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Home My WebLink AboutONE PROSPECT PUD FINAL - 17 90A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5 MEETING DATE Z 93/Ac1 STAFF Kirsten Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: One Prospect PUD, Final, #17-90A APPLICANT: The W.W. Reynolds Companies c/o Eldon Ward Cityscape Urban Design, Inc. 3030 S. College Avenue #200 Fort Collins, CO 80525 OWNER: The W.W. Reynolds Companies 4909 Pearl East Circle, Suite 300 Boulder, CO 80301 PROJECT DESCRIPTION: This is a request for final approval of 92,000 square feet of industrial/office "flex" space. Proposed uses include office, warehouse, research and development, light industrial, and support retail uses, on 9.82 acres, located on the south side of East Prospect Road, between Specht Point Road and Prospect Parkway and north of Midpoint Drive. The north half of the property is zoned I-P, Planned Industrial, and the south half is zoned I-L, Limited Industrial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The project is proposed to be built in two phases with the two northern buildings, buildings A and B, constructed in the Spring of 1991 and buildings C and D, constructed as Phase two. Vehicular access would be from Specht Point Road, Prospect Parkway and Midpoint Drive. No direct vehicular access will be taken from Prospect Road. The buildings would be brick with possible canvas awnings at the window line. The project as proposed is in substantial conformance with the preliminary PUD, approved on June 25, 1990. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-05M (303) 221-6750 PLANNING DEPARTMENT C' mill ore P - The W.W. Reynolds Companies is pleased to announce One Prospect, a new project to be com- pleted in late 1990 within Prospect East Business Park. The location, facing Prospect, just west of Vipont Pharmaceuticals and Advanced Energy, will give tenants high visibility with convenient and close access to major thoroughfares and many of Fort Collins' finest residential areas. This four -building, 89,600 square foot project will reflect the same quality environment as our other projects within Prospect East, including such benefits as: m Flexspace concept from 2,400 to 25,600 square feet, with customized finishes at affordable rates ■ Two minutes from 1-25; five minutes from downtown and South College shopping ■ Upscale appearance with lush landscaping, generous window area with mountain views and canopies, plenty of parking, and immediate access to Poudre River Trail t Proven location for many fine companies, including Vipont Pharmaceuticals, Advanced Energy, Chemagnetics, Hewlett-Packard, Delta Environmental, HydroGen Products, Arrakis Systems, Apogee Robotics, Wind II Research, and Air Resource Specialists On -site property management providing immediate, high -quality, and convenient manage- ment services t r�� OMPANIE'- The W.W. Reynolds Companies, 2573 Midpoint Drive, Suite E, Fort Collins, CO 80525 (303) 482-4800 Boulder (303) 442-8687 EAST PROSPECT ROAD Q Y IY o_ w a co cc a I � ,. _, ONE PROSPECT ---------- TOTAL SITE AREA: 7.87 AC TOTAL BUILDING AREA: 89,600 SF TOTAL PARKING SPACES: 338 MIDPOINT DRIVE '-I F. Yv I�I, COMPANIES - jl�► The W.W. Reynolds Companies, 2573 Midpoint Drive, Suite E, Fort Collins, CO 80525 (303) 482.4800 Boulder (303) 442-8687 No Text LEGALDESCRIPTION A replat of lots 1, 2, 13, 14, 15, and 16 of Prospect Park East POD. ONE PROSPECT PUD AT PROSPECT EAST LAND USE BREAKDOWN June 18,® Area Gross Net Coverage Buildings Street R.O.W. Parking ); Drives Landscaping Floor Area Parking Provided Standard Employee* Handicapped Handicapped Employee` Subtotal Motorcycle Bicycle Total Vehicles "Employee (8.5 x 17) spaces are long-term parking. Employee parking in interior service/parking lot may be restriped to accommodate loading area, handicapped parking, and "optional" employee parking requirements of Individual tenants. Max. Building Height 427,930 sq. ft. 9.k acres 342,922 sq. ft. 7.87 acres 92,000 sq. ft. 21.50 % 85,008 sq. ft. 19.86 % 146,789 sq. ft. 34.30 % 104,133 sq. ft. 24.33 % 92,000 sq. ft. 128 spaces 135 spaces 10 spaces 8 spaces (maximum; to be provided as required by tenants) 281 spaces 6 spaces 36 spaces 323 spaces 3.51/ 1000 40 feet sq. ft. ® �V urban design, inc. ONE PROSPECT PUD at Prospect East Statement of Planning Objectives May 7, 1990 Prospect One - proposed as a 90,000+ sq. ft. Industrial/Office "flex" space project - is a continuation of the successful development program being implemented at Prospect East Business Park by the W. W. Reynolds Companies. Prospect One will complement bot.h the Park's major occupants, Vipont and Advanced Energy, and the tenants of Plum Tree Plaza, River Center, Lake Center One, and other flex space at. Prospect East. The project, located at Specht Point Road and Prospect Road is in keeping with adopted City Pol.i,cie:s, and the goals established for Prospect East. These include encouraging the development of a well planned Industrial Business Park with integrated office, industrial, recreational, and business service uses; and promoting efficient utilization of existing and proposed street and utility systems. Prospect One as proposed is consistent with City Land Use Policies (59, 60, and 61) which provide criteria for desirable locations for industrial uses in less hazardous flood* plains, near transportation facilities, and where existing infrastructure is in place. Construction is anticipated to begin in the summer of 1990; with the first.buildings ready for occupancy in late 1990 or early 1991. Full construction of proposed buildings is projected by 1993. �. fRospacr -poo "14-90� LL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY -will RITERION [NEIGHBORHOOD applicable? the CriterionIS"Criterlon bit km3fled? If' no, please explain ��` Yes No OOD COMPATABILITY Comparability - �/ ✓borhood Character V Use Conflictse Trdffic Impact POLICIES rehensive Plan -. C FACILITIES & SAFETY - Street Capacity _ Utility Capacity `/ ✓ - Design Standards Einerg`enCy Access Security Lighting - - Water Hazards PROTECTION [RESOURCE Soils & Slope Hazard Significant Vegetation Wildlife Habitat Historical Landmark Mineral DepositEco-Sensitive Areas Agricultural Lands ONMENTAL STANDARDS Air Quality 20._ Water Quality V �/ 21-. Noise 22. Glare & Heat 23. Vibrations - " - 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26.-Community Organization 2T. Site Organization 28. Natural Features ./ 29. Energy Conservation �/ ✓ 30.Shadows 31:-Solar Access 32. Privacy 33. Open Space Arrangement 34_Building-Height - 35,_Vehlculor-Mo0ement vor- - - - 36. Vehicular Design 37. Parking ✓ 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience ✓ 41. Pedestrian Conflicts tier _ 42,_Landscaping/07;5en Areas %/ ✓ 43. Landscaping/Buildings 44. Landscaping/Screening 45. Public Access 46. Sign,__ - V _l7 3 1 ACTIVITY DEANITION: Business Service - Uses E Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or commu- nity/regional shopping center. Uses include: retail shops; offices; per- sonal service shops; financial institutions; hotels/motels:; medical clin- ics; 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; and, other uses which are of the same gen- eral character. CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No 1. Does the project gain its primary vehicular access from than South College Avenue? a street other ❑ ❑ 2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS ON "POINT AS CALCULATED ❑ ❑ CHART E" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not appli= cable for uses of less than 259000 square feet 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 Corri- dor?" c. Is the project contiguous to and functionally a part of a neighbor- hood or community/regional shopping center, an office or industrial park, located in the Central Business District 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 Cen- tral Business District? 2AI09 I FA0 -22- continued 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 build- ings, 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 archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; 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- nN E 'Pot, ur to 0 BUSINESS SERVICE USES POINT CHART E For All Critera Applicable Criteria Only Criterion - - Is The crnerfon Applicable Yes No I II III N arde The correct Score Yes\WNol Muipller Points Earned W1 Madmum Appricabie Point a. Transit route X X 2 0 2 0 b. S. College corridor X X 0 4 g 8 c. Part of center X X 2 0 3 (0 6 d. Two acres or more X X 0 3 ( 6 e. Mixed -use X X C 3 6 f. Joint parking x 11210 3 g: Energy conservation X 1 2 4 O 8 h. Contiguity X X 2 5 IO 10 i. Historic preservation X 1112 0 2 j. 1 210 Ic 1 210 I. 1 2 0 ' VW — Very Well Done Totals Li:1 Percentage Earned of Maximum Applicable Points VM =Vil w -24- One Prospect PUD,�al, #17-90A • July 23, 1990 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding land uses and zoning are as follows: N: i-p; Seven Lakes Business Park (Seven Lakes PUD) S: I-L; Larimer County Detention Center (Center Point Park 3rd Subdivision) E: I-P; Advanced Energy and I-L; Vacant (Prospect Park East PUD) W: H-B; Vacant The proposed project is a replat of lots 1, 2, 13, 14, 15, and 16 of Prospect Park East PUD which was approved by the Planning and Zoning Board on August 27, 1984. The Master Plan for the entire Prospect Park East PUD (lots 1-16) was also approved in August of 1984. These lots (1,2,13,14,15, and 16) made up Phase Two of the Master Plan and were designated for light industrial uses including high tech business uses, offices, support retail, research and development facilities, warehousing, light manufacturing, assembling and other non -offensive light industrial uses. The proposed uses include office, warehouse, research and development, light industrial, and support retail uses. The preliminary PUD was approved on June 25, 1990 without conditions. 2. Land Use: The project would be built in two phases. Buildings A and B, the two northern buildings, would be built first, with buildings C and D to be constructed approximately 6 months later. Buildings C and D, as well as the landscaping associated with this second phase, may be delayed if final amendments to the FEMA floodway maps are delayed. It is the intention of the developers to build the entire complex as one project. The phasing is only necessitated by the floodway amendment process. The proposed final plan is in substantial conformance with the approved preliminary plan. 3. Design: This proposal consists of four single story buildings in a U-shaped configuration for a total of 92,000 square feet of industrial/office "flex" space. Parking is located around the outside perimeter of the building. The Ioading area and some optional parking is located interior to the site. Handicapped access has been addressed to the satisfaction of the Commission on Disability. Parking, including bicycle parking, adequately meets the City's guidelines. Landscaping and berming around the perimeter and interior of the site should sufficiently buffer parking and loading areas from view along the four roadways. Parking lot entries and islands would also be landscaped. Utility boxes, trash containers, and loading areas would be screened from roadways, pedestrian areas, and public view. All plant materials conform to minimum specifications. Landscaping, signage for Prospect East, and the walkway are already in place along Prospect Road. ACTIVITY: Industrial Uses DEFINITION All industrial and manufacturing uses, and other uses which are of the same 9eneral character. CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. 1. Does the project gain its primary vehicular access from a street other than South College Avenue? 2. Have all necessary precautions been taken to prevent all lubricants and fuel oil substances, which are stored on the site, from leaking or draining into the groundwater system, streams, creeks, or other water bodies? 3. Are all repair, painting and body work activities, including the storage of refuse and vehicular parts planned to take place within an enclosed structure? 4. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART F" FOR THE FOLLOWING CRITERIA: a. Is the project located within "north" Fort Collins? W�5 -25- Yes No NA ■® ❑ ❑ ❑ continued b. Is the project contiguous to or functionally a part of an existing or planned office or industrial park, or in the case of a single user, employ a total of more than 100 full-time employees during a single 8-hour shift? c. Is the activity located adjacent to an arterial street (not appli- cable for uses with fewer than 25 employees or less than 50,000 square feet GLA)? d. Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing build- ings, and through committed energy conservation measures beyond that normally required by City Code? e. If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; 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. a -26- PROJECT NAME: PROJECT NUMBER:44wrti'10 DATE: 6 . INDUSTRIAL USES POINT CHART F For All Critera Applicable. Criteria Only li m IV Circle Is The The Maximum CflterlOfb Is Correll Points rapltCaple Applicable Score Multiplier Earnea Points Yes No Yes WV' No 101 _ t- a. "North" Fort Collins X X 2® 1 O 2 ; b. Industrial center X X0 3 b b c. On arterial street x X 2 0 1 d. Energy conservation X 1 T2GO 3 O 6 e. Historic preservation )(11,2 0 2 f• 1 2 0 g. 1 2 0 h. 1 2 0 i. 1 2 0 120 k. 1 2 0 120 ' -VV — Very Wen Done Totals 8 16 Percentage Earned of Maximum Applicable Points VNI = VII PROSPECT EAST BUSINESS PARK Traffic Impact Study Addendum May 3, 1990 TRANSPLAN Associates, Inc. prepared the PROSPECT EAST BUSINESS PARK Traffic Impact Study in May, 1984. With the development of an office and warehousing complex within the Prospect East Business Park, the City of Fort Collins has requested a review of the traffic impact study. 1. Proiect Data: An office and warehousing complex within the Prospect East Business Park is proposed. The project is located in the block bounded by East Prospect Road, Prospect Parkway, Mid Point Drive, and Specht Point Road. See Figure #.1. The building area is 89,600 sq. ft. (Site Plan, City Scape, 4/10/90). 2. Traffic Data: Based on the report Trip Generation (Institute of Transportation Engineers, 4th Edition, 1987), the fully occupied development is expected to generate about 1,100 trips on an average weekday as documented in the following Table #1. TABLE 1 Trip Generation per 1,000 sq. ft. of gross floor- area for land use code 770 -- Business Park Average Daily Trips AM Peak Trips PM Peak Trips Trip Generation Rate per 1,000 sq. ft. of gross floor area _ 12.417 1.537 (85% in, 1.5% out) 1.350 (21% in, 79% out) Number of trips for projected development (89,600 sS ft.)_ 1,113 138 (117 in, 21 out) 121 (25 in, 96 out) The trip distribution has been reviewed by Mr. Ensdorff, City Traffic Engineer, and is shown in Figure #2, with the development trip assignment. Evidently, once Timberline Road is extended north (construction projected for 1997). the trip distribution will change. Figure #1 shows the 1989 annual average daily traffic volumes in the vicinity of the proposed development, as obtained from the City of Fort Collins, Transportation Division. A manual traffic count was taken at the intersection of East Prospect Road and Prospect Parkway on Wednesday, May 2, 1990 during the evening peak hour. The north -south traffic is controlled by STOP signs. The levels of service were calculated for the existing traffic and for the existing traffic plus the development traffic, using the Highway Capacity software. See Appendix. The analysis assumes two northbound and two southbound lanes, as the drivers use the street in this manner, even though the street is not striped. 3. Proiect Traffic Analysis: Overall, the street system can handle the projected development. The critical intersection of East Prospect Avenue and Prospect Parkway will operate at Levels of Service E/F for northbound and southbound traffic during the evening peak hour. The traffic signal warrants am presently not met, and delays will be experienced by the northbound and southbound drivers during the peak hours. Some drivers from the development will travel to Mid Point Drive and make a right turn on Timberline Road. This intersection needs to be monitored. As indicated in the 1984 Traffic Impact Study, a traffic signal will be warranted at This intersection in the future. w NOT TO SCALE 0000 089 Annual Average Daily Traffic Proposed Development SEVEN LAKES INDUSTRIAL PARK .,� 17.A00 300 • '� E. PROSPECT Mo. i, C Sffiffin— POP 11;800 �� ~ s PROSPECT EAST BUSINESS PARK INDUS' COMME 0 a z m RESIDENTIAL (undeveloped) "Mmo I PROSPECT EAST BUSINESS PARK R5SXWES#x VICINITY MAP TP-9055 5/4/90 —=Waw� FIGURE O E, PROSPECT R�• j10%o .-50 a60► w C N CC tv ' C • Z Z_ 5 O # m a Y � � a IN 25 "")POINT DR, ai OUT 96 a ,r28 c a h Lr 30% N NOT TO SCALE PROSPECT EAST BUSINESS PARK TP-9055 A55aroq rser'c TRIP DISTRIBUTION & PM PEAK ASSIGNMENT 5/4/90 G+w�Ergwwf FIGURE T. One Prospect PUD,•al, #17-90A • July 23, 1990 P & Z Meeting Page 3 As a result of phasing development of the site, the applicant is proposing a landscape phasing plan (Please refer to the landscape plan for an illustration of this proposed phasing plan). Phase One of the landscape plan includes all landscaping and berming for Lot I (Buildings A and B). Phase One -A of the landscape plan includes the perimeter berming and landscaping for Lots 2 and 3 (Buildings C and D), as well as the landscaped island on the interior of the site. Phase Two of the landscape plan corresponds to the landscaped planting beds adjacent to Buildings C and D. The landscape phasing plan will tie the perimeter landscaping of Phase One -A, including the landscaped island on the interior of the site, to either 1) construction of buildings C and D, which are Phase Two, or 2) within one year of the FEMA flood map amendment for the Spring Creek Drainage Basin, whichever comes first. The reasoning behind this phasing is that the current FEMA floodway designation impacting Phases One -A and Two prohibits the proposed berming and landscaping elements associated with them. Staff would like to retain the berming and landscaping as proposed and therefore has suggested this phasing. Access to the truck loading area, after the first phase is completed, will be from Midpoint Drive. There will be a temporary paved lane leading from the curb cut on Midpoint Drive to the loading area. The buildings would be constructed of brick, similar in character to the Vipont Building further east on Prospect and to the buildings at Plum Tree Plaza on Midpoint Drive to the south. The buildings may feature colored canvas awnings above the store front doors and windows. Roof top mechanical equipment will be screened using a decking material. 4. Neighborhood. Compatibility: The proposed buildings and uses are compatible with the surrounding land uses in Prospect Park East, Prospect Industrial Park (south on Midpoint Drive), and Seven Lakes Business Park (to the north, across Prospect Road). No neighborhood meeting was held. 5. Transportation: There would be no direct vehicular access off East Prospect Road. Access to the site will be from Specht Point Road to the west, Midpoint Drive to the south and Prospect Park Way to the east. The Prospect East Business Park Traffic Impact Study which was conducted in May, 1984 and revised with this project in May, 1990 indicates that the present street system and signals can handle this projected development. 6. Storm Drainage The southern half of the property is currently classified by FEMA as floodway and therefore, must be phased until the floodway limits are revised. The City is in the process of having the FEMA floodway maps revised by FEMA to reflect the revised Spring Creek Master Plan which takes into consideration recent improvements to the Spring Creek Drainage Basin. The City's One Prospect PUD, Final, #17-90A • July 23, 1990 P & Z Meeting Page 4 Stormwater Utility anticipates this process to be completed within 6 months to one year. RECOMMENDATION Staff finds that the request for final PUD approval for the One Prospect PUD is in substantial conformance with the approved preliminary plan for One Prospect PUD. Therefore, staff recommends approval of the One Prospect PUD Final, #17-90A. ITEM ONE PROSPECT PUD NUMBER 17-90 EAST PROSPECT ROAD _ O ' "�E Cr ��RE LOT BLDG I BLDG)G A oI El D I i "Lli;ml WMEM, FA MIDPOINT DRIVE BLDG C 2 L USE BREAKDOWN LEGAL DESGRPTK)N GENERAL NOTES rMT TZ-4. Z, SKINATLIRE BLOCK -L X=X! (0 . ... . ...... ..... 0 ... .. . . . . ......... a. One Prospect PUD at Prospect East LEGEND PRELIMINARY AND FINAL SITE PLAN 0 - - -- - -- - -- - -- EAST PROSPECT ROAD NOW bto w h- FRED poi I j 11, II l All B B 14 14 RANT NOTES PLANT LIST . ... ...... . . .... ......... .. .... . ...... . . ...... ........... ... ... ..... .. ............ ..... .... ........ ... =Z .... .... .. . ... .................... LANDSCAPE PHASING PLAN _ ------------ �I II I .I I Il+i ----------------`----�Eu---- ------------ ---- ___ 1. ______ .�_ ___ _______ ____ J 1_ ____ WNW, r _L � _ J_ _i _1_L 4 _L _IL_ L _�_- _ TYPICAL FRONT ELEVATION y SCALE: us• -re• TYPICAL REAR ELEVATION SCALE: +re•-ro• EWES 0 0 0 I_ ____ _________________ xa.ss I_ ___ TYPICAL END ELEVATION SCALE: va•-ra ® aaroo P.C. One Prospect PUD at Prospect East ARCHITECTURAL ELEVATIONS DRAINAGE SWALE ur- NNW i • a A PLAT OF ONE PROSPECT P U, D AT PROSPECT EAST : BEING A REPL AT OF LOTS 1, 2, 13,14, /5 AND /6 OF p % PROSPECT PARK EAST P U D. , S/TUATE IN THE SOUTHWEST 114 OF SECT/ON 17 AND THE 1WRTH 112 wcnvrrr MAP {{{� , wK OF SECTION 20, TOWNSHIP 7 NORTH, RANGE 68 WEST SCALE-/••/QOd OF THE S1XTH PM, FORT COLLINS, LAR/MER COUNTY, 11 COLORADO MOWN OR/VE 60 NNN/.O/_weY AOJE Al ouAtp m,FrMb m cd• 1,1, 11,14, /J ad 11, m Nwn w IN O/OI o/ PM.fiECJ 1AFY EA,l a, .Keno N ✓•, pr. u1 Nwry• w., w N. AA./.. rr.r,K b.b. er�y 16 w Y cr mw cAum I u. a.. 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