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HomeMy WebLinkAboutHORSETOOTH BUSINESS PARK, 1ST FILING - PRELIMINARY & FINAL - 78-88B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 7 $::.. MEETING DATE 4/1/91 STAFF Sherry Albertson -Clark City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Horsetooth Business Park PUD, Preliminary and Final #78-88B 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 DESCRIPTION: A request for preliminary and final approval for a 44,000 square foot office building and service yard for Public Service Company, on 10.5 acres, located on the south side of Horsetooth Road, approximately 1/8 mile west of Timberline Road. The site is zoned R-H, High Density Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This project consists of new offices and a service yard for Public Service Company. The preliminary and final plan is in conformance with the "Business Service Uses" and "Industrial Uses" Point Charts and meets the applicable criteria of the All Development Chart of the LDGS. The proposed land use is considered compatible with the surrounding area. Extensive landscaping is proposed for the site. A combination of landscaping and fencing are proposed to minimize visual impacts from the proposed service yard, located south of the Public Service Company office building. Height analysis was done for the 55' microwave tower and shows no impact on views or on the neighborhood or community. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Horsetooth Business Park - Master Plan #78-88A P & Z Meeting - April 1, 1991 Page 2 COMMENTS 1. Background• The surrounding zoning and land uses are as follows: N: IP; PRPA Offices S: IP; vacant (Horsetooth Business Park Master Plan) E: IP; vacant (Horsetooth Business Park Master Plan) W: RLP; Collindale Golf Course This site was part of the South Collins Tech Center Master Plan, approved in January of 1982. Final plans for this site were approved in 1982 and 1983 for office, industrial, warehouse and restaurant uses and a financial institution. The street network and utilities were installed for this site under these final phase plans and the plan approval is still considered "valid". 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 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 proposed Horsetooth Business Park Master Plan would amend the existing 1988 master plan. 2. Land Use• The Horsetooth Business Park PUD Preliminary and Final Plan conists of a 44,000 square office building for Public Service Company and a service yard, on the 10.5-acre site. Point Charts E "Business Service Uses" and F "Industrial Uses" were used to evaluate this proposal. Two point charts were used due to the office and industrial nature (service yard) of the proposed use. The project achieved 63% on Point Chart E (a minimum of 50% is required). Points were awarded for being located outside the South College Avenue corridor; part of a planned center; on a parcel of land larger than two acres; and for contiguity. The project achieved 50% on Point Chart F, which also requires a minimum of 50%. Points were awarded for being part of an Horsetooth Business Park - Master Plan #78-88A P & Z Meeting - April 1, 1991 Page 3 industrial center and being located adjacent to an arterial street for access. The proposed land use is considered compatible with the surrounding area, which is developing as a mix of industrial and business service (office) uses. 3. Design• The site consists of a 44,000 square foot building, in an L-shaped configuration, with parking along the north and east sides of the building. The remainder of the site, to the south of the proposed building, would be a secured service or storage yard. The parking on the north side of the building is for employees, while parking to the east is for customers. A payment drop box is also provided east of the building, in conjunction with a one-way aisle to access the drop box. The proposed parking is more than adequate for employees and customers. The proposed building is a 16' high single -story structure. Building materials consist of a combination of smooth finish and fluted masonry block. A canvas awning provides a contrasting element to the lineal appearance of the building. Entries will be located on the east side (public entry) and on the north side. A dock height loading area is provided on the south side of the building, within the service yard. Extensive landscaping has been provided on the site. The Horsetooth and Automation frontages consist of a mix of shade, ornamental and coniferous trees and berming. Foundation plantings include deciduous and coniferous shrubbery and perennials. Plantings along the western edge of the service yard include drought tolerant deciduous and coniferous shrubbery and coniferous trees. The intent in this area is to create a naturalistic, "thicket" of vegetation, to screen views into the service yard. The service yard is enclosed on all sides with a 6' high chain link fence, clad in black vinyl. Black vinyl was selected since this color of vinyl generally blends out into the background better than other colors. Service trucks, equipment and materials will be stored within this secured area. A garage/storage building and gas island and microwave tower have been shown within the service yard on the site plan. The microwave tower exceeds the City's 40' height limit and is discussed further in the section below entitled "Height Analysis". Underground fuel tanks are planned and must meet all PFA underground tank requirements. The applicant is working with PFA to assure compliance. Horsetooth Business Park - Master Plan #78-88A P & Z Meeting - April 1, 1991 Page 4 Accessory structures, such as racks, bins, or other similar storage apparatus are planned within the service yard. The applicant is proposing a "secondary building envelope" within the enclosed storage area. Structures planned for this area that exceed 6' in height (with the exception of lighting fixtures and the garage/storage building) will require administrative review (via the administrative change process) prior to construction. This will provide staff with the opportunity to review administrative change requests for storage or accessory structures that exceed the 6' height. Three monument signs are planned for the site. Project identification signs (identifying PSCO) are proposed along Horsetooth and Automation, while the business park id sign is planned for Automation, near the Horsetooth intersection. The PSCO sign is designed of textured masonry block (to match building) with an aluminum face and measures approximately 6' by 101. The business park id sign consists of bronze letters on a sunthetic stucco surface and measures 7' by 16' in length. 4. Transportation: Timberline Road is a major arterial (6 lane) and Horsetooth Road is an arterial (4 lane) street. The primary access to this site would be from the existing access point on Horsetooth, to be named "Automation Way". Automation Way would provide public street access to the site and in the future, be extended to the property to the south, to connect with the existing portion of Automation Way. The proposed development of this site does not necessitate the completion of Automation Way since the access proposed supports traffic generated by the proposed use; however, the extension of this street to the property to the south is planned to occur with the future development of either of the two adjacent sites (Parcels B or D of the Master Plan). Big Horn Drive will also be extended to Timberline Road as part of this plan, serving as an alternative to access the site. The intersections of Automation/Horsetooth and Big Horn/Timberline would be signalized, when warranted. A linkage for bike traffic would occur at the Timberline/Big Horn intersection (future signalized intersection) and connect to Horsetooth via 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. A portion of Elk Road presently exists to the east of this site. The development of Parcel C of the Horsetooth Business Park Master Plan will ultimately determine whether Elk Road is completed in its present location, or shifted farther south. 11 0 Horsetooth Business Park - Master Plan #78-88A P & Z Meeting - April 1, 1991 Page 5 5. Neighborhood Compatibility: A neighborhood meeting was held on January 29, 1991 (see attached summary). Concerns generally related to access and circulation and sreening of the service yard. These concerns have been addressed as a result of the project's traffic impact study and proposed landscape plan. Staff believes the proposed land use is compatible with the surrounding area. 6. Height Analysis: A 55' high microwave tower and associated dish antenna, for communication purposes, is proposed to be located within the service yard. This tower presently exists at PSCO's Prospect and Riverside location. Since this tower exceeds the 40' height limit, height analysis must be done as part of the PUD review. The Building Height Review Criteria in the LDGS are designed for use in evaluation of building (or structure) height. These criteria consider community scale, views, light and shadow, privacy and neighborhood scale. The applicant has provided a view analysis, as well as specifications of the proposed tower. The view analysis shows existing views of the site, as well as views with the proposed building and tower super -imposed. This proposal does not impact community scale, light and shadow, privacy or neighborhood scale, since there is no "mass" to the proposed tower. These criteria would typically be used to evaluate a proposal for a building that exceeds 40' in height and are intended to relate building mass, size and height to the surrounding area. The criteria dealing with views is applicable for this height proposal; however, since there are existing 90, transmission lines and a 115' communication tower at the PRPA Offices, there does not appear to be any significant impact on views of the foothills or other landmarks. Of particular importance is maintaining views of the foothills from public parks and open space areas. Since the proposed tower is east of Collindale Golf Course, there should not be any impact on views from the golf course. Under the Building Height Review Criteria, the following conclusions have been made by staff regarding the 55' communication tower: 0 Horsetooth Business Park - Master Plan #78-88A P & Z Meeting - April 1, 1991 Page 6 1. The elements of community and neighborhood scale, height, shadow and privacy are not adversely impacted by the proposed tower. 2. Views of the foothills or other landmarks are not significantly altered by the proposed tower. 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. 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Microwave Tower Height 457,400 sq. ft. 400,922 sq. ft. 44,000 sq. ft. 56,476 sq. ft. 275,000 sq. ft. 81,922 sq. ft. 44,000 sq. ft. 139 spaces 4 spaces 143 spaces 3 spaces 6 spaces 152 spaces 40 feet 55 feet 10.50 acres 9.20 acres 9.62 % 12.35 % 60.12 % 17.91 % 3.45/ 1000 sq. ft. • LEGAL DESCRIPTION A replat of portions of South Collins Tech Center 1st, 2nd, anc 3rd Filings. (See Subdivision Plat for detailed Legal Description) o � @o 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. • ,,// 0 .1 BUSINESS SERVICE USES POINT CHART E For All Critera Applicable Criteria Only I II III IV Circle Criterion Is The Criterion The Correct Points Maximum Applicable Applicable Score Mulflplier Earned Points Yes No Yes VW' No 1x11 a. Transit route X I X 2 0 2 G f b. S. College corridor X X@ 0 4 8 c. Part of center X X 2 0 3 6 d. Two acres or more X X `2 0 3 6 14, e. Mixed -use X X 20 3 6 f. Joint parking .4 1 2101 3 -- g. Energy conservation X 1 2 0 4 6) 8 h. Contiguity X X 2 0 5 /0, 10 i. Historic preservation 1 2 0 2 j. 1 2 0 k. 1 2 0 I, 1 2 0 VW — Very well Done Totals V VI Percentage Earned of Maximum Applicable Points V/VI =VI1 ^ Vu -24- 0 • INDUSTRIAL USES POINT CHART F For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable Yes No l u III IV Circle The Correct Score Yes WJ' No Multiplier Points Earned 1x11 Maximum Applicable Points a. "North" Fort Collins X X 2 0 1 2 b, Industrial center X X 2 0 3 6 c. On arterial street X 210 1 d. Energy conservation X 1 20 3 6 e, Historic preservation 1 2 0 2 --- f, 1 210 g. 1 2 0 h, 1 2 0 i. 1 2 0 j, 1 2 0 k, 1 2 0 I, -1-2-0- VW — Very Well Done Totals f V VI Percentage Earned of Maximum Applicable Points V/VI = VII - % % Vu (3VJ . ,,/, -27- Services Planning Department Neighborhood Meeting Notes • A neighborhood information meeting was held on Tuesday, January 29, 1991 from 7:00 - 9:00 P.M. at the offices of Platte River Power Authority, regarding a proposed development for the southwest corner of Horsetooth and Timberline Road. The proposed development plan consists of a Public Service Company facility, with offices and service yard. Meeting attendees were Eldon Ward, Cityscape Urban Design (representing PSCO); Libby Glass (representing W.W. Reynolds, developer) and Sherry Albertson -Clark (City Planning Department). Ten area property owners/representatives also attended the meeting. The meeting began with Eldon Ward presenting an overview of the proposed development plan. The following questions and responses by the consultant were discussed: 1. What is the actual location of the building? In the northwest corner of the site. Access would be from Horsetooth. 2. What would happen to the rest of the property to the east? The specific uses aren't known, probably some type of Business Service use, such as offices, or commercial uses. 3. What will Public Service have at this site? Administrative offices and a service yard. 4. Describe the traffic pattern on the site. There would be one access point on Horsetooth, and one at Bighorn. Bighorn would be extended east to connect with Timberline. 5. What is the building height? Single story. 6. How many employees? About 85. 7. How many service vehicles would be at the site? Mostly vans, some larger trucks. About 37 trucks would leave the site in the morning and return at the end of the day. These trucks would be parked on the south side of the building. 8. How would left turns on Horsetooth and on Timberline be handled? A traffic study will be required and would evaluate adequacy of turning 281 North College Avenue • P.O. Box 580 9 Fort Collins, CO 80522-0580 • (303) 221-6750 0 movements. Probably will be signal at Horsetooth access point and at Bighorn (on Timberline) when warranted. A total of about 120 vehicles would be entering/leaving the site daily. 9. Are there expansion plans for Public Service? None planned. Building is planned for 36,000 square feet. 10. PSCO Riverside site is not good for customer parking. Where will it be here? Customer parking will be in front (east side of building) of the public entrance. 11. How would the storage yard be screened? With a combination of fencing, landscaping and berming. Planning to do more natural landscaping along the west property line, with more dense shrubbery. South and east sides would use more trees and shrubbery mixed. 12. Would there be chain link fencing on the west property line? Would be concerned about the view from the golf course. Yes, inside the landscaping. 13. What activities would be in the building? Would customers pay there? Don't believe there would be much walk-in traffic for bill paying. 14. When was the zoning changed from residential? Zoning has not changed. Site has been planned for industrial uses since early 1980's. 15. Any rail delivery planned? No. 16. What type of outside storage would occur? Poles, transformers, etc. 17. PRPA would offer the use of its existing microwave tower for PSCO to use for dispatching, rather than see another tower installed. Applicant will put PSCO in touch. 18. Above or underground fuel tanks? Underground. Working with PFA on this topic. 19. Will berming and landscaping do enough for the view into the storage area (from golf course)? Using xeriscape, native materials along west property line to create natural looking thicket. Berms would be 3' high. 20. What is berming? Mounding of earth with shrubbery planted on top and sides of berm. 21. Will additional right-of-way be needed for Horsetooth? No. 22. Does Elk Road exist on the site? Just stubbed in. Would not be done with this project. Would be building Bighorn to Timberline. C] • 23. Why not extend to connect to Automation Way? Want to go on record as having Automation extended through this site. The master plan is not changing the street network with PSCO. 24. Would rather see the street system extended to Caribou, rather than tie into Bighorn. 25. Concerned regarding stacking of traffic at the Hor$etooth access to this site and increasing numbers of cars. 26. Is there a noise factor to be considered? Any activities with noise would be inside the building or storage area. 27. If main entrance were on Timberline, less congestion. PRPA has 85 employees and has two service area access points. 28. Where is employee/customer parking? Employee is on the north side of building, customer on east side. 29. Believe PSCO could be good neighbor for area. 30. Why not put Automation Way through to south end of property? Putting Bighorn through to Timberline. Would still be retaining potential for future connection to Automation. 31. Barring obstacles, when would construction start? Early -mid April. 32. Any power generation on site? No. The meeting adjourned at 8:00 P.M. I({%1/ H) v PROJECT: (:� LlC W�vi'c, TYPE OF MEETING: III--�L14130SLOOD DATE: NAME ADDRESS WRITTEN NOTIFICATION YES/NO OWNER RENTZ 4a1 W. Muu?FF-P-fiz�`( 4-� (6kq3 ASS LyG C. tit ,� / J /I / , / •�� c_� eZ�QV1 3500 &A947zxleAeF. f. fa%1� /� . l.So,�1 -Tlmt«.r� T NcYZSLsrf I _ I E 0 00 Cl) O O O o ,o oe N O o O `O V Mo M z w O J w Z) z w a z a r z a m M Cl) CD z cc w w z z ui "' J C U • = z C-7 o J Q W cc c CD a Ln z a CC • 3 " W U_ S a F— cc F- Q MEMORANDUM To: Bill Reynolds, W. W. Reynolds Companies Eldon Ward, Cityscape Rick Ensdorff, Fort Collins Transportation Director From: Matt De 1 i ch Date: March 5, 1991 Subject: Response to City staff concerns regarding Horsetooth Business Park Traffic Study Update Reference File: 9103MM1 Two traffic concerns were raised by Fort Collins staff regarding the Horsetooth Business Park: 1) whether Automation Way should be extended south of Big Horn Drive, and 2) potential conflicting left -turning movements between northbound Automation Way at the PSCo main driveway and southbound Automation Way at Elk Drive. At this stage of development (PSCo) of Horsetooth Business Park, there are no operational reasons to complete Automation Way south of Big Horn Drive, connecting it to the adjacent property to the south. It is expected that as other parcels to the south of PSCo are developed, this connection will be made. The potential left -turn conflict described above will present a problem when the parcel east of Automation Way, served by Elk Drive, is developed. This parcel (C) is designated as commercial (business services). A cursory review of the peak hour traffic volumes indicates that there will be a conflict. With the commercial use, it is more appropriate that Elk Drive be moved further to the south (± 100 feet). If the actual developed use on Parcel C is one that generates significantly less trips, then the existing Elk Drive access location may be adequate. It is my recommendation that the detailed evaluation of this potential conflict be performed when a definitive use is proposed on Parcel C. However, it is important that all parties are aware that the conflict may cause Elk Drive to be moved. If this occurs, the existing utilities in the Elk Drive right-of-way must either be moved along with the road itself or exist in their present location in a utility easement. The utility easement can have no structures built on it.