HomeMy WebLinkAboutSTROMBERGER MASTER PLAN - 16-89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2
PLANNING AND ZONING BOARD MEETING OF April 26,, 1%9
STAFF REPORT 7
PROJECT: Stromberger PUD Master Plan - #16-89
APPLICANT: Everitt Companies
Cityscape
3030 S. College, #200
Fort Collins, CO 80525
OWNER: Everitt Companies
P. O. Box 2125
Denver, CO 80525
PROJECT PLANNER: Sherry Albertson -Clark
PROJECT DESCRIPTION: A request for master plan approval for 151.1 acres
of industrial and business service uses, located at the southeast corner of
Harmony and Timberline Road, and is zoned I-P, Industrial Park Zoning
District (pending).
RECOMMENDATION: Approval.
EXECUTIVE SUMMARY: The Stromberger PUD Master Plan, located at the
southeast corner of Timberline and Harmony Road, is proposed as a mixed -use
development, consisting of industrial and business service uses. Alternative uses
proposed include community/regional retail, offices and residential uses. The
proposed master plan is in conformance with the adopted plans and policies of
the City and the Land Use Policies Plan supports these uses at this location.
DEVELOPMENT 3C0 LaPorte Ave. • P O Box 580 • Fort Collins, Colorado 80522 • (3C3) 22'. 675J
SEHVICES. PLANNING CEPARTMENT
Stromberger PUD Master Plan - #16-89
P & Z Meeting - April 24, 1989
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: r-1-p, M-M; existing mobile home park
S: T; vacant
E: i-p; Charter Hospital (Wildwood Farm Master Plan)
W: proposed T (pending), I-L (pending); vacant (proposed Harmony
Number Six Annexation and Zoning)
This site was annexed into the City in 1986 as the South Harmony Annexation
and was zoned T-Transition. The applicant has requested I-P, Industrial Park
Zoning for this site, with a PUD condition.
2. Land Use:
The Stromberger PUD Master Plan is proposed as a mixed -use development,
consisting of industrial and business service uses. Alternative uses proposed
include community/regional retail, offices and residential uses. The land use
mix represents the applicant's best estimate of development potential. As
changes in the applicant's land use programming occur, revisions would be
necessary to the Master Plan.
The proposed master plan is supported by the following land use policies, as
contained in the Land Use Policies Plan:
60 - Industrial uses should locate near transportation facilities that offer the
required access to the industry but will not be allowed to create demands
which exceed the capacity of the existing and future transportation network of
the City.
61 - Industrial development should locate within the City or consistent with the
phasing plan for the urban growth area, where the proper sizing of facilities
such as water, sewer and transportation has occurred or is planned.
69 - Regional/community shopping centers should locate in areas which are
easily accessible to existing or planned residential areas.
70 - Regional/community shopping centers should locate near transportation
facilities that offer the required access to the center but will not be allowed to
create demands which exceed the capacity of the existing and future
transportation network of the City.
72 - Regional/community shopping centers should locate where they can be
served by public transportation.
Stromberger PUD Master Plan - #16-89
P & Z Meeting - April 24, 1989
Page 3
73 - Regional/community shopping centers shall locate in areas served by
existing water and sewer facilities.
The proposed master plan addresses these land use policies.
3. Neighborhood Comyatibility:
A neighborhood meeting was held on March 8, 1989 (see attached summary).
Questions raised related generally to the master plan process, storm drainage
and potential improvements on Timberline Road. The applicant has submitted
a master plan without a concurrent phase plan, so that the access points and
land use mix could be reviewed at an early stage. Staff believes the proposed
mix of land uses are compatible with the surrounding area.
4. Design:
Industrial and business service uses are proposed on each of the four parcels of
the master plan. Alternative uses are also proposed as follows: parcel A
(community/regional retail) and parcels C and D (office park and/or
residential). The applicant's intent is to create a park -like development, with
open space areas to cover a significant portion (minimum 25%) of each of the
parcels. An 80' landscaped buffer has been provided along Harmony Road.
5. Transportation:
Harmony Road is a major arterial (6-lane) and Timberline Road south of
Harmony is an arterial street. Access to this site from Harmony Road would
be from an existing right-in/out along Harmony and at the location of the
existing mobile home park access, which will be a signalized intersection.
There are two Timberline Road access points indicated on the master plan.
Access through the Wild Wood Farm PUD Master Plan to the east is also a
potential and would require an amendment to the approved master plan.
RECOMMENDATION
The proposed master plan is in conformance with the City's adopted plans and
policies and therefore, staff recommends approval of the Stromberger PUD
Master Plan, # 16-89.
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ITEM STROMBERGER MASTER PLAN
NUMBER 16-89
LAND USE BREAKDOWN
FLOOR AREA
F.A.R.
PAR --EL AREA
LAND USE OR MAXIMUM D.U.
OR DENSITY
A IH.0 ACA
IND151RLLL/BUSINESS SERVICES T00,000 SO.".
4:1
B 15.0 AC3
INDUSTRIAL/BUSINESS SF/MC6 185,000 SO.l.
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C 52.0 K3
INDUSTRIAL/BUSINESS SERVICE ST0,000 SOFT,
A.1
0 20.1 AC3
INDUSTRVI/BUSINESS SEWKIM 220.M SO.R,
-
Torus 151.1 AC3
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TIMBERLINE FARM
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GENERAL NOTES
KEY
DEVELOPAEM AREA
® PRIMARY ROADWAY
® SECONDARY ACCESS
® AMENTY/SITE FEATURE
® EKIBTBD VEGETATK0N1
�p LANDSCAPE BUFFER
OLE ORASNIGEIOPEN SPACE
PEDESTRIAN WAY
STROMBERGER
PROPERTY
MASTER PLAN PROJECT NO. W20
SCALE: 1-200'
DATE OF PREPARATION: ]-6-B9
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STROMBERGER PROPERTY
MASTER PLAN
Statement of Planning Objectives
March 6, 1989
The 151 acre Stromberger Property is located at Harmony Road
and Timberline Road; a key intersection on an important entryway
to Fort Collins. A number of considerations by public and private
agencies have indicated the need to formulate a Master Plan for
the property. These considerations include:
- The need to, as a condition of rezoning, establish basic
land use, access, traffic circulation, and site design
guidelines. This will lay the foundation for more detailed
Master Traffic Studies, Drainage Plans, and Utility Plans,
which will be provided for City review with the plat and
development plans for the first filing.
- The City of Fort Collins planning department intends to
begun work on a study of the Harmony entry corridor. The
study will establish preliminary streetscape design
guidelines and provide an overview of development
opportunities and constraints. The proposed Master Plan in
consistent with the existing design concepts associated with
the Harmony Road Corridor.
The Stromberger Property Master Plan is intended as a tool to
assist in:
- Avoiding creation of traffic problems that may result if the
collector/arterial roadway pattern serving the area is not
considered along with site specific development projects.
- Allowing an on -site circulation system that can effectively
direct most traffic toward Harmony and Timberline.
- Provide a desirable mix of land uses in an attractive
business park setting.
- 1 -
- Provide Fort Collins with a site that can compete for major
regional employeers that may locate in northern Colorado.
* The Stromberger Property, located midway between the
Harmony Road/I-25 Interchange and College Avenue,
represents:
- A plan comprising a number of options for a user
seeking a large [30 to 70 acre] site.
- A chance to establish an alternative Master
Planned business park with a zoning approach that
will allow both the private and public sectors to
become more responsive to economic development
opportunities.
- An opportunity to continue the high quality image,
(both in visual and economic terms) that exists
along the Harmony Corridor.
An excellent location to deal with regional
traffic with minimal impact on local streets, on a
site that is within convenient driving distance
for local employees and shoppers
The land use pattern indicated on the Stromberger Property
Master Plan is consistent with the adopted Land Use Policies Plan
of the City of Fort Collins regarding the location of industrial
or business service uses, retail (regional/community shopping
centers), and residential uses of various densities.
At this time, there is no definite phasing or development
schedule for the site. It is estimated that development may
begin in 1989 and continue beyond the year 2000. The land uses
indicated could provide employment for an estimated 3,000 to
4,000 persons.
- 2 -
LAND USE BREAKDOWN-. 0
FLOOR AREA F.A.R.
PARCEL AREA LAND USE OR MAXIMUM D.U. OR DENSITY
A 72.4 ACC
INDUSTRIAL/BUSINESS PARK
790,000 SQ.FT.
4:1
B 37.4 AC.t
INDUSTRIAL/BUSINESS PARK
410,000 SQ.FT.
4:1
C 33.1 AC.f
RESIDENTIAL
300 D.U.
9 D.U./AC.
D 8.2 ACC
BUSINESS SERVICES
90,000 SQ.FT.
4:1
TOTALS 151.1 AC.f 1,290,000 SQ.FT. 4:1
300 D.U. 9 D.U./AC. •
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STROMBERGER PROPERTY
Site, Landscape, and Architectural
Design Guidelines
[CITY AND CLIENT REVIEW DRAFT 04-05-891
902guid2.mss 4-5-89
General
Intent
These Guidelines are made to guide development,
improvement and use of the non-residential
development areas at the Stromberger Property,
hereafter refered to as the Subject Property, so as
to:
- Encourage the development of aesthetic site
development, architectural, and engineering
design, including compatible landscaping, and,
in general, provide a harmonious development
that will promote the general welfare of the
Owners and Occupants.
These guidelines and the duly recorded
Declaration of Covenants, Conditions, and
Restrictions will be used as a basis for Grantor or
Design Review Committee review of all proposed
non-residential site, landscape, and architectural
construction; whether proposed as a "use by right"
or as a Planned Unit Development. Furthermore, all
pertinent requirements of public agencies shall be
followed in the development of a specific Building
Site.
Conflicts
Zoning ordinances, building codes and
regulations, and any other governmental
restrictions and requirements shall be observed.
Although based on local zoning, subdivision, and/or
planned unit development regulations, these design
criteria may be more restrictive In land use, site
development standards, landscape requirements, or
in other matters. In the event of any conflict
between this Declaration and any such governmental
codes, the more restrictive standards shall apply
902guid2.mss 4-5-89 2
unless a variance is granted. Any approval of the
Grantor or the Committee required in this
Declaration does not in any way relieve Owners and
Occupants from obtaining approvals required by any
governmental body having jurisdiction.
Master Plan
A Master Plan has been developed to assist in the
implementation of a unified project concept and
allow compatible development of individual Building
Sites. The Master Plan may incorporate the layout
of major streets and land use patterns, zoning
districts, landscape/streetscape criteria, and
other guidelines for the Subject Property in
addition to those included here.
The Master Plan represents a best estimate of
development potential at this time. As changes
occur in the market place, as required public
improvements are defined, and as development of the
project continues, amendments to the Master Plan
may be requested by the Grantor.
Variances
In order to meet special situations which may not
be foreseen, it may be desirable from time to time
for the Committee to a►low variances of certain
requirements. Any variance granted is considered
not to be precedent setting, but is made due to
specific circumstances with the welfare of the
overall development in mind.
902guid2.mss 4-5-89 3
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Site and Landscape Guidelines
Objectives
It is the intent of these guidelines to provide a
framework for a compatible streetscape and site and
landscape development of the highest quality for
Builcing Sites within the Subject Property. Toward
that goal, these design guidelines seek to:
- Provide compatibility among the architectural
features of each Building Site;
- Integrate individual structures from Building
Site to Building Site through harmonious site
and landscape treatment; and
- Create a pleasant and aesthetic environment
for occupants and visitors.
Some variation in on -site development and
landscape architectural style is permitted and
encouraged in order to increase visual interest, so
long as the variations are in harmony with the
Property as a whole.
Intensity of Development
- No site shall have building coverage exceeding
thirty-three per cent (33%) of the total
Building Site area, (Site area to building
coverage ratio shall be at least 3:1). Parking
areas or parking structures shall not cover
more than fifty per cent (50%) of a Building
Site. At least twenty per cent (20%) of a
Building Site shall be landscaped in a manner
acceptable to the Committee.
- Typically floor areas of buildings shall be
not more than thirty-three per cent (33%) of
9025uid2.mss 4-5-89 4
0 •
the Building Site unless the building coverage
is reduced as follows:
* If the site area to floor area ratio is
2:1, the site area to building coverage
ratio must be at least 5:1.
* If the site area to floor area ratio is
1:1, the site area to building coverage
ratio must be at least 6:1.
- Total floor area of any building or group of
buildings on a single lot at the Subject
Property shall not exceed the total area of
the Building Site [for a maximum site area to
floor area ratio of 1:11 in any case.
Building Envelopes/Setbacks
Unless specifically approved in advance, all
Buildings shall be setback the following distances:
- Seventy-five (75) feet from any property line
abutting Harmony Road.
- Fifty (50) feet from any property line -- —y
abutting Timberline Road. -'Z? t
w+ -I
- An average of forty (40) feet - and in no
event closer than twenty (20) feet - from the
boundary line of any other public street or 5 �� gpnvcp.
Area � i
right of way.
- Fifty (50) feet from the intersection of any
two streets.
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- An average of fifteen (15) feet (and in no Z
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event closer than ten (10) feet) from the side
boundary of any Building Site.
- An average of twenty-five (25) feet (and in no
event closer than fifteen (15) feet) from the
rear boundary line of any Building Site-
- Buildings should be oriented on the Building
Site to minimumize the visual impact of
parking areas located between the building
entry and the street.
902guid2.mss 4-5-89 5
- Subject to the approval of the Grantor or the
Committee, underground improvements such as
storage tanks or vaults may be placed within
the setback areas.
Grading
Building Sites shall be graded in such a way as
to:
- Be consistent with the Streetscape
requirements of these Guidelines;
- Handle storm water runoff in an attractive
manner, consistent with the technical
requirements of the Master Utility and
Drainage Report;
- Include slopes of not more that 3:1 (33%) and
not less than 100:1 (1%).
- Help to screen loading and service areas; and
- Minimize drainage conflicts between Building
Sites.
Any retaining walls utilized should be of
materials compatible with the building.
Parking and Circulation
Parking areas shall be designed according to the
following guidelines:
- In no case shall less than two parking spaces
for every three employees/shift be provided.
For specific users, the Grantor or the
Committee may require additional off-street
parking or loading areas.
- Parking Islands located at the ends of parking
aisles, must be landscaped as required in the
landscape section of these guidelines.
902guid2.mss 4-5-89 6
- Parking lots are to be broken into sections of
not more than 250 parking spaces. Sections
are to be separated by well landscaped
circulation drives or landscape buffers at
least twelve (12) feet wide.
- Visitor parking, handicapped parking, and
drop-off areas as needed shall be
appropriately located near building
entrances.
- Bicycle parking shall be provided near
building entries, but shall not encroach into
pedestrian walkways. Bike racks should be
screened or otherwise incorporated into the
site landscape/hardscape design.
- All driveways and areas for parking,
maneuvering, loading or unloading shall be
paved with asphalt, concrete or similar
materials.
- Parking areas may project not more than five
(5) feet into required minimum side and rear
setbacks.
- Parking structures are encouraged so long as
such structures are well integrated into the
site and landscape design, and do not become
barriers to direct pedestrian access to the
building.
Entryway Treatment
The major entryways into the Subject Property may
be used for the Installation of significant
identity features, comprising signage, walls and/or
other hardscape elements, berming and landscaping.
Care will be taken that plantings at street
intersections are set back far enough from the
right-of-way that the view of traffic on the
intersecting Streets is not impeded.
Entrances into Building Sites should, to the
extent possible:
- Provide a direct vista of the building entry
902guld2.mss 4-5-89 7
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or other architectural focal point;
- Include the Building Site's ground sign and
intensified landscape treatment at the
street/drive intersection, compatible with the
required Streetscape treatment.
Building entry areas should strive to:
- Provide a pleasant transition between site
landscaping, parking, pedestrian circulation,
and the building exterior and interior;
- Create a sense of human scale;
- Provide landscaping, including planting beds,
pedestrian amenities such as benches,
fountains, or works of art - if practical -,
or other special identity features.
Walkways and Hardscapes
Pedestrian circulation shall be facilitated
through the provision of convenient walkways
providing direct access between building entries,
parking areas, and public streets.
- If possible, pedestrian crossings of major
vehicular circulation lanes in parking areas
should be clearly defined through a change of
materials, color, and/or special textured
surface treatment.
- Plazas, patios, courtyards, retaining walls
and other hardscape surfaces should be
compatible with the materials of the Building;
or concrete accented with brick pavers.
- The use of fountains, sculpture, and other
special focal points is encouraged in the
design of hardscape areas.
- Handicapped access criteria should be used in
the design of all pedestrian walkways.
902guid2.mss 4-5-89 8
i
Storage, Loading/Service Areas
- Storage, loading, and service areas shall be
located on the side or rear of the Building,
and screened from public view.
- Garbage and refuse containers shall be
contained within Buildings, or shall be
concealed by means of shrubbery and opaque
screening walls - a minimum of five 151 feet
in height - of material similar to and
compatible with that of the Building.
- Fuel and other storage tanks shall be
installed underground wherever practical or
inconspicuously located and screened from
public view.
- No materials, supplies or equipment shall be
stored in any area on a Building Site except
inside a closed Building, or behind a visual
barrier of wood or masonry - similar to and
compatible with those materials used on the
building. Chain link type fences with wood
slats inserts are not an acceptable screening
device.
- Screening barriers shall be of sufficient
height to conceal the materials, supplies or
equipment from the view of the public and the
views of the occupants of adjacent Building
Sites.
Fences and Screening
- No fence shall exceed eight feet 18'1 in
height, without prior approval of the
Committee.
- Any fence visable from a street shall be
constructed of materials similar to or
compatible with those materials used in the
Building. Decorative or protective wrought
iron fences shall be allowed when incorporated
properly within a site plan. Chain link
902guid2.mss 4-5-89 9
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fences are not acceptable when visible from a
Street.
Site Lighting
- Between the front of the building and the
street, low bollard lighting or landscape
lighting will be encouraged. Bollards may be
constructed of wood, concrete, or
appropriately finished metal materials. Any
materials utilized shall be finished to be
compatible with the building.
- Ground mounted flood lighting fixtures shall
be weather-proof and vandal resistant, mounted
not more than 18" above grade, and shall be
screened by low planting materials or
architectural elements.
- Pole mounted flood and parking lot lights are
Permitted. However, they may not spill light
onto areas beyond the Building Site. p
- All lighting utilized on an individual
Building Site shall be of the same family of
fixtures and be compatible and harmonious
throughout the property.
Landscaping
- The density of Landscaping to be attained on
individual building sites need not be done so
dense as to completely cover or mask the
Building Site but shall not be so sparse as to
seem to be applied to the Building Site
artificially rather than serving to integrate
the various elements of the site.
- An interesting variety of plant materials,
seasonal color [flower blooming times, fall
color, and winter twig color] should be
considered in the formulation of the landscape
plan.
902guld2.mss 4-5-89 10
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- Landscape materials shall be of long lived
varieties, and shall be permanent in nature.
Short lived materials, such as annual flowers,
may be used to accent or supplement the basic
permanent landscape plan.
- Plantings shall be grouped by combining plants
of similar water requirements.
- Thorny plants shall not be placed next to
pedestrian areas.
- Planting areas with special themes such as
xeriscape techniques, native plantings, and
ornamental grasses, will be encouraged,
especially in Common/Greenbelt Areas, subject
to review by the Committee.
- Plant material shall be uniform in shape, in
good healthy condition - in accordance with
AAN specifications for Number One Grade - and
well adapted to the Fort Collins area climate
zone.
- Nothing with invasive roots shall be used.
- Artificial plant materials are prohibited.
- Each Building Site shall have a minimum of
twenty per cent (20%) of its total area in
landscaping.
- Any unpaved areas lying within adjacent Street
rights -of -way shall be landscaped and
maintained to the finished curb line of the
Street by the Owner or Occupant.
- At least thirty (30) trees per acre shall be
provided in large open space areas, unless
precluded by the intended use of the affected
open space.
- Landscaped islands, a minimum be 17' in length
and 9' in width, and including at least one
shade tree, shall be required in large parking
lots. At least one (11 such island shall be
installed for each forty [401 vehicular
parking spaces provided on the Building Site.
Subject to the approval of the Committee,
individual required landscaped islands may be
aggregated into fewer larger islands to soften
the effect of large paved parking areas.
902guid2.mss 4-5-89
I RR
- Parking lots are to be broken into sections of
not more than 250 parking spaces. Sections
are to be separated by well landscaped
circulation drives, or landscape buffers at
least twelve (12) feet wide which may include
walkways up to six (6) feet wide.
- Where parking Is located between the Building
and the Street, the parking area should be
screened by landscaping and/or berms.
- Planting beds and other acceptable landscape
treatment shall be provided around the
perimeter of buildings.
- Disturbed areas proposed for future expansion
shall be seeded with an appropriate turf grass
blend, irrigated, and maintained in a mowed
and neat condition.
- All landscaped areas, including parking lot
islands, shall be irrigated by a fully
automatic underground irrigation system
providing at least one hundred percent [100%]
irrigation coverage.
Streetscapes
- A high quality streetscape treatment is a key
element at the Subject Property. The effect
desired is one of a street defined by berms
and deciduous canopy trees with main
entrances, major intersections, and entries to
Building Sites accented by planting beds,
identity signage, and walkways.
- Deciduous canopy or overstory trees should be
placed along the Street frontage parallel to
the public right-of-way. These canopy trees
are to be informally spaced; at an average of
thirty-five (35) feet on center along Harmony
Road and Timberline road; and at an average of
forty (40) feet on center along all other
streets.
- Widths of the following required streetscape
areas are to be measured from the ultimate
902giid2.mss 4-5-89 12
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edge of pavement or flow -line of adjacent
streets.
* Along Harmony Road, a landscaped area at
least 75 feet wide with bluegrass sod and
informally grouped canopy street trees
shall be provided. Beyond the street
trees, berms at least 36 inches high,
spaced in concert with the street trees
shall be provided. Berming and canopy
trees should be designed to work with
existing healthy trees within the
required 75 foot streetscape area.
* Along Timberline Road, a landscaped area
at least 50 feet wide, shall be treated
in a manner similar to that described
above for Harmony Road. Minimum height of
berms along Timberline shall be 30
inches.
* Along internal collector streets a
landscaped area at least 25 feet wide
shall be provided.
- Smaller ornamental trees and evergreen trees
may be intermixed with these taller canopy
trees but should generally be located further
away from the Street so as not to detract from
the street defining effect of the deciduous
canopy trees.
- All areas fronting on a Street and not
utilized for parking, driveways, or walkways
shall be landscaped in a similar manner.
Where possible, berms should be designed to
extend at least thirty 1301 inches above the
high point of the finished pavement in the
parking area being screened.
- Landscaping adjacent to Streets and the front
sixty feet 16011 of all side yard landscaping
shall be predominately a lawn established by
sodding with bluegrass or other high quality
sod blend.
902guid2.mss 4-5-89 13
Recommended Plant List/Minimum Sizes
Plant Size - All plant material shall meet the
minimum size and height requirements indicated in
the Recommended Plant List.
Trees included in this list have been selected
for their adaptability to the Front Range region
and for their relatively low water use
requirements. The use of hardy, long-lived
hardwood and evergreen trees is encouraged,
although "in -planting" with faster growing, shorter
lived species will be allowed.
COMMON NAME BOTANICAL NAME
Ash, Marshall's Seedless
Fraxlnus pennslyvanla
"Marshall's Seedless"
Ash, Autumn purple
Fraxlnus americana 'Autumn Purple'
Ash, Green
Fraxlnus pennslyvanla
Ash, Summit
Fraxlnus pennslyvanla
'Summltt'
Hackberry
Celtls occldentalis
Honeylocust
Gledltsla trlacanthos Inermis
varieties
Linden, Littleleaf
Tllia cordata
Maple, Norway
Acer piatanoldes varieties
Oak, Bur
Ouercus macrocarpa
Oak, English
Ouercus robur
Oak, Swamp White
puercus bicolor
Pine, Austrian
Plnus nigra
Pine, Pinyon
Plnus edulls
Pine, Ponderosa
Plnus ponderosa
Pine, Scotch
Pinus sylvestrls
Spruce, Colorado Blue/
Picea pungens 'Glauca'
or Green
Crabapple, Beverly
Malus variety
Crabapple, Hopa
Malus variety
Crabapple, Royalty
Malus variety
Crabapple, Dolgo
Malus variety
Crabapple, Llset
Malus variety
Crabapple, Radiant
Malus variety
Hawthorn, Cockspur
Crataegus crusgaill
Hawthorn, Downy
Crataegus mollis
Hawthorn, Washington
Crataegus phaenopyrum
Plum, Newport
Prunus amerlcana 'Newport'
Pear, Bradford
Prunus calleryana 'Bradford'
MINIMUM SIZE REMARKS
2" capper
2" capper
2" capper
2" caliper
2" caliper
2" caliper Protected locations
2" caliper
2" caliper
1 1/2" caliper
2" caliper
2" caliper
5 - 6' height
5 - 6' height
5 - 6' height Insecticide application
5 - 6' height recommended
B' height
3/4"
caliper
Susceptible to disease,
3/4"
caliper
use as limited planting.
3/4"
caliper
Do not plant fruiting varieties
1 3/4"
caliper
near walks or streets.
1 3/4"
caliper
"
1 3/4"
caliper
"
1 3/4"
caliper
Thornless variety available
1 3/4"
caliper
11"
1 3/4"
caliper
"
1 3/4"
caliper
1 3/4"
caliper
902guld2.mss 4-5-89 14
S1gnage
Objectives
It is the intent of these guidelines to provide a
compatible system of signage at the Subject
Property. Allowed signage will communicate:
- Project Identification
- Identification for the primary users] of each
Building Site
- Traffic control and directional information
- Construction related information (on a
temporary basis]
Entrv/Identity Structures
The project identity signs at the major entryways
Into the Subject Property may combine signage with
decorative walls and ground lighting and/or
internal illumination; and should be complemented
with bermed planting beds.
Sign Design Restrictions
The information on a sign is restricted by the
amount of information absorbed by a driver in a
moving vehicle. Therefore clear, simple signage
designs are a basic assumption.
- Free standing ground signs [one per street
frontage per building] to be placed at or near
the main entry drives to a Building Site shall
902guid2.mss 4-5-89 15
i
be allowed as a building's main identity
signage. No large roof signs are permitted.
- Information that may be included on the
identity sign may include the company or
Building Site name and logo and the address of
the building.
- For a Building with multiple tenants, each
tenant may be identified with:
* A consistent system of wall mounted
plaques; or
* A wall sign of individually applied
letters, not exceeding twelve inches
(1211) in height, and not exceeding a
total of ten (10) square feet in area.
* Identification plaques, or applied
letters shall be of the same color and
type face (except logo's) at all
locations on the building.
- Signs may be illuminated but shall not be
moving, flashing, blinking or fluctuating.
Ground lit or internally lit Signs are
preferred; no illumination is also acceptable
If approved by the Committee.
Variations
Any sign design solutions that vary from the
standards set forth by this guide are discouraged.
Proposed variations must be submitted for review
and approval by the Committee.
PROJECT
NAME
TENANT NAME
TENANT NAME
TENANT NAME'
902guid2.mss 4-5-89 16
i
•
Architectural Guidelines
Architectural Design Objectives
The objective of this guideline Is to encourage
consistency and quality in architectural design at
the Subject Property, to maintain consistency, yet
permit interest and variety and the use of new
materials as they may develop.
Building Height
No improvements shall exceed thirty-five (35)
feet in height at a twenty (20) foot front building
setback line, except an improvement may exceed such
height provided such improvement does not at any
point project above a line sloping upward at a
forty-five (45) degree angle at the required height
and setback line.
No building or appurtenance, including but not
limited to, penthouses, elevators or elevator
equipment, stairways, fire or parapet walls,
skylights, wireless, radio or television masts or
flagpoles shall exceed a height of fifty (50) feet
above the finished building grade without the prior
written approval of the Architectural Committee.
Construction Methods/Materials
- A relatively wide variety of architectural
Design and materials shall be permitted.
However, it is intended that a basic harmony
of architecture shall prevail so that no
cl.L//`i A.T' GP FJ.r PRE ?�//F:Jio �o WEKsi
902guid2.mss 4-5-89 17
building shall detract from the attractiveness
of the overall environment.
- The number of materials used for the exterior
of all buildings shall be kept to a minimum to
acheive unity and simplicity. Generally, no
more than two (2) basic building materials, in
addition to glass, should be used on exterior
walls with one of the following materials
having the dominant role:
* Brick Masonry units shall be of a
consistent size, type, texture, color and
placement.
* Stone units shall have a natural
weathered face or shall be polished
fluted or broken face.
* Concrete Masonry shall be those generally
described as customized architectural
concrete masonry units. All concrete
masonry units shall be integrally coated
or coated with an approved coating.
There shall be no exposed concrete block
on the exterior of any building.
* Concrete may be poured in place, tilt -up Q O C3 0
or pre -cast and shall be finished in D
stone, textured or coated in a manner to
be approved by the committee.pu�
* Stucco/Plaster may be used as a dominant
exterior surface or in combination with
one of the above materials.
S"(LYLo
* Metal Siding shall be used only in
combination with one of the above
materials and upon specific approval of
the committee.
Roofing
It is anticipated that the majority of the
structures in the Subject Property will be low
profile with flat roofs; however, sloped roofs may
be proposed on smaller structures and as canopies
in certain locations. Materials that will be
902guld2.mss 4-5-89 18
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•
considered for these applications include:
I. Wood shakes or shingles
2. Natural clay tiles
3. Slate
4. Concrete tiles
5. Fibbed metal or corten steel
Architectural Screening
All utility lines including electrical shall be
underground. Padmounted transformers, switchgear
and similar equipment which must be installed above
ground line shall be screened with suitable
landscaping and screening walls as described above,
consistent with safety and other regulations of the
utility companies.
All mechanical equipment on building exteriors,
roofs, or parking areas must be screened from view
of all front and side streets and adjoining side
properties.
Building Expansion
All Controls refer to the total (ultimate)
development of any site. All site plans, when
possible, shall identify initial and ultimate
improvements, including buildings, paved areas,
grading and landscaping.
fig
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ys�'OB
902guid2.mss 4-5-89 19
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Memorandum
To: Bob Za.k:e1y, Everitt Enterprises, Inc.
Eldon Ward, Cityscape
Eric Bra.cke, Fort Collins Transport. Planner
Fort Collins Planninq Staff
From: Platt Del ich
Date: April 5, 1 98'i
Subject: Preliminary traffic study of Stromberger
Property Master Plan
This memorandum presents a preliminary traffic
study of the Stromberger Property Master Plan addressing
specific concerns. The following specific concerns_ are
presented:
— Trip generation
- Trip distribution
- Access locations
- Need for signals.
- Signal progression
- Road geometric=_.
This study relates to the conceptual plan prepared by
Cityscape Urban Design, Inc. dated March 6, 1189. No
specific development proposal is part of this. submis-
sion. The master plan is presented in a conceptual
sense. When specific development proposals are put
forth on all or part of the land, a detailed traffic
study should be performed.
Streets
This proposed development is located in the
southwest quadrant of the Harmony Road and Timberline
Poa.d intersection in Fort Collins, Colorado. Harmony
Road and Timberline Road are classified as major
arterials. In this area., Harmony Road is a four lane
highway with a. center median. Currently signals exist
at College, Lem.a.y, and Timberline. Harmony Road is. also
S.H. 68 and is considered to be an access controlled
highway. Speed 1 imi t_. are generally 55 mph with a re-
duction to 45 mph approaching signalized intersections.
Timberline Road has a. paved two lane rural cross.
section north of Harmony Road and a. gravel surface south
of Harmony Road. South of Harmony Road, Timberline Road
1
i
•
i F. k:nal.,:ln as Cc-un t;✓ Roa.d I I . The pc i=.ted _.peed l i m i t on
the pa:!ed portion of Timberline Road is 40 mph.
S't r om b e r- g e r- Property M-as.ter P1-a.n
The Strcmterger Frclper ty i = pr_pcs.ed to to an
i ndu= tr l al busi net=•er''•:' I Cep• de':!e l oF'rrleri t hi �.Cht►Rl,.t l'-
o+ the plan is shown in Figure 1. The l e t ter s on the
s.chema.t i s refer to p arse 1 s I:-,Ih i ch ,.re shot,in i n Ta.b1 e 1,
Tr i p Gener-a.t i can .
Intended access• to the si to i =_. a.l so shovjn i n Fi Qur-e
1 . Tt,,lo a.cces._.es are proposed to H.a.rmon:, Road, The -
easter-nm st is intended to be a +u l l turn ,.c,--r— k,.jh i ch
I;,Ii l l eventu-a1 1 :Y I;,I.a.rra.nt i gna.l i za.t i on . The I;:Ie ternmost
a.cCes•_. to Ha.r-morly` Ro.a.d i= prc,pc,sed to h•a.ve l i m i t e d
turn=.. Tl:,ao ,.cce=ses. ,.re pr-c,pos.ed to Tirnberl i n e Road <I=R
11 :? . These a.ccesses. I,ii 1 1 be ev-aI u-it ted a.s f u 1 1 t_urn
C:i rcul,.t i c n ,.cce•_•-. i = i ntended to the proper-
t i e-S to the east a.nd south. The on -=i to rcDa.d=.vstem
_.hcl::ln i n Fi gure 1 ma;Y be changed to accommcda.te a.ct_ua.l
user= The i n terna.l s-'Y'Sterrl Shca.an tea ill pros! i de good
c i rcul �.t i on. Changes to the s. in
wi 1 1 be e'.:'.3.1 uated a.t
the time firm development propo=..a.1s. are put forth.
Trip Generation
Tr i p genera.t i on i s important i n con=.i der i ng the
i rrlp.a.c t of a. d e v e l opmen t s u c h ,._. t_h i =. upon the e- i s t i ng
,arid proposed street sy—teal. H compilation of tr• i p
gener,.t i on information !,?a.s• prepay-ed b the Institute cif
Transportation Engi deers in 157, CS, updated in 1 ^E'7, ,and
I;,I.a._• uzed to project trips that v)ould be generated by the
prcDpo=.ed 1i.=.es. a.t. th i s s i to . Table 1 shot-,-1 . the expected
tar i p generation on a. daily and peak: hour ba._ i ._ . The
assumed use cateQor:r for. the ma.=.ter• plan tlas i ndustr i a.l
park from the Trip Generation 11anua.l A terna.t i ve use s
a.re s.hol,:ln c,n e.a.ch pa.rce 1 H1 tern.a.t i ve uses shou 1 d be
e':!a.l u.a.ted at the t ime a. fu1 1 tr,.ff i c study i s prepared.
The-aria.l ;*'s I s a.= =•timed no tra.n=- i t , r I de char i ng, or.
i nter-naI tr I ps. Hs such , the generat I c n values used in
s.ub=equent analyses ar-e core=er-va.t. i ve1 y high.
Trip Dia.tr-ibutic,n
Di rect i on.a.l di =.tr. i but i cin of the generated tr i p`.
trom,'t.o the Stromberger Proper ty I,.?a-. de term i n e d ass- umi ng
the future street _terrl in the a.rea and future land
use=. in the c i t;Y. The di str- i but i on used in th i s
pre i m i na.r';,,' tra.ff i c aria] ysi s I'!a- il': ea=north,
10"/ sou th . and 40/. uaest . The Nor th Fran t Range Corr i dor
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SITE PLAN FIGURE 1
•
Land Use
Parcel
A -
64 Acres
Parcel
B
- 15 Acre=.
Parcel
C
- 52 Acres
Parcel
D
- 20.1 Acres
Total
Table 1
Trip Generation
Daily
Trips
4020
940
3270
1260
9490
A.M. Peak
Trips Trips
in out
499 157
117 37
405 127
157 49
1178 370
P.M. Peak:
Trips Trips
in
out
170
529
40
124
138
430
53
156
401
1249
Study was used to develop the long range future tr i p
distribution.
Traffic Assignment
U=. i ng the above trip generation and tr i p
distribution, an a.vera.ge daily traffic a. ss ignment
performed. A daily, rather than peak hour a.•asignment,
k:,ja. performed si n c e th i =. ma.s.ter pl .a.n i =. not spec i f i c a.nd
i ._ i n tended on l r• to =.hovj order of m?gn i tude tra.ff i c .
Deta.iled anal ys.i=. of individua.1 intersections should be
performed in later tra.ff i s studi es• when more spec i f i c
development proposals are put forth. The traffic
a.ss i g n m e n t i s. shot:an i n F i pure "I. Ba.ckgrround tra.ff i s t,i-as
obta.i n e d from the Plorth Front Range Gorr i dor 'study an
other traffic studies performed in this general area..
0nl "` a. l or,l� range ('2010) tra.ff i c pro.Iect l on vja.'=
conducted i n th i s prel i m i na.r; tra.ff i c stud;:. r*hort a.nd
1onri ra.nc�e projections. =•houId be=-hol,;,n in s.ubs.equent
tra.ff i c _tudi es. t--jhen spec i f i c d e v e 1 opments. a.re proposed.
S.
i g r, a 1 I.,.I .a. r r a. n_ s
As a. mat ter of pol i cy, t.ra.ff i c =. i gn.a.l =_ a.re not
ir,=.ta.11ed atan-,1c_a.tion ur,1e �:ja.rrant=. a.re met
a.ccordi ng to the "rla.nual on Uniform Tra.ff i c Control
Deviro=," Hov)ever, it 1= possible to determine whether
traffic sign.a.I= a.re 1 ike1y to be met based upon
estimated ADT an util i z i n g the chart shot,-jr, in Table 2'.
Using the ma.jior- an m i nor =.tree t ?oI urr,e s shot,:,n i n
F i gu r e 2, i t i s 1 i Vel y that si gna.l s t.ii 1 1 be t,:ia.r ra.n t e d at
the Har-mony; Pla. i n Access i n t e r s e c t i on . Th i= i s. i n con-
formance t,:ith the recently adopted Harmony Road Acces.=.
P1 an . I t i s expected that eventual 1 y si gna.l s vji 1 1 be
t!:,a.rran ted a.t_ other i n tersec t i on s 7--.1 or,g Harmony Road to
the east as noted i n the Harmony' Road Acces=_ P1 an .
i gna.l Progressi on
gnaI progressior, w.a. not analyzed .along Harmony'
Rod s P.B. t of th i a.na.l ys i s . The Harmon-,, R. Ac=e=._.
aa.
Plan ha.s a number of general signal progression schemes.
tthen firm development proposals. are put forth, detailed
progression ek:)al uat i ons should be performed.
Future Access
The fol 1 ot,.ji na comment-. are made concern i ng access
and Qeometrics. v)ith reaa.rd=_. to the '';t_romberger Propert.'
F-1aster Plan.
• Q
N
SITE & BACKGROUND TRAFFIC FIGURE 2
TAE3LE: ;'
VOLUME R�QU?FrMENTS
•
FOR .
SIGNAL WARRANTS
VEHICLES PER
HOUR ON
NUMPER OF
LANES.
VEHICLES
PER
HOUR ON
HIGHER
VOLUME
MINOR
FOR MOVING
TRAFFIC
MAJOR STREET
(TOTAL
EQUIVALENT
STREET
APPROACH
(ONE
EQUIVALENT
ON EACH APPROACH
OF BOTH
APPROACHES).
A.D.T.*
DIRECTION ONLY)
A.D.T.*
MAJOR ST.
MINOR ST.
100a
80%
700%
100IV801my
700%
100%
80p
70%
1000V
800
70p
500
400
350
8,300 6,640
5,810
150
120
105
4,600
3,680
3,220 •
►-
2 or more
1
600
480
420
10,000 8,000
7,000
150
120
105
4,600
3,680
3,220
2 or more
2 or more
600
480
420
10,000 8,000
7,000
200
160
140
6,000
4,800
4,200
a
1
2 or more
500
400
350
8,300 6,640
5,810
200
160
140
6,000
4,800
4,200
1
1
750
600
525
12,500 10,000
8,750
75
60
53
2,300
1,840
1,610
_
2 or more
1
900
720
630
15,000 12,000
10,500
75
60
53
2,300
.1,840
1,610
c
2 or more
2 or more
900
720
630
15,000 12,000
10,500
100
80
70
3,100
-2,480
2,170
<
y
1
2 or more
.
750
600
.525
12,500 10,000
8,750
100
80
70
3,100
2,480
2,170
*Box, P. "Warrants for Traffic Control Signals", Traffic Encineerinq, November 1967. is
"COTES: 1. Minor street ADT of 3600 (one -lane) and 4800 (two-lane) have been accepted in some instances
as meeting Warrant I requirements.
2. For one-way minor street, reduce minor street ADT requirement by 33-1/3a.
•
0
— Access from Harmony Road can be made at ti;lo
locations, one being st the intended signal i zed
intersection (h'la. i n Access" The ether is to the we =.t in
the area of Parcel A and i t v:j i 1 l h-:Rve stop s i qn control
v: i th 1 imi ted turns. The location shown on the master
plan is. reasonable from a.signal progression point of
v i e
- Prirna.ry acce — i a.l=�o intended from Tirnberl ine
Road (CR 1 1) . The l oca.t i nn =.hov:in -should fu l l
turn access. This should be further evaluated in future
tra.ff i c s t u d i e
- Fi pure 3 =_ho(::1s the 1 ong range 1 a.ne requ i rements
on the area. road=_. acid street Theeome tr i cs are
based upon the tra.ff i c voI ume shot,jn i n Fi gure 2.
Th i = prel i m i nary tra.ff i c stud one a.ddre=.=.es the
t_ra.ff i c impacts i n a. general i zed manner and i = can 1
a.ppropr i a.te for the ma.st.er pl an submi tted. I t i =_
recommended that a. more deta.i 1 ed traff i c studybe
considered a.s the va.riou=. element=. of thi cS project
a.dv.a.nce through the p l ann i ng prose ss_.,
Conclusions
The fni 1 ov:,i ng concl usi on=_ are dra.t.,n from th i =_
prelimitraffic anal >'si= of the cStrorriberger Propert,
P'1aster P1 a.n :
- I t i _. e::;pec ted that th i =. proposed deve 1 oprnen t ,
at full build -nut as described, v011 generate
a.pprox i mate l y 500 veh i c l e tr i p end on an average
t.,,i e e k d -a y.
�ignaIs t,) I 1 ikely be v.1arra.nt.ed wi th ful l
de -.:)el opment of the =tromberger Proper.t> Ha=ter PI ari -at
the Harmony RoadiTla.i n Access i rater. sec t i on .
- The asses es _.hco.-)n in the m.zaster plan are at
reasonable locations. a.nd are in conformance v.ji th the
H.a.rrnony Road Access P1 a.n .
- The on-si to road x-stern wi 1 1 _.er,je the 1 and uses
a.nd pro:) i de a.cce _._. to a.dj a.cen t proper t i e=.. Adjustments
to the c i rcu l at i on s =.tem can be made (-,,hen spec i f i c 1 and
use proposal = are put forth.
- The geome tr i c requ i rernen is a.l ong Harms �nx Road
are in ba.s i c accord-ance With the Fort Cal 1 i n=. Master
Street Plan.
4
N
W
Z
LANE REQUIREMENTS FIGURE 3
0
- Additional traffic studies• Should be conducted
when specific development proposals ar•e put forth.
Ideally, a traffic impact study should be conducted
which considers this property as well as other nearby
development proposals.
C
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