HomeMy WebLinkAboutAMENDMENT TO LOT 11-A, DRAKE PARK PUD - PRELIMINARY & FINAL - 5-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM No. 3
PLANNING AND ZONING BOARD MEETING OF February 22,, 19M
STAFF REPORT
PROJECT: Amendment to Lot 11-A, Drake Park P.U.D.,#5-88 - Preliminary/Final
APPLICANT: Mr. Barry Cunningham
Drake Executive Plaza
2625 Redwing Road, Suite 210
Fort Collins, CO 80526
OWNER: Same
PROJECT PLANNER: Linda Ripley
PROJECT DESCRIPTION: This is a preliminary and final request for a 16,000
sq. ft. addition to an existing 30,000 sq. ft. building on Lot 11-A in
Drake Professional Park, located on the south side of Drake Road, west of
Redwing Road, zoned RH - High Density Residential District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: The applicant is requesting preliminary and final
approval for a 16,000 sq. ft. addition to a 30,000 sq. ft. office
building located in Drake Professional Park. Approval of the additional
square footage would be specific to Lot 11-A and could not be transferred
to another lot within the P.U.D. Including the proposed addition, the Drake
Park P.U.D. Final Plan will allow 193,000 sq. ft. of floor area. The number
of parking spaces within the development exceed the City's recommended stan-
dards. Architectural design and building materials are consistent with the
design of the existing structure.
The applicant has submitted a "Variance Request" for allowing a maximum
pond depth of 21 inches in one area of the parking lot. City standards
allow a maximum ponding depth of 10 inches.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750
SERVICES, PLANNING DEPARTMENT
Lot 11-A Drake Park P.U.D. Preliminary/Final#5-88
P & Z Meeting - February 22, 1988
page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: Not Zoned - CSU Veterinary Hospital
Light and Power Substation NW Corner of Mason and Drake
S: RL - Low Density Residential; single family homes (Meadowlark Subdi-
vision
E: HB - Highway Business; Ghent Motors
W: RL - Low Density Residential; single family homes (Meadowlark Subdi-
vision)
Drake Park P.U.D. Phase One was approved by the Planning and Zoning Board
on November 5, 1973. Phase One proposed 110,000 sq. ft. on 7.8 acres. On
September 12, 1977 the Planning and Zoning Board approved Drake Park
Amended P.U.D. which proposed 177,000 sq. ft. on 11.4 acres.
2. Land Use:
The proposed expansion is for an existing office building. No land use
changes are proposed. The proposed land use scores 67% of the applicable
points on the "Business Services" point chart. The proposal scores points
for being outside of the "South College Corridor" and being part of a mixed
use development.
3. Neighborhood Compatibility
A 16,000 sq. ft. addition to an existing building within an established
office park will have minor neighborhood impact. No neighborhood meeting
was required.
4. Design
The expanded building will retain the same architectural lines, detailing,
building materials and colors. The only departure from the original design
intent is the inclusion of a secured parking area underneath the building
on the east side. This parking area is enclosed by a vinyl clad chain link
fence and is architecturally related to the building through the use of
columns and precast panels matching the rest of the structure. Staff will
review a landscape plan for the proposed addition when the developer
applies for a building permit, as required by the original P.U.D.
5. Transportation
This proposal will not change existing traffic patterns within the develop-
ment or in the neighborhood. The existing street system is adequate to
Lot 11-A Drake Park P.U.D. Preliminary/Final#5-88
P & Z Meeting - February 22, 1988
page 3
handle the additional traffic generated by the proposed 16,000 sq. ft.
addition.
The following chart illustrates the existing and proposed land uses within
Drake Park along with the number of parking spaces recommended by City guide-
lines:
141,934
sq.
ft.
OFFICE (existing) ............ 3/1000...........
426
SPACES
8,354
sq.
ft.
RESTAURANT (existing) .......
10/1000...........
84
SPACES
11,852
sq.
ft.
HEALTH CLUB (existing) ......
7/1000...........
83
SPACES
14,860
sq.
ft.
OFFICE (future) .............
3/1000...........
44
SPACES
637 SPACES
16,000 sq. ft. OFFICE (proposed addition).... 3/1000........... 48 SPACES
PARKING SPACES REQUIRED PER CITY GUIDELINES 685 SPACES
There are 801 existing parking spaces in the office park. This proposal
eliminates 19 spaces leaving a total of 782 cars. This number exceeds the
number of recommended spaces by 97 spaces.
6. Public Facilities and Safe
The applicant has submitted a Variance Request to allow a maximum ponding
depth of 21 inches in a portion of the parking area. City standards allow
a maximum ponding depth of 18 inches. Storm Drainage recommends approval
of the Variance Request.
RECOMMENDATION:
Staff finds that the Amendment to Lot 11-A, Drake Park P.U.D. Prelimi-
nary/Final submittal meets all the criteria for development contained
within the LDGS and does not adversely affect Drake Professional Park or
the surrounding land uses. Staff recommends approval of .Amendment to Lot
11-A, Drake Park P.U.D. Preliminary/Final, #5-88.
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-A AMENDMENT OF LOT II
drake associates,
" , q
ltd.
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30322,1567
ON,
R rl t 71 7 ull
LEGAL DESCRIPTION
All of the Replat of Drake Park and all of Drake Park, Second Filing,
situate in the Northeast 1/4 of Section 26, Township 7 North, Range 69
West of the 6th F.M., City of Fort Collins, County of Larimer, State of
Colorado, containing 11.6947 acres more or less.
•
•
SITE DATA
1. Existing Floor Area
Use
Restaurant
Health Club
Office
Future Office (Lot 5)
Total
2. Additional Floor Area
Use
Office (Lot 11-A)
3. Existing Ground Coverage
Type
Building Coverage
Future Building Coverage
(Lot 5)
Driveways & Parking
Open Space
Total
4. Proposed Ground Coverage
8,J54 S.T.
11,852 s.f.
141,934 s.f.
14,860 s.f.
177,000 s.f.
16,000 S.t.
Area
77,609 s.f.
7,430 s.f.
269,170 s.f.
155,212 s.f.
509,421 s.f.
Type
Area
Building
90,879
s.f.
Driveways & Parking
263,330
s.f.
Open Space
155,212
s.f.
Total
509,421
s.f.
5.
Existing
Parking Spaces
- 801
6.
Pr000sed
Parking Spaces
- 782
7.
Existing
Ratio of Floor
Area to
Lot Size -
34.75%
8.
Proposed
Ratio of Floor
Area to
Lot Size -
37.89%
Percentage
of Total Floor
4.72%
6.70%
80.19%
8.39%
100.00%
Percentage
of Total Floor
8.29%
Percentage
of Total Area
15.23%
1.4601
52.84%
30.47%
100.00%
Percentage
of Total Area
17.84%
51.69%
30.47%
100.00%
February 2, 1988
Planninq ObJectives - Amendment to Drake Park Second Filing PUD
The Amendment requested is a continuation of the same land use as was approved
in 1973 for Drake Park ie, office space. The Amendment would allow the
30,000 sq ft office building which exists on lot 11, to be increased in size
to 46,000 sq feet constructed with the same materials (exposed aggregate
precast) and having essentially the same type of architectural design so it
will blend in with the existing buildings. The same owner "Office One
Limited" would own the expanded building and its associated parking and
landscape. As before, this owner would not be allowed to restrain
accessability through the parking areas. Presently, the building on lot 11
has around 100 employees. It is estimated the new building would have around
150 employees since its usage would be almost the same as the present
building.
It is not anticipated there will be any conflicts relative to the land use,
since it is the same use that was approved in 1973. It is assumed that the
energy use in the addition will be somewhat less than in the original building
because of more efficient HVAC units and higher R factor windows.
There appears to he no problem in the reallocation of the storm water
retainage ie, reduction of the retainage in the area where the addition will
be built, and an equivalent increase of the retainage in the area just to its
south.
Parking does not appear to be a problem since Drake Park was built with much
more parking than was required by the PUD. The original PUD required 1
parking place for every 280 square feet of net leasable space, but 1 per 230
was constructed. Office One Limited has built and owns 104,301 net leasable
square feet in Drake Park, serviced by 451 parking places, instead of the
recommended 373 places. The difference could service 25,700 gross square feet
of additional office space, but this amendment is only asking for 16,000 gross
square feet.
The landscaping which would be removed to allow this addition would be less
than 1200 sq feet, which is around 1% of the landscaping in the park. Since
Drake Park has traditionally installed far more landscaping than required, it
is anticipated that this reduction will have minimal impact.
PROJECT NAME:
PROJECT NUMBER:
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA APPLICABLE CRITERIA ONLY
M11 the cnte"
Cn Is the ienon appub°ble? be sOtistied
CRITERION Q,e, 01" v °,G Yes Na If no, please explain
r
NEIGHBORHOOD COMPATABILITY
1, Social Compatibility X
2. Neighborhood Character
3. Land Use Conflicts a
4. Adverse Traffic Impcct
PLANS AND POLICIES
5 Ccmorehensive Plan
6.
Street Capacity
7.
Utility Capacity
8,
Design Standaras
9,
Emergency Acce.
10.
Security Lighting
11.
Water Hazards
12. Soils & Slope Hazard
13. Significant Vegetation
14. Wildlife Habitat
15, Historical Landmark
16. Mineral Deposit
17. Eco-Sensitive Areas
ENVIRONMENTAL STANDARDS
19.
Air Quality
20.
Water Quality
21.
Noise
22.
Glare & Heat
23.
Vibrations
24,
Exterior Lighting
25.
Sewage & Wastes
SITE DESIGN
26.
Community Organization
27.
Site Organization
30. Privacy
31. Open Space Arrangement
32. Building Height
34. Vehicular Design
35, Parking
36. Active Recreational Areas
37. Private Outdoor Areas
38, Pedestrian Convenience
40. Landscaping/Open Areas €>°<
41. Landscaping/Buildings
42. Landscaping/Screening I
43. Public Access
44. Signs x
-12-
1
1
l
ACTIVITY: Business Service Uses
E
DEFINITION
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.
CICITEI< A Each of the following applicable criteria must be
answered "yes" and implemented within the development
plan. Yes No N9
1. Does the project gain its primary vehicular access ❑ D
from a street other than South College Avenue?
2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM
POINTS AS CALCULATED ON "POINT CHART E" FOR THE ❑
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?
-22-
inued
conth
0
e- Does the project contain two or more significant uses (such
as retail, office, residential, hotel/motel, and recreation)?
f. Is there direct vehicular and pedestrian access between
on -site parking areas and adjacent existing or future off -site
parking areas which contain more than ten (10) spaces?
g. Does the activity reduce non-renewable energy usage, through
'
the application of alternative energy systems, use of existing
buildings, and through committed energy conservation measures
beyond that normally required by City Code?
h. Is the project located with at least 1/6th of its property
boundary contiguous to existing urban development?
i. If the site contains a building or place in which a historic
event occurred, which has special public value because of
notable architecture, or is of cultural significance, does
the project fulfill the following criteria:
i. Prevent creation of influences adverse to its preserva-
tion;
ii. Assure that new structures and uses will be in keeping
with the character of the building or place. Imitation
of period styles should be avoided; and
iii. Propose adaptive use of the building or place that will
lead to its continuance, conservation, and improvement
in an appropriate manner while respecting the integrity
of the neighborhood.
-23-
•
BUSINESS
' SERVICE USES
i
r
POINT CHART E
I For All Critera
Applicable Criteria Only
F
' Criterion
IsThe
Criterion
Applicable
Yes No
I II Ill V
Circle
The
Correct
Score
Yes VW' No
Multiplier
rc nrs
Ecrnea
"t11
"'aximum
c- cc�'e
Points
fi
a. Transit route
I
X
2
0
2.
b. S. College corridor
X
X
2101
4
8
f c. Part of center
X
X
2
0
3
6
d. Two acres or more
X
X
2
0
3
�,
b
e. Mixed -use
X
X
2
0
3
f. Joint parking
1
2
0
3-
g. Energy conservation
X
1
2
0
4
8
h. Contiguity
X
X
2
0
5
10
i. Historic preservation
1
2
0
2
j.
1
2
0
F_
-
k
i
120
120
' VW — Very `Weil Done Totals _
Percentage Earned of Maximum Applicable Points VNI =V11
M