HomeMy WebLinkAboutPLATTE RIVER POWER AUTHORITY CAMPUS - PDP - PDP170040 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS•
PROJECT NAME
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PLATTE RIVER POWER AUTHORITY CAMPUS REDEVELOPMENT #PDP170040
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
PROJECT This is a request to enlarge and redevelop the Platte River Power Authority
DESCRIPTION: Campus located at 2000 E Horsetooth Road by demolishing the original
headquarters building and various out-buildings. In their place, a new 54,000
square foot, two-story office headquarters building would be constructed. New
multiple structures would be constructed for a warehouse, maintenance shop,
fleet parking, truck wash and pool car parking to ultimately result in 80,000 square
feet on campus. The westerly parking lot of 3405 S. Timberline Road (Collindale
Industrial Park) is now a part of the campus.
Two of the three existing access points would be closed, one on Timberline Road
and one on Horsetooth Road. One access will remain on Horsetooth Road.
Public parking would remain along Horsetooth Road. Employee parking would be
secured and located internally to the site. A new controlled access would be
gained from Danfield Court to the new, secured, north parking lot for fleet vehicles
and equipment only. The existing pond will remain in its current location and be
expanded. The current building would remain occupied during construction of the
new building. The site is 17 acres and located in the Employment zone.
APPLICANT: Platte River Power Authority
c/o BHA Design
1603 Oakridge Drive
Fort Collins, CO 80525
EXECUTIVE SUMMARY
A. The land use, office, along with the various accessory uses, are allowed as a primary use in the
Employment zone district, subject to review by the Planning and Zoning Board.
B. The P.D.P. complies with the applicable standards of the Employment zone district of Article
Four.
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D. The P.D.P. complies with the applicable standards of the General Development Standards of
Article Three.
E. A neighborhood information meeting was held on November 2, 2017. A summary of this meeting
is attached.
COMMENTS:
Backqround:
The surrounding zoning and land uses are as follows:
N: E, Employment; Collindale Industrial Park - existing light industrial
S: E, Employment; Horsetooth East Business Park - existing commercial
E: N-C, Neighborhood Commercial; existing commercial
W: L-M-N, Low Density Mixed-Use Neighborhood; Collindale PUD - existing residential
W: R-L, Low Density Residential; Collindale III Condos - existing residential
The campus was first developed in 1978 and consisted of the existing headquarters building and
various support structures. Over the years, additional out-buildings have been constructed
including a communications tower. Recently, the westerly parking lot of the former LSI Logic (the
adjoining 4.87 acres to the north at 3405 S. Timberline Road) was acquired to be used for
secured fleet parking and equipment and not open to the public.
2. Emplovment Zone District Land Use and Standards:
A. Section 4.27(B)(2) - Permitted Uses
An office building, and its various accessory buildings and facilities, is a permitted use in
the E zone.
B. Section 4.27(D)(4)(a) - Dimensional Standards - Maximum Height
The maximum allowable height for non-residential structures is four stories. The
proposed building would be two stories in height.
C. Section 4.27(D)(4)(b) - Dimensional Standards - Size
This standard requires that any new structure greater than 50,000 square feet must be
reviewed by the Planning and Zoning Board. The P.D.P. complies with this standard.
D. Section 4.27(E)(1)(b) - Development Standards - Site Design
This standard states that where an employment use abuts a residential area, there shall be no
drastic and abrupt change in the scale and height of buildings. The proposed building expansion
does not adjoin a residential area. It is separated from the Collindale neighborhood by the 100-
foot wide Union Pacific Railroad right-of-way.
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3. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) - Landscaping and Tree Protection:
Existing public street trees will remain. Existing landscaping in the area of the new
headquarters building will be removed and mitigated. The existing pond will remain but be
reshaped and enlarged. New landscaping will be provided in the form of foundation shrubs
and full-tree stocking. The newly acquired parking lot to the north is already landscaped and
will remain as is.
B. Section 3.2.1(D)(3) - Minimum Species Diversity:
With approximately 67 new trees, there will be no more than 25% of any one species. No
new Green Ash will be planted.
C. Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping:
New landscaping will be provided along southern edge of the existing public (south) parking
lot. New landscaping will also be provided along the western edge of the employee parking
lot. This is required due to the removal of a group of Russian Olives, an undesirable species.
As noted, the north (fleet and equipment) parking lot is already landscaped along the railroad
along the west (railroad) and north (Danfield Court) property lines.
D. Section 3.2.1(E)(5) Parking Lot Interior Landscaping:
The southern (public) parking lot contains 29 spaces and features interior landscaping, in the
form of islands at a ratio of 10% of the interior space. There are no rows that exceed 15
spaces without a landscaped island. The secured employee parking area is interior to the
site and features landscaped islands in excess of 10%. The northern secured parking lot will
be used for both fleet vehicles and equipment and remain as is.
E. Section 32. i(E)(6) - Screening:
All areas of low visual interest are internal to the site. The fleet vehicles and equipment
storage in the north parking lot are currently screened on the north and west by landscaping.
F. Section 3.2.1(F) - Tree Protection and Replacement:
The site contains a total of 220 existing trees. There are 132 trees impacted by the new
development. These trees have been inspected and evaluated by the City Forester. Based
on this evaluation, the City Forester requires that the tree mitigation schedule be as follows:
• 220 total trees
• 132 trees to be removed
• 88 trees to remain
Of the132 trees that are to be removed, 216 new mitigation trees are required all of which will
be planted at increased caliper sizes (deciduous) and heights (evergreens) per the
requirements of the City Forester.
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G. Section 3.2.2 - Access Circulation and Parking:
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Agenda lie�n 3
The primary consideration in the design of the circulation system is to totally separate public
traffic from employee and fleet traffic patterns for security purposes. The public parking is
located at the southern edge of the campus and is accessed via Horsetooth Road.
Employee parking is secured and north of the public parking and access is also gained via
Horsetooth Road at the same driveway. Sharing this driveway allows for a closure of one of
two curb cuts on Horsetooth Road. Fleet traffic is accessed via Danfield Court only.
H. Section 32.2(C)(4) - Bicycle Parking:
Twenty bike spaces are required with four being enclosed. The P.D.P. provides 24 spaces in
the following manner:
• ten exterior spaces are located near the public entrance;
• ten exterior spaces are located within the secured lot near the employee entrance; and
• four enclosed spaces are placed within the garage that houses the pool cars.
l. Section 3.2.2(C)(6) - Direct On-Site Access to Pedestrian and Bicycle Destinations:
The P.D.P. continues to provide for public sidewalks along all three public streets. These
sidewalks connect the site to the lager public sidewalk network. The existing traffic signal at
Horsetooth and Timberline Roads allows pedestrians to safely cross Timberline Road to gain
access to the two existing restaurants and other future commercial establishments
anticipated to locate within the Neighborhood Commercial center.
J. Section 3.2.4(D)(3) - Lighting Design Standards:
New efficient lighting will be installed in the parking lots and on the new buildings. All fixtures
will be fully-shielded and down-directional. There will be no light spillage across the property
lines in excess of the standard.
K. Section 3.5.1(B)(C) - Building and Project Compafibility:
The new headquarters will be two-stories just like the existing building. There are three
wings with the southeasterly wing being open to the public and highlighted by a prominent,
two-story entrance feature. All wings are connected with a shared lobby and common area.
As expected, the new building will be of a more contemporary design. Exterior materials
include two kinds of brick, stone and flat metal panels. A generous amount of glazing
provides natural lighting for internal work areas. In general, the building is attractive and
anchors the 17-acre campus and is found to be as equally compatible as the existing
building.
The Microwave building is to remain but a portion of the east end (facing Timberline Road)
will be demolished and renovated to as an upgrade to reflect the exterior appearance of the
new headquarters. The Electrical Operations building will remain up until the new
Headquarters building is completed. All electrical operations will then be transferred to the
new building and the existing E.O. building will be demolished.
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There are five new accessory buildings:
• Pool Car Garage
• Substation Garage
• Fleet Parking Garage A
• Maintenance Shop & Garage B
• Warehouse
6 bays
13 bays
8 double bays
9 bays
2-story with mezzanine office
All of these buildings are internal to the site and are reflective of the activities and operations
that have been ongoing since 1978.
With the quality of the new architecture, existing and proposed landscaping and a consistent
level of functional aspects as current operations, the proposed campus expansion is found to
be compatible with the surrounding area.
L. Section 3.5.1(1)(J) - Outdoor Storage Areas / Mechanical Equipment and Operational /
Physical Compatibility Standards:
All outdoor appurtenances and mechanical equipment are located internal to the campus
generally on the north side of the building allowing for effective screening.
The campus is separated from the Collindale neighborhood by a landscaped edge and the
100-foot Union Pacific Railroad right-of-way. The adjoining property to the north is a light
industrial building (formerly LSI Logic and NCR). The two adjacent streets are a major
arterial (future six-lane) and a standard arterial (four-lane). As noted, accessory uses and
buildings are internal to the site and well-screened. �
M. Section 3.5.3 - Mixed-Use, Institutional and Commercial Buildings:
The buildings are considered an office and accessory structures. As noted, the public aspect
of the campus is a new two-story office building that is brought up to the corner of Timberline
and Horsetooth Road with no vehicular use area between the building and the streets. The
pond will remain. The main entry is designed to welcome visitors and yet the necessary
security is achieved with controlled access to the interior of the campus. The horizontal mass
is broken up by the three distinct wings and central core which is accented by a skylight. The
overall design and selection of materials and color relate to the context established by the
Collindale Industrial park. Facades are proportionally subdivided and the main entrance is
clearly defined. There is a recognizable base of brick and stone.
N. Section 3.6.4 - Transportation Level of Service Requirements:
A Transportation Impact Study and follow up memorandum was submitted with the project,
reviewed and the conclusions accepted by the City. The study was exceedingly
conservative, assuming greater changes and more traffic in the campus than what was
ultimately shown on the plans. This study makes the following conclusions:
Of the three current access driveways, two will be closed: one on Timberline Road and
the eastern-most on Horsetooth Road. This supports safety and mobility on the arterials.
The recently acquired parking lot to the north will continue to gain sole access from
Danville Court.
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• The following intersections were analyzed and with the proposed campus expansion, will
continue to meet the City's Motor Vehicle Level of Service Standards during the peak
hours:
o Timberline / Horsetooth;
o Timberline / Danfield-Lambkin;
o Timberline / Vermont;
o Horsetooth / Automation / PRPA Access.
• Pedestrian Level of Service for all five destinations within 1,320 feet (one-quarter mile) of
campus is met for all categories except Street Crossing to the east and southeast.
Crossing Timberline Road requires crossing six lanes and this cannot be mitigated.
• Based on the City's Bicycle LOS criteria, there are two destinations within 1,320 feet of
the campus: Fort Collins High School to the east and the Powerline Trail to the west.
The bicycle LOS will be met.
• Regarding Transfort, the campus is served by Rout12 with stops at the Horsetooth /
Automation / PRPA Access and the Timberline / Horsetooth intersections.
• No off-site improvements are required.
4. Neiqhborhood Meetinq:
A neighborhood information meeting was held on November 2, 2017 (summary attached).
Following an exchange of project details and timeline, no major issues were identified.
5. Findinqs of FacUConclusion:
In evaluating Platte River Power Authority Campus Expansion, PDP170040, Staff makes the
following findings of fact:
A. The land use is an Office which is allowed as a primary uses in the Employment zone district,
subject to review by the Planning and Zoning Board. All of the out-buildings, the microwave
tower and equipment storage are considered accessory uses that serve the principaG use.
B. The P.D.P. complies with the applicable standards of the Employment zone district of Article
Four.
C. The P.D.P. complies with the applicable standards of the General Development Standards of
Article Three.
D. A neighborhood information meeting was held on November 2, 2017. A summary of this
meeting is attached.
RECOMMENDATION:
Staff recommends approval of Platte River Power Authority Campus Expansion, #PDP170040.
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ATTACHMENTS
1. Vicinity Map & APO Boundary
2. Statement of Planning Objectives
3. Site Plan
4. Landscape and Tree Mitigation Plan
5. Architectural Elevations
6. Architectural Perspectives & Details
7. Neighborhood Meeting Summary
8. Transportation Impact Study
9. T.I.S. Pedestrian & Bike Level of Service
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SCALE: 1 "=500'
PEDESTRIAN INFLUENCE AREA
-�/ LDELICH Platte River Power Authority TIS, Novmeber 2017
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Pedestrian LOS Worksheet
Project Location Classification: School Walking Area
Description of Destination Level of Senrice (minimum based on project location classification)
Applicable Destination Area Street v�suai
Area Within 1320' ClassifiCation Directness Continuiry Crossings �nterest & Security
Amenities
Minimum B B B C g
1 Residential to the west Residential Actual A B A C B
Proposed A B A C B
Minimum B B B C B
2 Commercial/Residential Commerciall Actual A B A B B
to the north Residential
Proposed A B A B B
Minimum B B B C g
3 Fort Collins High School Commercial/ Actual A B C B B
to the east Residential
Proposed A B C B B
Minimum B B B C g
4 Residential to the Residential Actual A B C B B
southeast
Proposed A B C B B
Minimum B B B C B
5 Commercial to the Commercial Actual A B B g g
south
Proposed A B B B B
Minimum
6 Actual
Proposed
Minimum
7 Actual
Proposed
Minimum
8 Actual
Proposed
Minimum
9 Actual
Proposed
Minimum
10 Actuai
Proposed
* Built under earlier street standards
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BICYCLE INFLUENCE AREA
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Platte River Power Authority TIS, Novmeber 2017
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Statement of Planning Objectives
Platte River Power Authority Project Development Plan
November 15, 2017
We are pleased to submit the following Project Development Plan (PDP) for the expansions
at the Platte River Power Authority (PRPA) headquarters site. The documents enclosed
reflect the future plans for PRPA in an overall PDP that meets the criteria for approval as set
forth in the Land Use Code.
For nearly 45 years, Platte River Power Authority has supplied reliable, low-cost and
environmentally responsible energy to each municipal owner — Estes Park, Fort Collins,
Loveland and Longmont. During this time, they have served our communities from their
headquarters campus located at Horsetooth and Timberline. To better manage the complex
technologies behind a 21st Century electrical grid and the critical infrastructure necessary to
power and protect the communities we serve, they need a more modern, highly secure
campus. PRPA also wants to provide the community with a structure that offers better
access to our region's energy experts and the policy leaders who will guide our cleaner and
more diverse energy future.
To accomplish these objectives, they plan to use their current location and build a new
headquarters campus.
(i) Statement of appropriate City Plan Principles and Policies achieved 6y the proposed
overall Development Plan.
Principle EH 3: The City will support local, unique, and creative businesses
The redevelopment of the PRPA headquarters site ensures that this key regional employer
can remain in Fort Collins and grow their operations and energy innovation in our
community.
Policy ENV 5.1— Demonstrate Leadership in Public Buildings
PRPA has partnered with the Institute for Built Environment and the City of Fort Collins'
Integrated Design Assistance Program to help to develop and benchmark a highly
sustainable campus. The IBE and PRPA have developed building and construction
sustainability measures for the new campus to result in an energy efficient and sustainable
campus. They have developed five key guiding principles to guide the design:
• Active & Accessible Site
• Energy Efficiency & Resiliency
• Quality of Interior Spaces
• Community Leadership & Stewardship
• Long-Range, Ambitious, & Innovative Goals
• Flexible, Collaborative, & Supportive Design
The new facility will be an example of leadership in innovation and sustainable design that
will be shared with and offer education the utility customers and the public.
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Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the
established character of the neighborhood.
The PDP helps to achieve the policies for infill development and compatibility. The
expansion and redevelopment of the PRPA site in its current location, while more
complicated than building a new headquarters and services on an undeveloped site, will
allow PRPA to remain in their current location in Fort Collins. The physical features of the
site that have provided a compatible setting in southeast Fort Collins (landscaping, irrigation
pond) will continue with the new campus plan.
Princip/e LIV 14: Require quality and eco/ogically sound /andscape design prodices for all
public and private development projects Lhroughout the community.
The redeveloped PRPA campus will shift slightly from its current character dominated by
manicured, irrigated turf to a more water-wise landscape with native and adapted plants
species requiring reduced irrigation needs.
(ii) Description of existing and proposed, open space, buffering, landscaping, circulation,
transition areas, wetlands and natural areas.
The redeveloped PRPA campus will continue to have a signi�cantly open landscaped
frontage along Horsetooth and Timberline to allow for a campus of connected buildings and
uses to be established in the campus core. The new headquarters building will be
constructed immediately west of the existing building allowing an improved stormwater
conveyance system west to east along Horsetooth Road and an open detention pond area
along Timberline Drive. The irrigation pond will be reconstructed to be near the intersection
of Horsetooth and Timberline providing a natural and pleasing foreground to the campus
from this primary intersection and public view.
Visitor entry and parking will be located on the south side of the new headquarters accessed
from Horsetooth Road. A separate service entrance will be provided from the north from
Danfield Court to directly access the secured service portions of the campus without mixing
with visitor access. Staff parking is located in the secured portion of the site just north of the
headquarters building and can be accessed from either entrance.
(iii) Estimate of number of employees for commercial and industrial uses.
The current number of employees is at 144. This includes office and field workers.
(iv) Description of rationale behind the assumptions and choices made by the applicant.
The PRPA campus redevelopment will be a high-quality and meaningful addition to the
neighborhood and community allowing them to continue as a key employer in the City for
decades ahead. The plans are designed to meet the intent and requirements of the Land
Use Code and the Larimer County Urban Area Street Standards with no known variances or
modifications requested at this time.
(v) Written narrative addressing each issue raised at the neighborhood meetings�s), if a
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meeting was held.
The City provided written minutes summarizing comments received during the PDP
neighborhood meeting. There were few attendees and no significant comments were
raised. The primary questions were on the topics of traffic impacts and landscape buffering
from the adjacent neighborhood to the west. These issues have been addressed in the
design of the plans included with this PDP submittal.
(vi) Name of the project as well as any previous name(s) the project may have been
known by.
None
(vii) A narrative description of how conflicts between land uses are being avoided or
mitigated.
The PDP has been developed in a collaborative effort involving City Staff, and several
adjacent landowners in the area. This process was useful because it brought together key
participants early in the process and enabled the group to identify issues and conflicts and
quickly make decisions to address each item.
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