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HomeMy WebLinkAboutPOUDRE SCHOOL DISTRICT, EAST PROSPECT ROAD SERVICE FACILITY - APU - 44-08/A - REPORTS - RECOMMENDATION/REPORT5. Compliance with a Governing Overall Development Plan or Sub -area Plan This site is currently not a part of an CDP or Sub -area Plan. 6. Compliance with Article Three of the Land Use Code The development of this site will comply with Article Three of the Land Use Code as described above in the question regarding compliance with governing sub -area plans. 7. Compliance with Article Four of the Land Use Code Except for the permitted land uses requested, applicable standards of the UE District will be met and brought into compliance as required by the District and as described above in the question regarding compliance with governing sub -area plans. The land falls within the Fort Collins 1-25 Subarea Plan and is designated Urban Estate (UE). This zone classification allows for public uses such as the ones currently proposed and allowed on the site. The proposed addition of warehouse and office is an accessory to the uses currently anticipated by the school district. 8. Conditions of Approval Not applicable. Addition of a Permitted Use Page 3 of 3 The project site is generally located on the northwest corner of County Road 5 and Prospect Rd. inside the City of Fort Collins. The property is currently used for agricultural purposes. The property to the east (east side of CR5) is within the City of Timnath and is currently the Serratogo Falls development, the property to the north is the Kitchell Estates subdivistion which falls in Lorimer County and the properties to the south (south side of Prospect Rd.) are the subdivisions of Homestead Estates and Hacienda de Arboles MRD which are in Lorimer County. The property to the west is owned by the White brothers and is currently proposed as an industrial development within the City of Fort Collins. 4. Is the Proposed Use Compatible with the Neighborhood Context and with Section 3.5.1 of the Land Use Code? The proposed permitted use of a warehouse and office facility is compatible with the adjacent Industrial (1) District to the west as warehouse/distribution centers and offices are permitted uses. The proposed addition of warehouse and office uses is compatible with the proposed uses on the site which are permitted uses. The warehouse and office facilities are also being located in the center portion of the site which substantially separates them from surrounding residential uses. The nearest residential home is over 500' away from the proposed warehouse and office location. The buildings will be designed to fit the agrarian/rural nature of the surrounding area and have a farmstead character consistent with the character of the UE District. Specifically, buildings will incorporate dormers, monitors, pitched roofs, and other architectural forms reflecting a farm type character. This look is in keeping with equestrian lots to both the north and the south of the site. Additionally, substantial landscape berms 6'-8' in height and heavily landscaped will buffer the adjacent perimeter from both sound and the visual scale and mass of the proposed uses. The landscape design will incorporate xeriscape principles and incorporate wildlife habitat plantings. Examples of architectural character: NORTHERN COLORADO WATER CONSERVANCY Di STRICT HEADQt1ARTERS, Addition of a Permitted Use Page 2 of 3 Addition of a Permitted Use Poudre School District/La rimer County Joint Use Campus The following summary describes a plan to develop an approximate 100 acre parcel located at the northwest corner of County Road 5 and East Prospect Road in Ft. Collins into a joint use campus for the Poudre School District and Lorimer County. This request for the addition of permitted uses would include a warehouse/office facility that would support the public facilities on this site as well as the schools that fall within the Poudre School District. More specifically, the proposed permitted uses would allow for warehouse and office facilities that would enable Poudre School District to deploy buses and distribute supplies from an eastern location to the to other school sites using the main east/west connections (Harmony Rd., Prospect Rd., and Mulberry St./U.S. HWY 14). Poudre School District has historically served the district through two main sites, LaPorte Avenue and Trilby Road. As the District has grown, the need for services has also increased. The proposed site fills a strategic need for an eastern location. The proposed eastern location will allow Poudre School District to reduce the total miles driven by buses and allow for shorter drives to pick up and deliver students on the east edge of the District service area. This location also allows for convenient access to 1-25. 1. Zone District The property is currently located in the Urban Estate (U-E) Zone District. This property was annexed in 1991 under the Galatia Annexation and had three (3) zones to it. The zones were the Highway Business (HB), Industrial Park (IP) and Low Density Planned Residential (RLP) districts. The subject site was primarily the Low Density Planned Residential (RLP) district, with a small Industrial (I) district on the west side. There were two conditions for development of this property. The first was that all development had to proceed under the PUD and the second was that in the RLP district, it could be developed with a density no greater than one building unit per acre. In 1997 this property was rezoned so that the Low Density Planned Residential (RLP) portion of the site became the Urban Estate (UE) District while the small portion to the west remained in the Industrial (1) District. 2. Description of the Proposed Use and Previous Use The proposed use for the western 2/3 of the site is a joint use facilities campus for Poudre School District and Lorimer County. This would include a phase I project of a warehouse/office facility. Future phasing would include other transportation facilities used by the School District and the County such as, fleet services, fleet maintenance, storage, bus and equipment parking and a fuel island. These uses are permitted under current zoning. This location will allow the County and Poudre School District to deploy snow removal equipment, buses and trucks from a location that allows easy and efficient access into the surrounding communities. The campus is intended to provide open space and pedestrian movement within and through the site. The proposed use for the eastern 1 /3 of the property is a future school site. 3. Context Addition of -a Permitted Use Page 1 of 3 Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 14 RECOMMENDATION In making a recommendation, the Planning and Zoning Board may: • Approve the request. • Approve the request with conditions. • Continue the request for more information. • Deny the request. Staff recommends denial of the request for Addition of a Permitted for Professional Office in the U-E zone for the Poudre School District East Prospect Road Service Facility. Staff recommends approval for the Addition of a Permitted Use for the Warehouse, for the Poudre School District East Prospect Road Service Facility in the U-E zone district, subject to the following conditions: A. Any development of the Warehouse shall comply with the requirements of the Prospect Road Streetscape Program, at the time that public street improvements are required by the City of Fort Collins to be constructed. B. At the time of submittal for a Site Plan Advisory Review for the Warehouse, the Poudre School District shall conduct a neighborhood information meeting to ascertain and mitigate any impacts covered under Section 3.5.1(1) — Outdoor Storage Areas/Mechanical Equipment and Section 3.5.1(J) — Operational/Physical Compatibility Standards. C. At the time of submittal for a Site Plan Advisory Review for the Warehouse, the Poudre School District shall provide a connecting walkway from the building entrance to Prospect Road in compliance with Section 3.5.3(B)(1) — Relationship of Buildings to Streets, Walkways and Parking or in conjunction with the private access drive. D. At the time of submittal for a Site Plan Advisory Review for the Warehouse, the Poudre School District shall demonstrate compliance with architectural standards contained in Section 3.5.3(D) — Character and Image. Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 13 1 . to ascertain and mitigate any impacts covered under Section 3.5.1(1) — Outdoor Storage Areas/Mechanical Equipment and Section 3.5.1(J) — Operational/Physical Compatibility Standards. C. At the time of submittal for a Site Plan Advisory Review for warehouse, the Poudre School District shall provide a connecting walkway from the building entrance to Prospect Road in compliance with Section 3.5.3(B)(1) - Relationship of Buildings to Streets, Walkways and Parking or in conjunction with the private access drive. D. At the time of submittal for the warehouse, the Poudre School District shall demonstrate compliance with architectural standards contained in Section 3.5.3(D) — Character and Image. 13. Findings of Fact and Conclusion: In reviewing the request to add as a Permitted Use for 525 South Taft Hill Road, Staff makes the following findings of fact: A. The portion of the site Where the proposed Warehouse and Professional Office would be built is zoned U-E, Urban Estate which does not permit either use. B. Adding the Warehouse to the U-E zone is found to comply with the compatibility standards of Section 3.5.1 of the Land Use Code but adding the Professional Office is not sufficiently defined to make this same finding. C. Adding the Warehouse is found to comply with the criteria of Section 1.3.4 of the Land Use Code but without additional information, Staff cannot find that adding the Professional Office complies. D. Two neighborhood meetings were held in conjunction with the this request and the proposed Overall Development Plan. E. In order to ensure that the findings based on achieving compatibility are included in any subsequent Site Plan Advisory Review, Staff is recommending four conditions of approval for adding the Warehouse to the U-E zone. F. At the time of submittal for a Site Plan Advisory Review, all departments and agencies will have further opportunity to review and comment on the existing permitted uses and, if approved, the Warehouse, in accordance with applicable State Statutes. Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 12 Compared to these allowable uses, a central distribution warehouse is a compatible land use. Further, this use would create less impact on the surrounding area than several of the allowable uses contained within the definition. As mentioned, the two professional office buildings are not sufficiently defined and cannot be evaluated based on this criterion. E. Such use is not specifically listed by name as a prohibited use in the zone district to which it is added. The proposed warehouse and office buildings are not specifically listed as prohibited uses. F. Such use is not specifically listed as a "Permitted Use" in Article 4, and specifically found by the Planning and Zoning Board to not be detrimental to the public good and to be in compliance with the requirements and criteria contained in Section 3.5.1. The proposed uses are not listed as permitted in the U-E (hence the request). Staff has evaluated the two uses and concludes: (1.) The proposed warehouse has been described and defined in sufficient detail to be in compliance with Section 3.5.1 and, further, is not considered detrimental to the public good. (2.) The two proposed professional office buildings, however, are more challenging to evaluate. While an office building is proven in other areas to be compatible with adjacent residential neighborhoods, (Downtown, Landings Office Park, Oak Ridge), the size, height, mass, scale and number of employees of these two buildings has not been clearly delineated. Nor has the trip generation been calculated in the T.I.S. Staff, therefore, finds that the two office buildings while not being detrimental to the public good, are not in compliance with Section 3.5.1. 12. Conditions of Approval: In order to ensure compliance with the applicable criteria, Staff recommends the following conditions of approval: A. Any development of the warehouse shall comply with the requirements of the Prospect Road Streetscape Program, at the time that public street improvements are required by the City of Fort Collins to be constructed. B. At the time of submittal for a Site Plan Advisory Review for the warehouse, the Poudre School District shall conduct a neighborhood information meeting Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 11 The proposed warehouse is not a large -lot residential land use but conforms to the basic characteristics of the U-E as well as any of the permitted non-residential land uses. It is important to emphasize that the U-E is not intended to be a single use zone and that non-residential land uses are. indeed permitted. The separation of the proposed warehouse from the two adjacent County subdivisions will provide ample buffering so that the large -lot character of Kitchell Estates and Homestead Estates is not impacted. The proposed two professional office buildings, however, are not sufficiently defined in terms of size, location, height, mass, scale and an evaluation based on this criterion is difficult. C. Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare or other objectionable influences or any more traffic hazards, traffic generation or attraction, adverse environmental impacts, adverse impacts on public or quasi -public facilities, utilities or services, adverse effect on public health, safety, morals or aesthetics, or other adverse impacts of development, than the amount normally resulting from the other permitted uses listed in the zone district to which it is added; The proposed warehouse will include a staff of approximately 25 employees at full build -out. One or two large trucks will arrive to deliver bulk goods and several smaller trucks will depart for distribution to the schools. Trip generation has been found to be low and not typically associated with the peak time on the roadways. Given the size of the parcel and the distances to the residential subdivisions, this level of activity will not create the adverse impacts as described in the criterion. The proposed professional office buildings are of an indeterminate size and an evaluation of the trip generation was not provided in the Transportation Impact Study. The two proposed office buildings, therefore, are not sufficiently defined and an evaluation based on this criterion is difficult. D. Such use is compatible with the other listed permitted uses in the. zone district to which it is added, - The U-E allows for a variety of land uses including Public and Private Schools for elementary, intermediate and high school education as well as Public Facilities which are defined as: "Public facilities shall mean transportation systems or facilities, parks and recreation and/or natural area program systems or facilities, water systems or facilities, wastewater systems or facilities, storm drainage systems or facilities, fire, police and emergency systems or facilities, electric utilities, gas utilities, cable facilities or other public utilities. " Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 10 16. Criteria of Section 1.3.4(A): Additions of a Permitted Use are required to comply with the criteria of Section 1.3.4(A). A. The Use Is Appropriate In the Zone To Which It Is Added The proposed warehouse represents a function that is typically found in rural and small town settings. A building that contains a warehouse operation is similar to buildings that support agricultural production and distribution. Farms, dairies and ranches feature a range of activities and uses for a variety of functions or storage of large equipment. Staff finds that the proposed warehouse for the Poudre School District is an appropriate land use in the Urban Estate zone. On the other hand, insufficient information has been provided on the two proposed professional office buildings. The size, height, mass, scale, hours of operation and the number of employees remains unknown. Lacking this information, Staff finds that adding a generic professional office use to the Urban Estate is not appropriate at this time. B. Such Use Conforms to the Basic Characteristics of the Zone District and the Other Permitted Uses in the Zone District To Which It Is Added It is challenging to describe the basic characteristics of the Urban Estate zone district because it so diverse. For example, there are former County subdivisions that were developed in decades past and annexed and placed into the U-E, such as The Ridge, Skyline Acres, Fossil Lake Estates, Fairway Estates, Fossil Creek Meadows Westchase and Harmony Half Acres. Then there are City subdivisions that developed prior to City Plan (1997) and then placed into Urban Estate such as The Ponds at Overland Trail, Registry Ridge, Greenstone and Hearthfire. Two large County subdivisions, Imperial Estates and Taft Canyon, are in the G.M.A. but not yet annexed. Lot sizes, size of out -buildings and having farm animals varies widely among these neighborhoods. Finally, there are only four projects that were planned and approved in the City since the adoption of the U-E: • Arcadia Cluster Development Plan (undeveloped) Hidden Pond Cluster Development Plan (partially developed) • Sunrise Ridge (partially developed) • Old Oak Estates (undeveloped) Aside from the aforementioned projects, there remain only four vacant parcels zone U-E in the City and all three are disconnected from each other. Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 9 standard. For the warehouse only, Staff will be recommending conditions of approval in order to achieve the necessary level of design at the time of submittal for a Site Plan Advisory Review. 13. Traffic: A Transportation Impact Study was submitted in conjunction with the O.D.P. The warehouse is expected to generate approximately 100 trips per day during the week in the short term (2010). The impact on the roadways during the peak times is negligible. (The office buildings, however, were not factored into the mid -range (2015) as were all other O.D.P. uses with the exception of the future school.) In the 2015 mid -range condition, the project is only feasible, from a traffic perspective, if the 1-25/Prospect Road interchange is upgraded. The City can only enforce the adequate public facilities of the Compact Urban Growth standards if there is a City -funded capital program in place to remedy the deficiency. Since there is no City of Fort Collins capital program for improving the interchange, the standards of Compact Urban Growth do not apply. Therefore, for purposes of considering the Addition of the Permitted Uses, the impacts related to traffic for the warehouse are inconsequential and for the office buildings are not applicable. This is not to say that should the office buildings apply for a Site Plan Advisory Review, that the traffic impacts associated with the potentially failing Levels of Service for the 1-25/Prospect Road interchange would be reviewed more comprehensively at that time. 14. Neighborhood Meetings: There were two neighborhood information meetings. Summaries are attached. The primary issues are related to the larger O.D.P. particularly land use compatibility and traffic impacts associated with full build -out of the site. These issues are further addressed under the O.D.P. proposal. For the Additions of the Two Permitted Uses, the neighborhood compatibility issues are not as acute. Compliance with Sections 1.3.4 and 3.5.1 'address neighborhood compatibility issues. 15. Site Specific Plan Follow-up: If the applicants are successful in their request for the Addition of Permitted Uses, then a Site Plan Advisory Review would be required. It is during this process that all applicable departments and utilities would have an opportunity to inspect the site and make comments, if any, regarding bringing the site up to a level of improvement that meets the applicable standards in place at that time. Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 8 neighborhood information meeting will be required so these criteria, if applicable, can be addressed. 12. Land Use Transition — Section 3.5.1(H): This standard states: "When land uses with significantly different visual character are proposed adjacent to each other and where gradual transitions are not possible or not in the best interest of the community, the development plan shall, to the maximum extent feasible, achieve compatibility through compliance with the standards set forth in this Division regarding scale, form, materials and colors and adoption of operational standards including limits on hours of operation, lighting, placement of noise - generating activities and similar restrictions." For reference, the Code defines compatibility as follows: Compatibility shall mean the characteristics of different uses or activities or design which allow them to be located near or adjacent to each other in harmony. Some elements affecting compatibility include height, scale, mass and bulk of structures. Other characteristics include pedestrian or vehicular traffic, circulation, access and parking impacts. Other important characteristics that affect compatibility are landscaping, lighting, noise, odor and architecture. Compatibility does not mean "the same as." Rather, compatibility refers to the sensitivity of development proposals in maintaining the character of existing development. As can be seen by the standard and definition, the request to add Warehouse and Professional Office to the U-E zone poses the challenge of complying with a rigorous requirement to be of as high quality as possible. Staff finds that the primary attribute that promotes compatibility with the surrounding area is the distance from the adjacent uses. For example: Distance from Warehouse to Prospect Road 340 feet Distance from Warehouse to Homestead Estates 400 feet Distance from Warehouse to Kitchell Estates 880 feet Setback information for the office buildings cannot be determined. Distance, by itself is a significant contributor to compatibility but not the only salient characteristic. Other design factors include landscaping, lighting, architecture, parking placement and the like. Only by combining the generous setback with these other important attributes does the request for the Addition of a Permitted Use (warehouse) achieve a sufficient level of quality to meet the Land Use Transition Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 7 This area features a mix of commercial buildings. One of these projects, Mustang Meadows located at the southwest corner of Prospect Road and McLaughlin Lane, has recently been approved by Larimer County and consists of four buildings featuring office/sales/warehouse space. These buildings are designed for multiple tenants and anticipated to be two stories on the front (office and sales) and one story on the back (warehouse or shop space). The proposed PSD warehouse is practically too far away to be considered compatible with the existing commercial area. As for the relationship with the two existing residential subdivisions, the two uses are sufficiently dissimilar so as to defy any attempt at addressing compatibility. C. Section 3.5.1(D) — Privacy Considerations The warehouse is setback 340 feet from Prospect Road to the south and 880 feet from Kitchell Estates to the north. Therefore, the warehouse is far enough distant so as to not infringe upon the privacy of the residents. The professional office buildings, however, are not specifically located and setback information cannot be determined. D. Section 3.5.1(E) — Building Materials As indicated, the exterior materials for the warehouse are attractive and have been used in combinations successfully in other rural and small town settings. In conclusion, from an architectural perspective, the warehouse appears to demonstrate a level of quality and interest so as to be considered compatible with the context of the area. There are no architectural character elevations for the office. E. Section 3.5.1(I) - Outside Storage Areas/Mechanical Equipment There will be no outside material storage associated with the warehouse. F. Section 3.5.1(J) - Operational/Physical Compatibility Standards Addressing the operating characteristics of the warehouse is premature for this particular request. Staff will recommend a condition of approval that should the applicant proceed to the Site Plan Advisory Review stage, that a Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 6 Both the proposed office and warehouse are indicated on the illustrative plan but would be phased in at different times. The warehouse could be constructed in 2009 or 2010 whereas the office is not scheduled but is anticipated to be constructed by approximately 2015. The illustrative plan forms the basis for the analysis of the Addition of the Permitted Uses into the Urban Estate zone. If such uses are to be allowed, then the applicant is required to submit more detailed plans for a subsequent review and public hearing. The two proposed uses, warehouse and professional office, are planned to be part of a larger complex of service facilities for the Poudre School District and possibly Larimer County Road and Bridge Department. The extent of these services has not been finally determined but is conceptually described on the proposed Overall Development Plan. 11. Compliance with Compatibility Standards of Article Three: A. Section 3.5.1(B) — Architectural Character and Building Compatibility Based on the examples provided, the proposed warehouse has been described and illustrated as having a contemporary agricultural/industrial theme. The building will feature a distinctive base, middle and top. There would be variety in the roofline. Exterior materials will include metal as well as some combination of brick or cultured stone, and tilt -up concrete panels (textured) or pre -finished architectural panels. Staff finds that the architectural character of the warehouse is utilitarian but attractive and appropriately scaled for the context of the area. At this time, there is no information provided on the two proposed office buildings. B. Section 3.5.1(C) — Building Size, Height, Bulk, Mass, Scale The warehouse building will be approximately 30,000 square feet in size and achieve a height of between 28 and 30 feet. The building will include a truck dock with overhead doors. The building will feature high -rack palette storage (like Home Depot). There will be a conference area, office area and a break room. There are few buildings in the immediate vicinity that are comparable to the proposed size, height, mass, bulk and scale of the warehouse. The only comparable. buildings are located in the general area of the southeast quadrant of 1-25 and Prospect Road approximately one-half mile to the east. Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 5 primarily along Prospect Road. • Groves of trees surrounded by an open landscape shall be planted that is reflective of rural farmsteads and will contribute to blending in with the existing large lot residential areas. • Development shall be setback a minimum of 50 feet from the future edge of the Prospect Road right-of-way and fencing is not allowed within the setback zone. • A detached eight foot wide sidewalk is required along Prospect Road. • Buildings shall be designed t ensure that all elevations include architectural detail and enhancement, rather than placing heavy emphasis solely on the front elevation and ignoring the need to apply aesthetic enhancements to the other elevations. • All parking areas shall be screened from public streets by plant material, fencing and/or berming. 9. 1-25 Sub -Area Plan: The site is also located within the boundary of the 1-25 Sub -Area Plan adopted in 2003. This sub -area plan is intended to help implement City Plan by tailoring general, citywide policies to this distinct, unique area along the City's eastern edge. The plan establishes a framework for land use, transportation, and open lands decisions and investments for the future. The Land Use Plan designates the parcel as "Urban Estate (2 du/acre)." The 1-25 Sub- area Plan did not change the underlying zoning as the site has remained in Urban Estate since the adoption of City Plan in 1997. 10. Warehouse and Professional Office Compatibility with the Neighborhood Context: The general area is characterized by an exurban development pattern commonly found on the outer fringe of cities and developed in the 1960's (Homestead Estates) and 1980's (Kitchell Estates). The existing residential streets have a rural character with no sidewalks, no street lights and barrow ditches. There is little in the way of a mix of land uses. The parcel to the west, known as the White Property, is zoned Industrial and is expected to be contribute to the city-wide inventory of land that will support future employment. Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 4 5. Description of Existing Uses: The site is remains undeveloped. It is presently under irrigated agriculture and includes an old farmhouse and sheds. An irrigation ditch runs along the west and southern boundaries. 6. Context of the Surrounding Area: To the north, the property borders an established rural residential subdivision known as Kitchell Estates. This subdivision is zoned FA-1 in the County and includes 16 single family homes on five acre lots for a total size of 80 acres. To the south, the property borders another established rural residential subdivision known as Homestead Estates. This subdivision is also zoned FA-1 in the County and includes 47 single family homes on 54 acres for an overall gross density of 1.1 dwelling units per acre. There is also a tree nursery located south of Prospect Road. To the west, the property borders vacant land that is zoned Industrial. To the east, across County Road 5, the site borders a developing residential subdivision located within the Town of Timnath referred to as Serratoga (sic) Falls. 7. Overall Development Plan: The Poudre School District East Prospect Road Service Facility O.D.P. is scheduled to be considered by the Planning and Zoning Board at the February 19, 2009 hearing. 8. Prospect Road Streetscape Program: The site is also contained within the Prospect Road Streetscape Program, approved by City Council in 1993. This element of the Comprehensive Plan was enacted to create a more cohesive and unified streetscape at a major entryway into Fort Collins and Colorado State University. This plan was adopted shortly after the Harmony Corridor Plan. The subject site is located within the "Prospect Gateway" segment of the study area. The Prospect Gateway Style applies to the area bounded by Summitview Drive on the west and County Road 5 on the east, excluding the 1-25 Interchange. The key features to this style include: 0 A double row of plantings symbolic of windbreaks shall be planted Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P & Z Hearing Page 3 • Such use is not specifically listed as a "Permitted Use" in Article 4; • Such use is not specifically listed by name as a prohibited use. Now, under the expanded process, the Planning and Zoning may add a use to zone under the following criteria: • Such use may be specifically listed as a "Permitted Use" in Article 4; • But, such use, if approved, would be allowed only for the one specific parcel as requested by the applicant and not on a zone district -wide basis. 4. Description of the Proposed Additional Uses: There are two proposed uses. The first is Warehouse which is defined as: Warehouse shall mean a building used primarily for the storage of goods or materials. The second is Professional Office which is defined as: Professional office shall mean an office for professionals such as physicians, dentists, lawyers, architects, engineers, artists, musicians, designers, teachers, accountants or others who through training are qualified to perform services of a professional nature and where no storage or sale of merchandise exists. The warehouse would be for central receiving of bulk goods that typically arrive from Denver by large trucks. Materials and supplies are broken down and allocated to the various schools and service facilities. Deliveries are then made by PSD employees who cover several different routes based on geography. As proposed, the warehouse would be approximately 30,000 square feet in size. It would feature a truck dock and large overhead doors. There would be high rack palette storage similar to Home Depot. There would also be offices, conference space and a break room. The warehouse would be architecturally similar to the new buildings recently constructed for the New Belgium Packaging Hall, the Northern Water Conservancy District in Berthoud and the Platte Valley High School in Kersey. (See illustrations in the applicant's packet.) These three buildings are loosely described as having a contemporary agricultural industrial theme. Agricultural forms are expressed with a variety of roof lines. There is a mix of exterior materials that may include combinations of metal siding, decorative concrete block, pre -fabricated concrete panels and brick accents. The buildings appear utilitarian but attractive. Poudre School District East Prospect Road Service Facility, Addition of Permitted Uses #44-08A February 19, 2009 P 8 Z Hearing Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: FA-1 (County); Kitchell Estates S: FA-1 (County); Homestead Estates and Plant Nursery E: R-2 and C-2 (Timnath); Serratoga (sic) Falls W: I; Vacant 2. Zoning History: • The property was annexed in 1991 as part of the 235 acre Galatia Annexation. • As part of the Galatia Annexation, the property was placed into the R-L-P, Low Density Planned Residential, zone district and a small portion in the southwest corner was placed into the I, Industrial zone district. • The R-L-P zoning contained a condition that density could not exceed one dwelling unit per acre. For both the R-L-P and I zones, all development was conditioned such that any development was required to proceed as a planned unit development under the Land Development Guidance System. • In 1997, the R-L-P portion of the property was rezoned to U-E, Urban Estate as part of the implementation of City Plan. • The Industrial zone remains in place and was not changed under City Plan. 3. Addition of a Permitted Use: This process was recommended for approval by the Planning and Zoning Board in May of 2008 and granted final approval by City Council on July 1, 2008. The process is equivalent to a Type Two review in that a neighborhood meeting is required and consideration is by the Planning and Zoning Board. The new Addition of a Permitted Use is basically an extension of Section 1.3.4 of the Land Use Code which, prior to July 1, 2008, allowed the Director to add a use to a zone but only so long as: City of �F�rt, Collins f� Planning & Zoning Board STAFF REPORT Item #: 5 Meeting Date /9 0 Staff: `2d, meter A�� PROJECT: Poudre School District East Prospect Road Service Facility, Addition of Two Permitted Uses #44-08A APPLICANT: Poudre School District BHA Design 1603 Oakridge Drive Fort Collins, CO 80525 OWNER: Poudre School District 2407 LaPorte Avenue Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request to add Warehouse and Professional Office as Additions of Two Permitted Uses in the Urban Estate zone district specifically for the PSD property located at the northwest corner of East Prospect Road and County Road 5. The property is undeveloped and is presently leased for irrigated agriculture. The parcel is 99.11 acres in size and zoned U-E, Urban Estate. RECOMMENDATION: Approval of the Warehouse with Conditions Denial of the Professional Office EXECUTIVE SUMMARY: The two proposed additional uses are not permitted under U-E. The request has been reviewed by the criteria of Sections 1.3.4 and 3.5.1 which address compatibility with the zone district and the surrounding area. Four conditions of approval are recommended for the Warehouse. The Professional Office, however, is considered too premature at this time. Two neighborhood meetings were held in conjunction with this request and the proposed Overall Development Plan. If approved, a Site Plan Advisory Review would be required to officially process any use proposed in accordance with State statutes.