Loading...
HomeMy WebLinkAbout217 W. TRILBY RD. - PDP - PDP120006 - SUBMITTAL DOCUMENTS - ROUND 2 - PLANNING OBJECTIVEScommunity. The architecture of this new development will enhance the standard of quality for future projects or redevelopment in the area. The existing building is intended to remain as is with the exception of providing additional site landscaping. The three (3) new proposed buildings shall each be a two story steel building with a sloping roof and shall include a 4' high masonry base on the front and side elevations of the buildings. • Building Size, Height, Bulk, Mass and Scale — The proposed buildings size, height, bulk, mass, and scale are all integral to the buildings intended use with the proposed buildings massing and scale adding to the neighborhood's character and quality. The placement of the proposed buildings are very important, setting the building back from Trilby Road suits the proposed building's mass and scale and adds open space area between the buildings and the public street. • Building Materials — There is no current theme of building material usage in the area. Therefore commonly used steel building construction materials are to be utilized for the project. Similar building forms, architectural detailing, color and texture, shall be utilized by each of the buildings in order to enhance the overall architectural experience in the area and to insure continuity throughout the entire development. o Glare: Building materials will not create excessive glare. No highly reflective building materials are proposed, such as aluminum, unpainted metal or reflective glass. o Windows: Windows are individually defined, and placed to visually establish and define the building stories and establish human scale and proportion. o Building Color: Wall color shades are intended to be neutral and soft. The roof of the structure is proposed to be a neutral color as well. The color shades of building materials shall draw from the range of color shades that already exist in the neighborhood and the surrounding natural environment. • Building Height — The height of all proposed building on Lots 2, 3 and 4 shall be as allowed by the City's code in the LMN Zoning District. Affects of this project on access to sunlight and affect on desirable views has been considered and minimal to no undesirable affects are anticipated by the proposed height or placement of buildings. Schedule • Phase One Construction Start: Summer 2013 • Phase One Construction Completion: Winter 2013/2014 • The schedule for Phase Two (Lots 3 & 4) of the project has not yet been determined. Response to Comments & Questions Raised at Neighborhood Meeting A Neighborhood Meeting was conducted on October 6, 2011, at Southgate Church. Only one (1) neighbor from the notification area attended the meeting and no questions or concerns were addressed at that time. 01 is limited due to the location of the Louden Ditch which crosses the site. We have located the westerly access to Lot 4 as far east as possible so as to maximize the spacing between our low volume private drive and the existing private access drive for the property directly west of Lot 4. The vehicular use areas within this proposed development are designed to be safe, efficient, convenient and attractive. • Trash and Recycling — Trash and Recycling containers shall be provided to accommodate the collection, separation, storage, loading and pickup of recyclable materials. Trash and Recycling containers shall be stored inside the existing and proposed buildings and put outside only for pickup and removal. Therefore no outside trash enclosures are proposed for any of the development lots. • Emergency Vehicle Access — To ensure that emergency vehicles can gain access to, and maneuver within each of the proposed lots, and so that emergency personnel can provide fire protection and emergency services, Lot I, 2, 3 and 4 provide a "hammerhead" Turnaround area within the designated parking lot area. This unobstructed vehicle turn around area allows for Emergency Vehicle ingress, turnaround and egress from each of the four (4) lots. On -Site Parking • The parking needs of the four (4) proposed Office Building Uses will be met by providing all required parking on -site. No parking on Public Street will be allowed. • For General Office Uses, per Section 3.2.2, K-2 there shall be a maximum of three (3) parking space's per 1000 square feet of office building structure. All required parking is to be provided on site. See Sheet I of the Project Development Plan for a detailed accounting of vehicle parking proposed for each lot. • A shared access and parking agreement/easement will be provided for Lots I, 2 and 3 in the event the City determines it is needed. Access, utility, and drainage easements have been provided and are shown on the proposed Plat. • Parking lot drive lanes, emergency vehicle access, vehicular turnaround and parking space layout have been designed in order to provide for a well-defined circulation system for vehicles, pedestrians and bicycles. Architecture • Building and Project Compatibility — Section 3.5.1 of the City's Land Use Code requires that the physical and operational characteristics of the proposed buildings and their uses be compatible with the context of the surrounding area. The proposed development, we believe can be determined to be compatible based upon the existing business and commercial uses in close proximity to the site. • Architectural Character — A defined architectural character is not strongly established in this area therefore this project represents a unique addition to the architectural character of the e M • Tree Protection and Replacement — It is anticipated that only one existing trees within the development will need to be removed to accommodate the proposed development and its improvements. The landscape plans accurately identifies the locations, species, size and condition of all significant trees each labeled showing the applicant's intent to protect or remove. • Sensitive Habitat and Corridor Buffer — The Louden Irrigation Ditch runs diagonally through the property, from the northwest to the southeast corners of the property. This open irrigation ditch and seasonal waterway has over time become a sensitive habitat and wildlife corridor. As such we have responded by providing as part of our Project Development Plans a Environmental Characterization Study. As a result of this environmental study it has been determined that the existing ditch and its surrounds is comprised primarily low quality, low value natural area and a non -jurisdictional seasonal waterway. The development proposed to relocate the existing Louden Ditch on -site. Once relocated the ditch and an area approximately 70 feet in width along the new ditch as well as each of the proposed on -site detention ponds will be replanted into a new much higher quality plant and wildlife ecosystem. This new "Natural Habitat Zone" will be seeded with native prairie and wetland grass seed mixes and planted with a minimum of 30 new native trees and over 150 native shrubs. The combination of native grass seeding and native woody plantings within the new "Natural Habitat Zone" and the adjacent detention ponds will create a native plant community with a high ecological value. The native communities will stabilize the soil and prevent wind and water erosion, and create a native wildlife habitat with high plant species diversity and with structural diversity. These new plant communities will provide food and cover for wildlife and the detention ponds will provide a temporary source of water. The detention ponds will also reduce peak stormwater flows and the ponds and the bottom of the new Louden Ditch will result in groundwater recharge. • Bicycle Parking — A minimum number of bicycle parking spaces shall be provided, equal in number to five (5) percent of the total number of automobile parking spaces provided on each of the proposed development lots. See Sheet I of the Project Development Plan for a detailed accounting of bicycle parking provided for each lot. • Pedestrian Walkways — Walkways within the site are located and aligned to directly and continuously connect areas or points of pedestrian origin and destination. Walkways will link the public Right -of -Way and sidewalks with building entries and parking lots. • Transportation Impact Study — The location of the two (2) vehicular accesses to the site are based on a previously approved Access Variance Request submitted to the City of Fort Collins Traffic Operations Department. In addition a Transportation Impact Study has been prepared for the proposed development and is included with this submittal. • Vehicular Site Access — Site access to Lots I, 2 and 3 shall be provided via a shared private access drive connected to Trilby Road and shall be located at approximately the same location as the current access to the existing Lot I office building. Access to Lot 4 shall be provided via a new access point and private drive connected to Trilby Road. This location of this site access overlot grading of the entire site, the widening of Trilby Road adjacent to the site and off -site tapers to the existing road, relocation of the existing North Louden Ditch and the development of the Natural Habitat Zone shall all occur as part of the Phase One Development. • Phase Two — Lot 3 and Lot 4 are proposed as a future Office Building Use although the timing of their construction is not yet determined. Lot 3 shall include a proposed two story Office Building approximately 5,500 square feet in size on a 0.520 acre lot and includes 4,800 square feet of office space located on two floors with 2,700 square feet of garage space. The total ground floor area for the proposed Lot 3 building is 4,500 square feet. The building and all associated site work and landscaping on Lots 3 shall occur at the same time the office building is constructed. Lot 4 shall include a proposed two story Office Building approximately 7,800 square feet in size on a 1.21 acre lot and includes 4,000 square feet of office space located on two floors with 3,800 square feet of garage space. The total ground floor area for the proposed Lot 4 building is 6,000 square feet. The building and all associated site work and landscaping on Lots 4 shall occur at the same time the office building is constructed. Property & Development Ownership • The current and continued ownership of the property and the proposed development and all its building and associated site improvements shall be owned and maintained by 217 West Trilby LLC a Colorado Limited Liability Corporation. Lots I & 2 shall be occupied for the purpose of conducting business by Affordable Roofing Inc. and Fort Collins Restoration and Design Inc. At this time it is not known who will occupy Lot 3 and Lot 4 once development of these future lots occurs. Site Planning & Landscaping • Tree Planting Standard — Along Trilby Road, as well as in and around parking lots and landscape areas identified within the property and around each of the proposed building, tree plantings shall be provided per the City standards in order to add to the urban tree canopy of the immediate area. The tree planting will be interspersed throughout the site, and within the storm drainage areas and Natural Habitat Zone as is feasible. Landscape Standards — It is the intent of the developer to landscape the site to meet or exceed the City's standards for building, site and parking lot landscaping. All areas that are landscaped shall be irrigated with a permanent automatic underground irrigation system unless they are intended to be non -irrigated. Any areas identified on the Landscape Plan to be non - irrigated shall be irrigated with a temporary above ground irrigation system and irrigated until such time that proper establishment of seeded and landscape areas has been achieved, a minimum of two growing season. Statement of Planning Objectives Revised for March 20, 2013 Resubmittal 217 West Trilby Road Project Development Plan Introduction • The proposed site is located on the south side of Trilby Road approximately 600' west of South College Avenue. The property is 2.48 acres in size and is currently a legal lot in the City with an existing 1,105 square foot building currently operating as the primary business office of Affordable Roofing and Fort Collins Restoration and Design Inc. • The intent of the applicant (Affordable Roofing) is to subdivide the property into a total of 4 lots with 3 new buildings to be built all intended for office uses to support the various operations associated with Affordable Roofing and Fort Collins Restoration and Design. • Affordable Roofing and Fort Collins Restoration and Design Inc. are currently operating their business from the existing structure located at 217 West Trilby Road, Fort Collins, Colorado and will likely expand their current business on the property to be developed. • The property is currently annexed to the City of Fort Collins and is Zoned L-M-N, Low Density Mixed -Use Neighborhood District. o Office Uses are permitted in the L-M-N District, subject to Planning and Zoning Board review. o Due to the unusual lot configurations caused by the Louden Ditch which runs diagonally through the property as well as the need for a "Sensitive Habitat/Corridor Buffer" along the Louden Ditch, there is limited access to the site from Trilby Road. In light of this limited vehicular access from Trilby Road coupled with the need for Emergency Vehicle/Truck Turnaround as well as the existing structure to remain on -site the three new office buildings being proposed will need to be set back from Trilby Road in excess of the required minimum "Build to Line". The new buildings are proposed to be built at a "build to line" as measured from the proposed south Trilby Road Right of Way as follows: Lot 2 - 30' Minimum Front Setback; Lot 3 — 200' Minimum Front Setback; and Lot 4 — 130' Front Setback. We feel this "Build -to -Line" or setback is not only necessary due to the existing site conditions and constraints but it is also appropriate given the scale and mass of the proposed office buildings and therefore necessary and aesthetically appropriate for the proposed development. Development Phasing • Phase One — Lots I & 2 are proposed as Phase One Office Uses. Lot I includes an existing 1,105 Square Foot Office Building. Lot 2 includes creating a new vehicular access from Trilby Road and an Emergency Vehicle turnaround shared with Lot I, Lot 2 and Lot 3. Lot 2 proposes a new two story Office Building approximately 5,500 square feet in total size on a 0.34 acre lot and includes 2,800 square feet of new office space located on two floors with 2,700 square feet of garage space. The total ground floor area for the proposed Lot 2 building is 4,500 square feet. The proposed building and all associated site work and landscaping on Lots I & 2 including the t