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Home My WebLink AboutEAST DRAKE TERRACE OFFICE PARK PUD - 58 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNEIGHBORHOOD INFORMATION MEETING r !; Meeting Lo Attendees: Please sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Department (221-6750) if you wish to receive minutes of this meeting. Did You Receive Written NotificationAddress? of this meeting? Correct Name Address Zip Yes No Yes No � (/ r O� D .�5 D✓O� � / L/ R S z S ✓ oN IKP-r--sL :�2k ZS �E>QR,VnN KkL iZ FF ZZOA IT62NE02ESTs 2-1 �7i�ere 4 �2r GIZ P�;ncev►� c3v�Zj / I re 14. Comment: Personally, I think that the plan as presented tonight will work if the traffic study indicates that the area can accommodate the additional traffic generated. 15. Comment: I am concerned about the buildings having basements, being sold off to another owner, and more than 22,000 square feet of useable, leasable office space occurring. 5. Question: Does the City have any plans to upgrade Stover Street, East Drake Road, and the intersection in the near future? Answer: I do not know the answer to that question. We will have to ask the City Engineering Department and Transportation Division what the plans are (Mr. Olt). 6. Question: How many letters were sent out for notification of this meeting? Answer: Approximately 200 letters were sent to the neighborhood (Mr. Olt). 7. Comment: This church has a full-time day school with numerous children attending. The traffic impacts could be significant. 8. Question: Will the architecture for this office park be consistent between buildings? Answer: The architecture and signage will be reviewed as an integral part of the development during the review process. 9. Question: What type of lighting will be used on this site? Answer: That has not yet been determined. The City does have criteria that the lighting is evaluated against (Mr. Murdoff). lo. Question: What will the square footage and height of the buildings be? Answer: There will be approximately 22,000 square feet of floor space and the buildings will be 25 to 26 feet in height, maximum (Mr. Murdoff). 11. Comment: The building exteriors are planned to be of wood, brick, stone, and stucco materials (Mr. Murdoff). 12. Question; Who will determine the looks and uses of the buildings? Answer: The developer presents a proposal to the City, who reviews the proposal against their set of criteria. 13. Question: How does the parking here compare with the old plan? Answer: There were 74 parking spaces on the old plan and we are proposing 84 parking spaces on this plan (Mr. Murdoff). (1 Nm�wwkfi�M City of Fort Collins Commt. aty Planning and Environmental . ervices Planning Department Minutes of a Neighborhood Information Meeting for EAST DRAKE TERRACE OFFICE PARR P.U.D. (formerly Cottonwood Office Park) Date: Property owner: City Planner: Location: August 24, 1993 Gordon Murdoff Steve Olt First Free Methodist Church The purpose of this meeting is to introduce a potential applicant for a development review request to participants from the neighborhood, as well as other potentially affected interests. This informal meeting held prior to application to the City encourages all participants to ask questions, express concerns, and provide responses, as possible. 1. Question: How many tenants are anticipated in this office park? Answer: Approximately one per building is what I envision (Mr. Murdoff). 2. Comment: The notification letter mentioned some retail space in the center. Response: I do not want any retail in this center. Definitely no 7-11 or other convenience store will occur (Mr. Murdoff). 3. Question: Will Marquette Street go out to East Drake Road on the east side of this development? Answer: No, it will not. 4. Question: Do you anticipate apartment traffic going through this office center? Answer: Yes, some traffic will continue to use the existing street (Mr. Murdoff). 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 1 EAST DRAKE TERRACE office Park VruIiminary PUD BUSINESS SERVICE USES POINT CHART E For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable Yes No I II III N Circle The Correct Score Yes VW No Multiplier Points Earned 1x11 Maximum Applitable Point's a. Transit route X 2 0 2 — -� b. S. College corridor X X 2 0 4 8 8 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 , 11210 3 Go g. Energy conservation X 1 2 0 4 -- 8 h. Contiguity X X 2 0 5 10 10 i. Historic preservation X 1 2 0 2 — — j. 120 k. - 1 2 0 I. 111210 • VNII—Very Well Done Totals :30 SO V IVI Percentage Earned of Maximum Applicable Points V/VI =V1I (op �I 1 L EAST DRAKE TERRACE Office Park Preliminary PUD ACTIVITY: Business Service Uses DEFINFION: E Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or commu- nity/regional shopping center. Uses include: retail shops; offices; per- sonal service shops; financial institutions; hotels/motels; medical clin- ics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same gen- eral character. CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No 1. Does the project gain its primary vehicular access from a street other than South College Avenue? 2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ® ❑ ON "POINT CHART E" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not appli- cable for uses of less than 25,000 square feet GLA or with less than 25 employees) or located in the Central Business District? b. Is the project located outside of the "South College Avenue Corri- dor?" c. Is the project contiguous to and functionally a part of a neighbor- hood 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 100 full- time employees during a single 8-hour shift? d. Is the project on at least two acres of land or located in the Cen- tral Business District? C� rYltlni ipr' � EAST DRAKE TERRACE office _ark _, : nTTTn ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the crlterlOh appticoble' WIII the criterion be xAsfi l? If no, please explain e,F�F�'� Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability • 2. Neighborhood Character • 3. Land Use Conflicts • 4. Adverse Traffic Impact • POLICIES PLANS AND 5. Comprehensive Plan • PUBLIC FACILITIES d SAFETY 6. Street Capacity • 7. Utility Capacity • 8. Design Standards • 9. Emergency Access • 10. Security Lighting • 11. Water Hazards • RESOURCE PROTECTION 12, Soils & Slope Hazard • 13. Significant Vegetation • 14. Wildlife Habitat • 15. Historical Landmark • 16. Mineral Deposit • 17, Eco-Sensitive Areas • 18. Agricultural Lands • ENVIRONMENTAL STANDARDS 19. Air Quality • 20 Water Quality • 21. Noise • 22. Glare & Heat • 23 Vibrations • 24 Exterior Lighting • 25. Sewoges & Wastes • SITE DESIGN 26, Community Organization • 27. Site Organization • 28. Natural Features 29. Energy Conservation • • 30. Shadows 31. Solar Access • • 32. Privacy 33. Open Space Arrangement • • 34. Building Height • 35. Vehicular Movement • 36. Vehicular Design • 37. Parking • 38, Active Recreational Areas • 39. Private Outdoor Areas • 40. Pedestrian Convenience • 41. Pedestrian Conflicts • 42. LandscapinglOpen Areas • 43. LandscapinglBuildings • 44. LandscaptnglScreemng • 45 Public Access • 46 Signs • BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I �l III IV Circle the Correct Score Multloller Points Earned Ixll Maximum Applicable Points a. Transit Route X 2 0 2 �I ? b. South College Corridor X X 2 0 j 4 8 8 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 1XI 2 0 3 6 f. Joint Parking 1 1 2 0 3 — — g. Energy Conservation X 1 2 3 4 0 2 8 h. Contiguity X X 2 1 0 5 10 i. Historic Preservation 1 2 0 2 — —. j. 1 2 0 k. 1 2 0 I. 1 2 0 Totals v vi Percentage Earned of Maximum Applicable Points V/VI = VII �j✓- vu continued e. Does the project contain two or more significant uses (such as retail, office, residential, hotel/motel, and 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 G for Energy Conservation Methods to use for calculating energy conservation points. h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; ii. 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 iii. 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. ' -23- ACTIVITY Business Service Uses DEFINITION Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or commu- nity/regional shopping center. Uses include: retail shops; offices; per- sonal service shops; financial institutions; hotels/motels; medical clin- ics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same gen- eral character. CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No 1. Does the project gain its primary ❑ vehicular access from a street other than South College Avenue? 2. DOES THE PROJECT EARN AT LEAST 5❑ OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART E" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not appli- cable for uses of less than 25,000 square feet GLA or with less than 25 employees) or located in the Central Business District? b. Is the project located outside of the "South College Avenue Corri- dor?" c. Is the project contiguous to and functionally a part of a neighbor- hood 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 100 full- time employees during a single 8-hour shift? d. Is the project on at least two acres of land or located in the Cen- tral Business District? —22— 1. Social Comparability 2. Nelgnborhood Character p 3. Lana Use Conflicts 4. Aaverse Traffic Impact ry do nlvu rvul.mZ PUBLIC FACILITIES & SAFETY 6. Street Capacity I/ 7. Utility Capacity 8. Design Standards 9. Emergency Access 10. Security Lighting 74I al n ,u 11. Water Hazards I H KtDUUWC:E MWUIEUTIUN tl 2. Sous & Slope Hazara I 13. Signrticcnt Vegetation I 14. Wilaute HaDITaT 15. Historical Lanamark k 16. Minerai Decosrt I I 17. Eco-Sensitive Areas I a I 18. Acr;culturci Lcnas I I I ENVIRONMENTAL STANDARDS 19. Air Qualty 20, Wc:er Qualltv 21. Nase 22. Gtcre & HeaT 23. Vitrc ions 24. EXTemor Liantina 25. Se,vaces & Wastes SITE DESIGN Izanon Nc ;;rcl a \ UIIJCIVUIIUII II I ✓ I ws.access I v, F Soace Arrangementna HelanT- 0 Mcvemenr I I 36. Ven:c-lar Desicn I I I I 37. Pcr;clna W" I I I Areas I I I Outacor Areas ✓ I rian Convenience I I I I non CanTlICTScclnc:Ccen mLC-n=- Arecs I �/ Icolna:9uualnas ,3IRecreanonal L✓ !s Lcncsccalna;Screernna I I I I c..c access I ✓ I -o. ic.-s I 1 9'!. 5ylw Planning Objectives East Drake Terrace Preliminary PUD September 7, 1993 City Land Use Policies achieved by this proposed development include the following: a. The proposed development is located where existing utility infrastructure can service the proposed land uses. b. The City's existing transportation network can service this site without expansion. C. The proposed development would provide employment opportunities within walking distance of existing residential development. We believe the proposed project will be an attractive and welcome addition to the neighborhood and community. Thank you for your consideration and we look forward to working with you throughout the development review process. Sincerely, RIPLEY ASSOCIATES 6w4 Linda Ripley Principal 2 September 7, 1993 Planning and Zoning Board c/o Mr. Steve Olt Project Planner 281 North College Fort Collins, CO 80524 RE: EAST DRAKE TERRACE Preliminary P.U.D. Submittal Dear Planning and Zoning Board Members: EAST DRAKE TERRACE is a proposed professional office complex, located north of Drake Road and east of Stover Street. The target market for the project is professionals seeking to design, construct, own and maintain their own buildings. This project would offer individualized ownership in an office complex where quality control is guaranteed through architectural and landscape controls. A total of 23,400 square feet of office space on seven separate building sites is proposed with 82 parking spaces. Parking facilities would be shared and the maintenance of parking and common open space areas would be the responsibility of a building owners' association. The character of the development is reflective of the neighborhood in which it is located. Two story buildings are proposed adjacent to the Governor's Park Apartments located to the east, stepping down to one story where the site is adjacent to single family. Building footprints, roof lines, building materials and landscaping are planned to be residential in scale and character. Specific architectural standards and design guidelines are provided on the drawing. Given the unique characteristics of this project, the applicant is proposing an approval process that varies from standard procedures. The plan shows building envelopes and provides architectural and landscape standards and design guidelines to ensure a high quality development, as well as architectural compatibility both within the project and in the neighborhood. However, actual building elevations and phasing plans for the utilities and parking lots will not be available until one or more building envelopes are purchased. When a building envelope is purchased, an accurate floor plan and detailed architectural elevations can be provided. Phased utility and parking plans can also be provided at this time. The applicant is requesting that final approval of each building be handled administratively, with the option of referring individual buildings to the Planning and Zoning Board for review to determine if the individual building is in conformance with the intent of the Preliminary Plan. Since there could potentially be seven separate Final PUDs 'generated from this one two -acre Preliminary Plan, we believe administrative review would save everyone's time without weakening the development review process. RIPLEY ASSOCIATES Landscape Architecture Urban Design Planning 117 East Mountain Avenue Suite 200A Fort Collins, Colorado 80524 PHONE (303) 224.5828 FAX (303) 484-2443 • ... _ 4-w LEGAL DESCRIPTION COTTONWOOD P.U.D. TRACT'B' SITUATE IN THE SOUTHEAST QUARTER SECTION 24, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., FORT COLLINS, COLORADO. i Rt5T,RTC �KTND T GMA / HIMAGE C"NSiWI SGn001. 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Oxford Ln, Swallow R, U 0 r U t .L S a) c o Ox or( V L U � U p N� Ln t� StratboroL ITEM: EAST DRAKE TERRACE /LN North OFFICE PARK NUMBER,* 58.93 East Drake Office Park P.U.D. - Preliminary, #58-93 October 25, 1993 P & Z Meeting Page 6 residential development to Stover, with a second point of access from Marquette Drive. There will not be direct access to this development from East Drake Road. The existing driveway across this property, from west to east, will remain and provide the primary internal circulation for this site as well as allow continued cross vehicular traffic between East Drake Terrace Office Park and Governor's Park. RECOMMENDATION: This request earns 58% on the Business Service Uses Point Chart and meets the applicable All Development Criteria of the Land Development Guidance System. Therefore, staff is recommending approval of East Drake Terrace Office Park P.U.D., Preliminary - #58-93 East Drake Office Park P.U.D. - Preliminary, #58-93 October 25, 1993 P & Z Meeting Page 5 Parking: The developer is proposing to provide a total of 81 parking spaces on -site and evenly distributed throughout to assure ample parking for each building. There are 7 handicapped parking spaces in the total number. The proposed number of parking spaces is based on 3.5 spaces per 1,000 square feet of office use, which is right at the upper end of the range for general office use in the City's parking guidelines. The proposed amount of parking is considered to be sufficient and appropriate. Signage: This property is in the Residential Neighborhood Sign District that was established to regulate signage of non-residential uses in areas of the City which may be impacted by signage because of their predominantly residential use or character. For this development, located within the district, the. Planning and Zoning Board would review the location of all proposed flushwall signs. Preliminary architectural elevations would be required to show the location of all flushwall signage; however, the developer is not proposing any flushwall signage on the buildings in East Drake Terrace office Park. All other aspects of signage for this development will be regulated by the City's Sign Code. Lighting: The total lighting package of exterior building, security, and driveway/parking lot lighting for East Drake Terrace Office Park will be submitted and reviewed as part of the Final P.U.D. documents. 4. Neighborhood Compatibility: A neighborhood meeting was held on August 24, 1993 at the First Free Methodist Church, directly to the west, with 14 neighbors and interested parties in attendance. The general feeling expressed by the neighborhood participants was that a small office complex with residential scale buildings such as what is proposed here is a desirable use in this location, with the understanding that: there will be no retail uses or convenience stores; the useable (leasable) space should not exceed 22,000 square feet (+/-); and, the traffic study must support the proposed uses. 5. Transportation: The primary access to this site will be from Stover Street via an existing driveway connecting the Governor's Park multi -family East Drake Office Park P.U.D. - Preliminary, #58-93 October 25, 1993 P & Z Meeting Page 4 the overall Final P.U.D. submittal and review. The streetscapes and common landscape areas (considered to be outside the construction influence of buildings and parking areas) will be reviewed with the Final P.U.D. Specific information for each building site, including architecture and landscape solutions, will be submitted to staff for an administrative review to be evaluated against its conformance with the East Drake Terrace Office Park, Final P.U.D. 3. Desian• Architecture: The developer is proposing architectural standards and design guidelines which include: * Buildings will be small scale (two stories or less) and residential in character. The roof lines will be pitched and extend beyond the wall lines a minimum of 16". * All building elevations will be similarly detailed. Down- grading of building materials on the side and back elevations will not be permitted. * Building materials will be brick, stone, wood, or stucco - like. Roof materials will be extra -thick asphalt shingles. The colors will be earth tones. * Roof top mechanical equipment will not be permitted. Ground mounted mechanical equipment will be screened with evergreen plant material or decorative walls that match the building material. Building elevations for one or two buildings (establishing the architectural character and typical size, scale, materials, and colors for the office park) will be part of the 'Final P.U.D. submittal and review. Landscaping: The landscaping will consist.of a mix of deciduous canopy (to be used as street trees and interior shade trees), evergreen, and ornamental trees; deciduous and evergreen shrubs for foundation plantings and screening of parking lots; and ground covers and accent plants to provide color and texture at ground level. The landscaping is part of the standards and design guidelines that are being prescribed on the Site Plan. East Drake Office Park P.U.D. - Preliminary, #58-93 October 25, 1993 P & Z Meeting :r Page 3 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: RLP; existing single family residential (Cottonwood) S: RP; existing multi -family residential (Scotch Pines) E: RLP; existing multi -family residential (Governor's Park) W: RL; existing church (First Free Methodist) This property was annexed into the City with the Guard Third Annexation in June, 1973. City Council. approved Cottonwood P.U.D., a proposal for a residential P.U.D. on 52.28 acres at the northeast corner of East Drake Road and Stover Street in August, 1976. The property was subdivided as part of the Cottonwood P.U.D. and approved by the Planning and Zoning Board in October, 1981. On October 26, 1981, the Planning and Zoning Board gave final approval for the Cottonwood P.U.D., consisting of 188 apartment units and 15,000 square feet of office/retail uses on 12.71 acres located at the northeast corner of East Drake Road and Stover Street. On May 20, 1985, the Planning and Zoning Board gave final approval for the Cottonwood P.U.D., Tract B, Phase 1, consisting of a 6,032 square foot professional office building on 0.6 acres located at the southeast corner of Stover Street and Marquette Street. This plan has expired. 2. Land Use• This is a request for preliminary P.U.D. approval for a 2.18 acre office park consisting of seven separate buildings containing a total of 23,400 square feet of leasable office space. It was evaluated against the Business Service Uses Point Chart and the applicable All Development Criteria of the Land Development Guidance System. It scores 58% on the point chart, earning points for; a) being contiguous to an existing transit route; b) being located outside of the "South College Avenue Corridor"; c) being two acres or more in size; and d) having at least 1/6 of its property boundary contiguous to existing urban development. The developer will provide building elevations for one or two buildings (establishing the architectural character and typical size, scale, materials, and colors for the office park) as part of East Drake Office Park P.U.D. - Preliminary, #58-93 October 25, 1993 P & Z Meeting Page 2 ground level. The primary access to this site will be from Stover Street via an existing driveway connecting the Governor's Park multi -family residential development to Stover, with a second point of access from Marquette Drive. There will not be direct access to this development from East Drake Road. ITEM NO. 2 MEETING DATE 10/25/93 STAFF Steve Olt PLANNING AND ZONING BOARD STAFF REPORT PROJECT: East Drake Terrace Office Park P.U.D.; Preliminary - #58-93 APPLICANT: Gordon Murdoff c/o Ripley Associates 117 East Mountain Avenue Fort Collins, CO. 80524 OWNER: Gordon Murdoff 2208 Stonecrest Drive Fort Collins, CO. 80521 PROJECT DESCRIPTION: This is a request for preliminary planned unit development (P.U.D.) approval for a 2.18 acre office park consisting of seven separate buildings containing a total of 23,400 square feet of leasable office space. The property is located at the northeast corner of East Drake Road and Stover Street and is in the RLP; Low Density Planned Residential zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for preliminary P.U.D. approval for a 2.18 acre office park consisting of seven separate buildings containing a total of 23,400 square feet of leasable office space. It was evaluated against the Business Service Uses Point Chart (earning 58% of the maximum applicable points) and the applicable All Development Criteria of the Land Development Guidance System. The developer is proposing architectural standards and design guidelines for the buildings and landscaping. Building elevations for one or two buildings (establishing typical size, scale, materials, and colors) will be part of the final P.U:D. submittal and review. The streetscapes and common landscape areas (considered to be outside the construction influence of buildings and parking areas) will be reviewed with the Final P.U.D. Specific information for each building site, including architecture and landscape solutions, will be submitted to staff for an administrative review to be evaluated against its conformance with the East Drake Terrace Office Park, Final P.U.D. The landscaping will consist of a mix of deciduous canopy (to be used as street trees and interior shade trees), evergreen, and ornamental trees; deciduous and evergreen shrubs for foundation plantings and screening of parking lots; and ground covers and accent plants to provide color and texture at COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT