HomeMy WebLinkAboutFORT COLLINS LOVELAND WATER DISTRICT - PDP - 23-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSFort Collins / Loveland Water District Traffic Impact Study
ITE Fifth Addition Trip Generation Table
The relationship behveen building size and the number of employees, and trips generated is
illustrated in the following tables, which approximate trip generation rates as derived from the trip
generation equations sho'.vn on the following pages:
Table 3: General Office Building Trip Generation
Vehicle Trip Ends (Two -Way Volume) Per Employee
Derived From Tri Generation Equations
Employees Average Weekday A.M. Peak Hour P.M. Peak Hour
Vehicle Trip Ends (1 Hour Bet,.veen (1 Hour Between
7 and 9 A.M. 4 and 6 P.m.
F Rate
Volume
Rate
Volume
Rate
I Volume
25
6.00
150
0.77
19
0.92
23
50
100
5.32
1 4.74
266
0.70
( 35
0.79
40
474
0.64
64
1 0.69
69
200
300
4.22
f 3.94
844
0.58
1171
0.60
119
1183
0.55
1661
0.55
165
400
3.76
1503
0.53
212
1 0.52
1 207
500
3.62
1809
0.52
258
0.49
247
600
3.51
2105
0.50
302
0.48
285
700
3.42
1 2393
0.49
345
0.46
323
800
3.34
1 2675
0.48
387
0.45
358
900 1
3.28
2950
0.48
428
0.44
394
1,000 1
3.22 1
3220
0.47
1 469
0.43
428
1,200
3.12
3748 1
0.46 1
549
0.41
495
1,600 or more
2.98 1
1
0.44 1
0.39
Balloffet & Associates, Inc. 17
Fort Collins / Loveland Water District Traffic Impact Study
Continuity B/C: There is a direct sidewalk connection to the
shopping center directly to west of this project and to the north
bound transit stop on College Avenue. The south bound transit
service does not have a continuous sidewalk connection currently
available.
Street Crossing B/C: Although there are no major streets to cross
to get to the east side of College Avenue and the northbound
transit stop on College Avenue, a pedestrian will need to cross
College at Fossil Creek to utilize the southbound transit stop. A
pedestrian button exists at the intersection, along with adequate
lighting, and painted crosswalks for all movements.
Visual Interest & Amenity B/C: The landscaping in the area is
generous and attractive. This project proposes to extend the
sidewalk along the east side of Snead Drive adjacent to this
parcel.
Security B: Pedestrian line of sight and visibility is good. The
existing lighting along the direct route to the north bound transit
stop is good. This, along with the other street lamps and parking
lot lighting in the area provides adequate lighting. However,
evening activities are limited and may provide a less than
desirable feeling of security after closing time of the nearby
shopping centers and offices. This should improve as the area
continues to develop.
Bicycle LOS - C Currently there is a north/south bike ane on College Avenue
which connects with the Harmony East/West Route. The bicycle
connection to College Avenue is via Fairway Lane or Fossil Creek
Parkway.
Transit LOS - B The Fox Trot transit service along College Avenue could be used
by employees and visitors of the Fort Collins/Loveland Water
District Office. This service currently runs at one-half hour
intervals from approximately 6:30am to 6:30pm, between
downtown Loveland and the Square in Fort Collins.
Based on City of Fort Collins 2015 transit forecasts, College
Avenue will be a High Frequency Travel Corridor that will
provide transit service every 20 minutes for twelve hours per day
and an additional 4 hours of evening service.
Balloffet & Associates, Inc. 16
k Fort Collins / Loveland Water District Traffic Impact Study
The year 2000 short range and year 2015 long range background
plus project a.m. and p.m. peak hour level of service analysis is
presented in Table C. As can be seen, the volumes generated by the
proposed Fort Collins/Loveland Water District Office are
insignificant and will not directly result in any unacceptable levels
of service. However, as seen in Table A the year 2015 pm peak
background traffic causes the intersection to drop below the
minimum level of service that is acceptable. Traffic improvement
militations may be necessary if these projected traffic volumes are
realized. The traffic mitigation improvements that improved the
level of service to an acceptable level of service in Table A was the
' addition of dual westbound left turn lanes.
Table D - Level of Service Calculations
Level of Service
College/Fossil Creek (signalized) AM PM
Existing Intersection Level of Service B B
Year 2000 Background B B
Year 2000 Background and Project B B
Year 2015 Background D F
Year 2015 Background and Mitigation D D
Year 2015 Background, Mitigation and
Project D D
Pedestrian LOS A pedestrian level of service was conducted for the proposed Fort
Collins/Loveland Water District Office. Five level of service
measures were conducted as follows:
Directness - A: The proposed Fort Collins/Loveland Water District
Office is located approximately 600' to the east of the
College/Fossil Creek intersection. Direct connections exist for the
Fossil Creek Design Center and the transit stop on College
Avenue.
Balloffet & Associates, Inc.
15
Fort Collins - Loveland Water District Traffic Impact Study
Figure 9 -Year 2015 Background Plus Project Traffic
Legend
47/144 AM/PM Peak Hour
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Balloffet & Associates, Inc. 14
Fort Collins - Loveland Water District Traffic Impact Study
Figure 8 -Year 2000 Background Plus Project Traffic
Legend
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Balloffet & Associates, Inc. 13
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Fort Collins - Loveland Water District Traffic Impact Study
Figure 7 -Project Generated Peak Hour Traffic Volumes Year 2015
Legend
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Balloffet & Associates, Inc. 12
Fort Collins - Loveland Water District Traffic Impact Study
Figure 6 -Project Generated Peak Hour Traffic Volumes Year 2000
Legend
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Balloffet & Associates, Inc. 11
Fort Collins / Loveland Water District Traffic Impact Study
north, 30 percent south, and 15 percent east on Fossil Creek
Parkway for the year 2015. This is due to the projected connection
of Fossil Creek Parkway with Lemay Avenue.
The Fort Collins/Loveland Water District Office trip distribution
assumptions and resulting a-m. and p.m. peak hour traffic
assignment is presented in Figure 6a, and 6b. Year 2000
background plus project and year 2015 background plus project
traffic are presented in Figures 7 and 8 respectively.
Balloffet & Associates, Inc. 10
Fort Collins / Loveland Water District Traffic Impact Study
All intersection turn movements will operate acceptably during
the short range year 2000 background conditions. However, the
long range 2015 background conditions operate below the
required City of Fort Collins standards. Based on a review of the
Level of service analysis, an acceptable level of service can be
achieved with the conversion of the west bound through lane to a
second west bound left turn lane, and the right turn lane
converted to a through/right turn lane. It shall be noted that this
2015 forecast is contingent upon connecting Fossil Creek
between College Avenue and Lemay Avenue.
Project Traffic Trip generation for the proposed Fort Collins/Loveland Water
District Office, are based on estimates form The ITE fifth addition
trip generation manual. Based on six trips per employee, the 19
employees will generate approximately 114 daily trips. Morning
and afternoon peak counts are also based on the ITE fifth addition
trip generation manual. Based on visitor count history at other
facilities of this type. This development will generate
approximately 17 visitor trip ends per day, with some of these
trips occurring during the p.m. peak hour. Conservatively
estimated counts for service vehicles indicate approximately one
service vehicle trip end per day for this type of facility.
Table C - Project Trip Generation
AM AM AM PM PM PM
ADT IN OUT Total IN OUT Total
Trip Generation
Rates
Employee 114 12 3 15 4 14 18
Visitors/ Service 18 2 2 4 5 2 7
Trip Generation 132 14 5 19 9 16 25
As seen, trip generation for the Fort Collins/Loveland Water District
Office is 132 daily trips, 19 a.m. peak hour trips, and 25 p.m. peak
hour trips. In general, traffic flows reflect inbound and outbound
employees arrival and departure patterns.
The trip distributions for the proposed project are based on the
location of the project within the City of Fort Collins, the current trip
distribution patterns, and on the projected growth rates estimated for
the year 2015. Based on this information, it was estimated that
approximately 65 percent of the project traffic would go north on
College and 35 percent south for the year 2000, and 55 percent
Balloffet & Associates, Inc. 9
Fort Collins - Loveland Water District Traffic Impact Study
Figure 5 -Year 2015 Long Range Background Peak Hour Traffic Volumes
Legend
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Balloffet & Associates, Inc. 8
Fort Collins - Loveland Water District Traffic Impact Study
Figure 4 -Year 2000 Short Range Background Peak Hour Traffic Volumes
Legend
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Balloffet & Associates, Inc. 7
Fort Collins / Loveland Water District Traffic Impact Study
Table A - Level of Service Calculations
Level of Service
College/Fossil Creek (signalized) AM PM
Existing Intersection Level of Service B B
As can be seen above, acceptable levels of services exist for both the
a.m. and p.m. peak hour conditions for all movements of the
College Avenue / Fossil Creek Parkway intersection.
Background Traffic Background traffic projections for the year 2000 short range and
year 2015 long range were forecasted. The year 2000 forecasts
were based on growth factors developed through comparison
between 1996 and 1998 counts. The 2015 forecasts were based on
the North Front Range Transportation and Air Quality Planning
Council Traffic model.
The resulting year 2000 short range and year 2015 long range
background volumes are presented in Figures 4 and 5 respectively.
The resulting Year 2000 and 2015 background intersection levels of
service are presented in Table B.
Table B - Level of Service Calculations
Level of Service
College/Fossil Creek (signalized) AM PM
Existing Intersection Level of Service B B
Year 2000 Background B B
Year 2015 Background D F
Year 2015 Background and Mitigation D D
Balloffet & Associates, Inc. 6
Fort Collins - Loveland Water District Traffic Impact Study
Figure 3 - Existing Peak Hour Traffic Volumes
Legend
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Balloffet & Associates, Inc.
Fort Collins - Loveland Water District Traffic Impact Study
Figure 2 - Proposed Site Plan
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Balloffet & Associates, Inc.
Fort Collins / Loveland Water District Traffic Impact Study
The site plan has a direct connection to Snead Drive to east and
Fossil Creek Parkway to the south. A direct pedestrian connection
exists to College Avenue via an east/west sidewalk through the Fossil
Creek Design. Attached sidewalks exist along Snead Drive and
Fairway Lane providing an alternative pedestrian access to College
Avenue . Bike lanes are also accessible along College Avenue.
Existing Traffic The limits of this study are based on discussions with Eric Bracke,
the City of Fort Collins Traffic Engineer. Based on the minimum
anticipated traffic volumes generated by this project, it was
concluded that the focus of the study should be at the intersection
of College Avenue and Fossil Creek Parkway. Existing a.m. and
p.m. peak hour intersection traffic counts for the College
Avenue/Fossil Creek Parkway intersection were conducted for this
project consistent with the Traffic Impact Study Guideline. The
counts were collected by Balloffet & Associates on April 4-5, 1998.
The existing a.m. and p.m. peak hour intersection turn movement
counts for College Avenue/ Fossil Creek Parkway intersection are
presented in Figure 3.
An existing a.m. and p.m. peak hour intersection level of service
analysis was performed for the College Avenue/Fossil Creek
Parkway intersection. Level of Service (LOS) is a grading system as
to how well an intersection operates, ranging from "A," which is
excellent, to "F" for a failure. LOS of "D" or better is the City of Fort
Collin's threshold for being acceptable.
The existing levels of service for this intersection is based on the
Highway Capacity Manual and are presented in Table A.
Balloffet & Associates, Inc.
3
Fort Collins - Loveland Water District Traffic Impact Study
Figure 1 - Project Location map
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Ftlovgr.Cdr 4.16.98
Balloffet & Associates, Inc. 2
Fort Collins / Loveland Water District Traffic Impact Study
Introduction The following traffic impact study is for the Fort Collins/Loveland
Water District Office, proposed to be located at the end of Snead
Drive north of Fossil Creek Parkway, and east of College Avenue in
the City of Fort Collins. The analysis evaluates the existing
conditions, short-term year 2000 forecast impacts, and the long-term
year 2015 forecast impacts. This analysis examines automobile,
transit, bicycle and pedestrian mobility. Due to the minimum trip
generation from the proposed Fort Collins/Loveland Water District
Office, the focus of this study is at the intersection of College
Avenue and Fossil Creek Parkway. As will be presented, the
proposed project will not result in a significant traffic impact, and
the available pedestrian, bicycle, and transit facilities are adequate.
Access to College Avenue will be via Fairway Lane and Fossil Creek
Parkway through a public access easement through the Fossil Creek
Design Center located east of Snead Drive. Ultimately Snead Drive
will be extended to the south and connect with Fossil Creek Drive.
This will occur with the development of the vacant parcel south of
this proposed project.
Existing Setting The proposed project will have access drives connecting to Snead
Drive, and Fossil Creek Parkway in the City of Fort Collins, as
presented in the project location map (Figure 1). Snead Drive is a
two-lane commercial/light industrial street that intersects with
Fairway Drive to the north. Fairway Lane is a two-lane facility at its
intersection with Snead Drive. Fossil Creek Parkway is a two lane
residential collector with a rural cross section. The cross section for
College Avenue at the intersection of Fossil Creek accommodates
left turn lanes, two through lanes in each direction and designated
right turn lanes. The speed limit along College Avenue is 50 miles
per hour. Ultimately Fossil Creek will be connected to the east and
provide through access to South Lemay Avenue
The intersection of Fossil Creek Parkway and College Avenue is
controlled by a signal. All other intersections within the study area
are stop sign -controlled for the minor cross street.
Project Description The Fort Collins/Loveland Water District Office, is a public agency
that will employ 19 people. Nine will work in field operations, and
the other ten are administrative. This facility will have a storage
area for materials, and a drive through payment drop for the
convenience of their senior and handicap costumers.
Balloffet & Associates, Inc. 1
IN Fort Collins / Loveland Water District Traffic Impact Study
Table of Contents
Introduction..............................................................1
Existing Setting............................................................ 1
Project Description......................................................... 1
Existing Traffic.............................................................3
Background Traffic.........................................................6
P roj ect Traff i c .............................................................9
Pedestrian Level of Service .................................................. 15
Bicycle Level of Service....................................................16
Transit Level of Service.....................................................16
Figures
1. Project Location Map....................................................2
2. Proposed Site Plan.......................................................4
3. Existing Peak Hour Traffic Volumes .........................................
5
4. Year 2000 Short Range Background Peak Hour Traffic Volumes ...................
7
5. Year 2015 Long Range Background Peak Hour Traffic Volumes ....................
8
6. Project Peak Hour Traffic Year 2000.........................................
11
7. Project Peak Hour Traffic Year 2015.........................................
12
8. Year 2000 Short Range Background Plus Project Traffic .........................
13
9. Year 2015 Long Range Background Plus Project Traffic .........................
14
Tables
A. Intersection Level of Service Calculations ..................................... 6
B. Intersection Level of Service Calculations ..................................... 6
C. Intersection Level of Service Calculations .................................... 15
D. Project Trip Generation ................................................... 9
Appendix
A. Trip Generation Table ................................................... 17
B. HCM Output.......................................................... 18
Balloffet & Associates, Inc.
IN
ad
Fort Collins/Loveland Water District Office
Traffic Impact Study
Prepared for:
Everitt Companies
Prepared by:
Balloffet & Associates
Apri 1 17, 1998
Request for Modification of General Development Standards
Fort Collins/ Loveland Water District PDP
Project Number: R98-017
This is a Request for Modification of General Development Standards 3.5.3 (B) (2) (b),
regarding building setbacks which states. "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."
VF Ripley Associates Inc. requests a modification of building set backs due primarily to
site topographic constraints. Along Snead Drive within the 15' building setback the street
elevation is 3.25 feet +/- higher than the building elevation. This situation is further
complicated by the need for positive drainage away from the building and then returning
to the higher elevations along Snead Drive. As a result the building is left in the visually
negative position of being lower in elevation than the road, and also a retaining wall will
be required to address the changes in grade. A retaining wall at this location would be a
detriment because the site would be cut off from the street.
Locating the building 26 feet +/- from the flowline would accomplish several objectives
with the result being a benefit to the overall site. First, the need for a retaining wall would
be eliminated thus unifying rather than separating the site from the surrounding parcels.
Second, pedestrian circulation on the site and to nearby parcels would be more direct and
functional. Third, there is an opportunity to create a more defined sense of entry to the
building. Finally, there are no buildings located on tracts `A' and `B' along Snead Drive
and therefore no disruption of common building setbacks along the street.
2.) Bikes can access the project as described above or along the existing street
system. Access ramps and bicycle parking are provided at convenient locations.
3.) Currently the City's Transfort bus system does not extend south past Harmony
Road. However, a regional system known as the Fox Trot, does have a transit
stop at Fairway Lane. Transit riders could access the project easily from this
location.
PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces,
parks, and gateway landscapes should be designed to be functional, accessible,
attractive, safe and comfortable.
The proposed project provides a entry plaza featuring special paving, ramped access
points, and bicycle parking. This visually attractive entry plaza provides an opportunity
for visitors and/or employees to take a break in a pleasing outdoor environment. In
addition, the applicant is proposing another outdoor area for employees to utilize for
breaks or at lunch. This area will feature a seatwall and special paving. Both areas are
enhanced with attractive planting that exemplifies xeriscape principles.
Policy ENV-3.3 Water Demand Management Policy. The City should initiate and
intensify activities that demonstrate a commitment to the efficient and wise use of
water,
The landscape plan proposed for the project utilizes the following xeriscape principles:
Plant material with low to moderate water requirements
Limited turf areas
Effective use of soil amendments and mulches
An efficient irrigation system
Appropriate maintenance
Thank you for your consideration and we look forward to working with you during the
development review process.
Sincerely,
VF Ripley Associates
Linda Ripley
Principal
City Plan Principles and Policies achieved by the proposed plan include:
PRINCIPLE LU-1: Growth within the city will promote a compact
development pattern within a well-defined boundary.
The project site is located between existing residential areas and directly
behind a commercial development (Fossil Creek Design Center). The
proposed project promotes a compact development pattern by utilizing a
property that is located in between incompatible land uses. A public agency
office building is compatible with both commercial and residential
development. Effective use of an "infill" site promotes a compact
development pattern for the City.
PRINCIPLE T-1: The physical organization of the city will be supported
by a framework of transportation alternatives that maximizes access and
mobility throughout the city, while reducing dependence upon the private
automobile.
Policy T-1.1 Land Use Patterns. The City will implement land use patterns,
parking policies, and demand management plans that support effective transit,
an efficient roadway system, and alternative transportation modes.
Appropriate residential densities and non-residential land uses should be within
walking distance of transit stops, permitting public transit to become a viable
PRINCIPLE T-2: Mass transit will be an integral part of the city's overall
transportation system.
PRINCIPLE T-4: Bicycling will serve as a viable alternative to automobile use for
all trip purposes.
PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable
transportation mode and elevate it in importance to be in balance with all other
modes. Direct pedestrian connections will be provided and encouraged from place
of residence to transit, schools, activity centers, work and public facilities.
The above transportation Principles and Policies are achieved by the proposed
development in the following ways:
1.) The site is located in an area served by a well -connected pedestrian system.
Pedestrians can access he proposed facility from a City sidewalk located on the
west side of Snead Drive. The proposed project provides a sidewalk connection
to the west side of Snead and will also provide a painted crosswalk at this
location. Alternatively pedestrians can access this crosswalk through the Fossil
Creek Design Center from College Avenue.
April 21, 1998
Planning and Zoning Board Members
Ted Shepard
Fort Collins Planning Department
281 North College Avenue
Fort Collins, CO 80521
RE: Planning Objectives for
Fort Collins/Loveland Water District Project Development Plan
Dear Planning and Zoning Board Members:
VF RIPLEY
ASSOCIATES INC.
Landscape Architecture
Urban Design
Planning
1113 Stoney Hill Drive
Fort Collins. Colorado 80525
PHONE. (970) 224-5828
FAX 1970) 224-1662
The Fort Collins/Loveland Water District is proposing to build an 8,000 square foot
office building on property located south of Fairway Lane and east of Snead Drive,
directly east of the Fossil Creek Design Center. The building will be owned and
occupied by the Fort Collins/Loveland Water District. The facility will include office
space, meeting rooms, and an outdoor storage yard for vehicle maintenance and
equipment storage. The storage yard is screened with a solid fence.
Primary access to the site is from Snead Drive.
Fosgil Ridge iiiie. Twenty-four parking spaces are provided for employees, customers,
and visitors. Pedestrians can access the site from an existing sidewalk along Snead Drive
or from a sidewalk that is located south of the Fossil Creek Design Center.
The one-story building is oriented so that the main entrance faces southwest. The
predominant architectural materials are masonry block and an exterior finish insulation
system (E.F.I.S.) in earth tone colors. An entry plaza featuring special paving and
bicycle parking is provided for use by employees and visitors. The site is landscaped
utilizing xeriscape principles and drought tolerant plant material. The District's goal is
to provide an example for its customers of how to conserve water in the landscape. Plant
material is used to screen parking from public streets, provide shade, spring color and
winter interest, to enhance the architecture and to soften the appearance of the screen
wall surrounding the storage yard.
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#23-98 Fort Collins -Loveland Water District
Type I (LUC) Project Development Plan
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City of Fort Collins
Comm, Jty Planning and Environmenta. -rvices
Current Planning
MEMORANDUM
TO: Planning and Zoning Board
FROM: Ted Shepard, Senior Planner Ir
DATE: November 19, 1998
RE: Fort Collins — Loveland Water District - Request for Modification
Supplemental Finding at the Request of the City Attorneys Office
The Fort Collins —Loveland Water District Office Building, Project Development Plan,
#23-98 includes a request for a modification with respect to the General Development
Standard 3.5.3 (B) (2) (b), also known as the "build -to line."
The Code requires that the building be setback 15 feet. The P.D.P. indicates a setback of
26 feet resulting in a request for a modification for 11 feet of increased setback.
In accordance with the Land Use Code, Section 2.7.3, (Modification of Standards), the
modification is supported because the P.D.P. is found to advance or protect the public
interests and purposes of the "build -to line" equally well or better than would a P.D.P.
that places the building 11 feet back from property line because of-
1 . the inapplicability of the standard given geographic context of the site;
2. a smoother topographic transition for the connecting walkway;
3. the minimized disturbance to the natural grade.
In order to comply with Section 2.7.3 that a supplemental finding be provided, please
consider the following finding as an addendum to the Fort Collins — Loveland Water
District Office Building, Project Development Plan, #23-98 Staff Memo:
"H. The fact that there is no opportunity along the street to provide a
continuous relationship among a group of buildings to establish a visually continuous
street front, and the fact that an increase of 11 feet alleviates the need for a retaining wall,
and the fact that the increased setback minimizes disturbance to the natural grade
provides justification that that the P.D.P. meets the requirements of Section 2.7.3."
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Fort Collins-Lovelana Water District Office Building, Project Development Plan,
#23-98
November 19, 1998 P & Z Meeting
Page 6
A. An office is a permitted use in the C, Commercial Zone District as an
Administrative Review.
B. The request for a modification requires that the P.D.P. be considered by
the Planning and Zoning Board.
C. General Development Standard 3.5.3 (B) (2) (b) requires that the building
be no more than 15 feet set back from Snead Drive.
D. The P.D.P. indicates a setback of 26 feet thus exceeding the specified
distance by 11 feet.
E. The applicant requests a modification from the standard based on the
P.D.P. being better than would a plan which complies with the standard.
F. Staff recommends approval of the request for modification of a standard
based on the P.D.P. being neither detrimental to the public good nor
impairing the intent and purpose of the Land Use Code. Further, Staff
finds the P.D.P. will advance or protect the public interest and purposes of
the "build -to line" standard equally well or better than would a plan which
complies with the standard.
G. The P.D.P. complies with other applicable General Development
Standards and Zone District Standards.
RECOMMENDATION:
Staff recommends:
A. Approval of the request for modification from General Development
Standard 3.5.3 (B) (2) (b); and
B. Approval of Fort Collins -Loveland Water District Office Building, Project
Development Plan, #23-98.
Fort Collins-Lovelanu Water District Office Building, Project Development Plan,
#23-98
November 19, 1998 P & Z Meeting
Page 5
of hill that slopes from north to south. This hill varies in steepness and runs from
Fairway Estates down to Fossil Creek.
The applicant states that:
"Along Snead Drive within the 15 foot setback, the street elevation is 3.25 feet +/-
higher than the building elevation. This situation is further complicated by the
need for positive drainage away from the building and then returning to the
higher elevations along Snead Drive. As a result, the building is left in the
visually negative position of being lower than the road, and also a retaining wall
would be required to address the changes in grade. A retaining wall at this
location would be a detriment because the site would be cut off from the street."
The applicant cites two benefits that would result if the modification is granted:
(1.) By placing the building 11 feet further back, the need for the
retaining wall is eliminated. This opens up the building to the
external sidewalks and helps integrate the building with the
surrounding neighborhood.
(2.) The proposed building placement creates an opportunity to provide
a more defined sense of entry to the building and helps contribute
to the pedestrian -oriented space for the customers.
Staff Evaluation:
There are no other buildings along Snead Drive that establish a defined setback.
Placing the building 26 feet back from right-of-way will not look odd or out of
place. The topographic constraints are valid. The use of retaining walls should
be discouraged wherever possible to minimize natural grade disturbance.
Retaining walls between the building and public sidewalk is contrary to the
purpose of the building orientation standards.
Staff, therefore, finds that request for modification of 11 feet will advance the
public interest and purpose of the "build -to line" standard equally well or better
than would a plan which complies with the standard. Further, the granting of the
modification would neither be detrimental to the public good nor impair the intent
and purposes of the Land Use Code.
7. Findings of Fact/Conclusion:
In evaluating the P.D.P, Staff makes the following findings of fact:
Fort Collins-Lovelano Water District Office Building, Project Development Plan,
#23-98
November 19, 1998 P & Z Meeting
Page 4
B. Building Orientation
As mentioned, the primary fagade faces Snead Drive with a direct pedestrian
connection to the street without requiring all pedestrians to walk through parking
lots or cross driveways.
C. Outdoor Storage Areas
The request includes an enclosed outdoor storage yard for materials and
equipment. The screen wall is six feet in height and is constructed of similar
concrete block material and color to match the building elevation. The outdoor
storage yard is completely enclosed so that the visual and acoustic impacts are
fully contained and out of view from adjacent properties and public streets.
6. Build -To Line — Modification Request:
The Land Use Code addresses the relationship of buildings to streets, walkways
and parking. Specifically, under General Development Standard 3.5.3 (B) (2) (b),
the Code requires:
"Buildings shall be located no more than 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."
Since Snead Drive is smaller than a full arterial, and since the building is set back
26 feet from the right-of-way, a modification is requested (see attached).
The Planning and Zoning Board is empowered to grant modifications to the
General Development Standards contained in Article Three. A modification
request may be granted if the P & Z Board determines and finds that:
A. The granting of the modification would neither be detrimental to the
public good nor impair the intent and purposes of the Land Use
Code; and
B. 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.
The applicant states that existing site conditions dictate the placement of the
building 11 feet further back from Snead than required. The site is on the middle
Fort Collins-Lovelana Water District Office Building, Project Development Plan,
#23-98
November 19, 1998 P & Z Meeting
Page 3
4. General Development Standards:
Compliance with the applicable general development standards of Article Three
is achieved. The P.D.P., however, is also accompanied by a request for a
modification to the "build -to line" standard. The applicable standards are
discussed below.
A. Landscaping
Street trees are provided in the parkway strip between the curb and sidewalk.
These trees are uniformly spaced and comply with the separation requirements
from public streetlights. The screen wall for the yard area is landscaped along
the west and south elevations. The parking lot is landscaped especially along
the south the property line.
B. Access, Circulation and Parking
A sidewalk will be constructed along Snead Drive. There is a direct connecting
sidewalk between the public walk on Snead Drive to the building's main
entrance, with no intervening street or drive aisle. The number of parking stalls
does not exceed the maximum of 3.00 spaces per 1,000 square feet of gross
floor area.
C. Site Lighting
A Lighting Plan has been submitted and indicates that on -site lighting will not spill
off -site nor exceed the required foot-candles for illumination.
5. Building and Project Compatibility:
A. Architecture, Size, Height, Bulk, Mass, Scale and Materials
There is no predominant architectural character in the immediate vicinity. The
materials, color and scale of the Fossil Creek Design Center may be appropriate
for South College Avenue frontage but these elements would not be compatible
for Snead Drive. The proximity of two residential neighborhoods dictates that the
proposed office building take on more subtle characteristics.
To this end, the office is an under -stated one-story building with a pitched roof,
column -supported entry feature. The materials are mostly split -face concrete
block with brick accents. The covered entry features a dark green, standing
seam metal roof. The siding on the west and south elevations includes windows
and panels of scored concrete which act as a contrast to the split -face concrete.
Other than the entry, the building features a flat roof.
Fort Collins-Lovelana Water District Office Building, Project Development Plan,
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November 19, 1998 P & Z Meeting
Page 2
COMMENTS:
Background:
The surrounding zoning and I and uses are as follows:
N: (County) E-1; Existing Residential (Fairway Estates)
S: C; Vacant
E: (County) R; Existing Residential (Fossil Creek Meadows)
W: C; Existing Retail (Fossil Creek Design Center)
The subject property was included in a larger tract that was annexed in 1984 as
two sequential annexations known as Fossil Creek First and Second
Annexations. There has been no previous development activity on this parcel.
2. Land Use:
As mentioned, the site is located in the C, Commercial Zone District. This zone
allows offices as an Administrative (Type One) Review. Since a modification is
needed to the specified "build -to line," the P.D.P. is forwarded to the Planning
and Zoning Board.
3. District Standards:
In the C, Commercial, Zone District, there is only one applicable standard. This
standard requires that:
"Pedestrian -oriented outdoor spaces shall be placed next to activity areas
that generate the users (such as street corners, shops, stores, offices, day care
and dwellings). Because liveliness created by the presence of people is the main
key to the attractiveness of such spaces, to the maximum extent feasible, the
development shall link outdoor spaces to and make them visible from streets and
sidewalks. Sculpture, kiosks or shelters are encouraged to be prominently
placed in outdoor spaces."
The P.D.P. is a single -building development for a small office building on a small
lot. The P.D.P. satisfies this criterion by orienting the building entrance to the
corner of Snead Drive and the parking lot drive aisle. The building entrance
along Snead Drive allows for high visibility for customers. This entry and
orientation meet the intent of locating pedestrian -oriented outdoor spaces next to
the activity areas that generate the users (customers) of the office building.
eo�"N ITEM NO. 5
MEETING DATE 11 19 98
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Fort Collins -Loveland Water District Office Building, Project
Development Plan, #23-98
APPLICANT: Fort Collins -Loveland Water District
c/o V-F Ripley Associates, Inc.
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: Fraternal Order of Police, Lodge Number Three
6813 South College Avenue
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a Project Development Plan for an 8,000 square foot office
building located on 2.14 acres. The site is located on the east side of Snead
Drive, south of Fairway Estates, north of Fossil Creek Meadows and east of the
Fort Collins Design Center. The parcel is zoned C, Commercial. The request is
being considered under the Land Use Code.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
An office building is a permitted use in the C, Commercial, Zone District. The
P.D.P. complies with the one applicable development standard in the
Commercial Zone. The P.D.P. also complies with the applicable general
development standards with one exception. A request for modification to allow
the building to be setback 26 feet as opposed to 15 feet from Snead Drive has
been submitted. Staff recommends approval of the modification of the "build -to
line" based on topographic constraints and provision of pedestrian amenities,
and the P.D.P. being equal to or better than a plan that would have met the
standard.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT