HomeMy WebLinkAbout2133 TIMBERLINE RD., OFFICE & RESTAURANT - MAJOR AMENDMENT - MJA150009 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (9)ATTACHMENTS
Agenda Item 7
Building Elevations - 2133 Timberline (PDF)
Site Plan - 2133 Timberline (PDF)
Landscape Plan - 2133 Timberline (PDF)
Lighting Plan - 2133 Timberline (PDF)
Plat - 2133 Timberline (PDF)
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Agenda Item 7
Proposed building materials:
Asphalt Shingles
Charcoal
Metal Roofing
N/A
Synthetic Stucco
Tan
Masonry
Brown
Storefront Glass
Bronze
Synthetic Stone
N/A
M. Section 3.6.4 - Transportation Level of Service Requirements
Since this type of use was anticipated with the original approval, no further traffic study is needed.
4. Neighborhood Information Meeting:
No neighborhood information meeting was held. The meeting was waived per the allowance of Section
2.2.2(A) which allows the Director to determine that the development proposal would not have significant
neighborhood impact. This determination was based on the fact that since initial neighborhood
meetings for the original P.D.P. in 2006, several neighborhood meetings were held in conjunction with
various development proposals on individual lots. Attendance at these meetings was sparse. The
subject lot is separated from Bucking Horse by a six -lane, major arterial street, and its development is
viewed as a logical build -out of an approved commercial center and not having any neighborhood
impact.
5. Findings of Fact/Conclusion:
In evaluating the request for 2133 Timberline, Staff makes the following findings of fact:
A. The proposal represents a Major Amendment of the approved land use and development
approval of Lot 11, Timberline Center Final Plan.
B. Offices, financial services and clinics, and Standard and fast food restaurants (without drive-in or
drive -through facilities) are permitted uses in the Industrial zone.
C. The Industrial zone development standards require that a Standard Restaurant is subject to
Section 3.5.3 of the General Development Standards - Institutional, Mixed -Use and Commercial
Buildings.
D. The Major Amendment complies with the applicable General Development Standards, including
Section 3.5.3.
E. The Major Amendment complies with the applicable standards in the Industrial District, Section
4.28.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board make a motion to approve 2133 Timberline
Road, Major Amendment, #150009, based on the Findings of Fact found on pages 7 of the Staff Report.
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Agenda Item 7
o Architectural interest;
o Not be dominated by a large single mass;
o Be sensitive to the pedestrian scale; and
o Establish an attractive street and walkways.
The proposed building is unique in design with a "sawtooth" roof form which allows for
additional day -lighting via clear story windows. Although the design is not consistent with the
originally approved Timberline Center design guidelines, it achieves the intended goal of
breaking up the roof plane. The building is one-story and pedestrian scaled with sidewalk
access and landscape planters on all sides.
(2.) Section 3.5.3(C)(1) - Relationship of Buildings to Streets, Walkways and Parking
Walkways are provided on all sides of the building and provide direct access to the building
entrances.
(3.) Section 3.5.3(C)(2) - Orientation to Build -to Lines for Streetfront Buildings
The standard requires that the building be built between 15 - 25 feet from the Timberline Road
property line. However, this requirement is precluded by a 68 foot -wide utility and drainage
easement. The building is proposed approximately 114 feet from the Timberline Road property
line. Between the easement and the building face are patios and a pedestrian path.
The standard allows for exceptions "if a larger or otherwise noncompliant front yard area is
required by the City to continue an established drainage channel or access drive, or other
easement". Another permitted exception is "in order to form an outdoor space such as a plaza,
courtyard, patio or garden between a building and the sidewalk." The proposed site plan meets
both of these criteria for exceptions and, therefore, the enlarged setback is justified.
(4.) Section 3.5.3(D) - Variation in Massing
The building's design provides six different roof ridges, variation in building material, and patio
spaces that articulate the facade with screen walls.
(5.) Section 3.5.3(E)(1) - Character and Image - Site Specific Design
The proposed building is uniquely designed for its site. However, it does conform to the material
pallet that is required by the Timberline Center design guidelines:
Timberline Center design guidelines:
Material: Color:
Asphalt Shingles
Tan or Charcoal, or
Metal Roofing
Sage or Green
Synthetic Stucco
Tan or Off -White
Masonry
Tan or Brown
Storefront Glass
Bronze or Green
Synthetic Stone
Tan or Brown.
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Agenda Item 7
The P.D.P. provides connectivity throughout the site:
❑ One 6 foot concrete sidewalk connects Timberline Road to the private north -south access drive;
❑ One 6 foot concrete sidewalk along the north and west sides of the building connects the parking
lots to the building entries; and
❑ Another soft surface path meanders along the east side of the building between Timberline Road
and the building's patios.
G. Section 3.2.2(C)(6) - Direct On -Site Access to Pedestrian and Bicycle Destinations
The proposal connects to the Timberline Road sidewalk with a 6 foot sidewalk along the south property
line. This sidewalk will also provide the ability for the future development of Spring Creek Farms North
(currently a school is in the concept process) to easily connect to the Timberline Center. The site is
within one -quarter mile of the Police Services Building. By use of the public sidewalks along either
Timberline Road or Joseph Allen Drive, the site is within roughly one-half mile of all the units at the
Trails at Timberline Apartments. The nearest bus stop is Transfort Route 7 at the intersection of
Timberline and Drake Roads.
H. Section 3.2.2(K)(3) - Parking Lots - Maximum Number of Spaces
Land Use
Size
Requirement
Provided
Dental office (Req. 2/1000 min. -
2597 s.f.
5 - 12 spaces
10 parking spaces
4.5/1000 max.
Office (Req. 2/1000 min. - 3/1000
2883 s.f.
6 - 9 spaces
8 parking spaces
max.
Restaurant (Req. 5/1000 min. -
2889 s.f.
15 - 29 spaces
28 parking spaces
10/1000 max.
Total
8369 s.f.
26 - 50 spaces
46 parking spaces
(including 2 handicap
spaces)
I. Section 3.2.4 - Site Lighting
The parking and drives will feature pole lights that are fully -shielded and down -directional. Wall sconces
will be similarly screened. The under -canopy lights will be flush -mount and flat lens to obscure the light
source from view.
J. Section 3.5.3 -Mixed-Use, Institutional and Commercial Buildings
As required by the Industrial zone district development standards under Section 4.28(E), a standard
restaurant is subject to the commercial building standards versus standards for industrial buildings. The
Major Amendment complies in the following manner:
(1.) Section 3.5.3(B) - General Development Standard
The standard requires that commercial buildings have:
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Agenda Item 7
administrative review (Type 1); and Standard and fast food restaurants (without drive-in or drive -through
facilities) to be permitted subject to review by the Planning and Zoning Board (Type 2). The Timberline
Center Final Plan was originally approved by the Planning and Zoning Board; therefore, the Major
Amendment (due to the proposed change in character) is subject to the same approval process.
B. Section 4.28(E)(2)(a) - Development Standards, Building Design, Applicability of Section 3.5.3:
The development standards in the Industrial zone make a distinction between primary uses and
supporting uses. Consequently, supporting uses, including Standard Restaurants, are specifically
governed by the development standards of Section 3.5.3 - Mixed -Use, Institutional and Commercial
Buildings. Three General Development Standards are discussed in the following sub -section.
3. Compliance With Applicable General Development Standards:
A. Section 3.2.1(C)(D) -Landscaping and Tree Protection
This parcel contains 64,420 square feet (1.48 acres) but is encumbered by platted access, utility and
drainage easements (15,780 s.f.) to the point where only 48,640 square feet (1.12 acres) are
developable. As a result, the land area outside the building envelope, parking lot and drive aisle,
detention swale is landscaped consistent with the existing landscaping in the Timberline Center.
For example, the area between building and the stormwater drainage swale along Timberline features a
mix of six Evergreen trees and eight Spring Snow Crab ornamental trees. These trees are closely
spaced and complement the landscape design of the existing buildings along Timberline Road (Burger
King and Big O Tire) and the future building (Serious Texas Barbecue) which includes the same mix of
trees.
B. Section 3.2.1(E)(4)(a) -Parking Lot Perimeter Landscaping
There is a 11 space parking lot on the north end of the building and 32 parking spaces along the north -
south access drive. The east side (Timberline Road frontage) is densely landscaped with evergreen
trees and shrubs. The other perimeter areas consist of pedestrian sidewalks and full landscaping.
C. Section 3.2.1(E)(5) -Parking Lot Interior Landscaping
The standard requires 6% (1,370 s.f.) of the total parking lot area (22,832 s.f.) to be landscaped. The
project is providing 7.9% or 1,811 s.f. of interior landscaping.
D. Section 3.2.2(B) - Access Circulation and Parking
The north -south private drive is a dedicated private access easement that provides direct access to Lots
8 & 9 (Filing One) and Lots 1 & 2 (Filing 2) of the Timberline Center.
E. Section 3.2.2 (C)(4) - Bicycle Parking
The standard requires 1 space per 1,000 square feet for restaurant (2,889 / 1,000 = 2.9), 1 space per
4,000 square feet for office (5,480 / 4,000 = 1.4) or a minimum of four. The plan provides twelve spaces
at the southwest corner of the building.
F. Section 3.2.2(C)(5) - Walkways
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Agenda Item 7
Road and beyond on the south. The original zoning was T, Transitional.
In 2001, the property was placed into the Industrial zone district.
Timberline Center was originally a component of Spring Creek Farms, owned by the Johnson Brothers,
whose family farmhouse was preserved and moved into Rigden Farm where it now serves as the
community building. Neighborhoods and projects that have developed within this area include:
❑ Commercial Center in Rigden Farm;
❑ Sidehill;
❑ Bucking Horse;
❑ Spring Creek Farms North
❑ City of Fort Collins Police Services
❑ Trails at Timberline Apartments
C. Development History:
In 2006, Timberline Center was approved as a 14 lot subdivision, zoned Industrial, and specifically
designed and intended to offer a variety of primary and supporting uses. Within the 18-acre center, a 6-
acre Convenience Shopping Center was formed to allow for the permitted supporting uses.
In 2007, a Minor Amendment was approved to adjust the building envelopes and allow construction of
the Timberline Self -Storage Facility on Lot 14.
In 2008, a Minor Amendment was approved that adjusted the boundary and size of the Convenience
Shopping Center.
In 2008, Burger King was approved on Lot 10, within the Convenience Shopping Center.
In 2015, Big O Tire was approved on Lot 2.
In 2015, Ascent Climbing Gym was approved on Timberline Second Filing, being a Replat of Lots 11 -
13. This was a consolidation of three lots into two and located on Lot 2 of the Second Filing, within the
Convenience Shopping Center.
In 2015, a Major Amendment was approved to allow a 3,096 square foot standard restaurant, Serious
Texas Barbecue, on Lot 1 of the First Filing.
Concurrent with this Major Amendment, is a request for a drive -through restaurant on Lot 3 of the First
Filing, Dutch Bros. Coffee, which is also a Major Amendment.
As mentioned, Timberline Center is an approved Final Plan that is zoned Industrial. It is not a part of a
Sub -Area Plan or a part of an Overall Development Plan. In 2006, the subject Lot was originally
approved for a two-story drive -through bank.
2. Compliance with the Industrial Zone District Land Use and Standards:
A. Section 4.28(B)(3) - Permitted Uses:
The Industrial zone district allows for Offices, financial services and clinics to be permitted subject to
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Agenda Item 7
The Major Amendment complies with the applicable Industrial District land use and development
standards in Section 4.28.
2133 Timberline
Comments:
1. Background:
A. The surrounding zoning and land uses are as follows:
N: I Lot 10, Timberline Center Burger King
S: E Spring Creek Farms North Vacant
E: L-M-N Bucking Horse Neighborhood Single Family Attached
W: I Ascent Studio Indoor Recreation
B. Annexation and Zoning
In 1997, Timberline Center was annexed as a portion of the 435 acre Timberline Annexation. This was
an enclave annexation that brought in five parcels owned by separate entities and included the area
bounded by the Union Pacific Railroad on the west, the Great Western Railroad on the east and Drake
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Agenda Item 7
PROJECT NAME
2133 SOUTH TIMBERLINE ROAD, MAJOR AMENDMENT, #MJA150009
STAFF
Seth Lorson, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for a Major Amendment to construct a one-story, 8,369
square foot commercial building with three tenants: a dental office (2,597
s.f.), an office (2,883 s.f.), and a restaurant (2,889 s.f.). The project is
proposed on Lot One of the Timberline Center (2nd Filing) located west of
Timberline Road and directly south of the existing Burger King restaurant.
The plan includes a sawtooth roof design, patios for each of the three
tenant spaces, and 46 parking spaces. The parcel is 1.48 acres in size,
zoned Industrial, and was originally approved as a Bank.
APPLICANT: Keith Meyer
1315 Oakridge Dr., Suite 120
Fort Collins, CO 80525
OWNER: Same
RECOMMENDATION: Approval
EXECUTIVE SUMMARY
A. The request represents a change of use of the Timberline Center Final Plan from bank with a
drive -through to mixed -use Commercial. This change of use is considered a change of character
which triggers the Major Amendment.
B. The proposed building design departs from the established design guidelines of the Timberline
Center Final Plan. This is also considered a change of character which triggers the Major
Amendment.
C. All proposed commercial uses: Offices and Standard Restaurants are permitted uses in the
Industrial zone.
The Major Amendment complies with the applicable General Development Standards, including Section
3.5.3.
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