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HomeMy WebLinkAboutGOLDEN MEADOWS BUSINESS PARK - PDP - 14-03 - REPORTS - RECOMMENDATION/REPORTGolden Meadows Business Park, 2"d Filing, P.D.P., #14-03 August 21, 2003 P & Z Meeting Page 9 The rear of the building is oriented to the East Harmony Road street frontage (a State highway, major arterial) and will be set back a distance of approximately 85' from the street right-of-way. As set forth in the City's adopted Harmonv Corridor Standards and Guidelines, the building must maintain a minimum 80' separation from the "future" edge of pavement of Harmony Road. In this case, the proposed building will be set back 95' from existing edge of pavement and 86' from the "future" edge of pavement. 5. Neighborhood Information Meeting The Golden Meadows Business Park, 2"d Filing - PDP contains a proposed land use that is permitted in the HC — Harmony Corridor Zoning District subject to a Planning and Zoning Board (Type II) review. The proposed use is a convenience shopping center. The. LUC requires that a neighborhood meeting be held for a Type II development proposal and a City -facilitated neighborhood meeting was held on March 3, 2003, at the Spirit of Joy Lutheran Church, to discuss this proposal. A copy of the notes taken at this meeting is attached to the staff report. FINDINGS OF FACT/CONCLUSIONS After reviewing the Golden Meadows Business Park, 2"d Filing (Convenience Shopping Center), PDP, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the HC — Harmony Corridor District. 2. The PDP, containing a defined secondary land use in the Harmony Corridor District, is in conformance with the policies of the Harmony Corridor Plan and Harmony Corridor Standards and Guidelines. 3. The Project Development Plan complies with all applicable district standards of Section 4.21 of the Land Use Code, HC Zoning District. 4. 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 Golden Meadows Business Park, 2"d Filing (Convenience Shopping Center), Project Development Plan - #14-03. Golden Meadows Business Park, 2"d Filing, P.D.P., #14-03 August 21, 2003 P & Z Meeting Page 8 The front building facade (with multiple entries) in this convenience shopping center use project has a direct pedestrian connection to the existing public sidewalk along McMurry Avenue, without any vehicular use between the building face and the street. Build -to Line. Section 3.5.3(13)(2)(b) states that: Buildings shall be located no more than 15' from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on -street parking. The west end of the proposed building directly adjacent and oriented to McMurry Avenue is set back 15' from the right-of-way line of the street, which complies with the requirement of the LUC. The west facade contains one entry that opens directly onto a plaza area that connects the building to the public sidewalk. 3. Section 3.5.5, Convenience Shopping Center The proposal complies with the Land Use, Buildings, and Site Design standards and requirements set forth in this section. D. Division 3.6, Transportation and Circulation 1. Section 3.6.4, Transportation Level of Service Requirements The proposal complies with the requirements set forth in Section 3.6.4(C) Transportation Impact Study. The applicant provided a Transportation Impact Study (TIS) to the City with the PDP submittal documentation. The City's Traffic Engineer has reviewed the TIS and has determined it to be acceptable. 4. Harmony Corridor Plan and Harmony Corridor Standards and Guidelines The project is in conformance with the Policy LU-2 of the Harmony Corridor Plan regarding the maximum amount of secondary uses permitted in a "Basic Industrial and Non -Retail Employment Activity Center". The subject development proposal is 6% of the approved Golden Meadows Business Park, which is less than the maximum 25% secondary uses allowed in a development plan. Golden Meadows Business Park, 2"d Filing, P.D.P., #14-03 August 21, 2003 P & Z Meeting Page 7 3. Privacy. The building is located where it will not infringe on the privacy of adjacent public and private property in the area. Other buildings in the surrounding area contain business, office, and retail uses; and, are generally two and three stories in height. This property is not directly adjacent to (and does not abut) residential areas or a public park. 4. Neighborhood Scale. The building is compatible with the scale of the buildings in the existing business park and shopping center neighborhoods that surround the property. The relative height, mass, and human scale of the building is complementary. Staff has determined that the additional 64" of building height over 40' will not create adverse impacts on the surrounding area and is in character with the existing two- and three-story buildings in the Golden Meadows Business Park, Safeway Shopping Center, and Oakridge Business Park. 2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings The proposal satisfies the Relationship of Buildings to Streets, Walkways and Parking standards, more specifically: The proposal complies with Section 3.5.3(B)(1) in that the primary entrance to the office building faces and opens directly onto a walkway with pedestrian frontage that connects to the public sidewalk along McMurry Avenue without having to cross a driveway or the parking lot. Orientation to Build -to Lines for Streetfront Buildings. Section 3.5.3(B)(2) states that: Build -to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects, in order to form visually continuous, pedestrian -oriented streetfronts with no vehicle use area between building faces and the street. Golden Meadows Business Park, 2"d Filing, P.D.P., #14-03 August 21, 2003 P & Z Meeting Page 6 c. The proposal complies with the requirements set forth in Section 3.5.1(E) Building Materials. The building materials will consist of a brick masonry veneer siding (earthtone in color), with brick masonry accent rowlock and soldier coursing (accent earthtone in color). The roofing will be a concrete roof tile. These materials and colors are present in the existing buildings in the surrounding area. Building Height Review. Section 3.5.1(G) states that: All buildings or structures in excess of 40' in height shall be subject to special review pursuant to this subsection (G). The building, as proposed, will generally be 33' to 34' high. From the east and west ends the building will appear to be 40' in height. However, the top of a parapet wall enclosing the mechanical units will be at 42'-6" above grade and a short section of a hip roofline will be 46'-4" above grade (this being the very top of the building). The applicant has submitted a shadow analysis based on Section 3.5.1(G) Building Height Review in the LUC. A copy of the shadow analysis is attached to this staff memo. Staff has evaluated the criteria for a special review of buildings in excess of 40' in height: Views. The taller building shall not substantially alter the opportunity for and quality of desirable views from public places, streets, and parks within the area. In this instance, the footprint of the two-story building is 10,900 square feet in size and the placement of the building on the site is such that the additional 6'-4" of height will not dramatically hinder primary views to the foothills from the existing properties to the east that are most affected. The building is oriented east - west, with the narrower building view to properties to the east. 2. Light and Shadow. The taller building will cast shadows for a short period of time (in the Winter) on small portions of McMurry Avenue (to the west) and the adjacent property to the east; but, the shadows will not have a substantial adverse impact on the distribution of natural and artificial light on the adjacent public and private properties. Golden Meadows Business Park, 2Id Filing, P.D.P., #14-03 August 21, 2003 P & Z Meeting Page 5 d. The proposal complies with Section 3.2.2(K)(2)(a) in that the project will provide parking at a ratio of 3.6 spaces per 1,000 square feet of leasable floor area for the proposed convenience shopping center. This does not exceed the maximum parking allowance of 5 spaces per 1,000 square feet of floor area for a shopping center. The building will contain 21,800 square feet of uses permitted in a convenience shopping center. There will be 79 parking spaces on -site. e. The proposal complies with Section 3.2.2(K)(5) in that it provides 4 handicapped parking spaces (of the total of 79 spaces on -site) with accessible ramps directly in front of the building. 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 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility a. The proposal complies with the requirements set forth in Section 3.5.1(B) Architectural Character. This development is adjacent to existing business parks to the north, east, and south. It is adjacent to a neighborhood shopping center to the west. The building design and massing proportions reflects a complementary and compatible style with that of the existing commercial, office, and retail uses that surround this property. b. The proposal complies with the requirements set forth in Section 3.5.1(C) Building Size, Height, Bulk, Mass, Scale. The building will contain a total of 21,800 square feet of floor area on two floors. The building footprint will be 10,900 square feet. The hipped roofs will be sloped at a pitch of 1 foot of rise in 3 horizontal feet. The overall height of the building is 46'-4", which is the same height as or slightly taller than the two- and three-story non-residential buildings on all four sides of this property. Golden Meadows Business Park, 2Id Filing, P.D.P., #14-03 August 21, 2003 P & Z Meeting Page 4 c. The proposal complies with Section 3.2.1(D)(3) in that no one species of the proposed 41 new trees on the development plan exceeds 25% of the total trees on -site, or 10 trees. The most of any one species is 9 Shademaster Honeylocust trees. d. The proposal complies with Section 3.2.1(E)(4)(a) in that trees are being provided at a ratio of 1 tree per 25 lineal feet along McMurry Avenue and 1 tree per 40 lineal feet in the parking setback area along the north property line. e. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site parking area will be screened from McMurry Avenue to the west with deciduous and evergreen shrub plantings that will block at least 75% of the vehicle headlights and extend along at least 70% of the street frontage along the parking area. f. The proposal complies with Section 3.2.1(E)(5) in that it provides 6.1 % interior landscaping in the parking area (containing more than 6 and less than 100 parking spaces), satisfying the minimum requirement of 6%. 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 adequate, secure, and convenient bicycle parking located near the entrance to the buildings. There will be two bike parking spaces (with racks), one at each end of the building. Each rack will accommodate at least 2 bicycles, equaling a total of 4 spaces, which meets the minimum of 4 spaces required. b. The proposal complies with Section 3.2.2(C)(5)(a) 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 Sections 3.2.2(D)(1) & (2) in that it provides for pedestrian and vehicle separation, to the maximum extent feasible, via a direct walkway from the McMurry Avenue street sidewalk to the building entrances and a protected walkway from the north tier of parking to the main building entry; and, it provides an unobstructed vehicular access between the public street (McMurry Avenue) and the off-street parking spaces. Golden Meadows Business Park, 2"d Filing, P.D.P., #14-03 August 21, 2003 P & Z Meeting Page 3 The PDP meets the applicable Land Use Standards, more specifically: Section 4.21(D)(1) Harmony Corridor Land Use Standards. This development proposal complies with the Harmony Corridor land use and locational standards as adopted by the City and is in conformance with the policies of the Harmony Corridor Plan. 2. Section 4.21(D)(2) Secondary Uses. The proposed secondary use (convenience shopping center) in this PDP is in compliance with this section of the LUC, which requires that secondary uses not occupy more than 25% of the total gross area of the development plan. The proposed convenience shopping center on Lots 4 & 5 of the Golden Meadows Business Park is 6% of the total business park acreage in the development plan. All other existing uses in the business park are considered to be primary uses. The PDP meets the applicable Development Standards, more specifically: 1. Section 4.21(E)(1) Harmony Corridor Development Standards. This development proposal complies with the Harmony Corridor design standards as adopted by the City and is in conformance with the policies of the Harmony Corridor Standards and Guidelines. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards, more specifically 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 new building, according to the standards 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 30' - 35' spacing in the 6' wide landscape parkway along McMurry Avenue. Golden Meadows Business Park, 2"d Filing, P.D.P., #14-03 August 21, 2003 P & Z Meeting Page 2 standards located in Division 4.21 Harmony Corridor (HC) of ARTICLE 4 — DISTRICTS. Convenience shopping centers, defined as Secondary Uses, are permitted in the HC — Harmony Corridor Zoning District, subject to a Planning and Zoning Board (Type II) review. The purpose of the HC District is: "..... to implement the design concepts and land use vision of the Harmony Corridor Plan -- that of creating an attractive and complete mixed -use area with a major employment base." This proposal complies with the purpose of the HC District as it provides a permitted secondary use that will occupy no more than 25% of the total gross area of a development plan (Golden Meadows Business Park) in an area identified as a 'Basic Industrial and Non -Retail Employment Activity Center" in the Harmony Corridor Plan., This proposed new development will be on a vacant parcel of land and will tie into and utilize existing roadways, utilities, and services in the area. COMMENTS: Background The surrounding zoning and land uses are as follows: N: HC; existing business park (Golden Meadows) S: HC; existing business park (Oakridge) E: HC; existing business park (Golden Meadows) W: HC; existing shopping center (Harmony Safeway Marketplace) The property was annexed into the City in August, 1977 as part of the Harmony Annexation. The property was platted as Lots 4 & 5 of the Golden Meadows Business Park in August, 1978. 2. Division 4.21 of the Land Use Code — Harmony Corridor District The proposed convenience shopping center use is permitted in the HC Zoning District subject to a Planning and Zoning Board review. The proposed center is defined as a Secondary Use in this district. ITEM NO. 3 MEETING DATE 8,121.103 ff J'" STAFF Steve Olt mkm�l Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Golden Meadows Business Park, 2"d Filing (Convenience Shopping Center), Project Development Plan - #14-03 APPLICANT: VF Ripley Associates, Inc. c/o Rachel Linder Lee 401 West Mountain Avenue, Suite 201 Fort Collins, CO. 80521 OWNER: Stoner and Company c/o Jay Stoner 2815 East Harmony Road Fort Collins, CO. 80528 PROJECT DESCRIPTION: This is a request for a convenience shopping center on 1.9 acres. The building will be two stories, 46'-4" in height, and contain 21,800 square feet of leasable floor area for about 4 to 6 commercial users. The property is located at the northeast corner of East Harmony Road and McMurry Avenue. It is Lots 4 & 5 of the Golden Meadows Business Park and is in the HC — Harmony Corridor Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan (PDP) complies with the applicable requirements of the Land Use Code (LUC), 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 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT