HomeMy WebLinkAboutFOX MEADOWS BUSINESS PARK NO. 3 REPLAT, TIMBERLINE PLAZA - PDP - 19-05A - REPORTS - RECOMMENDATION/REPORTFox Meadows Business Park, Tract B, Timberline Plaza, P.D.P., #19-05A.
June 15, 2006 P & Z Meeting
Page 10 .
C. The P.D.P. complies with the land use standards and development
standards of the Employment zone district.
D. The P.D.P. complies with the applicable General Development Standards.
E. A neighborhood meeting was held on June 6, 2005 for a health and fitness
club. The P.D.P. has changed by now featuring a new land use and by
adding 2,000 square feet to the size of the building. Even with these
changes, there are no changes to the impacts on the neighborhoods and
the P.D.P. remains compatible with the surrounding area.
RECOMMENDATION:
Staff recommends approval of the Fox Meadow Business Park, Tract B,
Timberline Plaza, #19-05A.
Fox Meadows Business Park, Tract B, Timberline Plaza, P.D.P., #19-05A.
June 15, 2006 P & Z Meeting
Page 9
Club. Although the building is slightly larger, there are slightly fewer parking
spaces (109) than the 117 as indicated at the neighborhood meeting.
A second neighborhood information was not held due to the similarities between
the two uses and no substantive changes to the neighborhood:
• The building footprint has been enlarged by 2,000 square feet but
remains in the same location.
• The number of parking spaces has been reduced.
• There are no changes to the two features that buffer the
neighborhood: the existing stormwater detention pond to the east
and drainage channel to the south.
• The building height remains the same.
• The traffic impacts will be distributed throughout the day versus
being concentrated during scheduled activities in the fitness
studios.
Based on these similarities, the P.D.P. remains compatible with the surrounding
neighborhoods.
7. Findings of Fact:
In evaluating the Fox Meadows Business Park Tract B, Timberline Plaza, P.D.P.,
Staff makes the following findings:
A. The P.D.P. for a Convenience Shopping Center remains in compliance
with the Amended Modification of Standard to Section 4.22(D)(2) to allow
greater than 25% of the two acre site to feature secondary uses.
B. The P.D.P. remains in compliance with the conditions of the Amended
Modification of Standard by not including the two expressly prohibited
uses:
Convenience retail stores with fuel sales (possibly including an
accessory one -bay automatic carwash;
Vehicle minor repair, servicing and maintenance.
Fox Meadows Business Park, Tract B, Timberline Plaza, P.D.P., #19-05A.
June 15, 2006 P & Z Meeting
Page 8
Q. Section 3.5.5(D)(3) — Convenience Shopping Center— Site
Setbacks
The minimum setbacks for parking and drives from public rights -of -way
are exceeded. The minimum setbacks for parking and drives from and
other land uses are met or exceeded.
R. 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/Bighorn intersection operates acceptably
with existing control and geometry.
• In the short range (2007) background future, signals will not likely
be warranted at the Timberline/Bighorn intersection.
• In the short range (2007) future, given full development of the
P.D.P., and an increase in background traffic, the key intersections
will operate acceptably.
• 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 office park to
the west due to lack of directness. This exception is because the
nearest crosswalk is the signalized intersection at Timberline Road
and Horsetooth Road.
6. Neighborhood Information Meeting:
A neighborhood information meeting was held on June 6, 2005. In addition,
mailed notification was provided to affected property owners for both public
hearings regarding the two stand-alone Modifications.
The land use has changed since the neighborhood meeting. It now features a
building that is larger by approximately 2,000 square feet with a mix of uses
allowed within a Convenience Shopping Center versus a Health and Fitness
Fox Meadows Business Park, Tract B, Timberline Plaza, P.D.P., #19-05A.
June 15, 2006 P & Z Meeting
Page 7
buildings like New Belgium Brewery. The result is a distinctive building
that does not replicate the neighboring structures but remains safely within
the thematic family highlighted by unique accents.
L. Section 3.5.3(B)(1) — Relationship of Buildings to Streets,
Walkways and Parking — Orientation to a Connecting Walkway
As mentioned, there are direct connecting walkways out to both public
streets which do not cross any parking lots.
M. Section 3.5.3(B)(2)(a) — Relationship of Buildings to Streets,
Walkways and Parking — Build -to Lines
The building is brought up the corner of two public streets. It is between
10 and 25 feet from Timberline Road and no more than 15 feet back from
Bighorn Drive thus complying with the standard.
N. Section 3.5.5(B)(1)(2) — Convenience Shopping Center— Size of
Development and Permitted Uses
The site is under seven acres and the building is configured to contain four
or more separate business establishments. The site is located within the
Fox Meadows Business Park which is 15 acres in size that has been
planned and developed as a whole. All proposed uses are permitted.
O. Section 3.5.5(C)(1) - Convenience Shopping Center— Architectural
Style
The building has been specifically designed for this site and is not a
standardized, formulaic building that is recognized as a prototype of a
larger chain of establishments.
P. Section 3.5.5(C)(2) — Convenience Shopping Center— Building
Placement
The building exceeds the minimum required setback of 20 feet from the
property lines of the two adjoining residential neighborhoods.
Fox Meadows Business Park, Tract B, Timberline Plaza, P.D.P., #19-05A.
June 15, 2006 P & Z Meeting
Page 6
G. Section 3.2.2(C)(4) — Bicycle Facilities
Since the multi -tenant building is a long rectangle, bicycle parking is
provided at two locations. Total bike parking exceeds the required
minimum of 5% of car parking or 6 spaces. Bike rack locations do not
conflict with vehicle use areas or impede sidewalks.
H. Section 3.2.2(C)(5) - Walkways
As mentioned, two internal sidewalks connect out to the two abutting
streets.
I. Section 3.2.2(K)(2) — Parking — Minimum Number of Spaces
For a convenience shopping center, the maximum number of parking
spaces cannot exceed five spaces per 1,000 square feet of gross leasable
area or 135 spaces. The plan provides 109 parking spaces thus not
exceeding the allowable maximum.
J. 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 eastern edge of the project
to minimize light intrusion on the Fox Meadows neighborhood. There are
no fixtures along the south property line.
K. 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, in this case, the two existing medical buildings to the
north. These two one-story buildings are characterized by stone bases,
synthetic stucco fields and pitched roofs in dark and neutral tones. The
accents are prominent triangular wood frames that evoke the vernacular of
Colorado's ski communities.
The proposed building is slightly different primarily in its use of a flat roof a
false mansard punctuated by two pitched roof elements. Also, the
proposed building does not employ the triangular wood framing accent
features. The generous use of masonry materials with red brick
components is of high quality. Where the roof is sloped, the pre -finished
metal will be colored "antique copper." Other accents include metal siding
in a product referred to as "galvalume" which is used on attractive
Fox Meadows Business Park, Tract B, Timberline Plaza, P.D.P., #19-05A.
June 15, 2006 P & Z Meeting
Page 5
5. Compliance with 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 P.D.P. is separated from Fox Meadows (east) by the existing two -
acre stormwater detention pond that serves the entire business park.
There is separation from Sunstone (south) by the existing 30-foot wide
regional drainage channel, a portion of which contains a bike trail.
C. Section 3.2. 1 (E)(4) (a) — Parking Lot Perimeter Landscaping
The parking lot perimeter is landscaped along the east and south edges
by a combination of shrubs and trees.
D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The project has 109 parking spaces which require a minimum of 10%
interior landscaping in the form of islands. The parking lot is 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
Primary access is gained by Bighorn Drive. There is no access to
Timberline Road. The internal sidewalk circulation system provides for
direct connections out to both Timberline Road and Bighorn Drive.
Fox Meadows Business Park, Tract B, Timberline Plaza, P.D.P., #19-05A.
June 15, 2006 P & Z Meeting
Page 4
consumer demands of adjacent employment areas. The principal uses permitted
include retail stores; business services; convenience retail stores with fuel sales
(possibly including an accessory one -bay automatic carwash); personal business
and service shops; standard or fast food restaurants (without drive -up windows);
vehicle minor repair, servicing and maintenance uses; liquor sales (for on- or off -
premise consumption); beauty or barber shops; dry-cleaning outlets; equipment
rental (not including outdoor storage); limited indoor recreational uses; pet shops;
and uses of similar character. Secondary uses may include professional offices;
limited banking services such as branch banks (with limited drive -up facilities)
and automated teller machines; multi -family dwellings; medical offices and
clinics; small animal veterinary clinics; child care centers; and elderly day care
facilities.
Fox Meadows Business Park Tract B, however, is expressly prohibited from
allowing the following two uses:
• convenience retail stores with fuel sales (possibly including an
accessory one -bay automatic carwash); and
• vehicle minor repair, servicing and maintenance uses.
The P.D.P. complies with the definition of a convenience shopping center and
excludes the two prohibited uses.
B. Dimensional Standards
The one-story building complies with the standard that the maximum height for
non-residential buildings shall be four stories.
C. Site Design
The standard requires that where an employment use abuts a residential area,
there shall be no drastic and abrupt change in the scale and height of the
buildings. The one-story building is rectangular in shape with the short side
facing south toward the neighborhood. This orientation and height satisfies the
standard.
Fox Meadows Business Park, Tract B, Timberline Plaza, P.D.P., #19-05A.
June 15, 2006 P & Z Meeting
Page 3
On April 21, 2005, the Planning and Zoning Board approved the request for a
Modification of Standard to Section 4.44(D)(2) to allow 100% secondary uses
limited to health and membership clubs, indoor limited recreation establishments
and child care centers and their accessory uses.
On February 16, 2006, the Board approved an amended Modification of
Standard to allow 100% secondary uses limited to a convenience shopping
center but with no fuel facilities or vehicle repair facilities.
2. Fox Meadows Business Park O.D.P.:
The original O.D.P. of 1988 designated the subject parcel as "Day Care" and
"Multi -Family." The amended O.D.P. of 1990 designated the area as
"Neighborhood Convenience Center" and "Detention Pond."
As mentioned, in 1997, the O.D.P. was granted a Determination of Vested Rights
which extended the approval to 2000. The O.D.P. has since expired.
In 2004, the three retail/restaurant buildings on the north side of Bighorn Drive
converted to medical office buildings. Tract B represents the last vacant lot
within the 15-acre business park.
3. Time Validity of the Modification:
Modifications are valid for one year. Since the amended Modification was
granted in February of 2006, the P.D.P. is being considered within the allowed
timeframe.
4. Employment Zone — Permitted Uses:
A. Permitted Uses
A convenience shopping center is a permitted use in the Employment zone,
subject to review by the Planning and Zoning Board. Specifically, the use is
defined as follows:
Convenience shopping center shall mean a shopping and service center situated
on seven (7) or fewer acres with four (4) or more business establishments with
separate exterior entrances, located in a complex which is planned, developed and
managed as a single unit, and located within and intended to primarily serve the
Fox Meadows Business Park, Tract B, Timberline Plaza, P.D.P., #19-05A.
June 15, 2006 P & Z Meeting
Page 2
EXECUTIVE SUMMARY:
The P.D.P. complies with the approved stand-alone Modification that allows
100% of the parcel being allowed to develop as a secondary use and does not
include the two prohibited uses. The P.D.P. complies with the applicable land
use and development standards of the Employment zone district and the
applicable General Development Standards. A neighborhood information
meeting was held in June of 2005 for a Health and Fitness Club. The P.D.P. now
features a multi -tenant mixed use building that, while slightly larger, does not
differ to the extent of impacting the surrounding neighborhoods.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: E; Fox Meadows Business Park (medical office buildings)
S: R-L; Existing Single Family — Sunstone Village
E: R-L; Existing Single Family - Fox Meadows
W: E; Horsetooth East Business Park
The parcel was included in a larger annexation in 1978 and zoned R-M-P
(Medium Density Planned Residential) in 1980. It was first master planned in
1988 as the 15.88 acre Fox Meadows Business Park. The master plan was
amended in 1990 to adjust land uses.
The parcel was rezoned to E, Employment as part of the City Plan process in
March of 1997. A Determination of Vested Rights was granted by City Council in
July of 1997 due to the amount of investment in public improvements that had
already been installed. These included dedication of public right-of-way,
construction of Bighorn Drive, sidewalks, curb, gutter, street lighting, fire
hydrants, street trees, bike path and stormwater detention pond.
In July of 1999, the Planning and Zoning Board approved two projects:
A. Fox Meadows Business Park Apartments Final P.U.D.
B. Fox Meadows Business Park Retail Center Final P.U.D.
The subject parcel is vacant. The extension of vesting that was granted by the
Determination of Vested Rights in 1997 has expired.
ITEM NO.7
MEETING DATE 6/15/06
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Fox Meadows Business Park, Tract B, Timberline Plaza,
P.D.P., #19-05A.
APPLICANT: Mr. Stuart MacMillan
c/o V- F Ripley
401 W. Mountain Avenue
Fort Collins, CO 80521
OWNER: Everitt — MacMillan Company
3030 South College Avenue
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a Convenience Shopping Center containing 27,027 square
feet in a single, multi -tenant building. The site is 4.29 acres in size. The site is
located on the east side of Timberline Road, south of Bighorn Drive. The site
includes a two -acre existing stormwater detention pond on the east and borders
the Fox Meadows drainage channel on the south. The zoning is E, Employment.
On February 16, 2006, an amended Modification of Standard that was approved
by the Planning and Zoning Board allowing an increase in the amount of
allowable secondary uses on a parcel in the Employment zone district from the
maximum allowable 25% to 100%. The approved Modification is conditioned
such that the allowable secondary uses would be limited to only a Convenience
Shopping Center. The Modification is furthered conditioned such that a
convenience shopping center may not include (I.) convenience retail stores
with fuel sales (possibly including an accessory one -bay automatic
carwash), and (2.) vehicle minor repair, servicing and maintenance.
RECOMMENDATION: Approval
COMMUNFFYPLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT