HomeMy WebLinkAboutINTERSTATE LAND PUD - PRELIMINARY - 34-88B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 13
MEETING DATE 12/18/95
STAFF Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Interstate Land PUD, Preliminary - #34-88B
APPLICANT: G.T. Land Colorado Inc. & Heath Construction CO.
c/o Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, CO. 80525
OWNER: Overlook Farm Inc.
3555 Stanford Road, Suite 100
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for preliminary planned unit development (PUD) approval for 223,000 square feet
of mixed highway business uses on 25.58 acres located at the northwest corner of East Prospect
Road and Interstate 25. The property is in the hb - Highway Business Zoning District, with a PUD
condition attached.
RECOMMENDATION:
EXECUTIVE SUMMARY:
Approval with a condition
This request for preliminary PUD approval:
* Is in conformance with the City's Comprehensive Plan;
* is in conformance with the Prospect Road Streetscape Plan;
* meets the applicable all Development Criteria of the Land Development Guidance
System L.D.G.S.I;
* scores 56% on the Auto-Related/Roadside Commercial Point Chart and 52% on the
Business Service Uses Point Chart in the L.D.G.S., exceeding the minimum of 50%
required on both point charts;
* is located on a site that is excluded from the Residential Neighborhood Sign District.
All signage will be regulated by the Fort Collins Sign Code that is administered by
the Zoning Department.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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Interstate Land PUD - Preliminary, #33-84B
December 18, 1995 P & Z Meeting
Page 2
COMMENTS:
1. Back rg ound:
The surrounding zoning and land uses are as follows:
N: hb; vacant
S: RC; City of Fort Collins Resource Recovery Farm
E: bp, hb, ip; agricultural
W: hb; vacant
The property was annexed into the City with the Interstate Lands First and Second Annexations in
April, 1989.
The Interstate Land ODP was approved by the Planning and Zoning Board in July, 1988, for regional
retail, highway business, business service, and residential uses on 192.3 acres. The ODP was never
recorded in the City. The subject request represents Parcel D of this ODP, which was approved for
230,000 square feet of Highway Business/Business Services on 24 acres.
2. Land Use:
This is a request for preliminary PUD approval for 223,000 square feet of mixed highway business
uses on 25.58 acres located at the northwest corner of East Prospect Road and Interstate 25.
Proposed uses include financial institutions, office, retail, hotels, standard and fast food restaurants,
day care, personal services, vehicle dealership (motorcycle sales and service), and convenience stores
on 13 separate lots. This request has been evaluated against the Auto-Related/Roadside Commercial
and Business Service Uses Point Charts and the All Development Criteria in the L.D.G.S., and the
City's Comprehensive Plan.
The City's Comprehensive Plan:
This request is supported by several elements of the Comprehensive Plan, including the Land Use
Policies Plan (LUPP), the Prospect Road Streetscape Program, and the LDGS.
LUPP:
Although it is supported by some of the general policies in the LUPP, the proposed land uses
are not addressed in the section dealing with LOCATIONAL POLICIES FOR SPECIFIC
LAND USES. As stated in Section I.B. of the LDGS, "the basis for the Land Development
Guidance System is found in the City's Charter, Colorado State Statutes, and the City's
Interstate Land PUD - Preliminary, 433-84B
December 18, 1995 P & Z Meeting
Page 3
Comprehensive Plan including, but not limited to, the Goals and Objectives document and
the Land Use Policies Plan".
LDGS:
The request meets All Development Criteria Al-1.1 through A3-3.4.
Auto-Related/Roadside Commercial Point Chart:
The request scores 56% on the point chart, earning points for: a) being located at the
intersection of a collector street (I-25 Frontage Road) and an arterial street (East Prospect
Road); b) gaining its primary access from a non -arterial street (1-25 Frontage Road); c) being
more than two acres in size; d) containing more than two significant uses; and e) providing
joint parking opportunities between the various pad sites.
Business Service Uses Point Chart:
The request scores 52% on the point chart, earning points for: a) being outside of the "South
College Avenue Corridor"; b) being more than two acres in size; c) containing more than two
significant uses; and d) providing joint parking opportunities between the various pad sites.
Prospect Road Streetscape Program:
Part One consists of existing conditions and analysis, design concepts, and implementation.
The site is in the Highway Corridor District, with the potential to be developed as a
regional commercial area with highway business, shopping, and industrial park land uses.
This district has one of the primary interchanges from I-25 into Fort Collins, with sweeping
views to the front range, the Cache La Poudre River, and the city. The interchange area has
the potential to be developed as a focal point along I-25 and it should project a high quality
image from a design standpoint. The proposed land uses (financial institutions, office, retail,
hotels, standard and fast food restaurants, day care, personal services, vehicle dealership
(motorcycle sales and service), and convenience stores) are considered to be appropriate at
this major intersection of East Prospect Road (an arterial street) and 1-25 (an interstate
highway).
Part Two contains the design standards and guidelines for the four "character and style"areas
along East Prospect Road. The standards and guidelines will be discussed further in the
architecture and landscaping sections under 3. Design.
Interstate Land PUD - Preliminary, #33-8413
December 18, 1995 P & Z Meeting
Page 4
3. Design:
Architecture:
This site is in the "Interchange Style" area of the Design Standards and Guidelines section of the
Prospect Road Streetscape Program. As a standard, the buildings shall be designed to ensure that all
elevations include architectural detail and enhancement, rather than placing heavy emphasis solely
on the front elevation and ignoring the need to apply aesthetic enhancement to the other elevations.
As a guideline, the predominant architectural building finish in the Highway Corridor District should
be brick, tile, other masonry material or concrete.
The architecture of the pad sites in this development proposal will reflect compatibility of scale,
form, materials, and colors of the buildings and will relate to the dominant forms of the immediate
surrounding area. The retail stores and restaurants will be approximately 16' in height, with parapet
walls and gables extending to 20' (+/-). The office buildings will be approximately Win height, with
parapet walls and gables extending to 33' (+/-). The hotels will be up to 40' in height. The roofing
materials will consist asphalt shingles, tile, or standing seam metal and the siding materials will
consist of brick, dryvit, or masonite wood.
Landscaping:
This site is in the "Interchange Style" area of the Design Standards and Guidelines section of the
Prospect Road Streetscape Program. The frontage roads create a unique opportunity for an expanded
entry area by defining four large developable quadrants of land. Street trees in a staggered row are
recommended around the frontage roads to reinforce the perimeter definition and unify the area.
Prospect Road and the interchange maintain a 50' setback for landscaping. The frontage roads
maintain a 30' setback to allow for generous and cohesive entryway landscape. The preliminary
landscape plan conforms to the standards and guidelines with possible exceptions at the intersections
of access points into Lots 7, 8, and 13, where plantings may have to be modified because of sight
distance triangles associated with accesses located on the inside of street curves.
Parking:
The overall parking ratio for the entire development is 3.8 parking spaces per 1,000 square feet of
gross leasable floor area. The parking provisions are considered to be adequate for the mix of
proposed uses.
Signage:
This request is on a site is excluded from the Residential Neighborhood Sign District. All aspects
of proposed signage for this development will be regulated by the Fort Collins Sign Code that is
administered by the Zoning Department.
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Interstate Land PUD - Preliminary, #33-8413
December 18, 1995 P & Z Meeting
Page 5
4. Neighhborhood Compatibility:
A neighborhood information meeting was held on April 20, 1995 at the Holiday Inn Holidome at
the intersection of East Mulberry Street and I-25. There were 56 neighbors and affected property
owners in attendance. Primary concerns expressed concerned potential access into the existing
residential neighborhoods to the west and north and buffering between the proposed uses in this
development and the existing neighborhoods. Submittal of the entire 190 acre ODP was still being
contemplated by the developer and was presented at the meeting. This development request is for
only the 26 acres at the intersection of East Prospect Road and I-25. There is a significant distance
between this development and the existing neighborhoods, separated by the Boxelder Creek
drainageway, that mitigates immediate impacts to the neighborhoods. A copy of the minutes of this
meeting is attached to this staff report.
5. Transportation:
The primary access to the various land uses in the development will be from several local street and
driveway curb cuts along the I-25 Frontage Road. Gateway Drive, a local street, will loop through
the southerly portion of the development between Lots 1 - 6 and 9 - 13. Lots 7 and 8 are on the north
side of the frontage road and will be accessed from two points. The northernmost access point (into
Lot 8) is subject to change due to potential impacts of the existing box culvert(s) on the frontage
road.
A continuous right -turn lane is required along the west/south side of I-25 Frontage Road, adjacent
to Lots 1, 6, 9, 10, 12, and 13. Also, the Colorado Department of Transportation has not yet
determined if the frontage road should be designed and constructed to a rural street standard.
Additional right-of-way may be needed along the frontage road, which could affect the proposed
layout of the development. Staff is recommending that a condition of approval be placed on the
preliminary PUD regarding the possible need for additional right-of-way, which potentially could
require changes to the layout of the development.
6. Storm Drainage and Resource Protection:
The developer is required to provide a stream bank stabilization study for Boxelder Creek to the City
for review at time of final PUD submittal. The City must approve the study prior to the PUD
documents being recorded.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Interstate Land PUD, Preliminary staff makes the following findings
of fact:
Interstate Land PUD - Preliminary, #33-84B
December 18, 1995 P & Z Meeting
Page 6
* It is in conformance with the City's Comprehensive Plan
* is in conformance with the Prospect Road Streetscape Plan;
* It meets the applicable All Development Criteria in the L.D.G.S.
* It scores 56% on the Auto-Related/Roadside Commercial Point Chart and 52% on
the Business Service Uses Point Chart in the L.D.G.S., exceeding the minimum of
50% required on both point charts.
* This site is excluded from the Residential Neighborhood Sign District. All aspects
of proposed signage for this development will be regulated by the Fort Collins Sign
Code that is administered by the Zoning Department.
RECOMMENDATION:
Staff recommends approval of the Interstate Land PUD, Preliminary - 434-88B, with the following
condition:
The layout of the development is subject to change with the final PUD due to the need
for a continuous right -turn lane along the west/south side of I-25 Frontage Road
(adjacent to Lots 1, 6, 9, 10, 12, 13) and a determination by the Colorado Department
of Transportation about whether the cross-section of the frontage road should be
designed and constructed to urban or rural street standards, potentially requiring
additional street right-of-way.
VICINITY MAP 08/25/95
34-80B INTERSTATE LAND PUD
14
Preliminary
1"= 2000'
VICINITY MAP 08/25/95
34-80B INTERSTATE LAND PUD
Preliminary
1"= 300'
urban design, inc.
INTERSTATE LAND
PRELIMINARY PUD
Statement of Planning Objectives
August 21, 1995
The /NTERSTATELAND PUD is planned as the initial component of an important entry
into Fort Collins at the Prospect Road / 1-25 interchange, as envisioned in the Prospect Road
Streetscape Program. The proposed plan extends the highway oriented business development
that exists to the north along the 1-25 Frontage Road; but in a more cohesively planned
manner with extensive landscaping, consistent signage, controlled architecture, and
coordinated vehicular, bike, and pedestrian access.
This phase of Interstate Land - proposed as 25.6 ± acres of mixed Busine s S rvice and
Auto Related uses - is in keeping with adopted City Policies (including' 09>
and 74), and the goals established for the Prospect Road Corridor. These incl a encouraging
the development of a well planned Business Park with integrated office, lodging, and business
service users; and promoting efficient utilization of the existing and proposed street and utility
systems.
Construction is anticipated to begin in 1996. 500 to 750 people are projected to be
employed in this development.
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