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Home My WebLink AboutPOUDRE RIVER BUSINESS PARK PUD, PHASE ONE - PRELIMINARY & FINAL - 79-88A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 8 PLANNING AND ZONING BOARD MEETING OF November 21, 1988 I- STAFF REPORT PROJECT: Poudre River Business Park P.U.D., Phase One, Preliminary, #79-88A APPLICANT: Harold Fisher c/o Positive Environments Inc. P.O. Box 98 Fort Collins, CO 80522 OWNER: Harold Fisher Fisher Real Estate 1240 East Mulberry Street Fort Collins, CO. 80524 PROJECT PLANNER: Ted Shepard PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. approval for Phase One of the Poudre River Business Park. The proposal consists of one 12,000 square foot medical office building on .68 acre. The property is located at the northeast corner of Riverside Drive and Lemay Avenue and is zoned b-p, Planned Business with a P.U.D. condition. RECOMMENDATION: Approval with conditions. EXECUTIVE SUMMARY: The request for a medical office building was evalu- ated under the Business Service Uses point chart. The project achieved a score of 52% which exceeds the required minimum score of 50%. The proposal will include the realignment of Hoffman Mill Road and the creation of a new local street to be named Poudre River Drive. The property is bordered by severe slopes to the north and along portions of the frontage along Lemay Avenue. There are two conditions of approval pertaining to landscaping along the Lemay Avenue frontage and the Poudre River Drive frontage. The property is surrounded by vacant land that is zoned either B-P, Planned Business, or I-G, General Industrial. The only allowed curb cut will be off Poudre River Drive and will be shared with future Lot Two. The Traffic Impact Analysis has been reviewed by the Transportation Director and the potential impacts will be mitigated by acceptable measures. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Poudre River Business Park PUD Phase 1, Preliminary #79-88A P & Z Meeting - November 21, 1988 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: B-P; Vacant and City Bike Trail S: B-P; Vacant E: I-G; Vacant W: I-G; Vacant The property was annexed into the City in 1983 and zoned b-p Planned Business, with a P.U.D. condition. 2. Land Use: The proposed office was evaluated under the Business Service Uses point chart and achieves a score of 52%. This exceeds the minimum required score of 50%. Points were awarded for being located outside the "South College Avenue Corri- dor," being part of a planned center, having two acres or more, and having direct vehicular and pedestrian access between on -site parking areas and adjacent, existing or future offsite parking areas which contain more than 10 spaces. 3. Design: The medical office building proposed for Phase One is designed to be a two story structure with frontage on a realigned portion of Hoffman Mill Road to be called Poudre River Drive. A shared access off Poudre River Drive with future Lot 2 will minimize curb cuts. There is a dramatic slope to the north of the building and parking lot which is unbuildable. As a result, the building and parking lot are limited to a lot depth of only 126 feet. With this constraint, the proposal offers only 7 feet of landscaped treatment along the Poudre River Drive frontage. Given the minimum separation requirements of the underground electrical utility, this 7 foot landscaped area becomes too restrictive for effective street tree plantings. The Preliminary submittal did not offer sufficient engineering to determine the possibility of shifting the parking lot further to the north in order to gain adequate depth along Poudre River Drive. Staff, therefore recommends a condi- tion be added to the preliminary decision that would encourage the applicant to investigate all possibilities of bank stabilization to move the parking lot to the north. Staff recommends the condition read as follows: Poudre River Business Park PUD Phase 1, Preliminary #79-88A P & Z Meeting - November 21, 1988 Page 3 "At the time of final submittal, the applicant shall investigate all possible solutions and/or bank stabilization techniques to shift the parking lot improvements to the north in order to gain a minimum of 10 feet of lands- caped area along Poudre River Drive for the purpose of planting street trees." The property is adjacent to the City bikepath on the west side property line. At this location, the bikepath is sloping down to the Poudre River floodplain. To mitigate the grade separation, the applicant indicates terraced landscaping along the Lemay Avenue frontage. Between the City bikepath and the sidewalk on Lemay Avenue, there is a strip of right-of-way that slopes down to the bikepath. This strip begins with a width of one foot on the south and flares to 13 feet at the north property line of Lot One. The Preliminary P.U.D. indicates no landscaping within this strip. Staff is concerned that this area, which borders an arterial street and a bikepath, would become unsightly with no plantings. As a result, Staff recommends the following condition be added to the Preliminary decision: "At the time -of final submittal, the applicant shall provide a landscape plan that features landscaping materials between the City bikepath and the side- walk along Lemay Avenue for the entire width of the property." 4. Neighborhood Compatibility: Lot One of the Poudre River Business Park is surrounded by property zoned either B-P, Planned Business, or I-G, General Industrial. Except for City bikepath, all the surrounding properties are vacant. Therefore, no neighborhood meeting was held. 5. Transportation: As stated earlier, Hoffman Mill Road will be realigned to form a 90 degree intersection with a newly created street called Poudre River Drive. Poudre River Drive will form a redesigned intersection with Lemay Avenue. Both Hoffman Mill Road and Poudre River Drive are considered local streets. At the intersec- tion with Lemay Avenue, however, Poudre River Drive will be widened beyond local street standards to accommodate left turn exits onto Lemay Avenue. In addition, the break in the median on Lemay will be widened from its current distance of 24 feet to 36 feet. The parking lot for Lot One will feature a shared curb cut with future Lot Two to gain access to Poudre River Drive. Also, the parking lots will have an interconnecting drive aisle to facilitate parking between the two lots. There will not be a traffic signal at Poudre River Drive and Lemay Avenue. Poudre River Business Park PUD Phase 1, Preliminary #79-88A P & Z Meeting - November 21, 1988 Page 4 RECOMMENDATION: Staff finds the request for Preliminary P.U.D. approval for Phase One of the Poudre River Business Park satisfies the requirements of the Business Service Uses point chart and the criteria of the Land Development Guidance System. There remain, however, two issues of concern. Staff, therefore, recommends approval subject to the following conditions: 1. At the time of final submittal, the applicant shall investigate possible solutions and/or bank stabilization techniques to shift the parking lot improvements to the north in order to gain a minimum of 10 feet of lands- caped area along Poudre River Drive for the purpose of planting street trees. 2. At the time of final submittal, the applicant shall provide a landscape plan that features landscaping materials between the City bikepath and the sidewalk along Lemay Avenue for the entire width of the property. r -- ]ttt\ttMt"\\NttNNt\\.�� " OttOttOttt\tO\tttO\tO. ............................ \t..\N..................... / t\\ttttt\ttt\tttt\\tttt UM / Image man Nouoouuut\NN\ /\ttt\\Ntt\\\tt\ttt.'t4 1.'�� It\ttttt\\ttt\ am..: "ttl 1\\t\ttt\tt\tt NttNNttt\ttt\\\tt.-\/"I.`v /\tttt\ttttt\. \\■t■\tt\\tttN\Nt. tt '�\ttt\t\\\ttt\Ntttttttttt\t\t \ tltt\\\t\tttt\ttttt\�t�N Ntt\\\ttttttttt\ttt\\\-t\\tttNt\ttt\\t/ �. �\tttt\\tttN\ttN\tttttNtt\\Ntttt\ttt `YttOtN\\ttt \\\ ■\Ottt\ttt\\\/ ttNt\\O\ �.tNtt\ttNt\\ttt\Nt\.\tt\ttt\ WN113 LOW SNIII03 LNOA 3IN113 ISIIVIJgdS IN131GSK IVNBSLNI NV Id 101d NV Id gdVJSGNVI c 2 U 7-A b' vw97- L) Sec 66 Nn r PROJECT NAME: 011,5k 6VSIyyFS5 0,J6- PROJECT NUMBER: ` $$'q : / ey. /98$ ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Wdl the cnteuon IS the Cfllerlon applicable) be SafiStled� CRITERION ce„��°F ref yes Na If no, please explain NEIGHBORHOOD COMPATABILITY 1. Social Compatibility 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5, Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8. Design Stanaaras <' 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard a 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 10/ 16. Mineral Deposit V/ 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality `T 21, Noise 22. Glare & Heat 23, Vibrations 24. Exterior Lighting r� 25. Sewage & Wastes SITE DESIGN 26. Community Organization 27. Site Organization 28. Natural Features 29. Energy Conservation 30. Privacy 31. Open Space Arrangement 32. Building Height 33. Vehicular Movement 34, Vehicular Design 35. Parking 36. Active Recreational Areas 37, Private Outdoor Areas 38, Pedestrian Convenience 39. Pedestrian Conflicts 40. Landscaping/Open Areas 41. Landscaping/Buildings 42. Landscaping/Screening 43. Public Access 44. Signs � I ✓ I _CFE !'dn1�zT�an1S 0f AP/�Pe�/}� -12- 7� ACTIVITY: Business Service Uses DEFIi�IIIO�I Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or community/regional shopping center. Uses include: retail shops; offices; personal service shops; financial institutions; hotels/ motels; medical clinics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; neighborhood convenience center; and, other uses which are of the same general character. Each of the following applicable criteria must be CRITERIAanswered "yes" and implemented within the development plan. Yes No N9 1. Does the project gain its primary vehicular access ❑ from a street other than South College Avenue? l�J 2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART E" FOR THE El FOLLOWING CRITERIA: a. Is the activity contiguous to an existing transit route (not applicable for uses of less than 25,000 sq. ft. 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 Corridor"? c. Is the project contiguous to and functionally a part of a neighborhood or community/regional shopping center, an office or industrial park, located in the Central Business Dis- trict 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 Central Business District? - 2 2 - P171 n QF E'lvF,eB(j.r,ac,rc PhAk PHAp QnJF . PREj_1t11A)AX V BUSINESS SERVICE USES POINT CHART E i For All Critera Applicable Criteria Only I 11 Ill iv Circle ' Is The The Maximum Criterion Criterion Correct Points Applicable Applicable Score Multiplier Earned Points Yes No Yes VW' Nol 1x11 r a. Transit route H, �s �nPuxs �,� , X X20 2 ' c b. S. College corridor X X 2 0 4 $ 8 c. Part of center X X 0 3 6 d. Two acres or more X I X q0I 3 a 6 e. Mixed -use X X 2 3 0 6 f. Joint parking A Lq 0 3 g. Energy conservation X 1 21(j 4 8 h. Contiguity X X 2 5 Q 10 i. Historic preservation 1 2 0 2 — 1 2 0 J. k. 1,210 I, .11210. ' VW —Very Well Done Totals (o �0 V VI Percentage Earned of Maximum Applicable Points VNI =V11 % viu 1 -24- EXECUTIVE SUMMARY This traffic impact study addresses the capacity, geometric, and control requirements at a proposed development known as the Fisher PUD. This PUD calls for the ultimate development of 96,000 square feet of medical office development. The first phase of development will be a 12,000-square-foot medical office building. The project site is located northeast of the corner of Lemay Avenue and Riverside Avenue in Fort Collins, Colorado. The site is bounded to the north by the Cache La Poudre River. As a result of this analysis, the following is concluded: The completed Fisher PUD will generate approximately 5,242 vehicle trips per day. The PM peak hour will generate approximately 377 trips. Phase 1 of the PUD will generate 655 daily trips. The PM peak hour will generate approximately 48 vehicle trips. The addition of the Fisher PUD traffic will have only minor impacts on the level of service at the intersection of Riverside/Lemay. This intersection will operate at an acceptable level of service in the near term. By the Year 2010 this intersection will be at a congested level of service, with or without the Fisher PUD. Long delays will occur at the intersection of the site access and Lemay Avenue if this intersection remains unsignalized. These delays will occur on - site and should not affect traffic flow on Lemay Avenue. The existing left turn lane on Lemay Avenue to Hoffman Mill Road is adequate for the proposed development of this PUD. With proper traffic control and geometrics, the acci- dent rate should be acceptable for an urban area. E