HomeMy WebLinkAboutHORSETOOTH EAST BUSINESS PARK PUD, 3RD FILING (RITE AID) - FINAL ..... 2/18/99 P & Z BOARD HEARING (CONTINUED FROM 1/21/99) - 43-94G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSMq
APPENDIX A
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Table 1
Trip Generation from 1998 Master Plan
for Buildings B and C
Daily AM Peak
Land Use Trips Trips Trips
in out
PARCEL C
Pad B - Fast Food 1560 71 68
Restaurant - 2.5 KSF
Pad C - Retail - 290 14 8
7.2 KSF
TOTAL 1870 85 76
PM Peak
Trips Trips
in out
Table 2
Trip Generation for the Rite Aid Pharmacy
Daily
Land Use Trips
PARCEL C.
Rite Aid Pharmacy - 13.8 1220
KSF
AM Peak
Trips Trips
in out
21 16
47 44
40 40
87 84
PM Peak
Trips Trips
in out
70 73
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SITE PLAN Figure 1
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TO: Steve Wilson, CLC Associates
Eric Bracke, Fort Traffic Engineer
Fort Collins Planning
Department
TRG16: Matt Delich
DATE: May 22, 1998 �Y
SUBJECT: Horsetooth East Business Park Traffic Study Addendum
(Rite Aid Pharmacy) (File: 94113ME3)
It has been proposed that some land uses be changed at the
Horsetooth East Business Park, located in the southwest quadrant of the
Timberline/Horsetooth intersection in Fort Collins, Colorado. The
changes are proposed on Parcel C, located on the east side of the
Horsetooth East Business Park. The 1991 Master Plan for Horsetooth
East Business Park is shown in Appendix A. This memorandum serves as
an addendum to the Timberline-Horsetooth Property' Site Access Study,
September, 1988; the Horsetooth Business Park Traffic Study Update
memorandum, February 4, 1991; the Horsetooth East Business Park Traffic
Study Addendum memorandum, August 22, 1994; the Horsetooth East
Business Park Traffic Study Addendum memorandum, November 21, 1994; and
the Horsetooth East Business Park Traffic Study addendum, April 3,
1996. The Timberline-Horsetooth Property is now known as the
Horsetooth East Business Park. This memorandum addresses the trip
generation changes due to the change of land use.
Figure 1 shows the 199E site plan of the Horsetooth East Business
Park with the expected land uses on Parcel C prior to the proposed Rite
Aid Pharmacy. The Rite Aid Pharmacy is proposed on the portion of
Parcel C that contains buildings B and C. Building B was fast food
restaurant and building C was retail on the former plan. Appendix B
shows a plan for the portion of Parcel C that will have the Rite Aid
Pharmacy.
Table I shows the daily and peak hour trip generation fox
buildings B and C from the 1998 version of the site plan. Table 2
shows the daily and peak hour trip generation from the Rite Aid
Pharmacy, which will replace the buildings B and C land uses. Land use
code 881 from Trip Generation, 6th Edition, ITE was used to calculate
the Rite Aid Pharmacy trip generation. The daily trip generation shown
in Table 2 is 65 percent of the trip generation shown in Table 1. The
morning peak hour decreases by 124 trips (77%). The afternoon peak
hour decreases by 28 trips (16%). Given this reduction in trip
generation from the overall Horsetooth East Business Park, it. is
concluded that the existing site access study can be used as the
traffic study for this property. While it may overstate the trip
generation and operation to some degree, it adequately addresses the
access, control, and geometric requirements for the Horsetooth East
Business Park in the short and long range futures.
It is concluded that the proposed access to Horsetooth Road and
Timberline Road are adequate to serve this site. The Horsetooth/
Timberline intersection will operate acceptably with the expected.
improved geometrics. The existing "Timberline-Horsetooth Property Site
Access Study," September 1988 (as amended), can continue to serve as
the traffic impact study for this property.
BUSINESS
SERVICE USES
POINT CHART E
For All Criteria
Applicable Criteria Only
the
I
II
III IV
Criterion
Crfferlon
Applicable
Circle
the
MultlpGer
Points Moftum
rbh
Yes No
Correct Score
Earned Applicable
Points
Ixll
RouteX
2
0
2College
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
2
0
3
g.
Energy Conservation
X
1 2
3
4 0
2
d g
h.
Contiguity
X
X
2
0
5
I 10
i.
Historic Preservation
1
2
0
2
_
j'
1
2
0
k'
1
2
0
I.
1
2
0
Totals
V vl
Percentage Earned of Maximum Applicable Points
V/VI = VII
(o�
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
urban 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.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
Isil►.M
ACTIVITY:
Business Service Uses E
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 f Z'1 ❑
South College Avenue?
2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ❑
THE MAXIMUM POINTS AS CALCULATED ON POINT CHART iv
"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-
I Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
CRITERION
A.1. COMMUNITY -WIDE CRITERIP
1.1 Solar Orlerta-lion
1.2 Comprehensive Plan
1.3 Wildlife Habitat
1.4 Mineral Depcsit
1.5 Ecologically Sensitive Areas
1.E L=ands ci Agricultural (moor,=nce
1.7 Energy Conservation
1.8 Air Qualitv
APPLICAELS CRITERIA ONLY
;he c.^tenon Will the aaen '
acCiicacte� tie satisfiea�
Yes INo If no, please explain
r>ser.'e'41 I
saacreC oanrc vvc-,,C
'Nenv^
1.12 Residential Density
= CN!HEOR✓000 COTll_1
rI lTII E=II cI l=I1I
Eike T r^nsooration
'uiiairc P'a�-r=nt and Onent=_ticr
3 Natural Features I hGl I
V-ni ;• I=r Circulation anc Parking
2. = En, ergenc/ ac^=ss
- r=-=ctnan Cir•lation
.r- �qieiqnt
a I I I
-ull•and Views I
2 ^ Shading I
10 :zclar Ac^=ss I �I
_ 2 i., Uistnric Rescur-=s I . I I➢G
2.12 c -tbacks I I --
_ 2.13 I =ndscaoe I-
214 Signs II�CI
2.15 Site Lighting
2.16 Noise and Vibration
2.17 Glare or Heat I I�
2.18 Hazardous Materials I I
A 3. ENGINEERING CRITERIA IX
3.1 Utility Capacity
3.2 Design Standards
3.3 Water Hazards —
3.4 Gealoaic Hazards I
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins. Colorado. Revised'.vfst h 199
-61- ���^'J
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HORSETOOTH EAST BUSINESS PARK,
FINAL P.U.D.
HORSETOOTH ROAD
'W'
3RD FILING (RITE AID)
PLANT L15T
LANDSCAPE NOTES
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FINAL P.U.D.
J.
HORSETOOTH ROAD
IOD' Nftt-Pf- y PROJECT
6" EXISTING 4" GAL. 15' UTILITY SIGNAGE, TYR
DETACHED ARE TREED BE (
� �EABEf1ENi,
IF PROPOSED?
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HORSETOOTH EAST BUSINESS PARK, 3RD FILING (RITE AID)
FINAL P.U.D.
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LAO1! MTA L�fG - E (EMPLOYMENT)
LAND MEA
BUILDING AREA
LANDSCAPE AREA
PAKMENT MEA
PARING PROADED
vumNG NANO
LANDSCAPE INTLRNAL
TO PARNINc
MAXMUM BUILDING HEIGHT
BICYCLE PARYNG SPACES
RO.SJ.
DEDICATEO N.O.W.
92,520 S.F. / 2.12f AC
13.900 t S.F. / 151E
23,385 1 S.F. / 25%
55,335 A S.F. / 601E
M STALLS/4 H/C
4.2/1000 S.F.
7.5%
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5
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FINAL SITE NOTES
2 OF 6
SITE PLAN
3 OF 6
FINAL LANDSCAPE PLAN
4 DF 5
LANDSCAPE DETAILS
5 OF 6
ARCHITECTURAL ELEVATIONS
e CIF 6
L1fi1TING PLAN
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#43-94G Horsetooth East Business Park,
Pads "B" & "C" - LDGS Final Review 1" = 600'
F3" & "C" - Lo
The applicant has submitted a revised layout of the Horsetooth East Business Park
PUD, Third Filing - Final development plan to the City for consideration. The revised
plan proposes to eliminate the "exit only" drive lane from the site and create an internal,
on -site drive-thru and turnaround circulation pattern. The two drive-thru lanes for
customer pick-up and the service area for deliveries would remain on the immediate
south side of the building. The trash enclosure would be moved to the east of the
previously proposed location, now being directly south of the service/delivery area.
Vehicles would enter the project from a single access point at the southwest corner of
the site, move east through one of three one-way drive lanes, and exit the project by a
fourth one-way drive lane back to the aforementioned access point.
The detention pond in the area between the building and the private drive along the
south property line will be maintained and the trash enclosure will be sufficiently
screened from view from Timberline Road and the private drive.
Staff finds that the revised development plan for the Horsetooth East Business Park
PUD, Third Filing (RiteAid) - Final provides a functionally safe project, from an
operational standpoint, and that it meets the requirements for storm drainage, setbacks,
and landscaping.
RECOMMENDATION:
Staff is recommending approval of the Horsetooth East Business Park PUD, Third Filing
(RiteAid) - Final - #43-94G.
City of Fort Collins
Commu y Planning and Environmental .vices Item #6
Current Planning
MEMORANDUM
To: Glen Colton, Chairperson
Planning and Zoning Board members
From: Stephen Olt, Project Planner
Re: Horsetooth East Business Park PUD, Third Filing (RiteAid) -
Final - #43-94G
Date: February 4, 1999
This memorandum regarding the Horsetooth East Business Park PUD, Third Filing
(RiteAid) development plan (concerning changes to the layout of the project in the
drive-thru, service, and trash pick-up area south of the proposed building) becomes part
of the Staff Report and Recommendation to the Planning and Zoning Board for the
February 18, 1999 public hearing.
At their January 21, 1999 public hearing, the Planning and Zoning Board voted to
continue the discussion and a decision on this item to the scheduled public hearing on
February 18, 1999, to enable the applicant to revise the development plan for the
following reasons:
The proximity of the "exit only" drive lane from the project site into the
private drive between Timberline Road and Automation Way (from the
drive-thru, service, and trash pick-up area south of the proposed building)
is too close to the intersection with Timberline Road. There were concerns
expressed about the potential conflict between vehicles leaving this site
and the incoming traffic from Timberline Road, creating safety concerns at
and near the intersection.
2. The paved area south of the building contains drive-thru lanes for
customer pick-ups from the pharmaceutical department in the proposed
RiteAid Drugstore, a service area for deliveries to the building, and a trash
enclosure (with container) for weekly trash pick-ups. There were concerns
expressed about the amount of vehicular activity in this area and potential
conflicts created based on the layout.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Horsetooth East Business Park PUD, Third Filing (RiteAid), Final - #43-94G
January 21, 1999 P & Z Meeting
Page 5
It meets the All Development Criteria of the LDGS.
The project location is excluded from the Residential Neighborhood Sign District;
therefore, all aspects of proposed signage will be regulated by the Fort Collins Sign
Code that is administered by the Zoning Department.
RECOMMENDATION:
Staff recommends approval of the Horsetooth East Business Park PUD, Third Filing
(RiteAid) - Final - #43-94G.
Horsetooth East Business Park PUD, Third Filing (RiteAid), Final - #43-94G
January 21, 1999 P & Z Meeting
Page 4
deciduous street trees @ 30' on -center behind the attached sidewalk along the
private driveway along the south property line,
deciduous shade & ornamental trees and deciduous & evergreen shrubs in the
parking areas to exceed the minimum 6% interior landscaping requirement,
providing 7.6% interior landscaping, and
a mix of deciduous, ornamental, & evergreen trees and deciduous & evergreen
shrubs distributed throughout the site and as building foundation plantings.
Parking:
There will be 60 parking spaces on -site (56 standard, 4 handicapped), equaling 4.3 spaces
per 1,000 square feet of building. The recommended guidelines for the provision of off-
street parking for the proposed land use is 4 spaces/1,000 square feet of leasable floor
area for general retail. The amount of on -site parking to be provided is considered to be
adequate and appropriate for the proposed land use.
Signage:
The property is excluded from the Residential Neighborhood Sign District. All signage for
this development will be regulated by the Fort Collins Sign Code, which is administered by
the City Zoning Department.
4. Transportation:
The only access & egress to this site will be via a curb cut into the internal driveway and
on -site parking lots from a private driveway along the south side of the property, running
east to west between Timberline Road and Automation Way. A second point of egress only
will into the east -west private driveway, on the south side of the building after leaving the
drive-thru/pick-up window.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Horsetooth East Business Park PUD, Third Filing - Final,
staff makes the following findings of fact:
It is in conformance with the approved Horsetooth Business Park, Amended ODP.
It is in conformance with the approved Horsetooth East Business Park PUD, Filing
Two - Preliminary.
Horsetooth East Business Park PUD,
January 21, 1999 P & Z Meeting
Page 3
Third Filing (RiteAid), Final - #43-94G
window on the south side of the building. The site is located at the southwest corner of
East Horsetooth Road and Timberline Road, in the Horsetooth East Business Park.
This development request is part of Parcel C of the Amended ODP for the Horsetooth
Business Park and is a combination of Pads B & C of the Horsetooth East Business Park
PUD, Filing Two - Preliminary that was approved by the Planning and Zoning Board on
February 6, 1995 for retail, standard and fast-food restaurant, warehouse/industrial,
office/financial, and convenience -oriented land uses. The proposed single 13,800 square
foot retail building would replace the two approved smaller buildings (totaling approximately
17,500 square feet) that could have contained any of the aforementioned land uses. The
proposed drugstore [retail] use is in conformance with the approved preliminary PUD.
3. Design:
Architecture:
The proposed building will be a 1-story structure, generally 20'-0" to 22'-0" in height, with
parapet walls above the main entries to the building (at the northwest corner) being up to
30'-10" in height.
The proposed structure would consist of the following building materials:
Brick veneer (Garnet in color) and stucco (Van Dyke in color) facade. A brick veneer
band, 4' high from grade, will go around the entire building. Brick veneer columns,
spaced at various distances, will extend from grade to horizontal bands and parapet
walls on all four sides. There will be 4' wide brick veneer horizontal bands near the
top on three corners of the building (excluding the northwest corner).
Spandrel glazing in aluminum storefront window system (anodized bronze in color).
High definition asphalt shingles (Sandlewood in color).
Landscaping:
The landscaping on -site will consist of:
A double row of deciduous street trees @ 30' on -center along Timberline Road,
both in the parkway between curb and detached sidewalk and behind the sidewalk,
deciduous street trees @ 40' on -center in the parkway between curb and detached
sidewalk along East Horsetooth Road,
Horsetooth East Business Park PUD, Third Filing (RiteAid), Final - #43-94G
January 21, 1999 P & Z Meeting
Page 2
COMMENTS:
1. Backaround:
The surrounding zoning and land uses are as follows:
N: E; existing offices (Platte River Power Authority)
S: E; undeveloped (Horsetooth East Business Park)
E: E; undeveloped (Fox Meadows Business Park)
W: E; undeveloped (Horsetooth East Business Park)
The property was annexed into the City with the Timberline-Horsetooth Annexation in
August, 1977.
The Planning and Zoning Board approved the Horsetooth-Timberline Property ODP in
November, 1988. This current request consists of a portion of Parcel A that was identified
as Business Service Uses (which may contain 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 a portion of Parcel B
that was identified as a Neighborhood Service Center (which may contain a grocery store
and mixed retail, service -oriented, employment, offices, and commercial uses).
The Planning and Zoning Board approved the Horsetooth Business Park ODP in April,
1991. This current request consists of a portion of Parcel C, identified as Business
Services Uses (which may contain 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).
The Planning and Zoning Board approved the Horsetooth East Business Park PUD, Filing
Two - Preliminary in February, 1995 for 80,000 square feet of leasable floor space in 7
buildings on 7 pad sites (lots). The proposed uses were retail, standard and fast-food
restaurant, warehouse/industrial, office/financial, and convenience -oriented. This current
request for a single 13,800 square foot retail building would replace the two approved
smaller buildings that could have contained any of the aforementioned land uses.
2. Land Use:
This is a request for final planned unit development (PUD) approval for a 13,800 square
foot, 1-story drugstore (RiteAid) building on 2.12 acres. There is a 2-lane drive-thru/pick-up
ITEM NO. 6
MEETING DATE '-;—�—A
6iA .
STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Horsetooth East Business Park PUD, Third Filing (RiteAid) - Final -
#43-94G
APPLICANT: CLC Associates, Inc.
c/o Robin Salvagio
8480 East Orchard Road, #2000
Englewood, CO. 80111
OWNER: Timberline Partners, L.L.C.
c/o W.W. Reynolds
4875 Pearl East Circle
Boulder, CO. 80301
PROJECT DESCRIPTION:
This is a request for final planned unit development (PUD) approval for a 13,800 square
foot, 1-story drugstore (RiteAid) building on 2.12 acres. The site is located at the southwest
corner of East Horsetooth Road and Timberline Road, in the Horsetooth East Business
Park. The property is in the E - Employment Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This request for final PUD approval:
Is in conformance with the approved Horsetooth Business Park, Amended Overall
Development Plan (ODP);
is in conformance with the approved Horsetooth East Business Park PUD, Filing
Two - Preliminary;
meets the All Development Criteria of the Land Development Guidance System
L( DGS).
is on property that is excluded from the Residential Neighborhood Sign District, -
therefore, all aspects of proposed signage will be regulated by the Fort Collins Sign
Code that is administered by the Zoning Department.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT
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