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HomeMy WebLinkAboutFOX MEADOWS BUSINESS PARK, TRACT B - AMENDED MODIFICATION OF STANDARD - 19-05A - REPORTS - MODIFICATION REQUESTw. a.el.rm r .a. a.R.r wr.et FAR •.v.e. Llrt an m .. u Lw .....n In .c mslln min w 1°i4°i%:ere.ry o 1. m ve v. rwlurce so rt Nmww aN xlix nn asw.a[ 1al w u`.�I".. aw w m' 11 " aar lax l6• nnu e[ nalno a of 1 NN a w[ww[ II n l oo e ` P rr °rvmal'•M 03[aax .0 .1 Ions. .".• • L , a'M .•n, ,xw . M u [' t r r•ni r. R. In a "Ll[ IMta[a1R3 ro If a I ARA, KQxlne 10 N•n w tRwar,•xr•.«/.� r"a [Nx nY{[. (aLlllan 10 Irwlalfxr or nawvm re a mrc nrx «eu [. r Y �•. HIGH DENSITY RESIDENTIAL al. .nn nvle w lrRlOYla n ro .1 anwleo n o Rod, a[ So. �::i'�..`.�M .,MI. w 11.1m .anlwvn. TIMBERLINE ROAD li w RETAIL \ > I ¢ \ aer en226S\:.00 ACREe z� 6Ro6S ue,u+ Ss.� ACRE& \ OI \ \ NEIGHBORHOOD CONVENIENCE ^"\ m• \ CENTER NET &..ACRES Iewoo SF -\ PHASE 11 MULTI-FA0bV---- aEr SEA. 1.06 ACRES SACS, 01.115 S.F. 2.24 ACRES DETENTION POND T�=�� ' 18 UNITS/ACRE & :.... \ I r • i A I L J� III i ypr i.asi�. no 1 � r 1 INDUSTRIAL PARK FIRM w1M Ron, r I.FA ns To a annwe. • ♦ j.. PLANNED BUSINESS II 1 �LOW OEtJJSI Y PU�yN�DIR UENTIAL `M �' ! i ITE STAR'ISTICS; 4 �� I L__j Imp -- -- — Li PRASE II MULTI _AMILY RE, r60,e00 Sr. ..15 Ames -- CAME 242,600 61. 661 ACRES i 16 UNITS/ACRE (` zq AME{KJNDDM�x�p,EN TO THE MASTE PANI a1a. nn 6� Cn " �ME.ArD@:L� �S r. Ia •eorotto uw utts .n aanl[s xan a Ins nw,[f.[' IMAIns a aI[L.11 •eanla. •nwA a MaIFSIL[ ..] nn 11 in WI MS M IMlllnl n nlMa n laa L.w xaL, asra a arenas. area,°&. rulla[ [ao uss BUSINESS �� I �� aLI a anoeo ncaom Iv RA aasea[s, •attstts as L©y SPARK- emm rnn.:. a Ie n.sav wrt amaan a.u.nas an ae. � I aman nn •alals ao naesros. 1 yr .i,n° a.w aa•...a er Lw m"..r"t ra r.am s..•a °r n. a aF Salrrn,. [ol•rn a 1"Iy Mi W IM lsA`aat _•. av66 Vt:I YGT • u Ron.. A Sao VICINITY MAP v n AP.Ag� 2 \..w` �m w•n1 r �.r m a Im r.m.�,. J.. U , I I ' I \"`"' .v:•�i°iw%:"nrrw w m.L. ii1••. w�n:ri":: ii.. �a:.u"...`.e 0 ve6o ve0a lr. r rn r•aM 0-.ep lL.GRMtS 11� r I l r 1 l 1 and � � .. IJtm•1 Y a0 I60 1 _ -.i1.QSFp—, . .. office buildings and the headquarters for Triple Crown Sports is located in the area. Collectively this area represents a thriving employment center. While it may make sense to reserve large parcels of land in Ft. Collins in the hopes of attracting major employers, it does not make sense to reserve 2 acres in an already developed area'. Especially when the proposed use is one that will serve not only the existing employment center, but the surrounding residential neighborhood as well. 2. We believe that allowing the Timberline Terrace Project Development Plan to move forward would result in a substantial benefit to the city by reason of the fact that the proposed project would provide convenient and accessible goods and services to a substantial population, that currently would need to travel further for similar services. The proposed location is unique in that the Timberline Terrace Convenience Shopping Center will serve both an employment area and a residential area including both single family and multi -family residents. We believe that the Timberline corridor is currently under -served with secondary uses. 3. The proposed Timberline Terrace PDP fosters the intent of City Plan and its principles and polices by encouraging a compact development pattern, and providing needed services that residents can walk or bike to. a. We believe that allowing the Timberline Terrace PDP to be constructed at this location would advance and protect the public's interest equally well or better than a plan that would meet the standard. The proposed use could potentially employ as many or more people than a project that technically met the standard. The small size of the site, coupled with less than ideal access make it unattractive for employers of any significant size. As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board shall review, consider, and approve, approve with conditions or deny an application for a modification based upon: "...the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code; and that. (1) the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which -- a modification is requested; or (2) the granting of a. modification from the strict application of any standard would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described pr6b1em:`of°"eitj7 wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship are not caused by the act or omission of the applicant. $1 The applicant has proposed that the modification of the standard meets the requirements of Sections 2.8.2 (H) (1), (2), and (3) of the LUC. Justification 1. The proposed use meets the intent of the "Secondary Use" standard. Unfortunately, there is no current Overall Development Plan to point to and verify that the proposed Timberline Terrace PDP occupies only 25% or less of some greater Employment District whole. However, we can look at the E-District in the area and be assured that primary employment uses dominate the area. Value Plastics, LSI Logic, Platte River Power Authority, CBW Automation, EDM, Hawthorn Maintenance and Supply are just some of the major employers in the area. In addition, there are several office buildings and business parks including Timberline Office Park, Collindale Offices and The Green. There are 2-3 medical business owners to purchase their own space instead of leasing. There would be a condominium association to manage and maintain common areas. The potential land uses anticipated for the approximately 28,000 square foot building could include office, retail, personal and business service shops, print shops, restaurants, financial services, veterinary facility and small animal clinic, medical and dental clinics, and limited indoor recreational uses, along with health club -related uses as proposed before. The applicant believes there is a market for small businesses that want to own their space and the location is ideal for providing goods and services to both the residential and business community in the Timberline corridor. While the project would appear to be a good fit at this location', we are faced -with a-z technical Land Use Code conflict. The conflict exists primarily because this is a small infill site caught between two development review systems, the old LDGS and the new LUC. In considering the Modification Request outlined below, we believe it is important to consider prior approvals, surrounding land uses, and the small size of the site. Modification Request — Applicable Code Sections The property is now located in the E-Employment District. This request is for a modification to the "Secondary Uses" requirement as outlined in Division 4.22 Employment District of the Fort Collins Land Use Code. The modification being requested is from section 4.22 (D)(2), Secondary Uses. This regulation reads that: "The following uses shall be considered secondary uses in this zone district and together shall occupy no more that twenty-five (25) percent of the total gross area of the development plan." Convenience Shopping Centers is listed as a permitted secondary use in this subsection of the LUC. We believe that the proposed Timberline Terrace Project Development Plan (PDP) would be a welcome addition to the area providing services to both businesses in the E - District, as well as the surrounding residential neighborhood. The LUC requires that no more than 25 per cent of the total gross area of the "development plan" be developed with secondary land uses. While the intent of this standard was to limit secondary uses to 25% of an Overall Development Plan, in this case there is no current ODP to refer to. The only legal development plan to refer to is the proposed 2-acre PDP site. It is anticipated that the project will include some primary uses such as office, financial services, and clinics. However, it is anticipated that some spaces in the building will be occupied by secondary uses. It is also anticipated that the uses that occupy the condominium spaces will change over time. Therefore it would seem appropriate to request that up to 100% of the building could be secondary use. The request is to allow up to 100% of Timberline Terrace Project Development Plan (PDP) to be a secondary use. V r�IPIayAe I^TE61NC Landscape Architecture Urban Design Planning January 17, 2006 Modification Request Timberline Terrace - Project Development Plan Background The proposed 2-acre project site is located at the southeast corner of Timberline Road and Big Horn Drive. -It was originally part of the Fox Meadows Master Plan Area approved under the Land Development Guidance System in 1991. At that time, it was part of a much larger mixed -use development. This particular site was planned as a Convenience Shopping Center for many years until that approval expired in 2000. Since 2000, the zoning has changed to E-Employment, which only allows 25 % secondary uses, not directly related to employment- based industry. In April of last year, the Planning and Zoning Board approved a modification request for 100% secondary use on the site, when the Timberline Health Club/Wellness Center - Project Development Plan was proposed. That project was designed to be an integrated collection of health -related businesses including a health club, a spa, Pilates and yoga studio, women's only club, and rehabilitative services, along with associated food service and retail uses. The mix was intended to serve both the residential and business community in the Timberline corridor. While many aspects of that project remain the same, the mix of proposed land uses has changed. The proposed one-story building is oriented along Timberline Road and wraps around the corner at Big Horn Drive much like the Wellness Center did. The parking lot is located behind the building screened from public view. The new project proposes slightly more square footage and more building entries, with the possibility of some entries on the Timberline Road side of the project. The Wellness Center project and the new project are similar enough that the planning staff has agreed to continue the development review process started by the Wellness Center without starting completely over. However, since the Planning and Zoning Board granted the original Modification based on the use being a health —related facility, staff believe the Planning and Zoning Board should re -consider the Modification Request based on the current proposed uses. The new project is proposed as a Convenience Shopping Center with multiple tenants each with their own entrances. The concept is to provide the opportunity for small Phone 970.224.5828 Fax 970.224.1662 401 West Mountain Ave. Suite 201 Fort Collins, CO 80521-2604 vfripley.com