HomeMy WebLinkAboutMIRAMONT OFFICE PARK PUD - PRELIMINARY & FINAL - 54-87AN - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2
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sTAFt� Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Miramont Office Park PUD, Preliminary & Final -#54-87AN
APPLICANT: Miramont Office Park, LLC
c/o Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, CO. 80525
OWNER: Oak Farm Inc.
3555 Stanford Road, Suite 100
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for preliminary 8� final planned unit development (PUD) approval for a
general office park containing 52,500 square feet in 5 multi-tenant buildings, located on a
4.38 acre site on the west side of Boardwalk Drive between East Harmony Road and
Oakridge Drive. The property is zoned HC - Harmony Corridor.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This request for preliminary & final PUD approval:
* Is in conformance with the Oak/Cottonwood Farm Amended Overall Development
Plan (ODP) that was approved by the Planning and Zoning Board in March, 1997;
* scores 66% on the Business Service Uses Point Chart, exceeding the minimum
requirement of 50%, in the Land Development Guidance System (LDGS);
* meets the All Development Criteria in the LDGS;
* is located within the bounds of the adopted Harmony Corridor Plan and is subject
to the all of the policies of the plan and the criteria of the HarmonXCorridor Desian
Standards and Guidelines;
* is included in the Residential Neighborhood Sign District.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 28] N. C�il!eke ���e. I'.O. 8ox 580 Fort Collins, CO 80522-0580 (970) 32�1-6;'�C
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Miramont Office Park PUD, Preliminary and Final -#54-87AN
September 18, 1997 P& Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: HC; approved financial use and convenience store (Bank One PUD)
S: HC; approved commercial (Miramont Self Storage)
E: HC; existing community/regional shopping center (Harmony Market: including
Sam's Club, Builder's Square, Steele's Market, various other businesses)
W: HC; undeveloped portion of church property (Front Range Baptist Church)
The original Oak/Cottonwood Farm ODP was approved by the Planning and Zoning Board
on October 26, 1987 for business service, office, retail, and residential uses on 271 acres.
The subject request is in a portion of Parcel 1-A, approved for retail/office uses, and a
portion of Parcel 1-H, approved for patio homes.
The Planning and Zoning Board approved the Oak/Cottonwood Farm Amended ODP on
April 24, 1989 that amended the allowable uses on Parcels 1-B (to a community/regional
shopping center), 1-G (to permitted uses in the RL - Low Density Residential District only),
and 1-H (to permitted uses in the RLM - Low Density Multi-Family District only). The
subject request is affected by the change to Parcel 1-H only. The remainder of the 271
acre ODP remained the same as the original.
The Planning and Zoning Board approved the Oak/Cottonwood Farm Amended ODP on
June 29, 1992 for business service, community/regional shopping center, commercial,
office, retail, and residential uses on 271 acres. Parcel designations changed with this
amended ODP, with Parcel 1-A becoming Parcel S(approved for Retail/Office uses -
no change from the previous Amended ODP) and Parcel 1-H becoming Parcel T
(approved for permitted uses in the RLM District - no change from the previous
Amended ODP). The subject request remains in conformance with the allowable uses on
the approved Amended ODP.
The Planning and Zoning Board approved the Oak/Cottonwood Farm Amended ODP on
March 24, 1997 that amended the allowable uses on Parcel V(from permitted uses in the
RL - Low Density Residential District Q self-storage and office uses). The remainder of the
271 acre ODP remains the same as the previous Amended ODP. The subject request is
not affected by this Amended ODP.
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Miramont Office Park PUD, Preliminary and Final -#54-87AN
September 18, 1997 P& Z Meeting
Page 3
2. Land Use:
This is a request for preliminary & final PUD approval for a general office park containing
52,500 square feet in 5 multi-tenant buildings, located on a 4.38 acre site on the west side
of Boardwalk Drive between East Harmony Road and Oakridge Drive. It is estimated that
there will be approximately 220 employees in the office park at final build-out.
This request is considered to be in conformance with the Oak/Cottonwood Farm Amended
ODP and was evaluated against the All Development Criteria and the Business Service
Uses Point Chart in the LDGS. It was also evaluated against the Harmony Corridor Plan
and the Harmony Corridor Design Standards and Guidelines.
Conformance with the Oak/Cottonwood Farm Amended ODP:
This request is in conformance with the Oak/Cottonwood Farm Amended ODP that was
approved by the Planning and Zoning Board on March 24, 1997. It consists of the southerly
1/3 of Parcel S(approved for Retail/Office uses) and all of Parcel T(approved for uses
allowed in the RLM Zoning District or, as alternative uses, residential scale office or day
care) on the amended ODP. The proposed office park would be residential in size, scale
and character, providing good transition between the existing single family residential
neighborhood and the existing community/regional shopping center. It is considered to be
compatible with the surrounding neighborhoods.
All Development Criteria in the LDGS:
This development proposal meets the All Development Criteria in the LDGS.
Business Service Uses Point Chart:
This proposal scores 66% (exceeding the minimum requirement of 50%) on the Point
Chart, earning points for:
a) being outside of the South College Avenue Corridor;
b) being part of a center;
c) being more than two acres in size;
d) providing joint parking with development to the north and south; and
e) contiguity to existing urban development (to the east).
This development proposal is supported by the Business Service Uses Point Chart based
on its meeting and exceeding the minimum number of earned points required on the chart.
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Miramont Office Park PUD, Preliminary and Final -#54-87AN
September 18, 1997 P& Z Meeting
Page 4
Conformance with the Harmony Corridor Plan and the Harmony Corridor Design
Standards and Guidelines:
The subject property of this request is in a"Mixed Use Activity Center" as part of the Land
Use Plan section of the Amended Harmony Corridor Plan (adopted by Ordinance No. 187,
1994). Land Use Policy LU-4 states that the Mixed Use Activity Center permits, in addition
to the uses listed in the "Basic Industrial and Non-Retail Employment Activity Center", a
range of retail and commercial uses to occur in shopping center. Professional offices and
other uses of similar character are permitted in these activity centers; therefore, the
proposed general office park is in conformance with the Corridor Plan.
3. Desiqn:
Architecture:
The buildings will be 1-story structures (up to 20' in height) in Envelopes B& C and 2-story
structures (up to 32' in height) in Envelopes A, D, & E. The 2-story buildings may have a
"clock-tower" architectural element that could extend to 40' in height. Any or all of the
buildings could have a basement that may be used for storage and/or community meeting
space.
Building materials will consist of a natural stone on the lower 4' (from the ground up), a
grey/beige synthetic stucco from the natural stone to the eaves of the roofs, and
dimensional, high profile asphalt shingle roofs (colors yet to be determined).
Landscaping:
The landscaping on the periphery of site must conform to the recommended plant materials
along local and collector streets, as defined in the Harmony Corridor DesiQn Standards and
Guidelines. There will be shade trees along Boardwalk Drive and a mix of shade,
ornamental, and evergreen trees in the parking areas, around the outside of the buildings,
and in the interior courtyards. Shrub masses would provide for foundation plantings and
necessary screening between the street and interior parking lots. A 3' high earthen berm
will also be provided between Boardwalk Drive and the parking lot that is set back
approximately 50' from the street.
Parking:
The Miramont Office Park PUD will provide for a total of 199 automobile parking spaces,
equaling 3.79 parking spaces per 1,000 square feet of floor area (52,500 square feet,
excluding possible basement floor area).
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Miramont Office Park PUD, Preliminary and Final -#54-87AN
September 18, 1997 P& Z Meeting
Page 5
The City's Parking Guidelines (under the LDGS) recommends 3 parking spaces per 1,000
square feet of floor area for general office uses. On this basis, the development should
provide 158 spaces. The additional 41 spaces (of the total of 199) could be used for the
proposed community meeting space in the basements and shared parking with
developments to the north and south.
The parking as proposed is considered to be appropriate for the nature of this development
request.
Signage:
The property is included in the Residential Neighborhood Sign District, being Section 29-
593.1 of the Fort Collins Sign Code. All signage for this development will be regulated by
the Sign Code, which is administered by the City Zoning Department:
4. Neiahborhood Compatibilitv:
This request is in compliance with the allowable land uses on Parcels S and T of the
approved Oak/Cottonwood Farm Amended ODP (being a general office park that is
residential in size, scale and character), provides good transition between the existing
single family residential neighborhood and the existing community/regional shopping
center, and is considered to be compatible with the surrounding neighborhoods. Therefore,
a neighborhood information meeting was not conducted for this request.
5. Transportation:
This development will gain its access at three separate points along Boardwalk Drive:
a) at the northeast corner (a shared access with the Bank One PUD to the
north), in alignment with the driveway into the Harmony Market Shopping
Center;
b) at the southeast corner (a shared access with the office portion of the
Miramont Self-Storage PUD to the south), in alignment with Oakridge Drive;
and
c) approximately 270' north of Oakridge Drive, in alignment with the driveway
into Sam's Club in the Harmony Market Shopping Center.
The Site Plan and subdivision plat for the Miramont Office Park PUD provide for future
access into the undeveloped portion of the Front Range Baptist Church property, at both
the northwest and southwest corners of this property.
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Miramont Office Park PUD, Preliminary and Final -#54-87AN
September 18, 1997 P& Z Meeting
Page 6
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Miramont Office Park PUD, Preliminary & Final, staff
makes the following Findings of Fact:
* It is in conformance with the Oak/Cottonwood Farm Amended ODP that was
approved by the Planning and Zoning Board in March, 1997.
* It scores 66% on the Business Service Uses Point Chart, exceeding the minimum
requirement of 50%, in the LDGS.
* It meets the All Development Criteria in the LDGS.
�` It is in conformance with the Harmon�Corridor Plan and the Harmony Corridor
Design Standards and Guidelines.
* It is included in the Residential Neighborhood Sign District, a section of the Fort
Collins Sign Code. All signage for this development will be regulated by the Sign
Code, which is administered by the City Zoning Department.
RECOMMENDATION:
Staff recommends approval of the Miramont Office Park PUD, Preliminary & Final -#54-
87AN.
VICINITY MAP
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•
MIRAMONT OFFICE PARK
PRELIMINARY AND FINAL PUD
LAND USE BREAKDOWN
MARCH 27, 1997
.
AREA
COVERAGE
C3ROSS
NET
BUILDINCzS
STREET ROUJ
PARKINCx 3 DRI�ES
LANDSCAPINCz
19�D,81�o ac�.ft
18�,�J12 sc,�.ft
35,525 sq.ft.
2,9�4 scj_ft.
8�,131 sc�.ft.
i2,25�o sq.ft.
438 AG
�.31 AC
�,���Z� ' • • ,
s 1 �
PARKING PROVIDED
FLOOR AREA
STANDARD
NANDICAPPED
SUBTOTAL
BICYCLES
70TAL VENIGLES
MAXIMUM BUILDING HEIGHT
52,�D� sc�.Ft.
18.�0 ro
1.5 io
42.mio
3�.9io
195 spaces
� spaces
2�1 spaces 3.8� spaces/ l,mmm SF
18 spaces �io per rack�
219 spaces 4.21 spaces/ I,�mm SF
3(o ft.
�
o�� �� o 0
� �
urban design, inc.
MIRAMONT OFFICE PARK
PRELIMINARY AND FINAL PUD
Statement of Planning Objectives
March 27, 1997
This proposal comprises a multi-tenant office buildings on approximately 4.38 acres
southwest of the corner of Harmony Road and Boardwalk Drive; and is designed to
complement the adjacent Harmony Market PUD. Construction will be phased on a lot by lot
basis. Employment at this site is estimated at up to 220± upon completion.
As established with earlier filings at Harmony Market, and in the Harmony Corridor
Plan, Business Service uses are appropriate at this location, and are consistent with the
applicable Land Use Policies of the City of Fort Collins, including those policies promoting
maximum utilization of land within the city; discouraging commercial development from
gaining primary access from College Avenue; giving preferential consideration to urban
development proposals which are contiguous to existing development within the city limits;
and Iocational criteria for business types of uses.
The proposed plan is also compatible with the goals and design guidelines outlined for
the Oak/Cottonwood ODP and Harmony Market. The scale of the proposed buildings forms
a transition between the larger anchor users at Harmony Market and the residential uses to
the west. Extensive perimeter landscaping along Boardwalk is planned in character with the
landscape improvements made with Sams (Pace), Builders Square, and Steele's.
Development of the site is scheduled to begin in late 1997, with completion of the full
site development targeted between 1998 and 2000.
�
�_ acfivity A: ALL DEVELOPMENT CR1T�R1A
F�LL CRITERIA I �P°L}C���= c�� � �-�,=, orl��r
C�f i ��lON
,=.1. COMMUN►�'-�:vIDE CRITc�I�.
1. � Sclar On�r,;�tion _
:he c^encn WiU lhe c.:.enc
acpiicaUel be satisfiec?
"� 3 i I Yes I No
_ <
lf nc, piease ex�fain
�
�
I I
1� C�mArehensive Plan � � �� � �_
1,� `l�%I�41118 f�cDlt2i I I � I I �
1.= titine�al De�csit t I � �
�,_ -_�locic�lly Szr.sit�ve Ara2s � rese^.%ed � I � � ��
1. L=_n�s cr �=,cric�ltural Imocr,�rc� I res�r.-e�' � I I
� 1 r ��e�cv Ccr,�2:v�tion � Ilv f
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�'I � �/�/c•ar('on crv=`i �` � �
1.12 Residential Densitv � � �
,=. % N�!G'r-iEGP.�-iOCQ COti1F,�=.i iclLl �Y C�I i�:=cl�l
%; V_�ic::i�r P�^=�,r,�n. �ike Tr=_ns�cr,�ticn I � I I
%% ���iicinc P!ac���nt 2nd Orient=ticr I I I
� i�`1ciUfc� C'�_iL'fc5 � � I I
%. � V_nic::l�r Circui�iicr� anc P�rkirc � ��! �
?.� �ner��r,c� .�c���s _ � Ix� �
?.; .�r;,it�c:ure -
% �' ��ilaina `�eicnt ::na Views
2. � . S~=_ding
2. � C �clar �c��ss
2. � � ;-!ist�nc rtescur�_=
�. 1 G C cI�2C�C5
2.13 L=n�scace
2.1- � icns
2.' � Sii� Lignting
2.16 Ncisa 2nd Vior�ticn
�.� ! l;icfc 0� �'7c'?t
2.18 F�cz�r�cus Mat�riais
' �=, 3. ENG1NEc:�1NG CRfTER1A
' 3.1 Utiiity Cap�city
3.2 De=ign Stardar�s
3.3 V�J�t�r H��ards
� 3.4 G��locic Na�ares
2.� r�c�strian Circ:.���cion
���
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" Land Develooment Guidance System for Pianned Unit Developmencs
The Ciry of Fer Collins, Coloraao, RevisrN'.r - 5 1994
���gu�j
-61-
�A �
ACTIVITY;
Business Service Uses
DEFINITIDN;
Those activities which are predominantly retail, office, and services uses which would not qualify as a
neighborhood service, neighborhood convenience, or communiry/regional shopping center. Uses include
retail shops; offices; personal service shops; financial insatuaons; hotels/moteL�; medical clinics; health
clubs; membership clubs; standard and fast-food resta�ants; hospitals; mortuaries; indoor theaters;
rerrearion uses; small animal veterinary clinics; printing and newsgaper offices; and, other uses which
are of the same general character. •
CRITER(A:
Each of the following applicable criteria musc be answered "yes" and implemented within the
development plan. -
Yes
1. Does the project gain iu primary vehicuL3r access from a sueet other than �
South College Avenue?
No N/A
❑
2. DOES THE PROJECT EARN AT LEAST F1FIY (50�70) PERCENT OF � ❑
THE NIAXI;�fUM POINTS AS CALCUZATED ON PO�IT' CHART
"B" FOR THE FOLLOWING CRITERIA?
a. Is the acdviry condguous to an existing tr3nsit route (not appIicable
for uses of less than twenty-five thousand [25,000] square feet GLA or
with less than twenry-five [25] employees, or located in the Central
Business Dis�ict)?
b. Is the projec[ located ouuide of the "South College Avenue Comdor"?
c. Is the project contiguous to and funcdenally a part of a neighborhood
or community/regional shoppin; center, an office or industrial park,
located in the Cen�a1 Business District, or in the case of a single user, employ or will employ a
total of more than or.e hundreti (100) full-ame employees during a single eight (8) hour shift?
d. Is the project en a[ least two (2) aaes of land, or located in the Central Business District?
e. Does the project contain two (2) or more significant uses (for instance retail, office, residendal,
hotel/mocel, or recreadon)?
f. Is the� direc[ vehicular and pedes�ian access between on-site parldng areas and adjacent existing
or future off-site parking areas � hich centain more than ten (10) spaces?
g. Does the acdvity reduce non-renewable energy usage through the applica[ion of alternative energy
systems or through energy conservaaon measures beyond those normally required by the Model
Energy Code as adopted by the Ciry? Refer to Appendix "E" for energy conservation methods to
use for calculating energy consen•ation poines.
Land De��elopment Guidance Sr•stem for Planned Unit Developments
The Ciry of Fort Collins, CoIorado, Re��sed ?vlarch 1994
'rifi�
-71-
• .. .
Business Service Uses Ccontinued)
h. Is the project located with at least one-sixth (1/� of its property boundary contiguous to ezisdng
uzhan development?
i. Tf the site contains a building or place in which a histaric event �occurred, i�as spxiai public value
because of notable architecture, or is of culau�al significance, does the project fulfill the following
criteria?
1. Prevent creaaon of influences adverse to iu preservation;
2. Assure that new structures and uses will be in keeping with the character of the building or
place. Lnitation of period styles shouId be avoided; and
3. Propose adaptive use of the building or place that will lead to iu condnuance, conservadon,
and improvement in an appmpriate manner while res�xcang the integriry of ihe
neighborhood.
Land Development Guidance System for Planned Unit Developments
The Ciry of Fon Collins, Colorado, Revised March 1994
.�2_
• �
I����D�I�C�T"' C���C� �P�kL Ql� — 'l� `� �'
BUSINESS
SERVICE USES POINT CHART E
For Ali Criteria Applicable Criteria Only
�S I II III IV .
tr,a
Criterion Circle Multiplier Points Maximum ,
Criterion Appiicable
the Earned Applicable
Yes No Correct Score Points
Ixil
a. Transit Route X 2 0 2 �. —
b. South Coilege Corridor X X 2 0 4 g 8
c. Part of Center X X 2 0 3 � 6
d, Two Acres or More X X 2 0 3 (p 6
e. Mixed-Use X X 2 0- 3 p 6
f. Joint Parking 1 2 0 3 �j C�
g. Energy Conservation X 1 2 3 4 0 2 ---. 8
h. Contiguity X X 2 0 5 �� 10
i. Hisfioric Preservation 1 2 0 2 -- --
j. 1 2 0
k. 1 2 0
�� 1 2 0
Totals �j�j G�D
� v vi
Percentage Earned of Maximum Applicable Points V/VI = V!I (� (o %
vii
Land De�•elopment Guidance S3�stem for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-73-