CITY OF FORT COLLINS TYPE 1 ADMINISTRATIVE HEARING FINDINGS AND DECISION. The Birdsall Group 444 Mountain Ave. Berthoud, CO 80513
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1 CITY OF FORT COLLINS TYPE 1 ADMINISTRATIVE HEARING FINDINGS AND DECISION HEARING DATE: April 30, 2015 PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: Lightfield Enterprises, Inc. FDP Cathy Mathis The Birdsall Group 444 Mountain Ave. Berthoud, CO Lightfield Properties LLC 6330 S College Ave Fort Collins, CO Kendra L. Carberry PROJECT DESCRIPTION: This is a request for a consolidated Project Development Plan/Final Plan (FDP) for the property at 2600 Midpoint Drive. The FDP includes a new building for Lightfield Enterprises, formerly Vogel Concrete. The two-story building will contain 2,2 square feet of offices and a 4,900 square foot shop. The property is also being replatted from Lot 17 of the Prospect Industrial Park to Lot 2 of the LEI Replat. SUMMARY OF DECISION: ZONE DISTRICT: Approved Industrial (I) HEARING: The Hearing Officer opened the hearing at approximately 5:40 p.m. on April 30, 2015, in Conference Room A, 281 North College Avenue, Fort Collins, Colorado. EVIDENCE: During the hearing, the Hearing Officer accepted the following evidence: (1) Planning Department Staff Report; and (2) application, plans, maps and other supporting documents submitted by the applicant (the Land Use Code, the Comprehensive Plan and the formally promulgated polices of the City are all considered part of the record considered by the Hearing Officer). On May 6, 2015, following the hearing, and with the verbal consent of the Applicant, the Hearing Officer accepted a document entitled "LEI Replat" and an updated Planning Department Staff Report. TESTIMONY: The following persons testified at the hearing: From the City: Clay Frickey From the Applicant: Cathy Mathis, Keith Lightfield, Shannon Doyle 1 5/12/15 Q:\USERS\FORT COLLINS LAND USE\LIGHTFIELD\DECISION DOCX
2 From the Public: FINDINGS 1. Evidence presented to the Hearing Officer established the fact that the hearing was properly posted, legal notices mailed and notice published. 2. The FDP complies with the applicable General Development Standards contained in Article 3 of the Code. a. The FDP complies with Section 3.2.1, Landscaping and Tree Protection, because the proposed landscaping is consistent with requirements of the Code in regards to the addition of street trees, parking lot landscaping and landscape screening from adjacent uses. b. The FDP complies with Section 3.2.2(C)(4)(b), Bicycle Parking Space Requirements, because the FDP includes one bicycle rack containing 4 bicycle parking spaces, meeting the minimum requirement. c. The FDP complies with Section 3.2.2(C)(5), Walkways, because the FDP includes a connecting walkway along the perimeter of the drive aisle. d. The FDP complies with Section 3.2.2(D)(1), Access and Parking Lot Requirements; Pedestrian/Vehicle Separation, because pedestrians are separated from vehicles by a sidewalk separated from the driving and parking area by a curb. e. The FDP complies with Section 3.2.2(E), Parking Lot Layout, because the circulation routes, orientation, landscaped islands, and points of conflict are consistent with the requirements of the Code. f. The FDP complies with Section 3.2.2(J), Setbacks, because the parking lot is set back more than the Code's 10' minimum from non-arterial streets and 5' minimum along a lot line. g. The FDP complies with Section 3.2.2(K)(2), Nonresidential Parking Requirements, because the FDP includes 8 spaces, more than the minimum and less than the maximum set forth in the Code. h. The FDP complies with Section 3.2.2(K)(5), Handicap Parking, because the FDP includes 1 handicap parking space, which meets the minimum requirement for a lot with less than 25 total spaces. i. The FDP complies with Section 3.2.3, Solar Access, Orientation, Shading, because the building is designed and located to minimize casting of shadows on adjacent properties and could accommodate future active or passive solar installations. j. The FDP complies with Section 3.2.4, Site Lighting, because the plan is consistent with the Code's requirements for lighting levels and design. 2 5/12/15 Q:\USERS\FORT COLLINS LAND USE\LIGHTFIELD\DECISION DOCX
3 k. The FDP complies with Section 3.2.5, Trash and Recycling Enclosures, because the trash and recycling enclosure abuts storage areas, allows walk-in access without having to open the main service gate, is screened from public view and will be built on a concrete pad. l. The FDP complies with Section 3.5.1(E), Building Materials, because the building includes similar materials and architectural details to the existing buildings in the area, including contrasting split and smooth face concrete masonry units, metal roofing, and metal sunshades. m. The FDP complies with Section 3.5.1(I), Outdoor Storage Areas/Mechanical Equipment, because the location of the outdoor storage, the screening of storage areas, and the screening of rooftop mechanical equipment meets the Code requirements. n. The FDP complies with Section 3.6.6, Emergency Access, because the FDP includes an appropriate emergency access easement. 3. The FDP complies with the applicable standards contained in Article 4 of the Code for the Industrial zone District. a. The FDP complies with Section 4.28(B)(2), Permitted Uses, because light industrial and office uses are permitted in the Industrial zone district. b. The FDP complies with Section 4.28(D)(1), Dimensional Standards, because the structure is two stories, which is below the four story limit for non-residential structures. c. The FDP complies with Section 4.28(E)(3)(b), Storage and Operational Areas, because a 6' fence will surround the storage, loading and work area will screen storage, loading and work operations from view. DECISION Based on the foregoing findings, the Hearing Officer hereby enters the following rulings: 1. The FDP is approved as submitted, provided that this approval is based on the plat entitled "LEI Replat" and submitted to the Hearing Officer on May 6, 2015, rather than the earlier plat entitled "Spoons and LEI Replat" originally submitted with the application. DATED this 12 th day of May, Kendra L. Carberry Hearing Officer 3 5/12/15 Q:\USERS\FORT COLLINS LAND USE\LIGHTFIELD\DECISION DOCX
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9 LIGHTFIELD ENTERPRISES, INC 9 Jan 2015
10 Elevaton Keynote Legend # Keynote Text 6' - 0" 10' - 0" 1' - 6" 2' - 4" 6' - 2" ' - 0" Trash - West PDP 16 3/16" = 1'-0" ' - 8" 4' - 8" 9' - 4" 4' - 8" AS.1 A ' - 0" 9' - 4" 4' - 8" 0' - 7" ' - 8" 4' - 8" 1' - 0" 1' - 4" 2' - 8" 6' - 0" A A.5 B B.5 C 3" / 12" 117' - 5" " / 12" 3" / 12" 124' - 3" Parapet 124' - 0" Joist Bearing 1' - 8" 112' - 8" T.O.M 110' - 0" TOS - Entry 109' - 0" 103' - 4" 17 PREMANUFACTURED METAL COPING - DEEP GREEN COLOR. SPLIT FACE CMU VENEER- TAN COLOR. SMOOTH FACE CMU VENEER- CHOCOLATE BROWN COLOR. 20 PRECAST CAP - BROWN COLOR. 21 BREAK METAL COLUMN WRAP TO MATCH STOREFRONT. 22 WIDE FLANGE - REF: STRUCT. PAINT - COLOR TO BE SELECTED. 23 ALUMINUM STOREFRONT - DARK BRONZE COLOR. 24 1" IGU - BRONZE COLOR. 25 HOLLOW METAL DOORS W/ 1/2 LITE PANELS. PAINT - COLOR TO BE SELECTED. 26 OVERHEAD DOOR. TRIM & DOOR PANELS. COLOR TO BE SELECTED FROM MANUFACTURES FULL COLOR RANGE. 27 SUN SHADES - DEEP GREEN COLOR. 29 METAL GUTTER & DOWNSPOUTS PER MBM. 30 STANDING SEAM METAL ROOF - COLOR DEEP GREEN Fort Collins, CO Level 1 100' - 0" 11 AS.1 A2.1 Trash - South PDP 3/16" = 1'-0" 15 Trash Enclosure PDP 1/8" = 1'-0" 11 South 3/16" = 1'-0" 124' - 3" REVISIONS: Job Number: Drawn By: Issue Date: 14.0 SPD 21 JAN " / 12" 3" / 12" 3" / 12" 112' - 8" East 3/16" = 1'-0" ' - 4" PDP SUBMITTAL Lightfield Enterprises, Inc Midpoint Drive Fort Collins, CO A2.1
11 Elevaton Keynote Legend # Keynote Text 124' - 3" ' - 8" PREMANUFACTURED METAL COPING - DEEP GREEN COLOR. SPLIT FACE CMU VENEER- TAN COLOR. SMOOTH FACE CMU VENEER- CHOCOLATE BROWN COLOR. 20 PRECAST CAP - BROWN COLOR. 21 BREAK METAL COLUMN WRAP TO MATCH STOREFRONT. 22 WIDE FLANGE - REF: STRUCT. PAINT - COLOR TO BE SELECTED. 23 ALUMINUM STOREFRONT - DARK BRONZE COLOR. 24 1" IGU - BRONZE COLOR. 25 HOLLOW METAL DOORS W/ 1/2 LITE PANELS. PAINT - COLOR TO BE SELECTED. 26 OVERHEAD DOOR. TRIM & DOOR PANELS. COLOR TO BE SELECTED FROM MANUFACTURES FULL COLOR RANGE. 27 SUN SHADES - DEEP GREEN COLOR. 29 METAL GUTTER & DOWNSPOUTS PER MBM. 30 STANDING SEAM METAL ROOF - COLOR DEEP GREEN Fort Collins, CO ' - 4" 11 North 3/16" = 1'-0" 124' - 3" REVISIONS: Job Number: 14.0 Drawn By: SPD Issue Date: 21 JAN ' - 5" ' - 8" 3" / 12" ' - 5" 30 3" / 12" ' - 4" 17 West 3/16" = 1'-0" PDP SUBMITTAL Lightfield Enterprises, Inc Midpoint Drive Fort Collins, CO A2.2
12 LUMINAIRE SCHEDULE Label Qty Catalog Number Description Lamp File Lumens LLF Watts Label AA3S AA4S WW WW1 WW LITHONIA DSX1 LED 30C K T3M MVOLT HS DSX1 LED WITH (1) 30 LED LIGHT ENGINES, TYPE T3M OPTIC, 700mA WITH HOUSE SIDE SHIELD LITHONIA DSX1 LED 30C K T4M MVOLT HS DSX1 LED WITH (1) 30 LED LIGHT ENGINES, TYPE T4M OPTIC, 700mA WITH HOUSE SIDE SHIELD LITHONIA DSXW1 LED 10C K T4M MVOLT DSXW1 LED WITH 1 LIGHT ENGINE, 10 LED's, 350mA DRIVER, 4000K LED, TYPE 4 MEDIUM OPTIC LITHONIA DSXW1 LED 10C K T4M MVOLT DSXW1 LED WITH 1 LIGHT ENGINE, 10 LED's, 700mA DRIVER, 4000K LED, TYPE 4 MEDIUM OPTIC LITHONIA DSXW1 LED 10C K T2M MVOLT DSXW1 LED WITH 1 LIGHT ENGINE, 10 LED's, 350mA DRIVER, 4000K LED, TYPE 2 MEDIUM OPTIC LED DSX1_LED_30 C_700_40K_T3 M_MVOLT_HS.ies LED DSX1_LED_30 C_700_40K_T4 M_MVOLT_HS.ies LED DSXW1_LED_ 10C_350_40K_ T4M_MVOLT.i es LED DSXW1_LED_ 10C_700_40K_ T4M_MVOLT.i es LED DSXW1_LED_ 10C_350_40K_ T2M_MVOLT.i es Absolute 1.00 MH AA3S 25.0 WW WW 8.0 Absolute Absolute Boundary Spill Building Surrounds Parking / Drive - Spoons Parking / Drive - Vogel Avg fc fc fc fc Max fc 2.6 fc 1.9 fc 1.7 fc Min fc fc fc fc Max/Min 17.0:1 Avg/Min 7.0:1 Storage Yard - Spoons fc 1.7 fc fc Storage Yard - Vogel fc 2.1 fc fc FENCED YARD (ROAD BASE SURFACE) FENCED YARD (ROAD BASE SURFACE) Symbol Description STATISTICS 68 WW2 Absolute Absolute Tilt 68 AA4S LOT PROPOSED VOGEL CONCRETE BUILDING 4,900 SQ. FT. SHOP 1.0 DW REF ONE WAY Symbol LUMINAIRE LOCATIONS PARKING SHOWN FOR REFERENCE ONLY ,2 SQ. FT. OFFICE LOT 17 DRIVE MIDPOINT LOT 16 Ph: jeremyb@srbllc.net Cullison Ridge Road Windsor, CO TYPE: WW* MECHANICAL ELECTRICAL PLUMBING TYPE: AA*
13 ITEM NO 2 MEETING DATE Apr. 30, 2015 STAFF Clay Frickey ADMINISTRATIVE HEARING OFFICER STAFF REPORT PROJECT: APPLICANT: OWNERS: Lightfield Enterprises Inc., FDP Cathy Mathis The Birdsall Group 444 Mountain Ave. Berthoud, CO Lightfield Properties LLC 6330 S College Ave Fort Collins, CO PROJECT DESCRIPTION: This is a request for a consolidated Project Development Plan/ Final Plan for 2600 Midpoint Drive Midpoint Drive will contain a new building for Lightfield Enterprises, formerly Vogel Concrete. The two-story building will contain 2,2 square feet of offices and a 4,900 square foot shop. Main access to the site will be from a single point off Midpoint Drive. The access driveway is sized to accommodate concrete equipment and Poudre Fire Authority requirements for a fire lane. Eight parking spaces are provided for employees. The site is also being replatted from Lot 17 of the Prospect Industrial Park to Lot 1 of the LEI Replat. RECOMMENDATION: Staff recommends approval of Lightfield Enterprises, Inc., FDP EXECUTIVE SUMMARY: Staff finds the proposed Lightfield Enterprises, Inc. Project Devleopment Plan/Final Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: The Project Development Plan/Final Plan complies with the process located in Division 2.2 Common Development Review Procedures for Development Applications of Article 2 Administration. The Project Development Plan/Final Plan complies with relevant standards of Article 3 General Development Standards. Planning Services 281 N College Ave PO Box 580 Fort Collins, CO fcgov.com/developmentreview/
14 Staff Report Spoons-Lightfield Enterprises, Inc., FDP Administrative Hearing Page 2 The Project Development Plan/Final Plan complies with relevant standards located in Division 4.28 Industrial (I) of Article 4 Districts. COMMENTS: 1. Background The property was annexed into the City of Fort Collins as part of the East Prospect Street Annexation in December 59. The site was originally platted as Lot 17 of the Prospect Industrial Park in October 78. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Industrial (I) Light industrial, office, school South Industrial (I) Light industrial, office East Industrial (I) Light industrial, office West Industrial (I) Light industrial, office, government A zoning and site vicinity map is presented on the following page.
15 Staff Report Spoons-Lightfield Enterprises, Inc., FDP Administrative Hearing Page 3 Map 1: Lightfield Enterprises, Inc. Zoning & Site Vicinity
16 Staff Report Spoons-Lightfield Enterprises, Inc., FDP Administrative Hearing Page 4 2. Compliance with Article 4 of the Land Use Code Industrial (I), Division 4.28: The project complies with all applicable Article 4 standards as follows: A. Section 4.28(B)(2) Permitted Uses The proposed uses, light industrial and office, are permitted in the Industrial zone district and are consistent with the district s intent to provide a wide range of commercial and industrial operations. B. Section 4.28(D)(1) Dimensional Standards Non-residential structures are limited to four stories in height. The Project Development Plan/Final Plan proposes a two-story structure. C. Section 4.28(E)(3)(b) Storage and Operational Areas Storage, loading and work operations must be screened from view along district boundary lines and public streets in the I District. The Project Development Plan/Final Plan proposes a 6-foot high fence surrounding the storage, loading and work area. 3. Compliance with Article 3 of the Land Use Code General Development Standards: The project complies with all applicable General Development Standards as follows: A. Division Landscaping and Tree Protection The proposed landscaping is consistent with requirements of the Land Use Code in regards to the addition of street trees, parking lot landscaping and landscape screening from adjacent uses. B. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements The minimum number of bicycle parking spaces required for Industrial uses is 4. The Lightfield site will provide one bike rack that contains 4 bicycle parking spaces.
17 Staff Report Spoons-Lightfield Enterprises, Inc., FDP Administrative Hearing Page 5 C. Section 3.2.2(C)(5) - Walkways Walkways must be provided to link sidewalks with building entries through parking lots. These walkways must also provide direct connections to offsite pedestrian and bicycle destinations. The Lightfield site provides a connecting walkway that runs along the perimeter of the drive aisle that satisfies this standard. D. Section 3.2.2(D)(1) - Access and Parking Lot Requirements; Pedestrian/Vehicle Separation To the maximum extent feasible, pedestrians and vehicles shall be separated through provision of a sidewalk or walkway. Where complete separation of pedestrian and vehicles is not feasible, potential hazards shall be minimized by using landscaping, bollards, special paving, lighting and other means to clearly delineate pedestrian areas. Lightfield separates pedestrians from vehicles by providing a sidewalk separated from the driving and parking area via curb. E. Section 3.2.2(E) - Parking Lot Layout The proposed parking lot layout is consistent with requirements of the Land Use Code in regards to circulation routes, orientation, landscaped islands, and points of conflict. F. Section 3.2.2(J) - Setbacks The proposed parking lot is setback further than the 10-foot minimum from non-arterial streets and 5-foot minimum along a lot line required per the Land Use Code. G. Section 3.2.2(K)(2) Nonresidential Parking Requirements The minimum, maximum and proposed parking are contained in the tables below. Lightfield is providing parking within the range of required parking and thus meets the requirements of the Land Use Code. Table 1: Lightfield Enterprises, Inc. Parking Use Min. Parking Max. Parking Parking Provided Office (2,2 sq. 1/1,000 sq. ft. = 3 3/1,000 sq. ft. = 7 3 spaces ft.) spaces spaces Industrial (10.5 per employee =.75 per employee 5 spaces employees) 5 spaces = 8 spaces Total 8 spaces 15 spaces 8 spaces
18 Staff Report Spoons-Lightfield Enterprises, Inc., FDP Administrative Hearing Page 6 H. Section 3.2.2(K)(5) - Handicap Parking Parking lots with less than 25 spaces must provide at least 1 handicap parking space. The parking lot proposed is less than 25 spaces and provides 1 handicap parking space. I. Section Solar Access, Orientation, Shading All developments must be designed to accommodate active and/or passive solar installations and must not deny adjacent properties access to sunshine. The proposed building is designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. J. Section Site Lighting The proposed lighting plan is consistent with the requirements of the Land Use Code in regards to the general standard, lighting levels and design standards. K. Section Trash and Recycling Enclosures Trash and recycling enclosures must be provided in locations abutting refuse collection or storage areas, shall be designed to allow walk-in access without having to open the main service gate, shall be screened from public view and shall be constructed on a concrete pad. The proposed trash and recycling enclosure abuts storage areas, allows walkin access without having to open the main service gate, is screened from public view and will be built on a concrete pad. L. Section 3.5.1(E) - Building Materials All proposed buildings shall use similar materials to existing buildings in the neighborhood or use similar architectural characteristics if dissimilar materials are proposed. The proposed building uses similar materials and architectural details to the existing buildings in the area. The proposed materials include contrasting split and smooth face concrete masonry units, metal roofing and metal sun shades.
19 Staff Report Spoons-Lightfield Enterprises, Inc., FDP Administrative Hearing Page 7 M. Section 3.5.1(I) - Outdoor Storage Areas/Mechanical Equipment The proposed plan is consistent with the requirements of the Land Use Code in regards to the location of outdoor storage, screening of storage areas, and screening of rooftop mechanical equipment from public view. N. Section Emergency Access For the Lightfield site, an emergency access easement is proposed that runs through the private drive to the northern edge of the site with a turnaround located next to the bay doors for the shop. The emergency access easement ensures emergency vehicles can gain proper access and maneuvering to reach all portions of the proposed building. 4. Findings of Fact/Conclusion: In evaluating the request for the Lightfield Enterprises, Inc. Project Devleopment Plan/Final Plan, Staff makes the following findings of fact: A. The Project Development Plan/Final Plan complies with process located in Division 2.2 Common Development Review Procedures for Development Applications of Article 2 Administration. B. The Project Development Plan/Final Plan complies with relevant standards located in Article 3 General Development Standards. C. The Project Development Plan/Final Plan complies with relevant standards located in Division 4.28 Industrial (I) of Article 4 Districts. RECOMMENDATION: Staff recommends approval of the Spoons-Lightfield Enterprises, Inc., FDP
20 Staff Report Spoons-Lightfield Enterprises, Inc., FDP Administrative Hearing Page 8 ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. Applicant s Statement of Planning Objectives 3. Lightfield Enterprises, Inc. Planning Document Set (Site Plan, Landscape Plan, Elevations & Photometric Plan) 4. LEI Replat
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