HomeMy WebLinkAboutFOSSIL CREEK OFFICE PARK, LOT 5 - PDP - 3-08 - REPORTS - RECOMMENDATION/REPORTFossil Creek Lot 5 PDP— #3-08
June 23, 2008 Administrative Public Hearing
Page 9
A. The proposed land use (office building) is permitted in the C — Commercial
District, subject to Administrative review.
B. The PDP complies with all standards located in Division 4.21 — Commercial
District of the Land Use Code.
C. The PDP Complies with all applicable General Development Standards
located in Division 3 of the Land Use Code, with the following exception:
• the standard located in Section 3.5.3(8)(2) — Orientation to Build -to Lines
for Streetfront Buildings. A request for modification to this standard has
been submitted.
D. Staff finds that the project as submitted, based on the proposed land use and
its contextual compatibility with the surrounding land uses, is not detrimental
to the public good.
E. Staff finds that the requested modification to the build -to line standard is
justified based on the location of the existing foundation on the site that will
be utilized with this development plan.
5. Staff Recommendation:
Staff recommends approval of the modification of standards request for the Fossil Creek
Office Park Lot 5 PDP.
Staff recommends approval of the Fossil Creek Office Park Lot 5 PDP, #3-08.
Attachments:
Vicinity Map
Site, Landscape and Building Elevation Plans
Traffic Impact Study
Modification of Standards Request Letter
Fossil Creek Lot 5 PDP— #3-08
June 23, 2008 Administrative Public Hearing
Page 8
building entrances to establish appropriate scale and variation in the
overall massing.
D. Transportation and Circulation [Section 3.6]
1) Master Street Plan [Section 3.6.1 ]: The PDP has been designed in
compliance with the Master Street Plan.
2) Streets, Streetscapes, Alleys and Easements [Section 3.6.2]: Street right-
of-way and sidewalk widths conform to the Larimer County Urban Area
Street Standards.
D. Transit -Oriented Development (TOD) Overlay Zone [Section 3.10]
1) Site Planning [Section 3.10.3]: As mentioned in the modification request
for the Build -to Line standard, it is infeasible to have the buildings face all
street frontages based on the hardship faced by the applicant to remove
the existing foundation that was previously permitted. However, the site
has been designed with connecting walkways to promote the linkage
between the building entrances and the future Mason Street Transit
Corridor to the west.
2) Streetscape and Pedestrian Connections [Section 3.10.4]: The existing
street has already been designed and constructed, therefore it is not
completely feasible to require with all requirements of this section. The
proposed sidewalk will provide direct linkage to the Mason Street
Corridor. All streetscape improvements have been designed in
accordance with the Larimer County Urban Area Street Standards. A
total of 4 bicycle parking spaces are proposed with this development as
that is the required minimum in the TOD Overlay area.
3) Character and Image [Section 3.10.5]: The exterior walls of the buildings
are proportioned to a human scale by using elements such as recessed
entrances, windows and sloped roofs. Materials and colors include
shiplap siding and stucco in beige hues with complementary accent trim.
The buildings are a minimum of 20 feet in height, as required in this
section, and they feature front, side and rear windows that define the
building stories
4. Findings Of Fact I Conclusion:
After reviewing the Fossil Creek Office Park Lot 5 PDP, Staff makes the following findings
of fact and conclusions:
Fossil Creek Lot 5 PDP— #3-08
June 23, 2008 Administrative Public Hearing
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constructed. This foundation has been inspected by our structural
engineer and we are not preparing to build an office building using such
foundation. Given the shape of the lot, the most efficient layout is for the
buildings as described with the parking lot toward the street along the
curbed street frontage and the buildings set back toward the south
property line.
b. The strict application of the Build -to Lines standard would result in
unusual and exceptional practical difficulties, as well as exceptional and
undue hardships upon the owner of the property, namely us, the
applicant. Such difficulties and hardships are i) being required to
demolish and remove a foundation previously built pursuant to a City of
Fort Collins building permit, ii) fill in the excavation, iii) reorient
buildings and parking in a very undesirable way, given the unique
configuration of the property, as described above and iv) the inequity of
the foregoing — not just pulling a building a building permit previously,
but actually constructing the foundation for the first building, all with
City approval of our site plan and buildings, and now being required to
abandon plan and demo foundation."
Staff has evaluated this request and agrees that undue hardship would
be placed on the owner to remove the existing foundation that was
previously approved by the City with a building permit. Furthermore,
based on the existing pattern of development in the surrounding office
park, the proposed site layout is adequate and appropriately addresses
all other standards relating to pedestrian connectivity and internal
walkways.
6) Variation in Massing [Section 3.5.3(C)]: The buildings feature changes in
height and the entrances are recessed to break up their overall massing.
7) Character and Image [Section 3.5.3(D)]: The proposed buildings reflect
the predominant characteristics of the surrounding buildings, which
include sloped roofs, walkout basements, siding, columns, entrance
designs and architectural glass. The building bays do not exceed 30 feet
in width and are defined by stucco columns and glass windows. All walls
have windows that relate to human proportions and equal building
materials are used on all four sides of the buildings. Because the
buildings are designed to match the existing buildings in the surrounding
office park, a recognizable base treatment is not a key component of the
established architectural style. The rooflines are sloped and accented by
trim that will be painted in colors complementary to the stucco and siding.
The rooflines are reduced to one story and are clearly defined at the
Fossil Creek Lot 5 PDP— #3-08
June 23, 2008 Administrative Public Hearing
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5) Relationship of Building to Streets, Walkways and Parking [Section
3.5.3(B)]: The main entrance of the buildings open to a connecting
walkway with pedestrian frontage along Cameron Drive. Based on the
placement of the existing foundation that will be used with this project and
the site's unusual topography, the applicant has requested a modification
to the "build -to" line requirement for streetfront buildings. The
modification request is included with this staff report. The applicant's
justification for this modification is as follows:
"We believe that the requirements for a modification being granted, given the
unique circumstances which exist, are met as follows:
1. Not Detrimental To The Public Good — The first requirement for granting a
modification is that the proposed modification not be detrimental to the
public good.
Granting the modification to permit the two buildings to be located more than
15 feet from the Build -to Lines will not be detrimental to the public good. In
this well established and virtually built out office park area, the vast majority
of currently constructed buildings do not meet the Build -to Lines requirement
and have parking lots, drives and/or landscaping between the buildings and
the street. Accordingly, it will not be detrimental to the public good to have
one additional building set back in a similar fashion to most of the existing
buildings, including the several buildings immediately adjacent to the south
of our proposed project.
Furthermore, although it not a specific basis relating to "not detrimental to
the public good," it is of interest and perhaps relevant that in one place the
"Build -to Lines" standards exception language refers to consideration of "an
established pattern of existing buildings." It would be more consistent with
the established pattern of existing buildings along Cameron Drive for our
buildings to be set back from the street with landscaped parking areas in the
front. I think the consistency and aesthetics of this supporting of the public
good, or at any rate, are not detrimental to same.
2. Unique Physical Conditions — The second requirement for this modification
is based on the physical conditions unique to this property:
a. The shape of the parcel is challenging and difficult in the respect that
while the west and south boundaries are straight, the north-east boundary
is an arch. Accordingly, when the previous building permit was pulled, it
was based on the practical design permitting the two buildings to be
oriented related to the south and west lot boundaries, not the curved street
frontage. Pursuant to the building permit, the foundation was
Fossil Creek Lot 5 PDP— #3-08
June 23, 2008 Administrative Public Hearing
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15) Handicap Parking [Section 3.2.2(K)(5)]: This PDP proposes one van
accessible handicap space as required per this section.
16) Parking Stall Dimensions [Section 3.2.2(L)]: All parking spaces and drive
aisle widths meet the minimum dimension requirements.
17) Site Lighting [Section 3.2.4]: The PDP proposes adequate lighting levels
for pedestrian and auto safety without spilling over into neighboring lots.
Light sources will be concealed and full -cutoff fixtures will be utilitized.
18) Trash and Recycling Enclosures [Section 3.2.5]: A trash and recycling
enclosure is proposed on the western side of the property. The enclosure
will be constructed of materials to match the principal building and will
have ample room for recycling and trash collection.
B. Engineering Standards [Section 3.3]
1) Plat Standards [Section 3.3.1 ]: The original plat prepared for this project
meets the applicable standards pertaining to lot layout and dedication of
rights -of -way and easements. A new subdivision plat is not required for
this Project Development Plan.
2) Development Improvements {Section 3.3.2]: The required improvements
for street frontages have been designed according to the applicable
design criteria and construction standards. A Development Agreement
will be prepared at the Final Plans stage of the project.
C. Building Standards [Section 3.5]
1) Building and Project Compatibility [Section 3.5.1 ]: The architecture of this
project is compatible with the established architecture character of the
surrounding office park. The building is similar in size and height to other
surrounding office buildings.
2) Building Materials [Section 3.5.3(E)]: The proposed building materials
include shiplap siding and stucco, as they are the predominant materials
already being used in the surrounding office park.
3) Building Color [Section 3.5.1(F)]: The colors chosen for the project are
within the realm of the colors of existing buildings in the area including
beige siding and stucco.
4) Outdoor Storage Area [Section 3.5.1(1)]: The trash enclosure is located
more than 20 feet from the public sidewalk as required in this section.
Fossil Creek Lot 5 PDP— #3-08
June 23, 2008 Administrative Public Hearing
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6) Access, Circulation and Parking [Section 3.2.2]: This PDP safely and
conveniently accommodates the movement of vehicles, bicycles, and
pedestrians throughout the site with connections to a future transit stop to
the west.
7) Curbcuts and Ramps [Section 3.2.2(C)2]: Curbcuts are located at every
point in this PDP where sidewalks intersect with drive aisles.
8) Site Amenities [Section 3.2.2(C)(3)&(4)]: This PDP includes parking
facilities for bicyclists convenient to the building entrances.
9) Walkways [Section 3.2.2(C)(5)]: This PDP features walkways connecting
the street sidewalk on both the upper and lower portions of the site to the
building entrances.
10) Transportation Impact Study [Section 3.2.2(C)(8)]: A Transportation
Impact Study (TIS) has been prepared with this PDP and is included with
this staff report. The TIS evaluates level of service standards for
automobile, pedestrian and transit modes of transportation and concludes
that adequate levels of service for all modes will be provided.
11) Access and Parking Lot Requirements [Section 3.2.2(D)]: The vehicular
access and parking lot have been designed and will be constructed
according to the requirements within this section. Potential conflict areas
between pedestrians and vehicles have been minimized and the parking
spaces are located convenient to both office building entrances.
12) Parking Lot Layout [Section 3.2.2(E)]: The parking lot provides well-
defined circulation routes for pedestrians, bicycles and vehicles. Parking
stalls are perpendicular to the building. Landscape islands with raised
curbs are used throughout the project to define the parking lot entrance
and the ends of the parking aisles.
13) Setbacks [Section 3.2.2(J)]: This proposal complies with the parking lot
setback requirements of this section by providing a minimum five foot wide
landscaped setback area along the side lot line of the parking area and 15
foot front parking setback area along Cameron Drive.
14) Nonresidential Parking Requirements [Section 3.2.2(K)(2)]: This PDP
provides 24 total parking spaces (25 regular spaces plus 1 handicapped
space). A maximum of 3 parking spaces are allowed for 1,000 square feet
of general retail space. For the proposed 12,532 square feet of total office
space a maximum of 36 parking spaces are permitted.
Fossil Creek Lot 5 PDP— #3-08
June 23, 2008 Administrative Public Hearing
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2) Development Standards: The site is oriented to provide outdoor spaces that
are accessible for building users and from the street sidewalk. This
proposal complies with the standards and guidelines contained in the
Transit -Oriented Development (TOD) Overlay Zone as discussed in the
following section.
3. Compliance with General Development Standards
The proposed project complies with the applicable general development standards
contained in Division 3 of the Land Use Code as follows:
A. Site Planning and Design Standards [Section 3.2]
1) Landscaping and Tree Protection [Section 3.2.1 ]—The PDP provides full
tree stocking on the street frontages and landscaping throughout the
project. The existing trees clustered along Cameron Drive will be
removed due to their proximity to the parking lot driveway. Canopy and
ornamental trees are proposed along the street frontages and in the
parking lot landscaped areas. Ornamental trees are proposed along
street frontages where canopy trees cannot be placed due to streetlight
conflicts. All trees will be of appropriate species, size and diversity as
specified in the Land Use Code.
2) Landscape Area Treatment [Section 3.2.1(E)(2)]: All non -paved areas on
the site are designed with appropriate landscape areas as described in
this section. Foundation plantings are proposed along the eastern portion
of the building that is visible from the street. A retaining wall is proposed
in the detention area to stabilize the slope.
3) Parking Lot Landscaping [Sections 3.2.1(E)(4)&(5)]: The project satisfies
the parking lot perimeter and interior landscaping standards as applicable.
The parking lot will be screened from Cameron Drive and interior
landscaped areas feature canopy shade trees that are evenly distributed
to provide a maximum area of shading.
4) Tree Protection [Section 3.2.1(F)&(G)]: The majority of existing significant
trees will be preserved per the specifications set forth in this section. As
mentioned above, the cluster of trees along Cameron Drive will be
removed due to conflict with the parking lot driveway location.
5) Sight Distance Triangles [Section 3.2.1 (L)]: All areas of potential conflict
between vehicular traffic and pedestrians and between cars and other
cars have been addressed with low plantings in the sight distance
triangles and trees set back from the sight distance triangle.
Fossil Creek Lot 5 PDP— #3-08
June 23, 2008 Administrative Public Hearing
Page 2
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: C: Existing office/commercial uses (Cameron Park 2"d Filing)
E: C: Existing office/commercial uses (Cameron Park Subdivision)
S: C & POL Existing office/commercial uses and Retail Natural Area
W: C: Future single-family attached and multi -family residential uses (Redtail
Subdivision)
This property is platted as Lot 5 of the Cameron Park Subdivision. A permit to construct
the foundation for the easternmost building was issued in October 1995. The foundation
was constructed but the permit expired before anything else was constructed. This Project
Development Plan proposal includes use of the existing foundation for one of the
proposed office buildings.
2. Compliance with Zoning District Standards
The proposed PDP complies with the applicable standards in Division 4.21 — C —
Commercial District as follows:
A. Purpose: The purpose of the C — Commercial District is:
"...intended to be a setting for development, redevelopment and infill
of a wide range of community and regional retail uses, offices and
personal and business services."
This PDP complies with the purpose of the C District in that it is an infill site
in an existing office park, with proposed office uses to serve the Fort Collins
community.
B. Permitted Uses: Offices are permitted commercial uses in the C —
Commercial District subject to Administrative review and approval.
C. Applicable Standards of the C — Commercial District:
1) Land Use Standards: The maximum building height in this district is four
stories. The propose_ d buildings are two stories (27 feet) with walk -out
basements.
ITEM NO.
• MEETING DATE 6"93-09
STAFF DI'f
4*r She16yTbrn ne0
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Fossil Creek Office Park Lot 5. PDP, Type 1- #3-08
APPLICANT: Lagunitas Company
c/o Jon Prouty
3944 JFK Parkway, Suite 12E
Fort Collins, CO 80525
OWNER: Lagunitas Diversified Projects, LLC
3944 JFK Parkway, Suite 12E
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a proposal to construct two office buildings on Lot 5 of the Fossil Creek Office Park
(also referred to as Cameron Park Second Filing). The property is located at 117
Cameron Drive, on the south side of Cameron Drive, approximately 300 feet west of
College Avenue. The property is primarily vacant, except a portion of the foundation for
one of the proposed office buildings was constructed several years ago. One of the
proposed buildings will utilize the existing foundation. The property is within the C —
Commercial Zone District. Office buildings are permitted in the Commercial Zone District,
subject to Administrative Review.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a proposal for two new office buildings on one lot at 117 Cameron Drive. The
property is located in the C — Commercial Zone District. The purpose of the C —
Commercial District is:
"...is intended to be a setting for development, redevelopment and infill of a
wide range of community and regional retail uses, offices and personal and
business services."
Office buildings are permitted in the C — Commercial District subject to Administrative
review and approval. This proposal complies with the intent and standards of the C —
Commercial District, the common development review procedures for development
applications, and the applicable general development standards of the Land Use Code. A
neighborhood meeting was not held nor required for this development proposal.
i
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