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Home My WebLink AboutHORSETOOTH EAST BUSINESS PARK, DALE'S CARPET ONE - PDP - 43-94K - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSA PLAT OF HORSETOOTH EAST BUSINESS PARK, 4TH FILING BEING A REPLAT OF PART OF LOT Z SOUTH COLLINS TECH CENTER, FIRST FILING AND A PART OF VACATED ELK ROAD SITUATE IN THE NORTHEAST 114 OF SECTION 31, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIM£R, STATE OF COLORADO rvm: wpx' __ _. ,••m*^+'• mar' A STATEMENT OF OWNERSHIP AND SUBDIVISION: a,wlwu EASTHORSETOOTTH M ALI p z .M1 ISW'Y'AOYS%.l0 r. .e'O6YAd M,.p-wr `Z i� 1 Lsrs nv p eriy.M,M'�ImuM' r2� F iv v i LOT 1 9 f� p R 38R r.7w,rao k a 4 _! 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I EKTO= FDNESES XDCK VF)mb SPLIT FACED- CRCN TO MATCH GAS STATION/ CARVASN SIMILAR TO KVAL HOWELLS COLOR- DESERT CASTLE BRICK VENEER ACCENTS TO MATCH BRICK IN RITE AID N D momv w PRICK- CEEPEERI4VN SRICLO CTRDO CLASSIC FINISH CNAIPAGNE OUI CSEtERGY', SA1Cm O"D1ID CLASSIC FINISH PAB7MR OW =NERG RMFING TAN METAL ROWING VDiD ALIRL STOREFRONT- ALU CMJM AVMQNGS METAL STANDING SEMI. C .OR TEAL WEST ELEVATION SCALE 1/8'= 1--0' NORTH ELEVATIDN SCALE, 1/0'- 1-0' EAST ELEVATM SCALE 1/8'= 1-0' ca 11 2&w 2CS03ELS I BUILONIG aFVATICNS B1 LEGAL: LOT 1, HORSETOOTH FAST BUSINESS PARK, 4th RUNG !dY) 0Ul Or wwf V Vlr 2 4VIN COIIM 1QM CMP..1S .)wG �.0 . eMrt Y vcwim W )W Pn.Srt w P¢ Po)rrasr /. a ttcnoR )�. m)„P,r + )PRm. r.ce r .cn n me a) .. orr )r rur cau)is � a v.wn. srt s m�atoo LOT AREA- 77.494 SO. FT. 1.7790 ACRES ZONING: E— EMPLOYMENT DISTRICT INA, f LOT 1, HORSETOOTH EAST BUSINESS PARK, 4TH FILING FORT COLLINS, CO. OPROPWEO OE00u0W IDES ® PRpp u OAWW T.I i s PROPOSED OEOOUCUS SNRUBS ♦b PROPOSED ENERGREEN S.RUBS •PR OSEO PERENNIN MG /o GiDUNO COVER 1URF tt E Tall PESCUE WD J EODEH CNNOW wr ern r . wrMu .n rf , u�� . W f. wr. ♦ .r..r� .frw. 5. r0�. w,l M OIrtM .�s+ h ub iw.N. rl,n wiI a. unv aM^V.r :. Mno W MI bwYm. mer r mM. ar..�P w^na x�mw Nf1.r:nXW4a. M r m1,Y.0 a MMY use. N.aMa a.Mvaliw O..w N wow �...c mra i..�c a� auunm on awinN N.r. 'arwr' 9wan,wn xwwtin r r. 5 r r. ) aW)Wa vnn tI..Y i1rW 0.a+. a F M Ywn ✓.. lY 4' iY b.n 4r ) F ) wTn f r. laV®. fO1! F fn►� rY.�r.` �' MM. InMn a r. rs. tinru..r.. .nwN wyr ) F 4gUr( u.v q INb a .WGN ro a D/a- ro 2- .)r)w roa..eGt. 3 rMOCP �Y 0 LEGAL: LOT 1, HORSETOOTH EAST BUSINESS PARK, 4th FIUNG ..ad,'Rwrt Pl➢rLYNY CgyMS 16N 411RA. MRi A W..MKV mU Y 9Nam at M YWIM.f) 1/. Cf ¢Clpl ]I, tV.l9f ) IIe1M, IIMf(N YQf R 11( fN V.Y On, w rart C CpNM1 Y VAEn. n lE T C0.PM00 LOT AREA 77.494 SO. FT. 1ACRES EMPLOYMENT .tCN� ZONING: E- DIPLOMEM DISTRICT aaa))ae. EAST HORSETOOTH ROAD ✓ ;a.Va - a. lYY1dmM 4O Y[� .Y6 §1EE J.M�i STii ii- Sa NORTH LOT 1, HORSETOOTH EAST BUSINESS PARK, 4TH FILING FORT COLLINS, CO. 9 LOT COVERAGE PUBLIC STREET RIGHT—OF—WAY— 1,773.73 SO. FT. 2.28% ASPHALT IN ACCESS EASEMENTS— 7.812.96 SO. Fr. 10.O8x BUILDING FOOTPRINT— 16.706ZO SO. FT. 21.58; PARKING AND DRIVES— 20.969.56 SO. Fr. 27.06X SIDEWALKS— 2.668.38 SO. Fr. 3.44R LANDSCAPE/ OPENSPACE- 27,562.97 SO. FT, 3&55% TOTAL- 77,494 SO. FT. 1005 PARKING: GENERAL RETAIN., MAX. SPACES- 4/1D00 SO. FT. 16,157 SO. Fr. BALDING - 64 SPACES ALLOWED PARKING SPACES PRONOED: STANDARD- 9'x 17' W/ 2' OVERHANG- 23 SPACES HANDICAP- 13'x 17' W/ 2' OVERHANG- 1 SPACE TOTAL- 24 SPACES BICYCLE PARKING- 4'x 5'- 2 SPACES VEHICULAR USE AREA- 20,560 SO. FT. INTERIOR LANDSCAPING- 1,840 SO. FT. 8.94x BUILDING USE: RETAIL W/ WARENOUSE ESTIMATED j OF IN-STORE- EMPLOYEES- 11 PLANNING AND 2DR4ND BOARD OERT lCAIl roe�.d t, d- Pbnn:ny and tonrp Board d ua GI) M Fort CdAiM Ctlmvae. un day .' no B.z.rf r Rzz.+e ur z.+e aw Owaei a CerttIIcatlon ie. und.-I.ad ..-,do h—la, d." war R/.. — w. I..Rw In a.n oP in. I-".' dta ane.dwcue�o... ai.roarm' o d da a �d.aru, wr U... d.vr odor (.Pn.a) wr. m. mr.x=wd dadr..e.......rm.ww.d W. m. wa—U, m . ]D-. no. Br Y) n.- Ian — fair Horsetooth East Business Park, Dales Carpet One, Project Development Plan #43-94K Type II Planning and Zoning Board Review Page 9 immediate vicinity, which includes a variety of building setbacks, and the lack of pedestrian activity that would be generated by the proposed use. RECOMMENDATION: Approval of the Modification Request for the increased setback along Automation Way and approval of the Horsetooth East Business Park, Dales Carpet One, Project Development Plan, #43-94K. Horsetooth East Business Park, Dales Carpet One, Project Development Plan #43-94K Type II Planning and Zoning Board Review Page 8 Division 3.7, Compact Urban Growth Standards 1. Section 3.7.2, Contiguity The overall site is 100 percent contiguous to existing urban development. 2. Section 3.7.3, Adequate Public Facilities The provision of adequate public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of a building permit, or adequate security posted for any such improvement not in place prior to the issuance of a building permit. 4. Neighborhood Information Meeting Due to the limited scale of the project and its location within an existing business park, a neighborhood meeting was not held for this application. FINDINGS OF FACT/CONCLUSIONS Upon review of the Horsetooth Business Park, Dales Carpet One Project Development Plan #43-94K, staff makes the following findings of fact and conclusions: The proposed land uses are permitted in the Employment zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.22 of the Land Use Code, Employment zone district. 3. The Project Development Plan complies with all applicable development standards contained within Article 3 of the land use code except Section 3.5.3(B)(2)(b) which the applicant is requesting a modification for. 4. The granting of the modification to Section 3.5.3(B)(2)(b) would not be detrimental to the public good. 5. The 29-foot setback requested by the applicant along Automation Way will promote the general purpose of the standard in Section 3.5.3(B)(2)(b) equally well or better than would a plan which provided a 15-foot setback along Automation Way due to the existing development pattern within the Horsetooth East Business Park, Dales Carpet One, Project Development Plan #43-94K Type II Planning and Zoning Board Review Page 7 F. Section 3.5.5(C)(1)(2) — Buildings, Architectural Style and Building Placement. The building is designed to match the existing Rite Aid building immediately east of the site. The building is not a standard prototype of a larger chain. The building height, building materials and scale are similar to the Rite Aid building. The building will have display windows which will be visible from Horsetooth Road and Automation Way, and will include awnings. The future addition along Automation Way will retain these characteristics. The building is custom designed and will contribute to the distinct character of the center. G. Section 3.5.5(D)(3) — Site Setbacks This standard requires that the minimum setback from Horsetooth Road be 25 feet. The building will be setback 15 feet from Horsetooth Road, thus complying with both the minimum required setback and the maximum allowable setback required under the build -to line. The required setback along Automation Way is 15 feet. Again, the applicant is requesting a modification to this required setback. H. Division 3.6, Transportation and Circulation 1. Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. 2. Section 3.6.4, Transportation Level of Service Requirements Due to the limited number of employees (11 who will work out of the store) and the limited number of daily customers, the traffic study was waived by the City's Traffic Engineer. All adjacent street intersections operate within the City's accepted Level of Service Standards. Bicycle, pedestrian and transit levels of service will remain well within the level of service standards for these transportation facilities. 3. Section 3.6.6, Emergency Access The buildings will be located within 150 feet of the street. The site will also take access from 20-foot wide access drive internal to the block. road. The building will be fire sprinklered. Horsetooth East Business Park, Dales Carpet One, Project Development Plan #43-94K Type II Planning and Zoning Board Review Page 6 2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings At least one main entrance of a commercial building shall face and open directly onto a connecting walkway with pedestrian frontage. The site plan has two connections, one from the main entrance on the east side of the building, and an additional connection from an entrance on the west side of the building. Orientation to Build -to Lines for Street Front Buildings. Horsetooth Road is a major arterial with no on street parking. The setback for this street ranges from 10 — 25 feet. The proposed building is located 15 behind the right-of-way. Automation Way is a local street, however parking is prohibited near the intersection with Horsetooth Road, adjacent to the proposed building. The maximum setback from this right-of-way is 15 feet. The site plan has a 29-foot setback from the Automation Drive right-of-way. This setback is 14 feet greater than permitted under this Section. The applicant has requested a modification to this standard, citing the need to leave room for a future building addition and the limited pedestrian activity along Automation Way. The modification request can be justified by the existing development pattern in the area. The adjacent buildings include a variety of setbacks from the adjacent street. Many buildings have parking or drive aisles between the building and adjacent street. The area was developed under previous development codes, and did not envision the sidewalk to building relationship required under the current Land Use Code. The building will not be out of character with the surrounding development, and will promote the standard equally well than would a plan which complies with the standard for which a modification is requested. E. Section 3.5.5 - Convenience Shopping Center, Land Use, Size of Development, Permitted Uses and Phasing The convenience shopping center is partially constructed with four out of five parcels developed. The size (under seven acres) and the minimum number of businesses (four) comply with the standard. The permitted uses within the center comply with the definition. The internal access drives are constructed satisfying the phasing requirement. Horsetooth East Business Park, Dales Carpet One, Project Development Plan #43-94K Type II Planning and Zoning Board Review Page 5 This property is not located within a designated floodplain or natural drainage swale. There are no irrigation ditches within the vicinity to cause a significant impact upon the drainage pattern of the property. 4. Section 3.3.5, Engineering Design Standards The PDP has been reviewed pursuant to the adopted design standards in place for water, sewer, storm drainage, electric, walkways and streets which will serve this development. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1. Section 3.4.1, Natural Habitats and Features The property is not included or adjacent to a mapped natural area as identified on the City of Fort Collins Identification of Natural Areas, nor does the property contain any natural wetlands or wet meadows. Storm run-off from the site will be contained in a water quality pond before entering into the public storm drainage system. D. Division 3.5, Building Standards Section 3.5.1, Building and Project Compatibility Any new development next to existing developed areas must be designed to be complimentary with those structures. The use of repetitive building elements such as building mass, windows, rooflines, must have a similar relation to the existing buildings in the area. Buildings should also be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures on the same block. The project is adjacent to an existing retail building east of the site, while the remainder of the area is bounded by office buildings. The architecture of the proposed building is designed to relate to the buildings immediately adjacent to the site, which includes the former Rite Aid and the existing convenience and auto repair buildings further south. The brick and stucco facade materials included on the proposed building are also found on the surrounding buildings. Horsetooth East Business Park, Dales Carpet One, Project Development Plan #43-94K Type II Planning and Zoning Board Review Page 4 The parking lot includes several landscape islands to provide interior parking lot landscaping and vehicle control. Parking lots will provide clear access to the local adjacent street. All off-street parking areas will be located within the property served by the parking and will be paved and striped in conformance with City standards. The site includes 23 regular off-street parking spaces and one van accessible spaces. Commercial uses are subject to the maximum number of off-street parking spaces. The proposed building includes a total of 16,000 sq.ft. of retail floor area. With a ratio of 4 spaces per 1,000 sq.ft., this yields a maximum of 64 spaces. The site provides less than the maximum. 3. Section 3.2.3, Solar Access, Orientation, Shading Due to the location of the buildings within the property, and the location of other structures adjacent to the property, the proposed buildings will not cast a shadow during the times specified in the LUC. 4. Section 3.2.4, Site Lighting A photometric plan has been submitted in conjunction with the PDP. This plan shows compliance with both on and off -site lighting standards within the LUC. All site lighting within this project must meet City standards for exterior lighting. B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards The subdivision plat has been reviewed against the standards included within the LUC and found to be in substantial compliance with those standards. 2. Section 3.3.2, Development Improvements Prior to the approval of the final compliance plans, a development agreement will be drafted detailing the improvements required by the applicant as part of the building permit process, and the timing of installation of such improvements. 3. Section 3.3.3, Water Hazards Horsetooth East Business Park, Dales Carpet One, Project Development Plan #43-94K Type II Planning and Zoning Board Review Page 3 The PDP meets the applicable Land Use Standards as follows: A. Section 4.22(D)(4) Dimensional Standards Structures included within the E zone district may not exceed four stories in height. The proposed project is single story in height, with an overall height of 32 feet. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection Landscaping has been provided in all areas which will not be included in parking areas, drives or building footprints. The landscape plan provides a variety of canopy trees, ornamental trees, shrubs and ground covers. The landscape plan has been designed to use plants to enhance building design, soften walls and building mass and visually break up parking areas. All plant materials are of adequate size and diversity as required by this section. There are no existing trees within the site. Canopy street trees will be planted adjacent to the existing sidewalk of Automation Way, and will be planted within the tree lawn of the detached sidewalk along Horsetooth Road. Foundation plantings are provided along the base of walls that are highly visible. A trash enclosure will provide screening of the dumpster bin and carpet recycling equipment. This is located behind the building, adjacent to Automation Way. 2. Section 3.2.2, Access, Circulation and Parking Walkways within the site are aligned to take direct access from the adjacent public sidewalks along Horsetooth Road, Automation Way, and parking areas to the entrances of buildings. Parking areas have been separated from pedestrian sidewalks to avoid conflicts. Bicycle parking will be provided for in a bike rack located near the entrance. Horsetooth East Business Park, Dales Carpet One, Project Development Plan #43-94K Type II Planning and Zoning Board Review Page 2 EXECUTIVE SUMMARY: This project has been reviewed in accordance with the applicable requirements of the Land Use Code (LUC) and was found to be in substantial compliance with the following: The process located in Division 2.1 — General Procedural Requirements, Division 2.2 — Common Development Review Procedures for Development Applications, and Division 2.4 — Project Development Plan located within Article 2 — Administration; and the design standards located within Article 3 — General Development Standards; and the standards located in Section 4.22, Employment (E) of Article 4 — Districts. FINDINGS and ANLYSIS: 1. Background The surrounding zoning and land uses are as follows: N: E — Office S: E — Office E: E — Retail (former Rite Aid) W: E — Office The property was annexed in 1977 as part of the Timberline — Horsetooth Annexation. The first O.D.P. was approved in 1988 and amended as the Horsetooth Business Park in 1991. 2. Division 4.22 of the Land Use Code, Employment Zone District The use of retail sales and office is a permitted use within a convenience shopping center. A convenience shopping center is permitted as a secondary use within the Employment zone district, subject to review by the Planning and Zoning Board. As a secondary use, the convenience shopping center is not allowed to occupy more than 25% of the total gross area of the development plan. The convenience shopping center consists of 6.88 acres, and includes the former Rite Aid building, the Carriage corner convenience store and car wash, the recently approved Carriage Auto Service and the Dales Carpet One site. The employment park consists of 32.4 acres. The convenience center, at 21 % of the total area, fits within the parameters for secondary uses in the Employment zone. ITEM NO. 4 MEETING DATE 3/18/04 AO STAFF Bob 22rkee Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Horsetooth East Business Park, Dales Carpet One, Project Development Plan - #43-94K [Type II Planning and Zoning Board Review] APPLICANT: W.J. Frick Design Group C/o Bud Frick 526 South College Avenue Fort Collins, CO 80524 OWNER: Quarter Circle LLC 1517 Front Nine Drive Fort Collins, CO 80525 PROJECT DESCRIPTION: Dales Carpet One is a project development plan for a 16,700 sq.ft. retail showroom and warehouse building located at the southeast corner of Automation Way and Horsetooth Road. The site is 1.8 acres in size and is accessed from Automation Way. The site is included within an existing convenience shopping center, as defined in Section 5.1.2 of the Land Use Code The property is a part of the Horsetooth East Business Park and is zoned E — Employment District. A subdivision plat is accompanying the project development plan. This plat will create a tract upon which the project will be developed. The applicant is also requesting a modification to the build -to line standards within Section 3.5.3(B)(2)(b) of the Fort Collins Land Use Code. This section requires all commercial buildings to be located within 15 feet of an adjoining non -arterial street. The applicant is proposing a 29-foot setback off of Automation Way. The applicant is justifying this setback by reserving this area for a future building addition, which will bring the setback to within seven feet of Automation Way, complying with the "build -to" line standard. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281N.College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT