the surrounding neighborhood. 2) Outdoor Storage Areas/Mechanical Equipment [Section 3.5.1 (1)]—All trash and recycling areas are at least 20 feet from public walks and are screened from view according to Section 3.2.5 of the Land Use Code. Colorado Iron and Metal Expansion, *PDP/FDP 120002 Administrative Hearing Findings, Conclusions, and Decision September 28, 2012 Page 6 of 8 connect to streets, parking lots and building entrances for a coordinated and functional pedestrian network throughout the site. The existing building has a sidewalk connection to the public sidewalk through the parking lot in front of the building, which is delineated by a raised walk through the drive aisle. ii. Curb cuts and ramps [Section 3.2.2 (C)(2)] Curb cuts and ramps are provided for the most part throughout the site. iii. Site Amenities and Bicycle Facilities: [Section 3.2.2 (C)(3) and (4)] Bicycle parking is provided meeting the standards of this section. Bike racks are provided on a hard surface near the main entrance and walkways for clear and direct access to the main entrance. iv. Walkways: [Section 3.2.2(C)(5)] Walkways within this site directly and continuously connect pedestrian points of origin and destination. b. Access and Parking Lot Requirements [Section 3.2.2 (D)]: i. Pedestrian/Vehicle Separation: [Section3.2.2.(D)(1)] Pedestrians and vehicles are separated to the maximum extent feasible on this infill and redevelopment site. The pedestrian connection to the front of the building crosses a drive aisle through the parking lot, but is delineated by a raised walk. c. Access: [Section 3.2.2.(D)(2)] All off-street parking spaces have unobstructed access to and from public streets. All off-street parking is contained onsite. d. Parking Lot Layout [Section 3.2.2 (E)-(J)]: The parking lot is designed with clear and logical circulation routes for vehicles, trucks, and also for bicycles and pedestrians. The pedestrian connection into the site is delineated by a raised walk through the parking lot. e. Parking Lots [Section 3.2.2 (K)]. Non-residential parking requirements: [Section 3.2.2(K)(2)] Non- residential parking requirements have a maximum number of parking spaces allowed. This proposal has been considered a "Low intensity retail" use for the parking requirement, rather than "industrial," because this facility is expected to generate approximately 401 trips from customers daily for recycling drop Colorado Iron and Metal Expansion, #PDP/FDP 120002 Administrative Hearing Findings, Conclusions, and Decision September 28, 2012 Page 5 of 8 a. Screening. The proposed site does not abut any residential uses, Buckingham is not an arterial street and is not a district boundary, and therefore, this screening section does not apply. The project, nevertheless, is proposing a significant fence to screen the industrial activities. b. Storage and Operational Areas. The loading dock, located on the east side of the site, is buffered from the street by a stucco stone wall and landscaping. This site is an internal industrial zoned site and the front of the site is reserved for less intensive automobile parking, as oppose to the side and rear that will be used for loading, moving of equipment, etc., which is in compliance with this section of the LUC. 3. Compliance with Applicable General Development Standards — Article 3 A. Site Planning and Design Standards [Division 3.2] 1) Landscaping and Tree Protection: [Section 3.2.1 ] — The Project Development Plan provides a full tree stocking and street trees throughout the project site. Street trees are shown to be 30 to 40 feet apart on center, where possible, in landscaped parkways. The species diversity meets the standards of this section, with no .tree species exceeding 25% of the total. 2) Landscape standards: All non -paved areas of the site plan are acceptable landscaped areas including turf, shrubs, ornamental trees, flower beds and foundation plantings. Screening of parked cars from the property to the north will be achieved with a dense planting of trees, mixed plantings of shrubs and ornamental trees and a decorative 30" wrought iron screening fence. Parking lots are sufficiently landscaped. Landscaped islands are provided at least every 15 parking spaces. Standard plan notes have been included on the landscape plan to cover landscape materials, maintenance and replacement. Appropriate separation distances from traffic signals, City street lights, underground and overhead utility lines have been provided. Appropriate sight distances have been maintained at all drive cuts for safety. 3) Access, Circulation and Parking [Section 3.2.2] a. Development Standards [Section 3.2.2 (C)]: Safety Considerations: [Section 3.2.2 (C)(1)]— Pedestrians, bicycles and vehicles are separated to the maximum extent possible in this proposed plan. Public sidewalks and walkways Colorado Iron and Metal Expansion, #PDP/FDP 120002 Administrative Hearing Findings, Conclusions, and Decision September 28, 2012 Page 4 of 8 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. " The proposed project site is located in the center of a cluster of Industrial zoned properties. The PDP is proposing the addition of light industrial uses and two new structures on a new lot that is to be aggregated with an already approved facility. The proposal is consistent with the purpose of the Industrial District. B. Permitted Land Uses: [Section 4.28 (B)] The proposed addition of use is for light industrial and recycle facility which is permitted in this zone district, subject to an administrative review and approval (Type 1). C. Land Use Standards: [Section 4.28 (D)] Dimensional Standards: The proposed buildings and addition to the existing building meet the height requirements. The existing main building is two (2) stories, the proposed clerestory addition and entry feature will increase the height from 28' 3 %" to 39' 5", which is in compliance with the height requirements.. The two new buildings are one story each meeting the height requirements. The structures are both less than 50,OOOsf. D. Development Standards: [Section 4.28(E)] 1) Building Design: [Section 4.28(E)(2)] a. Applicability of Section 3.5. The uses proposed do not require the structures meet the standards of Section 3.5.3 per Section 4.28(E)(2)(a) of the LUC. b. Orientation. The orientation of the building meets the standards of this section, as it is facing the street, does not have a blank fagade and has landscaping along 30% of the building. c. Building character and color. The addition to the existing building and new structures are proposed to be neutral colors to complement the existing structure and meet the standards of this section. 2) Site Design: [Section 4.28(E)(3)] Colorado Iron and Metal Expansion, #PDP/FDP 120002 Administrative Hearing Findings, Conclusions, and Decision September 28, 2012 Page 3 of 8 From the Public: None Written Comments: None FACTS AND FINDINGS EXECUTIVE SUMMARY: The PDP for the recycle center and steel fabrication facility, the platting of the 5.72 acre lot, and the improvements described above were reviewed and approved by a hearing officer on April 26, 2010. The FDP was approved in February of 2012. The application for this expansion of 3.015 acres more was submitted in March of 2012. The expansion provides more area for the operations of the facility and an expanded stormwater retention pond. The proposed use of light industrial, recycling and steel fabrication facility is subject to an administrative review and approval by a hearing officer (Type 1). Staff finds.that the proposed development is in conformance with the required findings in Article 3 and Article 4 of the Land Use Code (LUC). COMMENTS: Background: The property was annexed into the City in June, 1974 as part of the Northeast Consolidated Annexation. The subject property was originally platted in the North Lemay Subdivision, Second Filing in September, 1981. The majority of the site was re -platted as Lots 1 — 3 of Vanworks Subdivision, Second Filing in April, 1997. 2. Compliance with Applicable Industrial (1) Zone District Standards — Division 4.28 A. Purpose: The purpose of the Industrial District is as follows: "The Industrial District is intended to provide a location for a variety of work processes and workplaces such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial Colorado Iron and Metal Expansion, #PDP/FDP 120002 Administrative Hearing Findings, Conclusions, and Decision September 28, 2012 Page 2 of 8 SUMMARY OF HEARING OFFICER DECISION: ZONING DISTRICT: 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 properly posted, legal notices mailed and notice published. PUBLIC HEARING The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 5:15 p.m. on September 19, 2012 in Conference Room C 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 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: Seth Lorson, City Planner Sherry Albertson -Clark, Interim Planning Manager From the Applicant: Troy Jones, 108 Rutgers Ave, Fort Collins, CO 80525 Kent Garvin, 903 Buckingham St. Fort Collins, CO 80525 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: September 19, 2012 Colorado Iron and Metal Expansion #PDP/FDP120002 Kent Garvin, Colorado Iron and Metal, Inc. c/o Troy Jones, MTA Planning and Architecture, 903 Buckingham Street Fort Collins, CO 80525 Same Ted Shepard, Chief Planner This request to plan an adjacent 3.015 acres and aggregate with the existing approved Colorado Iron and Metal (a recycling and light industrial steel fabrication facility) lot of 5.72 acres, combining both lots for a total of 8.739 acres. The existing 5.72 acre site currently contains a 30,000 sq. ft. building and is approved, per #FDP110005, to add 1,050 square feet to the existing building, and construct a 4,000 square foot scrap operations building and a 2,000 square foot recycling facility. This proposal will move the approved 4,000 and 2,000 square foot buildings on to the added 3.015 acres. The development is proposed to be constructed over five phases. Planning, Development & Transportation Services ,,F,�cort Collins of September 28, 2012 Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov. com Attendee of the Colorado Iron and Metal Expansion Project Development Plan, #PDP/FDP120002 Public Hearing: Please find attached to this letter a copy of the Type I Administrative Hearing Findings, Conclusions and Decision for the Public Hearing of the Colorado Iron and Metal Expansion Project Development Plan, #PDP/FDP120002. Pursuant to Section 2.2.7(D) of the Fort Collins Land Use Code, this Decision has been mailed to the applicant and any person who attended and/or provided testimony at the public hearing held on September 19, 2012. This final decision of the Administrative Hearing Officer may be appealed to the City Council, in accordance with Chapter 2, Article II, Division 3 of the City Code, within 14 calendar days of the date of final action September 28, 2012 by the Hearing Officer. The deadline to file an appeal is 5:00 p.m. on October 12, 2012. Guidelines explaining the appeal process, including the Code provisions previously referenced, can be found online at fcgov.com/cityclerk/appeals.php, or may be obtained in the City Clerk's Office at 300 LaPorte Avenue. If you have any questions about the attached Decision or the appeal process, please contact me at 970-221-6343. Sincerely, T-- Ted Shepard Chief Planner