HomeMy WebLinkAboutHORSETOOTH EAST BUSINESS PARK, 2ND FILING - FINAL PUD - 43-94F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSActivity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
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Al. COMfv1UNITY-WIDE CRITERIA.
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A 3. ENGINEERING CRITERIA
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3.2 Design Standards
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#43-94C Horsetooth East Business Park P.U.D.,
3rd Filing - LDGS Final Review 191= 600'
:tiicinpcc Park P_ll_❑
Horsetooth East Business Park PUD, Second Filing, Final, #43-94F
January 21, 1999 P & Z Meeting
Page 7
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board grant a variance to All Development
Criterion A-2.8 Building Height and Views to allow a portion of the building to exceed the
maximum height of 40'-0
Staff recommends approval of the Horsetooth East Business Park PUD, Second Filing -
Final - #43-94C.
Horsetooth East Business Park PUD, Second Filing, Final, #43-94F
January 21, 1999 P & Z Meeting
Page 6
3-story structures. They may or may not be in excess of 40' in height but the
scale and mass of this proposed mixed -use building would be in context with
those other buildings.
After determining that the additional 7'-5" of building height will not create adverse impacts
on the surrounding area, staff recommends that the Planning and Zoning Board grant the
variance request for the proposed building to exceed the building height limitation of 40'-0",
with a portion of the building (approximately 1/5 of the building coverage on -site) being 3
stories up to 47'-5" in height.
5. Transportation:
Primary access to this site will be via two curb cuts into the on -site parking lots from a
private driveway along the north side of the property, running east to west between
Timberline Road and Automation Way. Secondary points of access will be from
Automation Way, on the west side of the building, and from the south on a private driveway
between the existing Carriage Wash PUD and convenience store developments.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Horsetooth East Business Park PUD, Second 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.
It meets the All Development Criteria of the LDGS, with the exception of Criterion
A-2.8 Building Height and Views. A portion of the building would exceed 40' in
height, requiring a Special Review of Buildings with Height Over 40 Feet.
The applicant has submitted a request for a variance to this All Development
criterion, with supporting documentation. After reviewing the applicant's
documentation, staff has determined that the request is warranted and is
recommending approval of the variance request.
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.
Horsetooth East Business Park PUD, Second Filing, Final, #43-94F
January 21, 1999 P & Z Meeting
Page 5
Staff has evaluated the criteria for Special Review of Buildings with Height Over 40 Feet:
A. Community Scale
A building greater than 40' in height should be located in either of two areas:
in the downtown area or in an established or developing activity center (an
employment center with over 300 employees). This proposed building will be
located in an established and still developing employment center (Horsetooth
Business Park) which will eventually have more than 300 employees, if it does
not already.
B. Views
The taller building should not substantially alter the opportunity and quality
of desirable views within the area. In this instance, the footprint of the 3-story
portion of the building is very small (approximately 3,845 square feet) and the
placement is such that the additional 7'-5" of height will not dramatically
hinder primary views to the foothills from the existing and proposed
developments to the east.
C. Light and Shadow
In no case will this building will cast a shadow onto adjacent streets or
properties further than would a hypothetical wall 25' high along common
property lines between the two properties.
D. Privacy
This building is not in relative close proximity to any residential
neighborhoods (the closest being approximately 500' to the east across
Timberline Road) and is separated from other existing and future facilities by
substantial distances (200' to 300'), thereby minimizing privacy concerns.
E. Neighborhood Scale
1. Relative Height
2. Relative Length and Mass
3. Human Scale
4. Building Character
5. Relative Location
A building of greater than 40' should be compatible with the scale of the
surrounding area or neighborhood. There are existing large [primarily] office
buildings in the area (to the south and west of this site) that are 2-story and
Horsetooth East Business Park PUD, Second Filing, Final, #43-94F
January 21, 1999 P & Z Meeting
Page 4
a mix of deciduous, ornamental, & evergreen trees and deciduous & evergreen
shrubs distributed throughout the site and as building foundation plantings, and
2' high earthen berms along Automation Way between the street and parking areas.
Parking:
There will be 111 parking spaces for this building on -site, equaling 3.5 spaces per 1,000
square feet of building. The recommended guidelines for the provision of off-street parking
for the proposed land uses (under the LDGS) range from:
- 3 spaces/1,000 square feet of leasable floor area for a general office use, to
5 spaces/1,000 square feet of leasable floor area for general retail, to
15 spaces/1,000 square feet of leasable floor area for a fast-food restaurant.
Retail and restaurant uses are limited to no more than 30% of the leasable floor area,
however. Any proposed increase in the amount of leasable floor area for retail and /or
restaurant uses would require a future review through the City's minor amendment
process. The amount of on -site parking to be provided is considered to be adequate and
appropriate for the proposed land uses.
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. Height Analysis:
The proposed height of the 3-story element of the building is 47'-5". The City of Fort Collins
has a building height limitation of 40'-0" above grade, as set forth in Section 29-476, unless
the limitation is varied according to the review criteria for buildings or structures located in
a PUD plan as defined, processed and approved according to Section 29-526 (the LDGS).
The applicant has submitted a variance request based on All Development Criterion A-2.8
Building Height and Views and the Special Review of Buildings with Height Over 40 Feet
criteria in the City's Development Manual. A copy of the variance request and shadow
analysis is attached to this staff memo. A copy of the special review criteria is also
attached.
Horsetooth East Business Park PUD, Second Filing, Final, #43-94F
January 21, 1999 P & Z Meeting
Page 3
business service uses are in conformance with the preliminary PUD. However, as identified
on the project's Site Plan, retail and restaurant uses may not comprise more than 30%
of the floor area of this building unless approved as a minor amendment to the PUD.
3. Desion:
Architecture:
The proposed building will be a 1-story and 3-story structure, generally 17'-5" in height,
with approximately 1/5 of the building footprint (the upper portion of the 3-story component)
being up to 47'-5" in height.
The proposed 3-story component of the building will be 36'-5" high from grade to the
top of the concrete tile fascia around this section of the building. The roof would
then slope up to a 2' high parapet wall capping the building (at the height of 47'-5").
The purpose for this sloped roof is to conceal the required mechanical equipment
from view. There is a relatively small triangular area (approximately 3,845 square
feet) of the vertical height of the building that is over the allowable 40' height limit.
The proposed structure would consist of the following building materials:
Predominantly brick facade, dark red in color, with a portion of the 1-story section
of the building in the service area being a concrete block.
Aluminum glazing window system.
Concrete roof tiles.
This building will be a virtual copy of the existing Bighorn Building (both height and mass)
at the southeast corner of Automation Way and Bighorn Drive, just south of the Carriage
Wash PUD that is adjacent to this property. The Bighorn Building is approximately 500'
away from this proposed building.
Landscaping:
The landscaping on -site will consist of:
deciduous street trees along Automation Way and the private driveway along the
north property line,
deciduous shade & ornamental trees and deciduous & evergreen shrubs in the
parking areas to meet the minimum 6% interior landscaping requirement,
Horsetooth East Business Park PUD, Second Filing, Final, #43-94F
January 21, 1999 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: E; undeveloped (Horsetooth East Business Park)
S: E; existing car wash (Carriage Wash PUD)
E: E; undeveloped (Horsetooth East Business Park)
W: E; existing office/industrial (Public Service Company)
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 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 lots. The proposed uses are retail, standard and fast-food restaurant,
warehouse/industrial, office/financial, and convenience -oriented.
2. Land Use:
This is a request for final PUD approval for a 32,000 square foot mixed -use (business
service uses) building on 2.0 acres. The site is on the east side of Automation Way and
north of Bighorn Drive in the Horsetooth East Business Park, located at the southwest
corner of East Horsetooth Road and Timberline Road.
This development request is part of Parcel C of the Amended ODP for the Horsetooth
Business Park and is Pad G 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 retail, office, restaurant, and/or other
ITEM NO. 5
MEETING DATE 1/21/99
STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Horsetooth East Business Park PUD, Second Filing. Final - #43-94�,F
APPLICANT: W.W. Reynolds Companies
c/o Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, CO. 80525
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 32,000 square
foot mixed -use (business service uses) building on 2.0 acres. The site is on the east side
of Automation Way and north of Bighorn Drive in the Horsetooth East Business Park,
located at the southwest corner of East Horsetooth Road and Timberline Road. 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
LDGS , with the exception of Criterion A-2.8 Building Height and Views. A portion
of the building would exceed 40' in height, requiring a Special Review of Buildings
with Height Over 40 Feet.
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
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT