HomeMy WebLinkAboutWEBERG PUD - PRELIMINARY - 76-88F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (2)ITEM No. 3
PLANNING AND ZONING BOARD MEETING OF Aril 26,, 1989
STAFF REPORT
PROJECT: Weberg PUD, Preliminary-#76-88E
APPLICANT: Weberg Enterprises, Inc.
c/o Vaught -Frye Architects
2900 S. College Avenue
Fort Collins, CO 80525
OWNER: Weberg Enterprises, Inc.
442 Wembley Court
Colorado Springs, CO 80906
PROJECT PLANNER: Sherry Albertson -Clark
PROJECT DESCRIPTION: A request for preliminary approval of 117,000
square feet of commercial uses, consisting of a furniture showroom/warehouse,
retail, retail warehouse, office and restaurant uses, on 9.1 acres. The site is
located on the west side of College Avenue, at Fairway Lane, approximately
1/3 mile south of Harmony Road. The site is being annexed and zoned B-P,
Planned Business, with a PUD condition.
RECOMMENDATION: Approval with conditions.
EXECUTIVE SUMMARY: The applicant proposes 117,000 square feet of
commercial uses. The anchor tenant is Weberg Furniture, which consists of a
35,000 square foot showroom and a 35,060 square foot warehouse. Other uses
include retail, retail warehouse, office and restaurant uses. The project scores
50% on the Auto -Related and Roadside Commercial Point Chart. A minimum
of 50% is required for approval. Conditions addressing architectural elevations,
signage, mitigation of existing tree loss and storm drainage have been placed
on the preliminary approval.
DEVELOPMENT 3C0 LaPorte Ave. • P O Box 580 • Fort Collins. Colorado 80522 • j3C31 22' 6'`_J
3-" �'CEB. PLANNING DEPARTMENT
Weberg PUD, Preliminary, #76-88E
P & Z Meeting - April 26, 1989
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: T; Fossil Creek Nursery (in Larimer County)
S: b-p; Mill Brothers Nursery
E: B-L; Fred Schmid's (Fairway Estates Business Annexation)
W: FA-1; vacant (in Larimer County)
The site presently contains a residence and outbuildings and has been annexed
as the McClanahan Annexation. The requested zoning is B-P, Planned Business,
with a Planned Unit Development condition.
2. Land Use:
The proposed uses consist of Weberg's 35,000 square foot showroom and
attached 35,000 square foot warehouse and 47,000 square feet of retail
warehouse, retail, office and restaurant uses in four separate pads.
The land uses proposed on this preliminary site plan were evaluated under the
criteria of the Auto -Related and Roadside Commercial Point Chart. Using
Point Chart D, the project achieves 50%. Points were awarded for not being
located at two arterials; having primary access from a non -arterial street (access
is from Fairway Lane); being on a site larger than 2 acres; being a mixed -use
project; and for providing joint parking.
3. Design:
The buildings planned for this project consist of four separate, smaller pads
and the Weberg Furniture facility, which includes 35,000 square feet of
showroom and 35,000 square feet of warehouse. Each proposed building pad
has its own parking area, with some joint parking expected between pads 1 and
2. Parking meets City guidelines for the proposed uses. All proposed
structures are single story. The showroom portion of Weberg's is a maximum
height of 18' in height, while the warehouse has maximum height of 28'. The
applicant has reduced the height of the warehouse from it's original proposed
height of 36', in response to neighborhood and staff concerns.
Setbacks along the south property line have also been increased, so that 20' is
maintained along the south property line. With the exception of pad #1, a 20'
setback has been maintained around other buildings on the site. Substantial
setbacks have been maintained along the site's College Avenue frontage. Pad
#1 is setback 90' from the r-o-w, while the Weberg's showroom is setback 160'
from r-o-w.
Weberg PUD, Preliminary, #76-88E
P & Z Meeting - April 26, 1989
Page 3
Additional landscaping has been provided throughout the site, with an emphasis
placed on providing screening for the Weberg facility. Foundation plantings
for the other proposed pads will be addressed at the time of final review.
Berming has been incorporated at the entrance to the site and at the back of
the furniture store along Fossil Boulevard, to screen the service and loading
areas of the furniture store. Screening of the parking lot from College Avenue
will be accomplished through the use of street trees, shrubbery and the existing
elevation change from College Avenue to the site. Staff believes that the
landscape plan provides an adequate design intent for the preliminary plan
stage.
There are a number of existing trees located on the site. A large stand is
located along the north property line, between pads 1 and 2 and a smaller
cluster is located near Fossil Boulevard and the back of the furniture
warehouse. Trees along the northern property line will be retained and will
provide a nice buffer between this site and the site to the north. Some of the
existing trees in the vicinity of Fossil Boulevard and the furniture warehouse
would be removed by the proposed development plan. The City Forester has
been asked to valuate these trees and to recommend ways of mitigation of any
potential loss prior to the review of final plans. Staff is recommending a
condition that the applicant provide mitigation for the loss of existing trees on
the final plans.
Signage has been indicated on the building elevations and would consist of
"Weberg Furniture" on the west and east elevations and an illuminated
"Weberg's" on the east elevation. Id signs have also been designated for each
of the proposed buildings on the site. Staff is recommending a condition that
a unified signage design be provided with the final plans.
The proposed building materials consist of exposed aggregate and tilt -up
concrete panels. Exposed aggregate was added to the building, in response to
staff concerns regarding the architectural elevations. Of concern to staff is
the expanse of blank walls along the north, south and east elevations and the
lack of visual interest and relief. Some improvement has occurred in the
design of the entry feature on the east elevation; however, the majority of
this facade remains very stark and uninteresting. Staff has suggested that the
applicant consider more variety in building materials and explore various
treatments, such as the incorporation of windows and the use of banding or
ribbing throughout the facades in an effort to improve the building's
appearance. There is also a need for a consistent architectural theme to be
established for structures throughout the site and staff is concerned that the
Weberg structure, as designed, not be used to determine the overall theme for
development of the remainder of the site. Staff is recommending a condition
that final building elevations provide greater visual interest and relief for the
north, south and east elevations of the Weberg facility, through the use of
greater variety in building materials, building openings, color and/or texture
and that a consistent architectural theme for the entire site be established.
Weberg PUD, Preliminary, #76-88E
P & Z Meeting - April 26, 1989
Page 4
4. Neighborhood Compatibility:
A neighborhood meeting was held on this proposal on March 1, 1989 (see
attached summary). Issues raised at this meeting may be summarized as
relating to storm drainage, building height and architecture, buffering and
setbacks. Resolution of these issues is as follows:
Storm drainage - Residents expressed concerns over how stormwater would be
handled and whether on -site detention would be required. Refer to storm
drainage section of staff report.
Building height and architecture - The warehouse portion of the proposed
Weberg Furniture building has been reduced in height from 36' to 28'. The
showroom height of 18' remains the same. Other structures throughout the site
are single story. The applicant initially proposed tilt -up concrete panels as the
building material for Weberg's. In response to staff and neighborhood
concerns, the materials have been revised and now consist of exposed aggregate
and tilt -up concrete panels. Staff still has concerns regarding the architecture
of the Weberg structure and is proposing a condition to this effect.
Buffering and setbacks - The setbacks between buildings and the south
property line has been increased from 15' to 20'. Additional landscaping has
also been added in this setback area, to further buffer the proposed buildings
from the property to the south. A combination of trees, shrubbery and
foundation plantings provides visual interest along Weberg's south elevation and
helps to break up the long facade. Additional landscaping elsewhere
throughout the site, particularly along the College Avenue frontage, also
provides visual buffering for the proposed buildings.
5. Transportation:
Access to the site is from an extension of Fairway Lane west of College
Avenue. The proposed re -circulation street, Fossil Boulevard, is also shown on
the site plan and would eventually be linked to the north and south of this
site. The Fairway Lane intersection with College Avenue is a potential
signalized intersection and is in conformance with the South College Access
Control Plan.
6. Storm Drainage:
This site is located within the Fossil Creek Drainage Basin. The Fossil Creek
Basin Master Drainageway Planning Study, produced in 1982, uses 100-year
undetained developed flows for determining the floodplain for Fossil Creek.
This was done for several reasons: floodplain limits vary little from historic
flow to developed flows (since Fossil Creek is generally contained in defined
stream corridors); existing soil conditions differ little from developed conditions
as it relates to storm runoff; and the Fossil Creek Basin is traversed by
roadway and railroad embankments that temporarily store storm runoff waters,
reducing peak flows. Because of a project's location in the basin, detention
Weberg PUD, Preliminary, #76-88E
P & Z Meeting - April 26, 1989
Page 5
may be necessary to mitigated downstream impacts. It is standard practice in
the City to not require stormwater detention for those developments located
adjacent to stream corridors unless site conditions dictate otherwise.
On -site detention is being required for this particular site. The eastern portion
of the site drainage to Highway 287 and then down to Fossil Creek. The State
Highway Department requires that only historic flows may be released onto
their right-of-way; therefore, detention must be provided. The western portion
of the site drains to the south, through a series of ponds, and eventually to
Fossil Creek. Detention is required to reduce the impacts to the downstream
facilities. The quality of the storm runoff is of particular concern since the
ponds support fish and other wildlife. The applicant is being required to treat
the stormwater runoff before it leaves the site and has proposed measures to
do so. Staff is recommending a condition that prior to final approval, the
applicant secure approval from the owners of these ponds to permit stormwater
flows into the ponds.
RECOMMENDATION
Staff finds
that the Weberg
PUD Preliminary meets
the criteria of the
Auto -Related
and Roadside Commercial Point Chart and
the All Development
Chart of the
Land Development
Guidance System. There
are several concerns
that must be addressed prior
to final PUD review.
Therefore, staff is
recommending
approval with the
following conditions:
1. The applicant provide mitigation for the loss of existing trees on the final
plans.
2. A unified signage design be provided with the final plans.
3. Final building elevations provide greater visual interest and relief for the
north, south and east elevations of the Weberg facility, through the use of
greater variety in building materials, building openings, color and/or
texture and that a consistent architectural theme for the entire site be
established.
4. Prior to final review, the applicant secure approval from the owners of the
adjacent ponds to permit stormwater flows into the ponds.
No Text
3 , �
BURLINGTON NORTHERN RAILROAD
�P
m --�p=o i > "o �b
a
Vo
al J
. A3 _
e
—
= Z e -•- a I
_Y G r
b
op
1'eReel 1 w-E
__ I _ - ��TI ..�` \ FOSSILUMM sneer
_ I
I
��P`- ip I •. IC
z : �q �/ �I e > I I
F E ; IWITE SVMM IN 6 o ,x i O
FFO y i
All
Ch
co
>
_
' _
OC Z
- I �
� 1
:m
•i s• /4T To
- - O
_ - - N
p
rn
c
10 > > / a�
° c I C
Sokin
Hwv_2e�
m "e~z
_s m
Z m
D M
sf -z m Z m
U) m N •'[
�� xg�;z m o
FPH
x
p I
m m
� m
I i
Ua O
AO A A
me c
ZO N b
0
1
a
y yf me S�ym A O�"m iP
O ymm Oy ..
mtZ a=y� i� w
y _ - oo Sm
0 " W.:
m0>F.
?mn~= vnLw o�mm
O +p oSm o :Rg;gym
mm;r
r^' DAp m= Zp
i yAmmi m4z w>
mi^' mfo
z -ry °sac
o
Kom ocma
'z
o�ao om y;m°m
mo
2 mma rpm
ias'm A
m
m
_p
s
r
r
Z
lj 00
allp
-�
m
r
D
m
n
z
D
--i
m
m
z
U)
.0
y30UTH COLLECIE AVENUE
�
m
m
«
>
a
O
2
@
n
� �
NU
�
mv
C:
�
3
}
P
{
(
/^
3
■ | -
0
3nN3AV 39311O3 H1f1OS
jog&*"
�. y
w
F-
z
2
Z)
LL
0
cr
w
m
w
OYYn3ll109.11890i
it g
OVOHllVd NkOH1HON NO1ONli8ne /
l
i�
-_
¢
J
a
.,
f..�
¢
w
W
a
Q
-'
w
Q
L�
Cc
Q
w
m
w
J
}
LU
Q
CO
z_
Lij
@
J
W
cr
-
-
w
E
11
CY
LU
co
W
M�
� w
In I�r�ts F1 JD
AUTO -RELATED AND
ROADSIDE COMMERCIAL
POINT CHART D
For All Critera
Applicable Criteria Only
Criterion
Is The
Criterion
Applicable
Yes No
II lii IV
Circle
The
Correct
Score
Yes VW No
Multiplier
Points
Earned
1x11
Maximum
Applicable
Points
a. Notattwoarterials
®
X
C
0
2
4
b, Partof planned center
X
2
3
p
b
c. On non -arterial
X
0
4
8
d. Two acres or more
X
Q
0
3
b
e, Mixed -use
X
12
0
3
(�
b
f. Joint parking
2
0
3
3
g. Energy conservation
1
2
0
4
0
8
h, Contiguity
IX
2
0
5
010
i. Historic preservation
1
2
0
2
j,
1
2
0
k,
1
2
0
I,
1
2
0
" VW — Very Well Done Totals sy
V VI
Percentage Earned of Maximum Applicable Points V/Vl =V11 50 %
Vl
-21-
�J
ALL DEVELOPMENT: NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion applicable?
Will the criterion
be satisfied?
If no, please explain
:�`� ��°°°��`
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Compatability
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 Standards
9. Emergency Access
10. Security Lighting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
13. Significant Vegetation
14. Wildlife Habitat
15. Historical Landmark
16. Mineral Deposit
17. Eco-Sensitive Areas
18. Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
20. Water Quality
I
21. Noise
Aare & Heat
23. Vibrations
24. Fxterior Lighting
25. Sewages & Wastes
SITE DESIGN
26. Community Organization
27. Site Organization
x
I
I
28. Natural Features
29. Energy Conservation
30. Shadows
31. Solar Access
32. Privacy
33. Open Space Arrangement
34. Building Height
35. Vehicular Movement
36. Vehicular Design
37. Pcrking
'
38. Active Recreational Areas
j
39. Privcre Outdoor Areas
40 Peoe5rian Convenience
41. Pedestrian Conflicts
42. Landscaping/Open Areas
43. Landscaping/Buildings
44. Landscaping/Screening
45. Put.:.n Access
46. Signs
1
NEIGHBORHOOD MEETING SUMMARY
On Wednesday, March 1, 1989 at 7:00 P.M. at the REA Building, a
neighborhood meeting was held on the Weberg Furniture Project, located at the
west side of College Avenue, south of Harmony. In attendance at this meeting
was Frank Vaught, of Vaught -Frye Architects; and Sherry Albertson -Clark,
Project Planner for the City Planning Department. Approximately 25
residents/property owners attended the meeting.
The meeting began with an introduction by Sherry Albertson -Clark to the
purpose of the meeting. Frank Vaught then provided an overview of the
proposed project, after which, questions and comments were addressed.
The following summarizes the questions asked and responses given by the
developer's representative, as well as comments made by the residents.
Question :
Does drainage from site go into Fossil Creek?
Response:
Yes, released at the historic rate.
uestion:
Is there a connection with Weberg's at the new Pace
site?
Response
No.
uestion:
What facilities will exist for storm detention?
Response:
Detention pond, with a pipe to release flow into
College Avenue.
Detention
will also occur in parking areas and on rooftops.
Question :
Will parking areas be asphalt or concrete?
Response:
Concrete is being considered.
Question :
Does building appearance resemble Pace?
Response:
No, but would be tilt -up concrete panels and is
five separate
buildings
on the site, rather than one large one.
Question:
What is height of buildings on site and how do they compare with
Fred Schmid?
Response:
Buildings are one-story, with Weberg's warehouse
being 36' tall.
Schmid's
is about 36'.
uestion:
What is elevation of site?
Response:
At about 4997'.
Question :
Would there be any plans to widen Fairway Lane
east of College
with this
project?
Response: Not aware of any, would depend on traffic study.
uestion: Would this project trigger a signal at Fairway Lane?
Response: Don't know, would depend on traffic study and meeting warrant
study.
uestion: What are traffic projections for project?
Response: Traffic study is being completed, won't know until then, but believe
Weberg's is low generator (14 cars/hour). Parking lot is 75 spaces with 25-30%
open space on site.
Comment: State Farm Insurance would like to go on record of supporting a
traffic signal at Fairway Lane and College Avenue.
Question : What is planned phasing of project?
Response: Weberg's first, other buildings later.
uestion: What are setbacks from College?
Response: 170' for showroom, 90' for closest pad to College.
Question : How many employees would there be?
Response: About 30 for Weberg's.
uestion: What about deliveries?
Response: Two a week (semis), suppliers (2 a day) deliveries out (3 a day)
others (customers for own pickups).
Comment: Concerned about traffic increases in area, impacts on streets, air
quality, school, safety services, increasing taxes, utilities, area becoming a
factory area rather than a residential area.
uestion:
Would utilities be City or
district?
Response:
District.
Comment:
Concerned about the increasing costs
of development and the
resulting impact on facilities and existing businesses
in area.
Comment:
Concerned about number
of warehouses
in area.
Why do we need
warehouses
on College when there is
zoned land on
Harmony
for this?
Response:
Use here is not really
warehouse, but
a retail
store (furniture).
Along Harmony are warehouses with
industrial uses.
Not the
same thing.
uestion:
What is tilt -up concrete?
Response:
Pre -cast concrete panels,
can be colored
concrete,
have design bands
incorporated.
-2-
Question : What type of lighting would be use? Lit 24 hours?
Response: Downward angled in parking lot. Hours of operation vary during
week/weekend, typically close by 9 or 9:30.
Question : What about signage?
Response: No design yet, must meet sign code.
uestion: What is elevation of College? Building top?
Response: College drops. Building is at grade of College, with 36' max.
height.
Comment: Concerned about growth of city, increasing number of discount
stores on College Avenue.
Comment: Concerned about land use policies and inconsistent interpretation of
policies by city staff.
uestion: How is increased runoff being handled?
Response: Detaining water beyond what the historic rate is.
Question : Is plan for drainage going to impact Fossil Creek or Mail Creek?
Response: No, now being required to detain on -site.
Question : Is storm drainage requirement for this site same as used for other
sites in area?
Response: Yes.
Comment: Concerned about water quality from storm drainage off parking
lots.
Comment: Concerned that city isn't looking at the big picture in
environmental issues.
uestion: Is traffic signal integral to Weberg's?
Response: No.
uestion: Is there an open space requirement?
Response: No, depends on setbacks and landscape combination.
uestion: Will there be rail deliveries?
Response: No, cost prohibitive.
Question : Is property value a consideration in compatibility?
Response: No.
-3-
uestion: Could there be a more compatible architectural design for buildings?
Lower height, residential character?
Response: Could look at this.
Comment: Concerned that building architecture and height would not be
compatible.
Comment: South property line landscaping needs to be beefed-up.
Comment: Concerned about buffering.
The meeting adjourned at 8:45 P.M.
-4-