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Home My WebLink AboutSEVEN GENERATIONS (FORMERLY EASTBROOK) OFFICE PARK - PDP - 4-06 - REPORTS - RECOMMENDATION/REPORTEastbrook Office Park, PDP - #4-06 May 11, 2006 Administrative Hearing Page 6 2. The Project Development Plan complies with all applicable district standards of Division 4.22 - E District of the Land Use Code. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Eastbrook Office Park, Project Development Plan - #4-06. 2 Eastbrook Office Park, PDP - #4-06 May 11, 2006 Administrative Hearing Page 5 a. The proposal complies with Section 3.5.1(B) in that this new development is considered to be compatible with the established architectural character of the existing developed areas surrounding this property. Building materials will be a combination of brick and stucco siding. The materials are found on existing non-residential buildings to the south and east of this property. b. The proposal complies with Section 3.5.1(C). The proposed flat - roofed buildings will be 1-story and 2-story structures with a flat roof. The 1-story portions of the buildings will be 22' in height and the 2-story portions of the buildings will be 36' in height. The height, size, scale, and mass of these proposed buildings are found on existing non-residential buildings to the south and east of this property. 2. Section 3.5:3, Mixed Use, Institutional and Commercial Buildings a. The proposal complies with Section 3.5.3(B)(1) in that the buildings each have at least 1 main entrance facing and opening directly onto a connecting walkway with the pedestrian frontage along Eastbrook Drive. b. The proposal complies with Section 3.5.3(B)(2)(b) in that the east faces of the two buildings fronting on Eastbrook Drive are set back 12' to 15' from the right-of-way line for Eastbrook Drive, being smaller than a full arterial street. 4. Neighborhood Information Meeting The Eastbrook, PDP contains a proposed land use that is permitted as a Type 1 use, subject to an administrative review. The proposed use is office, and it constitutes an infill development in the general proximity of existing business, commercial, industrial, and office uses. The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal and a neighborhood meeting was not held to discuss this proposal. FINDINGS OF FACT/CONCLUSIONS After reviewing the Eastbrook Office Park, Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed office use is permitted in the E - Employment District. 5 Eastbrook Office Park, PDP - #4-06 May 11, 2006 Administrative Hearing Page 4 f. The proposal complies with Section 3.2.1(E)(5) in that it exceeds the minimum requirement of 10% of interior parking lot landscaping. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides secure and conveniently located bicycle parking, near the main entries to the buildings, in the amount of 7% of the total number of automobile parking spaces on -site, exceeding the minimum requirement of 5%. b. The proposal complies with Section 3.2.2(C)(5) in that it provides direct, safe, and continuous walkways and bicycle connections to major pedestrian and bicycle destinations in the surrounding area. c. The proposal complies with Section 3.2.2(D) in that it provides for safe, convenient, and efficient bicycle, pedestrian, and vehicular movement to and through the site. Vehicular access will occur via curb cuts from Eastbrook Drive, with a continuous driveway between the two points of access. d. The proposal complies with Section 3.2.2(K)(2)(a) in that the project will provide 138 parking spaces on -site, which satisfies the maximum number of spaces allowed for the total square footage contained in the 4 office buildings. B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards The proposal satisfies the applicable standards in this division of the LUC. D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility 4 Eastbrook Office Park, PDP - #4-06 May 11, 2006 Administrative Hearing Page 3 2. Division 4.22 of the Land Use Code, Employment Zone District The proposed office use is permitted in the E District subject to an administrative (Type 1) review. The PDP meets all applicable Development Standards in Section 4.22(E). The applicant has demonstrated that the development plan contributes to the existing developments in the surrounding area in terms of building siting, size, and character, and site design. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides "full tree stocking" within 50' of the building, according to the standards as set forth in this section. b. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy shade (street) trees are provided at a 40' spacing along Eastbrook Drive behind the attached sidewalk. c. The proposal complies with Section 3.2.1(D)(3) in that no one species of tree on the development plan will exceed 15% of the total of 62 trees on -site. d. The proposal complies with Section 3.2.1(E)(4)(a) in that trees are provided at a ratio that is 1 tree per 35 lineal feet along the south property line and 1 tree per 28 lineal feet along the north property, exceeding the required 40 lineal feet along the side lot lines in the parking lot setbacks. e. The proposal complies with Section 3.2.1(E)(4)(b) in that the on - site parking areas will be screened from the vacant property and single-family neighborhood to the north and the existing office / industrial use to the south with shrub plantings and evergreen trees that will block at least 75% of the vehicle headlights and extend along at least 70% of the property lines along the parking area. 3 Eastbrook Office Park, PDP - #4-06 May 11, 2006 Administrative Hearing Page 2 * standards located in Division 4.22 Employment (E) of ARTICLE 4 — DISTRICTS. Office uses are permitted in the E — Employment District, subject to administrative (Type 1) review. The purpose of the E District is: Intended to provide locations for a variety of workplaces including light industrial uses, research and development activities, offices and institutions. This District also is intended to accommodate secondary uses that complement or support the primary workplace uses, such as hotels, restaurants, convenience shopping, child care and housing. Additionally, the Employment District is intended to encourage the development of planned office and business parks; to promote excellence in the design and construction of buildings, outdoor spaces, transportation facilities and streetscapes; to direct the development of workplaces consistent with the availability of public facilities and services; and to continue the vitality and quality of life in adjacent residential neighborhoods. This proposal complies with the purpose of the E District as it provides a workplace for office uses in an existing office / business / industrial park setting. This new office park development will utilize existing utilities and services in the area. COMMENTS: Background The surrounding zoning and land uses are as follows: N: E, RL; vacant land, existing single-family residential S: E; existing office & industrial E: E; vacant land, existing office & industrial W: E, RL; existing railroad, single-family residential The property was annexed in June, 1977, as part of the Nelson Second Annexation. The property was platted in August, 1980, as Lot 2 and part of Lot 4 of the New Hampshire Subdivision. No development plan has previously been reviewed and approved for this property. 2 ITEM NO. r� MEETING DATE G STAFF CL+ Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Eastbrook Office Park, Project Development Plan - #4-06 APPLICANT: VF Ripley Associates, Inc. c/o L. Joanna Frye 401 West Mountain Avenue, Suite 201 Fort Collins, CO. 80521 OWNER: Sitzman Investments, LLLP 3500 JFK Parkway Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for a total of 46,000 square feet of office space in four buildings (ranging from 10,960 to 12,388 square feet per building). The buildings will be a combination of one story and two stories, 22' to 36' in height. There will be 138 parking spaces provided on -site for the office space and vehicular access will be via 2 driveways into the site from Eastbrook Drive. The property is at the southwest corner of Eastbrook Drive and Vermont Drive and is in the E — Employment Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the applicable requirements of the Land Use Code L( UC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.4 - Environmental, Natural Area, Recreational and Cultural Resource Protection Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750 PLANNING DEPARTMENT