HomeMy WebLinkAboutTIMBERLINE CENTER - PDP - 41-05A - REPORTS - RECOMMENDATION/REPORT4. Staff recommends approval of the Request for Modification to Section
3.5.3(B)(2) regarding the build -to lines for Buildings B and C.
5. Staff recommends approval of Timberline Center P.D.P., subject to the
following conditions:
A. At the time of submittal for Final Plan, the request to rezone 16.13
acres of the P.D.P. from T, Transition to I, Industrial must be
approved by City Council on Second Reading.
B. At the time of submittal for Final Plan, architectural elevations for
Building E shall be provided that demonstrate compatibility through
cohesive and unified architecture with the established architectural
character of all buildings within the center with the exception of the
Enclosed Mini -Storage.
RECOMMENDATIONS
Staff makes the following recommendations regarding Timberline
Center P.D.P.:
Staff recommends denial of the Request for Modification to Section
4.23(B)(3)(c)(5) regarding the'/4 mile separation for Building K1.
2. Staff recommends approval of the Request for Modification to Section
3.2.2(H) and 3.5.3(B)(1), regarding the relationship of the building to the
connecting walkway for Building E, subject to the following conditions:
A. The connecting walkway and crosswalk to Building A to the west
shall be redesigned so that the walkway does not make two 90-
degree angles but continues in a straight alignment similar to the
connection to the bank to the east. The three parking spaces
should be eliminated or redesigned in such a way as to not
discourage or convolute pedestrian travel. Such redesign would
further compliance with Section 3.2.2(C)(5)(a) — Walkways.
B. The north -south walkway that connects Building E to Building F
shall be redesigned so that pedestrians have an unobstructed
walkway to the building entrance.
C. The area associated with the drive-thru lane, pick-up window and
cashier window shall be buffered more effectively to mitigate the
impact on future development. This area shall upgraded with a
dense planting of evergreen trees so that future uses in the
Employment zone are properly screened. This screening
enhancement would further compliance with Section 3.2.1(E)(6) —
Screening.
D. The patio area shall be moved to the east near the front entrance.
The patio should feature a sufficient amount of trees, planted in
grates if necessary, to shade the customers. Such redesign would
further compliance with Section 3.2.2(C)(3) — Site Amenities.
3. Staff recommends approval of the Request for Modification to Section
4.23(E)(3) regarding screening along the west edge of the Enclosed Mini -
Storage buildings.
7. A Request for Modification to Section 3.5.3(B)(2) — Orientation to Build -To
Lines for Streetfront Buildings — has been submitted for Buildings B and C.
Staff concludes that the Modification Request results in a plan that would
not be detrimental to the public good, and that because of the additional
space gained by the patio area, and that connecting walkways are
retained to Joseph Allen Drive, the plan is equal to or better than a plan
that would otherwise comply with the standard.
Also, from the perspective of the overall length of the Bear Mountain
streetscape, the plan does not diverge from the standard except in a
nominal and inconsequential way when considered from the perspective
of the entire development plan.
8. Architectural character elevations have not been submitted for Building E,
a drive-thru restaurant.
FINDINGS OF FACT/CONCLUSIONS
In reviewing the request for Timberline Center P.D.P., Staff makes
the following conclusions and findings of fact:
1. A request to rezone the property from T, Transition, to I, Industrial
accompanies this P.D.P.
2. The land uses within the P.D.P. represent a mix of secondary and service
oriented uses allowed within the Industrial zone district with one exception.
3. Building K1 is a Convenience Retail Store with Fuel Sales that is not
separated from the nearest similar use by the requisite 3/4 mile. It is within
this specified distance of two such facilities. A Request for Modification to
this standard has been submitted.
Staff concludes that the Modification Request is detrimental to the public
good; and the plan as proposed, would not be equal to or better than a
plan that would otherwise meet the separation requirement.
4. The P.D.P. complies with the Land Development Standards of the
Industrial zone district with one exception. A Request for Modification to
Section 4.23(E)(3) — Screening — has been submitted for the western edge
of the Enclosed Mini -Storage buildings.
Staff concludes that the Modification Request results in a plan that would
not be detrimental to the public good, and that because of the additional
separation gained by railroad right-of-way and City -owned natural area,
the plan is equal to or better than a plan that would otherwise comply with
the standard.
5. The P.D.P. complies with the applicable General Development Standards
with two exceptions.
6. A Request for Modification to Section 3.2.2(H) — Drive -In Facilities and
Section 3.5.3(B)(1) — Relationship of Buildings to Streets, Walkways and
Parking — has been submitted for Building E.
Staff concludes that the Modification Request results in a plan that would
not be detrimental to the public good, and would be equal to or better than
a plan that would otherwise comply with the standard but only upon
satisfaction of four conditions.
Fourth Modification — Buildings B & C
December 8, 2005 P & Z Meeting
Page 3
5. Staff Recommendation and Findings of Fact:
Staff recommends approval of the Modification. In evaluating the request, and in
fulfillment of the requirements of Section 2.8.2(H)(4) Staff makes the following
findings of fact:
A. Section 3.5.3(B)(2)(d)1. provides for an exception to this standard
in order to form an outdoor space such as a plaza, courtyard, patio
or garden between a building and the sidewalk.
B. The connecting walkways will continue to be preserved linking the
public sidewalk to building entrances without crossing an
intervening drive aisle.
C. The matching setback lines will provide a more attractive
streetscape design than if the buildings were offset.
D. The magnitude of deviation of 13 feet will not diverge from the
standard except in a nominal and inconsequential way when
considered from the perspective of the entire length of Bear
Mountain Drive
E. The Modification would result in a plan that is equal to or better
than a plan that would otherwise comply with the two standards.
Fourth Modification — Buildings B & C
December 8, 2005 P & Z Meeting
Page 2
Buildings B and C are at the corner of Joseph Allen Drive and Bear Mountain
Drive. Although both buildings comply with the build -to line along Joseph Allen,
both buildings are setback from Bear Mountain by greater than 15 feet.
2. Description of the Modification:
Both Buildings B and C are setback from Bear Mountain by 28 feet. Therefore,
they are out of compliance by 13 feet.
3. Summary of the Applicant's Justification:
The applicant has submitted written justification for this Modification which is
attached. The applicant states that the Modification will serve the standard
equally well or better than would a plan which complies with the standard.
Briefly, the applicant contends:
• For Building C, setting the building back allows for more
landscaping and patio area for outdoor dining on the south side of
the building.
• For Building B, setting the building back in a likewise manner
creates a symmetrical streetscape along Bear Mountain which is
more attractive than asymmetrical building placement.
• Connecting walkways are still preserved.
• The build -to line along Joseph Allen is also preserved.
4. Staff Evaluation and Analysis:
The long sides of the buildings along Joseph Allen Drive will continue to meet the
build -to line. The introduction of viable outdoor dining on a south -facing patio will
lend a measure of pedestrian friendliness to a center that otherwise provides a
significant number of auto -related services.
FOURTH MODIFICATION —BUILDINGS B & C
RELATIONSHIP OF BUILDINGS TO
STREETS, WALKWAYS AND PARKING
ORIENTATION TO BUILD -TO LINES
FOR STREETFRONT BUILDINGS
SECTION 3.5.3(13)(2)(a)(b)
The Standard at Issue:
This standard requires that buildings on corner lots be brought up to the corner
so that the building is not more than 15 feet from the right-of-way. The code
reads as follows:
(2) Orientation to Build -to Lines for Streetfront Buildings. Build -to lines based
on a consistent relationship of buildings to the street sidewalk shall
be established by development projects for new buildings and, to
the extent reasonably feasible, by development projects for
additions or modifications of existing buildings, in order to form
visually continuous, pedestrian -oriented street fronts with no
vehicle use area between building faces and the street.
(a) To establish "build -to" lines, buildings shall be located
and designed to align or approximately align with any
previously established building/sidewalk relationships that
are consistent with this standard. Accordingly, at least
thirty (30) percent of the total length of the building along
the street shall be extended to the build -to line area. If a
parcel, lot or tract -has multiple streets, then the building
shall be built to at least two (2) of them according to (b)
through (d) below, i.e. to a street corner. If there is a choice
of two (2) or more corners, then the building shall be built
to the corner that is projected to have the most pedestrian
activity associated with the building.
(b) Buildings shall be located no more than fifteen (15) feet
from the right-of-way of an adjoining street if the street is
smaller than a full arterial or has on -street parking.
Timberline Center 11/18/05 N
Third Modification
1 inch equals 300 feet
Third Modification — Mini -Storage Buildings
December 8, 2005 P & Z Meeting
Page 2
3. Summary of the Applicant's Justification:
The applicant has submitted written justification for this Modification which is
attached. The applicant states that the Modification will serve the standard
equally well or better than would a plan which complies with the standard.
Briefly, the applicant contends:
• The total separation distance from Parkwood East Subdivision
would be 240.5 feet due to the railroad right-of-way.
• The total separation distance from Parkwood East Apartments
would be 420 feet due to the railroad right-of-way.
• Within the 20.5 foot setback, there will be significant landscape
screening.
4. Staff Evaluation and Analysis:
Obviously, the railroad right-of-way and City of Fort Collins natural area provide
additional buffer well beyond the 30-foot landscaped yard. This distance is a
significant separation.
5. Staff Recommendation and Findings of Fact:
Staff recommends approval of the Modification. In evaluating the request, and in
fulfillment of the requirements of Section 2.8.2(H)(4) Staff makes the following
findings of fact:
A. Combined with the setback, the railroad right-of-way and City
Natural Area, the total separation distance from Parkwood East
Subdivision is 240 feet and from Parkwood East Apartments is 420
feet.
B. The 20.5 foot setback along the western property line will be
landscaped.
C. Because of these intervening parcels, the Modification would still
result in a plan that is equal to or better than a plan that would
otherwise comply with the standard.
THIRD MODIFICATION — MINI -STORAGE BUILDINGS
INDUSTRIAL ZONE DEVELOPMENT STANDARDS
SITE DESIGN AND SCREENING
SECTION 4.23(E)(3)(a)2.
The Standard at Issue:
Section 4.23(E)(3)(a)2. is a development standard in the Industrial zone district.
It is intended to buffer zone districts that are of lesser intensity. Since the west
property line abuts the R-L, and M-M-N zones, the standard is applicable and a
30-foot landscaped yard is required. The applicant is providing a 20.5 foot
setback resulting in a 9.5 foot deficit. The code reads as follows:
A minimum thirty-foot deep landscaped yard shall be provided along all arterial
streets, and along any district boundary line that does not adjoin a residential land
use. If a district boundary line abuts upon or is within a street right-of-way, then
the required landscaped yard shall commence at the street right-of-way line on the
district side of the street, rather than at the district boundary line. This
requirement shall not apply to development plans that comply with the standards
contained in Section 3.5.3.
The west property line divides the zone districts and abuts railroad right-of-way.
The residential developments, Parkwood East Subdivision and Parkwood East
Apartments are separated by Timberline Center by this right-of-way.
The western property line of Timberline Center is 920 feet in length. For 380 feet
of this length, the railroad right-of-way is 150 feet wide. For 540 feet of this
length, the right-of-way is 400 feet wide to accommodate railroad spurs. In
addition, the City of Fort Collins Natural Areas owns a strip of land between the
railroad right-of-way and the Parkwood East Subdivision that is 70 feet wide.
(See attached map.)
The interpretation of the standard is that the western property line of Timberline
Center abuts a district boundary line but does not adjoin a residential land use.
Therefore, the 30-foot landscaped yard is applicable in this case.
2. Description of the Modification:
There are three enclosed mini -storage buildings along the west property line.
They are set back 20.5 feet versus the required 30 feet.
Second Modification — Building E
December 8, 2005 P & Z Meeting
Page 4
to shade the customers. Such redesign would further compliance
with Section 3.2.2(C)(3) — Site Amenities.
5. Staff Recommendation and Findings of Fact:
Staff recommends approval of the Modification subject to the four conditions as
outlined above. In evaluating the request, and in fulfillment of the requirements
of Section 2.8.2(H)(4) Staff makes the following findings of fact:
A. Building E is located internal to a multi -building industrial service
center and does not have street frontage. It is located 220 feet
west of Timberline Road and 140 feet east of Joseph Allen Drive.
B. While the placement of the drive-thru lane on the rear of the
building subordinates the vehicle use area to the pedestrian area,
such location also shifts the impact onto the abutting parcel to the
south.
C. The Modification, as conditioned by Staff, would result in a plan that
is equal to or better than a plan that would otherwise comply with
the two standards.
Second Modification — Building E
December 8, 2005 P & Z Meeting
Page 3
pedestrian or bicyclist. City Plan encourages commercial districts to level the
playing field so opportunities for alternative modes are safe and practical.
As designed, Building E does not promote the needs of pedestrians or bicyclists.
Staff is also concerned about placing an intense vehicular use area along the
district boundary line shared with the Employment zone.
Staff would be able to support a Modification, but only if the design includes the
following upgrades in order to be considered equal to or better than a plan that
would otherwise comply with the standard:
A. The connecting walkway and crosswalk to Building A to the west is
offset and indirect for the sole purpose of providing three parking
spaces. This area shall be redesigned so that the walkway does
not make two 90-degree angles but continues in a straight
alignment similar to the connection to the bank to the east. The
three parking spaces shall be eliminated or redesigned in such a
way as to not discourage or convolute pedestrian travel. Such
redesign would further compliance with Section 3.2.2(C)(5)(a) —
Walkways.
B. The north -south walkway that connects Building E to Building F
shall not terminate in a parking stall. Space shall be provided
between stalls so that pedestrians have an unobstructed walkway
to the building entrance.
C. The south property line is a district boundary line with the
Employment zone. The area associated with the drive-thru lane,
pick-up window and cashier window shall be buffered more
effectively to mitigate the impact on future development. This area
shall be upgraded with a dense planting of evergreen trees so that
future uses in the Employment zone are properly screened. This
screening enhancement would further compliance with Section
3.2.1(E)(6) — Screening.
D. The outdoor patio is located at the rear of the restaurant. Since this
is also the service and loading area and includes mechanical
equipment, this is not an attractive or practical location. This
location is also close to the stacking lane and idling cars. The patio
shall be moved to the east near the front entrance. The patio shall
feature a sufficient amount of trees, planted in grates if necessary,
Second Modification — Building E
December 8, 2005 P & Z Meeting
Page 2
Connecting walkway shall mean (1) any street sidewalk, or (2) any walkway that
directly connects a main entrance of a building to the street sidewalk without
requiring pedestrians to walk across parking lots or driveways, around buildings
or around parking lot outlines which are not aligned to a logical route.
2. Description of the Modification:
Building E is designated as a drive-thru restaurant and is a component of the
convenience shopping center portion of the overall P.D.P. The building is
located at the southern edge of the project where the south property line abuts
the Employment zone. Access to the building is from internal parking lot drive
aisles as there is no public street frontage. Due to the circulation needs for a
drive-thru restaurant, the building is unable to provide an entrance that opens
directly onto a connecting walkway with pedestrian frontage. Therefore, Building
E does not meet the two applicable standards.
3. Summary of the Applicant's Justification:
The applicant has submitted written justification for this Modification which is
attached. The applicant states that the Modification will serve the standard
equally well or better than would a plan which complies with the standard.
Briefly, the applicant contends:
The center as a whole is designed to encourage pedestrian
movement throughout the site. Walkways are placed at convenient
locations to provide direct, convenient and safe pedestrian access
to all uses in the center. Crosswalks are provided to increase
awareness where pedestrians and vehicles share the drive.
• The drive-thru is placed behind the building away from the interior
of the center. This separates the vehicular use from the
"pedestrian" side of the development.
4. Staff Evaluation and Analysis:
Staff acknowledges the fact that Building E is located internal to the center and
not along a public street. The fundamental goal of the standard is to design a
viable shopping area where the needs of the vehicle do not overly dominate the
SECOND MODIFICATION — BUILDING E
RELATIONSHIP OF BUILDINGS TO
STREETS, WALKWAYS AND PARKING
SECTION 3.5.3(B)(1)
Uffire
DRIVE-IN FACILITIES
SECTION 3.2.2(H)
1. The Standards at Issue:
While there are two standards at issue, they both essentially require that
buildings not become islands surrounded by private drives due to drive-thru
facilities. The two code sections and a definition read as follows:
3.5.3(B) Relationship of Buildings to Streets, Walkways and Parking.
(1) Orientation to a Connecting Walkway. At least one (1) main entrance of any
commercial or mixed -use building shall face and open directly
onto a connecting walkway with pedestrian frontage. Any building
which has only vehicle bays and/or, service doors for
intermittent/infrequent nonpublic access to equipment, storage or
similar rooms (e.g. self -serve car washes and self -serve mini -
storage warehouses) shall be exempt from this standard.
(H) Drive-in Facilities. Any drive-in facilities, if permitted by the zone
district regulations set forth in Article 4, shall be secondary in emphasis
and priority to any other access and circulation functions. Such facilities
shall be located in side or rear locations that do not interrupt direct
pedestrian access along connecting pedestrian frontage. The design and
layout of drive-in facilities for restaurants, banks, or other uses shall:
(1) avoid potential pedestrian/vehicle conflicts;
(2) provide adequate stacking spaces for automobiles before and after use of the
facility;
(3) provide adequate directional signage to ensure a free -flow through the
facility; and
(4) provide a walk-up service option as well as drive-in.
First Modification — Building K1
December 8, 2005 P & Z Meeting
Page 3
The commercial separation requirements have been recently reviewed by City
Council at their October 26, 2005 worksession. After review of the separation
requirements, Council indicated support of the status quo. The report to Council
is attached as supplemental information on this issue.
5. Staff Recommendation and Findings of Fact:
Staff recommends denial of the Modification. In evaluating the request, and in
fulfillment of the requirements of Section 2.8.2(H)(4) Staff makes the following
findings of fact:
A. Convenience retail stores with fuel sales are allowed in the
Industrial zone for the purpose of complementing and supporting
industrial uses such as manufacturing, warehousing and
distribution and the like. Building K1 of Timberline Center,
however, is oriented to the major arterial, not an industrial area.
B. The plan as proposed would contribute to the proliferation of
convenience stores with fuel sales by being located less than 1/4
mile from two existing facilities.
C. The plan as proposed would not be equal to or better than would a
plan that complies with the standard.
First Modification — Building K1
December 8, 2005 P & Z Meeting
Page 2
• A gas station (without a convenience store) is a permitted use in
the Industrial zone (and does not have to be a component of a
convenience shopping center). It is a Type One use and there is
no separation requirement.
• A retail store is a permitted use in the Industrial zone (but only if a
component of convenience shopping center). It is a Type Two use
and there is no separation requirement.
• But the combination is not allowed thereby preventing a customer
from jointly purchasing convenience grocery items while fueling a
vehicle. Linking trips, and reducing miles traveled relieves road
congestion and contributes to improving air quality.
• There is no visual proliferation issue since the two existing facilities
would not be seen from Timberline Center.
• A fast food restaurant is a permitted use in the Industrial zone. It is
a Type Two use and there is no separation requirement. From a
visual perspective, both a fast food restaurant and convenience
retail store with fuel sales are comparable.
• The center will be unified with cohesive architecture that is
attractive thereby minimizing the visual and aesthetic concerns
typically associated with convenience stores and gas canopies.
4. Staff Evaluation and Analysis:
It is important to review the purpose statement of the Industrial zone district:
(A) Purpose. The Industrial District is intended to provide a location for a variety
of work processes and work places such as manufacturing, warehousing and
distributing, indoor and outdoor storage, and a wide range of commercial and
industrial operations. The Industrial District also accommodates complementary
and supporting uses such as convenience shopping, child care centers and
housing.
The purpose statement clearly expects that convenience shopping is to be
complementary and supporting to primary industrial uses. Timberline Center, at
22 acres of non -primary uses, however, is a destination unto itself expressly
designed to attract and capture traffic associated with a major arterial street. It is
not an industrial -serving use that is subordinate to and complements an industrial
district. From its prominent location along both the major arterial and the local
street, it is clear that the convenience store with fuel sales is oriented primarily to
the motoring public and not as a "complementary and supporting use."
FIRST MODIFICATION — BUILDING K1
3/4 MILE SEPARATION REQUIREMENT FOR
CONVENIENCE RETAIL STORE WITH FUEL SALES
SECTION 4.23(B)(c)5.
The Standard at Issue:
Section 4.23(B)(c)5. is the permitted use list for the Industrial zone district. The
uses listed in this section are subject to review by the Planning and Zoning
Board. This use is specifically qualified such that it must be at least 3/ of a mile
from any similar use. The code reads as follows:
"5. Convenience retail stores with fuel sales, provided that they are at
least three thousand nine hundred sixty (3,960) feet (three quarters [%] of
a mile) from any other such use and from any fueling station."
Although permitted uses per se cannot be modified, any separation or proximity
standard associated with a permitted use is eligible to be modified in accordance
with Section 2.8.1 — Modification of Standards — Purpose and Applicability. All
measurements are determined to be "as the crow flies" in accordance with
Section 1.4.10 — Rules for Measuring Distances.
2. Description of the Modification:
Building K1 is designated as a convenience store with fuel sales on sheet 1 of 5
of the Site Plan. It is within % mile (3,960 feet) of a similar facility in Spring Creek
Center (2,700 feet) at Prospect Road and Specht Point Road, and Rigden Farm
(3,700 feet) at Drake Road and Timberline Road. Therefore, it does not meet the
requisite separation distance.
3. Summary of Applicant's Justification:
The applicant has submitted written justification for this Modification which is
attached. The applicant states that the Modification will serve the standard
equally well or better than would a plan which complies with the standard.
Briefly, the applicant contends:
Timberline Center P.D.P., #41-05A
December 8, 2005 P & Z Meeting
Page 10
• Screening along the west edge of the mini -storage will be
enhanced by clusters of evergreen trees.
• Lighting levels along the west edge of the mini -storage will be
reduced.
Timberline Center P.D.P., #41-05A
December 8, 2005 P & Z Meeting
Page 9
• In the short range (2007) and long range (2025) future, given full
development of the P.D.P., and an increase in background traffic,
the key intersections will operate acceptably with the geometry
recommended in the Transportation Impact Study.
• Acceptable level of service is achieved for pedestrian, bicycle, and
transit modes based upon the measures in the multi -modal
transportation guidelines, with the exceptions of the Parkwood East
neighborhood and Edora Park and Epic. These exceptions are due
to the lack of a public street crossing the U.P.R.R. tracks.
• Bike lanes are provided on Timberline Road and Joseph Allen
Drive.
4. Neighborhood Information Meeting:
A neighborhood meeting was held to discuss both the rezoning and the
subsequent P.D.P. on September 12, 2005. A summary of this meeting is
attached. In general, the project was well -received with concerns expressed
about traffic on Timberline Road, overall aesthetics, and the screening and level
of security and perimeter lighting associated with the enclosed mini -storage.
Briefly, these concerns have been addressed and mitigated by the P.D.P. in the
following manner:
• Timberline Road is classified as a major (six -lane) arterial. It will be
constructed to an interim four -lane cross-section. A traffic signal
will be installed at the intersection with Nancy Gray Avenue.
Joseph Allen Drive will connect to both Nancy Gray Avenue and
Drake Road. The non -signalized intersection with Bear Mountain
Drive will be restricted such that left turn exits from the site onto
northbound Timberline Road will be prohibited.
• The site will be unified with common architectural materials,
features and accents. For example, for all but the enclosed mini -
storage, buildings will include fully or partially pitched roofs.
Timberline Center P.D.P., #41-05A
December 8, 2005 P & Z Meeting
Page 8
existing industrial buildings to the north or future Police Services to the
south. The P.D.P. is architecturally unified by use of common materials,
colors and accent features. The vacant six acres to the south is zoned
Employment and can potentially provide a transition between the large,
single -use Police Facility and the finer grain buildings of Timberline
Center.
M. Section 3.5.3(B)(1) — Relationship of Buildings to Streets,
Walkways and Parking — Orientation to a Connecting Walkway
Buildings D, H, J, K1, L, M, N and the mini -storage office are exempt from
having to comply with Section 3.5.3 by virtue of being in the Industrial
zone district. All buildings associated with the convenience shopping
center (Buildings A, B, C, E, F, G, and K2), however, must comply.
For those buildings that must comply, only Building E is out of compliance.
The applicant has submitted a Request for Modification which is reviewed
in a separate section of this report.
N. Section 3.5.3(B)(2)(a) — Relationship of Buildings to Streets,
Walkways and Parking — Build -to Lines
For those buildings that must comply, only Building E is out of compliance.
The applicant has submitted the aforementioned Request for Modification.
O. Section 3.6.4 — Transportation Level of Service Requirements
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted levels of service standards. Key
findings from the Transportation Impact Study are as follows:
• Currently, the Timberline/Drake intersection operates acceptably
with current control and geometry. The Timberline/Prospect
intersection operates unacceptably with current geometry. A
capital improvement project that includes this intersection is
currently underway.
In the short range (2007) background future, signals will likely be
warranted at the future Timberline/Nancy Gray intersection.
Timberline Center P.D.P., #41-05A
December 8, 2005 P & Z Meeting
Page 7
H. Section 3.2.2(C)(5) - Walkways
Internal sidewalks bisect to the primary parking fields so that pedestrians
are able to walk between Buildings E and F as well as between Buildings
G and H.
Section 3.2.2(H) — Drive-in Facilities
There are two drive-in restaurants (Buildings E and K2) and a bank with
drive -through lanes (Building J). For all three, the location of the drive-thru
facility is to the side or rear.
J. Section 3.2.2(K)(2) — Parking — Minimum Number of Spaces
For a center, excluding mini -storage, the maximum number of parking
spaces cannot exceed five spaces per 1,000 square feet of gross leasable
area or 490 spaces. The plan provides 487 parking spaces thus not
exceeding the allowable maximum.
K. Section 3.2.4 — Site Lighting
Parking lot lighting will feature down -directional and sharp cut-off fixtures.
There are no foot-candles that exceed the maximum allowable. In
particular, lighting levels are reduced along the western edge of the
project to minimize light intrusion on the Parkwood East neighborhood.
L. Section 3.5. 1 (B)(C)(E)(F) — Building Project and Compatibility
This standard is designed to ensure compatibility of new buildings with the
surrounding context. At present, the only context is the existing industrial
area to the north which was developed in the County and should by no
means be used to measure compatibility. In the near future, however, the
new City Police Facility will be constructed 300 feet to the south. This
building will be three -stories and contain approximately 96,000 square
feet. Its architecture is contemporary and its mass, bulk and scale will
present a dramatically different streetscape image than the mix of one and
two-story buildings in Timberline Center.
In determining compliance with this standard, Staff concludes that it is
more appropriate for the buildings within Timberline Center achieve
internal compatibility across the entire 22 acre site rather than with the
Timberline Center P.D.P., #41-05A
December 8, 2005 P & Z Meeting
Page 6
Landscaping along the western property line contributes to this buffering.
In order to mitigate the proximity of these uses, a generous amount of
evergreen trees are placed between the mini -storage buildings and the
western property line.
C. Section 3.2. 1 (E)(4) (a) — Parking Lot Perimeter Landscaping
Parking lot perimeters are primarily screened by buildings due to the
inward orientation of the buildings in relationship to the streets. For
Building H, the parking lot perimeter abuts the north boundary of the site
and this edge is screened with a row of shrubs and six shade trees.
Screening along the south, where the drive-thru restaurant abuts the
vacant Employment zone, screening is provided by a row of shrubs and
five shade trees.
D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
Excluding the mini -storage, the project has 487 parking spaces which
require a minimum of 10% interior landscaping in the form of islands. The
parking lots are landscaped in a manner that exceeds the required
minimum.
E. Section 3.2.1(E)(6) — Screening
Areas of low visual interest such as trash collection and loading and
service areas are screened with materials to match the predominant
building field material.
F. Section 3.2.2(B) — Access Circulation and Parking
The primary access and circulation system is by two public streets.
Private drives allow circulation among buildings and parking lots. The
internal sidewalk circulation system provides for direct connections among
buildings and to the public streets.
G. Section 3.2.2(C)(4) — Bicycle Facilities
Bicycle parking is provided at each building. Total bike parking exceeds
the required minimum of 5% of car parking or 24 spaces. Bike rack
locations do not conflict with vehicle use areas or impede sidewalks.
Timberline Center P.D.P., #41-05A
December 8, 2005 P & Z Meeting
Page 5
Modification of Standard which is reviewed in a separate section of this
report.
2. Section 4.23(E)(2)(b) — Orientation
For those buildings not subject to the build -to lines of Section 3.5.3, this
standard requires that buildings along streets that directly connect to other
districts (Joseph Allen Drive) be oriented so that the building face abuts
upon the landscaped yard and not consist of a blank wall.
3. Section 4.23(E)(2)(c) — Building Character and Color
This standard requires that new building color shades be neutral, with a
medium or dark color range, and not white, bright or reflective.
4. Section 4.23(E)(3)(a)3. — Screening — Modification Needed
This standard requires that an 80-foot landscaped yard be provided along
any boundary line that adjoins a residential area. This buffer yard may be
reduced to 30 feet if the residential area is separated by a public street.
The applicant has submitted a Request for Modification to this standard
which is reviewed in a separate section of this report.
3. Article Three — Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the buildings. Street trees
are provided along all three public streets. Foundation shrubs are
provided around the building with the logical exception of along storefronts
and entrances.
B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses
The mini -storage is separated from Parkwood East Subdivision and
Parkwood East Apartments by 65 feet at the narrowest point.
Timberline Center P.D.P., #41-05A
December 8, 2005 P & Z Meeting
Page 4
Auto -Related Services
Office
D
8,000
2-story
Vehicle Minor Repair (carwash)
H
4,600
1-story
Bank
J
9,000
2-story
Convenience Retail Store with Fuel
K1
4,100
1-story
Retail Store with Vehicle Servicing
L
7,500
1-story
Retail Store with Vehicle Servicing
M
6,800
1-story
Vehicle Minor Repair
N
4,600
1-story
Enclosed Mini Storage
Office AA 1,200 1-story
Storage — 15 buildings 86,820 1-story
Since the P.D.P. contains uses that are subject to review by the Planning and
Zoning Board, the entire P.D.P. is considered a Type Two review.
B. Convenience Retail Store with Fuel Sales — Modification Needed
Building K1 is designated as a convenience retail store with fuel sales. Such use
can be allowed only if separated from nearest similar use or any fueling station
by'/< of a mile. The use, however, is within '/< of a mile from two existing similar
uses. The applicant has submitted a Request for Modification to this standard
which is reviewed in a separate section of this report.
C. Industrial Zone Development Standards
Section 4.23(E)(2)(a) — Building Design — Modification Needed
This standard requires that buildings containing standard and fast food
restaurants and convenience shopping centers comply with the build -to
lines as prescribed in Section 3.5.3. Buildings B, C and E do not comply
with these standards and the applicant has submitted Requests for
Timberline Center P.D.P., #41-05A
December 8, 2005 P & Z Meeting
Page 3
The property was first considered for annexation, as part of the 435-acre
Timberline Annexation, in 1992. At that time, the request was a voluntary
annexation. While Staff and the Planning and Zoning Board recommended
approval, City Council denied the request.
In 1997, Timberline Annexation was approved and placed into T, Transition zone
district. At this time however, the parcel was an enclave and the annexation
proceeded under the regulations governing enclave annexations.
A request to rezone 16.13 acres from Transition to Industrial accompanies this
request. This rezoning must be approved on Second Reading by City Council in
order for the P.D.P. to gain legal validity.
2. Article Four— Industrial Zone:
A. Land Use
There are a variety of land uses contained within the P.D.P. that can generally be
divided among three categories: convenience shopping center; auto -related
services and enclosed mini -storage. One of these uses, convenience shopping
center, contains sub -components that are allowed only as being a part of a
convenience shopping center. In other words, retail stores and drive-thru
restaurants are permitted in the Industrial zone but only as being a part of
convenience shopping center. All uses, and their building designations, are
summarized as follows:
Land Use Building Sq. Ft. Height
Convenience
Shopping Center
Retail/Standard or Fast Food Rest. /Office A 14,500 2-story
Retail/Standard or Fast Food Rest. /Office B 14,500 2-story
Retail/Standard or Fast Food Rest. /Office
C
7,200
1-story
Drive-Thru Rest.
E
3,500
1-story
Retail/Standard or Fast Food Rest. /Office
F
7,200
1-story
Retail/Standard or Fast Food Rest. /Office
G
7,200
1-story
Drive-Thru Restaurant
K2
3,500
1-story
Timberline Center P.D.P., #41-05A
December 8, 2005 P & Z Meeting
Page 2
Should the Modification to the separation distance be denied, the second site
plan, labeled sheet 2 of 5, removes the convenience retail store with fuel sales
and replaces it with a Drive -Through Restaurant (Building K2).
RECOMMENDATIONS:
1. Approval with Conditions of the P.D.P.
2. Denial of the Request for Modification to Section 4.23(13)(3)(c)5. regarding
less than '/< mile separation for convenience retail stores with fuel sales.
3. Approval with Conditions of the Request for Modification regarding the
orientation of Building E.
4. Approval of the Request for Modification regarding a reduction in the
landscaped yard for the Enclosed Mini -Storage Facility.
5. Approval of the Request for Modification regarding an increase in the
build -to line for Buildings B and C.
EXECUTIVE SUMMARY:
One condition of approval requires that the rezoning from Transition to Industrial
must be approved on Second Reading in order for the P.D.P. to gain legal
validity. The second condition requires that Building E (drive-thru restaurant)
achieve architectural compatibility with the entire center.
The P.D.P complies with the General Development standards of Article Three
and the Land Development Standards of Article Four with four exceptions.
These four Modifications are addressed individually. A neighborhood meeting
was held and the P.D.P. is found to be compatible with the surrounding area.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: T; Existing Outside Storage and Miscellaneous Light Industrial?
S: E; Vacant
E: L-M-N; Vacant (Side Hill Second Filing)
W: R-L; Parkwood East Subdivision
W: M-M-N; Parkwood East Apartments
STAFF REPORT
PROJECT: Timberline Center P.D.P., #41-05A
APPLICANTS: Mr. Kris Fleischli & Mr. Craig Hau
c/o V-F Ripley Associates
401 West Mountain Avenue
Fort Collins, CO 80521
OWNERS: Timberline Development Timberline Autoplex
c/o Mr. Kris Fleischli c/o Mr. Craig Hau
P.O. Box 1046 601 Breakwater Drive
Loveland, CO 80539 Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a P.D.P. for a mixed -use project located in the Industrial
zone. Land uses can be roughly divided among three categories: convenience
shopping center; auto -related services and enclosed mini -storage. Specifically
the uses include a convenience shopping center, general office, bank, retail
stores with vehicle servicing, vehicle minor repair, standard restaurant, fast food
restaurant and enclosed mini -storage. Contained within the convenience
shopping center are two uses that would not be allowed unless considered part
of such a center. These are retail stores, and drive-thru in restaurants. Total
gross leasable square footage is 179,200 square feet.
The parcel contains 21.84 acres and is located on the west side of Timberline
Road approximately one-half mile north of East Drake Road. The Union Pacific
Railroad right-of-way forms the western boundary. Two new public streets would
serve the site. A request to rezone a portion of the site from Transition to
Industrial accompanies this P.D.P. request.
Four Modifications are requested. Chief among these is a request to include a
convenience retail store with fuel sales which is not separated from the nearest
one by the requisite distance of three-quarter mile.
The applicant has submitted two site plans for consideration. The first, labeled
sheet 1 of 5, includes the convenience retail store with fuel sales (Building K1).
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT