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HomeMy WebLinkAboutHORSETOOTH BUSINESS PARK - AMENDED MASTER PLAN - 78-88A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. _ 6 MEETING DATE 4/l/91 STAFF Sherry Albertson -Clark City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Horsetooth Business Park PUD Master Plan - #78-88A APPLICANT: W. W. Reynolds Companies c/o Cityscape 3030 S. College, #200 Fort Collins, CO 80525 OWNER: W. W. Reynolds Companies 4909 Pearl East Circle, S. #300 Boulder, CO 80301 PROJECT PLANNER: Sherry Albertson -Clark PROJECT DESCRIPTION: A request to amend an existing Master Plan, for approval of 32 acres of industrial and business service uses, located at the southwest corner of Horsetooth and Timberline Road. The site is zoned R-H, High Density Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Horsetooth Business Park PUD Master Plan is proposed as a mixed -use development, consisting of industrial and business services 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 SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT • • Horsetooth Business Park P & Z Meeting - April 1, Page 2 COMMENTS 1. Background: - Master Plan #78-88A 1991 The surrounding zoning and land uses are as follows: N: IP; PRPA Offices S: IP; CBW, vacant E: RMP; vacant (proposed Fox Meadows Business Park) W: RLP; Collindale Golf Course A master plan for an office/industrial park was approved by the Planning and Zoning Board on this site as the South Collins Tech Center in January of 1982. Final plans for phases of this master plan were approved in 1982 and 1983 for office, industrial, warehouse, restaurant and a financial institution. A portion of the street network and utilities were installed at the northern end of the site, under these final phase plans. In 1982, the site was rezoned from R-H, with a condition that the uses be non- residential, to R-H with the condition that the site be developed through the PUD process. In 1986, an amended master plan and preliminary/final plan was approved for a 3.3-acre site at the corner of the Horsetooth/Timberline intersection. This plan consisted of a 37,500 square foot retail and office center, including convenience and gasoline sales. This preliminary/final plan has since expired. The South Collins Tech Center Master Plan was amended in 1988 (under the name Horsetooth-Timberline Properties Master Plan), to incorporate a neighborhood service center into the master plan. No preliminary phase plan was submitted at that time. The current proposal would amend the existing 1988 master plan. 2. Land Use: The Horsetooth Business Park PUD Master Plan is proposed as a mixed -use development, consisting of industrial and business service uses. The proposed master plan would amend an existing master plan (approved in 1988) by deleting a neighborhood service center and office uses and combining nine smaller parcels into four parcels. This master plan proposes greater emphasis on the creation of larger, industrial use parcels and supporting business service uses on the sites closest to Timberline Road. 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 • • Horsetooth Business Park - Master Plan #78-88A P & Z Meeting - April 1, 1991 Page 3 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. This site is located at the corner of Horsetooth Road (an arterial street) and Timberline Road (major arterial street), which provide excellent access to City and regional transportation systems. Utilities are available to serve the site, some of which have previously been installed. 3. Neighborhood Compatibility: A neighborhood meeting was held on January 29, 1991 (see attached summary). Concerns generally related to details of the accompanying preliminary/final phase plan for the Public Service Company facility, proposed on Parcel A of the Master Plan. Staff believes the proposed mix of land uses would be compatible with the surrounding area, which is developing in a mix of industrial, office and residential land uses. 4. Design: The Master Plan is divided into four parcels, split in a north -south fashion by an extension of Automation Way from the south. The southern -most portion of Automation Way, as shown on the master plan, would be installed with future development of the master plan area. The western portion of the site (Parcels A and B) is planned for industrial/business service uses, while the eastern portion is planned for business service uses. Landscaping on the site is expected to exceed a minimum of 17% of the sites. 5. Transportation: Timberline Road is a major arterial (6 lane) and Horsetooth Road is an arterial (4 lane) street. Access to this site would be from the existing access point on Horsetooth (to be known as Automation Way), which would provide public street access throughout the site, connecting with the property to the south. A street extension to Timberline Road at the Big Horn Drive intersection would also provide access to the property. The major access points on Horsetooth and Timberline would be signalized, when warranted. An additional access (right- in/out) point on Timberline has been planned and would provide access into Parcel C. • • Horsetooth Business Park - Master Plan #78-88A P & Z Meeting - April 1, 1991 Page 4 A bikeway route has been shown on the master plan, linking bicycle traffic east of Timberline Road with Horsetooth Road. This linkage would occur at the Timberline/Big Horn intersection (future signalized intersection) and connect to Horsetooth via an on -street path on Automation Way. At Horsetooth, the bikeway would use the existing over -sized sidewalk on Horsetooth, connecting to a bikeway planned along the west side of the railroad tracks. RECOMMENDATION The Horsetooth Business Park Master Plan is in conformance with the City's adopted plans and policies and the City's Land Use Policies Plan supports the proposed uses at this location. Therefore, staff recommends approval of Horsetooth Business Park PUD Master Plan, #78-88A. CAI k,1 1 LEGAL DESCRIPTION A tract of land sitvated in the Northeast 1 of Section 31, Township 7 North, Range 68 West of the Sixth P.M., Fort Collins, Colorado, which, considering the North line of said Northeast 1 as bearing N89°57'E and wii-h all bear- ings contained herein relative thereto, is contained within the boundary lines which begin at the Northeast corner- of said Section 31 and run thence South 1329.85 feet along the East line of said Northeast 1; thence N89°57'30"W, 1056.87 feet to a po.int on the Easterly right-of-way line of the Union Pacific Railroad; thence along said right-of-way line, N0000V E, 1328.16 feet to a point on the North line of said Northeast 1; thence N89°57'E, 1056.48 feet to the point of beginning, containing 32.2388 acres, more or less. The net area exclusive of a 50.00 foot right-of-way for Horsetooth Road and a 60.00 foot right-of-way for Timberline Road, is 29.2622 acres, more or less. R H ORSETOOTH BUSINESS PARK LAND USE BREAKDOWN MAXIMUM PARCEL I AND USE GROSS AREA FLOOR AREA A INDUSTRIAL/OFFICE 10.5 AC.t 131,000 SF B INDUSTRIAL/OFFICE 4.7 AC.t 58,000 SF C BUSINESS SERVICES 12.5 AC.t 135,000 SF D BUSINESS SERVICES 4.7 AC.f 50,000 SF TOTALS 32.4 AC.t 374,000 SF FLOOR AREA RATIO • 3:5 3:5 4:1 4:1 0 urban design, inc. HORSETOOTH BUSINESS PARK Statement of Planning Objectives February 4, 1991 The 32.24 acre Horsetooth Business Park — located at a key intersection in southeast Fort Collins — was originally planned by another developer as the South Collins Tech Center. In 1988 an amended Master Plan for the property was approved by the Planning and Zoning Board. The Master Plan amendment now proposed will allow the mix of land uses established in 1988 to be developed around a more functional circulation system. The range of potential land uses is seen as an important part of achieving an attractive, viable project at this site. Conceptual drainage studies, existing and future utility extensions, and future street intersection locations need to be evaluated by both the City and property owners. These elements are affected by development of the Horsetooth Business Park. A current Master Plan will help in making decisions about future capital improvements in the area. The Horsetooth Business Park Master Plan is intended as a tool to assist in providing a desirable mix of land uses in an attractive business park setting. The site represents an opportunity to continue the high quality image, (both in visual and economic terms) that exists in the vicinity of this site. The land use pattern indicated on the Master Plan is consistent with the approved 1988 Master Plan, and with the adopted Land Use Policies Plan of the City of Fort Collins regarding the location of industrial or business service uses and regional/community shopping centers. Development of the site is scheduled to begin in 1991 and continue through 1998. The land uses indicated would provide employment for an estimated 800 persons. Horsetooth Business Park First Filing — Proposed as a 40,000+ sq. ft. office, warehouse, maintenance, and storage facility for Public Service Company of Colorado — is a continuation of the successful development program being implemented at Prospect East Business Park by the W. W. Reynolds Companies.