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Home My WebLink AboutHORSETOOTH EAST BUSINESS PARK PUD - PRELIMINARY/FINAL - 43-94 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSOCT-2.4-94 MON IS c 34 C I TYSC_AP_E URBAN DE_SI_GN P _ 01 HORSETOOTH EAST BLISINE5S PARK �. !' ' �' • ::' : `:, !: ° NOTES. REGARDING PARKING pgMAND F. : 1: Parking deinsnd Is projected as: Doctors (0 1 Cr.h O00 sq. ft) ;• 7 spaoos A"Ptionlst/clerical staff 3 spaces Ni.rs"Ai6hnicians spaces : Patients in exam rooms (3/Dr.) 21 { spaces .__, ' Pntisnfa in i area (2]Dr 1, 14 sD®aces .: •: . : :. ' . \ ;-;'Total demand (7.4/DRI) ' ' —` 52 spaces (7.411000 s Other demand comes, from "walk in".. traffic for blood pressure checks, flu. ahots, other immunizations, eto. 1. :w It is ript,drireble to leave patients Coming to family see s. Dr: without a piste to park. 4 Parliinp is shared with Lot 2. With cQnstruction of the future building on that lot,', overall parking ratio is projected to be 4,8%1000 . ft. d • ' fA �., ♦ • :ilk' ' 1' Post-V brand fax transmlital memo 7vi N '• ' •:.. of Pea•.. ' .:i•, • ' Phone xs L Fax BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I II ill IV Circle the Correct Score Multiplier Points Earned Ixll Maximum Applicable Pcints a, Transit Route X 2 0 2 b, South College Corridor X X 2 0 4 g c. Part of Center X X 2 0 3 6 d, Two Acres or More X X 2 0 3 6 e. Mixed -Use X X 2 0 3 �; 6 f. Joint Parking 1 1 1 2 0 3 g. Energy Conservation X 1112131410 2 g h. Contiguity X X 2 0 5 10 i• Historic Preservation 1 2 0 2 J• 1 2 0 k. 1 2 0 1 2 0 Totals c v vi Percentage Earned of Maximum Applicable Points V/VI = VII vu Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -73- Business Service Uses (continued) h. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing Cuban development? i. If the site contains a building or place in which a historic event occurred, has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria? 1. Prevent creation of influences adverse to its preservation; 2. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and 3. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. Lana Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -72- ACTIVITY: Business Service Uses El DEFINITION: Those activities which are predominantly retail, office, and services uses which would not qualify as a neighborhood service, neighborhood convenience, or community/regional shopping center. Uses include retail shops; offices; personal service shops; financial institutions; hotels/motels; medical clinics; health clubs; membership clubs, standard and fast-food restaurants; hospitals; mortuaries; indoor theaters; recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same general character. CRITERIA: Each of the following applicable criteria must be answered "yes" and implemented within the development plan. Yes No N/A 1. Does the project gain its primary vehicular access from a street other than ' ❑ South College Avenue? 2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ] THE IvIAXIML-M POINTS AS CALCULATED ON POINT CHART "B" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not applicable for uses of less than twenty-five thousand [25,0001 square feet GLA or with less than twenty-five (251 employees, or located in the Central Business District)? b. Is the project located outside of the "South College Avenue Corridor"? c. Is the project contiguous to and functionally a part of a neighborhood or community/regional shopping center, an office or industrial park, located in the Central Business District, or in the case of a single user, employ or will employ a total of more than one hundred (100) full-time employees during a single eight (8) hour shift? d. Is the project on at least two (2) acres of land, or located in the Central Business District? e. Does the project contain two (2) or more significant uses (for instance retail, office, residential, hotel/motel, or recreation)? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to use for calculating energy conservation points. Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 71- ,.3 Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the critedo be satisfied? If no, please explain r � LL Y Yes No . COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan I 1.3 Wildlife Habitat 1.4 Mineral Deposit �( 1.5 Ecologically Sensitive Areas reserved reservedT_r 1.6 Lands of Agricultural Importance 1.7 Energy Conservation X 1.8 Air Quality 1.9 Water Quality 1.10 Sewage and Wastes A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular Pedestrian Bike Transportation x 2.2 Building Placement and Orientation 2.3 Natural Features 2.4 Vehicular Circulation and Parking 2.5 Emergency Access 2.6 Pedestrian Circulation 2.7 Architecture 2.8 'Building Height and Views 2.9 Shading 2.10 Solar Access 2.11 Historic Resources 2.12 Setbacks 2.13 Landscape 2.14 Signs 2.15 Site Lighting 2.16 Noise and Vibration 2.17 Glare or Heat 2.18 Hazardous Materials A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards 3.3 Water Hazards 3.4 Geologic Hazards Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 y -61- 0 � VAUCHT ��IFF RRYY�YE auqum Ess PkIRK lF.U.Bo PREMMARY AND FINAL ELEVATIONS .r„ 3 w3 I r�Tn n7n TnTn rnl _.J I I I I I I I I U ll - BIG' HORN DR. I _ L- I—IJ1LJ1 LJ1 L11 LI11IJ II �_ III I I I I C }TI eu lows yl ii------1 I III I \ III I I r_ �Ji �l J I I I I I I I I lL I — — �IIIIIIIIIIII IIII Li 1 LLI I L11 LI_L J_ IJ ! Li PLANT LIST PLANTING NOTES UD[ 3OENnFlCN4,� I �. " wu..rw.nwxrn..�vr.w. E%10TM5 WETLANDS�DETEMION AREA J + PPWE EXIGTM WILLOL TREES •• °'w" �"'^�^ '...�.�� ' .� : �r� w��` "tl�"'� To CITY STAIlDA1 s AND R211OVE g1 lm OLIVE TREES. NOXIO Y MS RR7'I DETENTION AREA WILE NETANM=1 Ii Y %MD RAPT MAT MR . NEVEGETAM AS NELLESSARY WITH NATIVE GWASS. WILDFLpIERIS. d SNR ft. LANDSCAPE BREAKDOWN w z_ J LLJ ml �Ityl- s A)1 1 1'. 1 (1(1) BUJSUN1ESS ?AIR IBC RUJ.➢D. PRELIMINARY AND FINAL LEGEND LANDSCAPE PLAN EXISTRG TREES TO OE FEtIOY£D EXISTM TREES TO IB N DELIDIlD11S S44DE TREE = ��.� CWFERWSIIEE s_ gNAN'@NT4 TIES f£SOE 90D — m LOT 3 FUTURE INDUSTRIAL ZONING IP I �L FUTURE BUSINESS SERVICES ZONING IP I BIG HORN DR. O' YTILITT T J I I 1 U I r PLD. BdSIDAR1 — [— _ --I I I 1 1 n 1 1 1 1 1 1 rT —I -1LJ 1. 111 L1IJ ITTII - i BUILDRE I LOT ? r I BUILDING LOT 1 — L— -- L J . DETENI IIIIII IIIII III — — — — 1L1.1—J1L ss EXISTING EXISTING DETENTION POND INDUSTRIAL GENERAL NOTES ZONING IP _..... ... M III I 3' ecRNs+ WALLS TOT, I V I\ I'1AtGN WLLOR1b — — ATfAC181D R OPTI WALK �� ICENrmunw / _ — — — 9KN . �OJCRISi e'IRIWI MIS -Mon FUTURE — — — MULTI —FAMILY ZONING RMP PROPOSED FOX MEADOWS CONVENIENCE CENTER ZONING RMP VIGIN ry MAP QtM@@p* LAND USE BREAKDOWN SIGNATURE BLOCK PROPERTY DESCRIPTIONL TT�T T��[�(�\may T�prypl�}Iq pI�7Ig7�7y7} 7�7q'q�„yp/�\�a�\+ry�l per"+SIT"I�p. � �y I ®LLUIWJ.Ld ®® Ll LL LlJ1 l.J:d�]]N/ Ll PRELIMINARY AND FINAL .... "" LEGEND SITE PLAN R ACCEbIGILITi RN'IP �• 4 9TANpA1® PAIKING SPKE P . WIVDICAP PARCMG RV .fYJt� — 1 a 3 II pL(/NDA LF GOLF COURSE SITE .t yyy'SaV� IP 0 L /UTA'V to Et FM. <n r Farr OEM .i ♦ Y� ♦ �. Vicinity Map HORSETOOTH EAST BUSINESS PARK PUD / 0 LOt 1 - Preliminary & Final Project Number 43-94 Horsetooth East Business Park PUD - Preliminary and Final, #43-94 October 24, 1994 P & Z Meeting Page 5 provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made.) If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the Iffinal decisional of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision$' shall be counted from the date of the Boards decision resolving such dispute. Horsetooth East Business Park PUD - Preliminary and Final, #43-94 October 24, 1994 P & Z Meeting Page 4 FINDINGS of FACT/CONCLUSIONS: In evaluating the request for the Horsetooth East Business Park P.U.D., Preliminary & Final, staff makes the following findings of fact: * The proposal is in conformance with the approved Horsetooth Business Park P.U.D., Amended O.D.P. * The request scores 60% on the Business Service Uses Point Chart in the L.D.G.S., which exceeds the minimum of 50% required for the project to proceed without a variance to the chart. * The request meets the applicable All Development Criteria of the L.D.G.S. * The ratio of 7.7 parking spaces per 1,000 square feet of leasable floor area, as proposed, is a high number for the proposed office/medical uses on this site. The visual impacts from the amount of proposed parking will be mitigated with the inclusion of earthen berms and landscaping in and around the groupings of parking. * The property is exempt from the Residential Neighborhood Sign District; therefore, all signage for this development is subject to the strict interpretation and requirements of the City Sign Code. RECOMMENDATION: Staff recommends approval of the Horsetooth East Business Park P.U.D., Preliminary & Final - #43-94, with the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D. plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (December 12, 1994) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and Horsetooth East Business Park PUD - Preliminary and Final, #43-94 October 24, 1994 P & Z Meeting Page 3 stucco. The material for the roofs will be a mix of red/brown/gray concrete tiles. The roofs will be at a 2:1 slope from eaves to peak. Landscaping: This development is providing 8 street trees along Timberline Road in the parkway between the curbline and detached sidewalk. There is an existing Poudre Valley REA power line along the west side of Timberline Road in this area and the appropriate trees will be specified when it is determined if and/or when these power lines will be relocated or undergrounded. A combination of berming and tall shrubs will be used to screen the parking from the arterial street. There will be shade trees in the planting areas in the parking lots. The foundation and accent plants around the building will consist of a variety of ornamental trees, deciduous and evergreen shrubs, and perennial flowers for low level color and texture. Parking: The 54 vehicular parking spaces for a 7,000 square foot building, at a ratio of 7.7 spaces per 1,000 square feet of leasable floor area, is considered to be a high number for the proposed office/medical uses on this site. The applicant has requested this amount of parking because the intent is to divide the building into 7 separate medical practices, with each practice requiring 7 parking spaces for the doctor, support staff, and multiple patients in treatment and waiting rooms. The visual impacts from the amount of proposed parking will be mitigated with the inclusion of earthen berms and landscaping in and around the groupings of parking. Signage: This property is exempt from the Residential Neighborhood Sign District; therefore, all signage for this development is subject to the strict interpretation and requirements of the City Sign Code, which is administered by the Zoning Department. 4. Transportation: This development will gain its access from Timberline Road, an arterial street, via Big Horn Drive, an existing industrial local street. Horsetooth East Business Park PUD - Preliminary and Final, #43-94 October 24, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background,• The surrounding zoning and land uses are as follows: N: IP; vacant, planned business services (Horsetooth Business Park) S: IP; detention pond/common area (Horsetooth Business Park) E: RMP; vacant, planned convenience center (Fox Meadows Business Park) w: IP; vacant, planned industrial/business services (Horsetooth Business Park) This property was annexed into the City with the Timberline- Horsetooth Annexation in August, 1977. The Planning and Zoning Board approved the Horsetooth-Timberline Properties P.U.D., O.D.P. in November, 1988. This request is part of the 2.1 acre Parcel C that was identified for business service uses. The Horsetooth Business Park P.U.D., Amended O.D.P. was approved by the Board in April, 1991, with this area being identified as business services on a portion of Parcel D. 2. Land Use: This is a request for Preliminary & Final P.U.D. for a 7,000 square foot building for office/medical uses on a 1.32 acre lot in the Horsetooth East Business Park. It is in conformance with the approved Horsetooth Business Park P.U.D., Amended O.D.P. The request has been evaluated against the Business Service Uses Point Chart and the applicable All Development Criteria of the L.D.G.S. It scores 60% on the chart (exceeding the minimum of 50% required for the project to proceed without a variance to the chart), earning points for: a) being located outside of the "South College Avenue Corridor"; b) being functionally part of an approved office/industrial park; c) having direct vehicular and pedestrian access between on -site parking areas and future off -site parking areas; and d) having 1/6th contiguity to existing urban development. 3. Design: Architecture: The building will be a two-story structure, approximately 24' in height, with 5,100 square feet of floor area on the main level and 1,900 square feet on the second level. The exterior wall materials will be a mix of red/brown/gray brick and a beige/gray synthetic ITEM NO. 5 MEETING DATE 10-24-94 STAFF Steve Olt (=6=m 1) City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Horsetooth East Business Park P.U.D., Preliminary & Final - #43-94 APPLICANT: The W. W. Reynolds Companies c/o Cityscape Urban Design, Inc. 3555 Stanford Road, #105 Fort Collins, CO. 80525 OWNER: The W. W. Reynolds Companies 4875 Pearl East Circle Boulder, CO. 80301 PROJECT DESCRIPTION: This is a request for Preliminary & Final planned unit development (P.U.D.) approval for a 7,000 square foot building for office/medical uses on a 1.32 acre lot in the Horsetooth East Business Park. The property is located at the southwest corner of Timberline Road and Big Horn Drive and is zoned IP, Industrial Park. TION: Approval with a condition EXECUTIVE SUMMARY: This request for Final P.U.D. approval: * Is in conformance with the approved Horsetooth Business Park P.U.D., Amended Overall Development Plan (O.D.P.); * scores 60% on the Business Service Uses Point Chart in the Land Development Guidance System (L.D.G.S.), which exceeds the minimum of 50% required for the project to proceed without a variance to the chart; * meets the applicable All Development Criteria of the L.D.G.S.; * is exempt from the Residential Neighborhood Sign District; therefore, all signage for this development is subject to the strict interpretation and requirements of the City Sign Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT