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Home My WebLink AboutONE PROSPECT PUD PRELIMINARY - 17 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNW ITEM NO. 3 MEETING DATE 6-25-90 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: One Prospect PUD, Preliminary and Final, #17-90 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 preliminary and 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 proposed One Prospect PUD scores 50% on the Industrial Uses Point Chart, scores 75% on the Business Service Uses Point Chart, and is compatible with the surrounding uses. 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 conformance with the Prospect Park East Master Plan approved in August of 1984. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-0750 PLANNING DEPARTMENT 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 'Spont 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: 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 Proven location for many fine companies, including Vipont Pharmaceuticals, Advanced Energy, Chemagnetics, Hewlett-Packard, Delta Environmental, HydroGen Products, Arrokis Systems, Apogee Robotics, Wind II Research, and Air Resource Specialists On -site property management providing immediate, high -quality, and convenient manage- ment services oil The W.W. Reynolds Companies, 2573 Midpoint Drive, Suite E, Fort Collins, CO 80525 (303)482-4800 Boulder (303) 442-8687 • EAST PROSPECT ROAD G O H Z a w a 0) Y 2 a w a 0 E a rvnur-VIIV I URIVE ONE PROSPECT TOTAL SITE AREA: 7.87 AC TOTAL BUILDING AREA: 89,600 SF TOTAL PARKING SPACES: 338 f aa-� THE 1VWXA"'�OCOMPANIES j The W.W. Reynolds Companies, 2573 Midpoint Drive, Suite E, Fort Collins, CO 80525 (303) 482-4800 Boulder (303) 442-8687 i , AP -PHASING — fig , PLAN .�` a � H EAST PROSPECT ROAD PHASE ONE PHASE ONE -A TO BE INSTALLED WITH PHASE TWO OR WITHIN ONE YEAR OF RELATED DRAINAGE MAP AMENDMENT; WHICH EVER COMES FIRST. One at P: PRELIM FINAL - ID 0 40 8 LEGAL DESCRIPTION A replat of lots 1,'2, 13, 14, 15, and 16 of Prospect Park East PUD. ® 0 ONE PROSPECT PUO AT PROSPECT EAST LAND USE BREAKDOWN June 18, 199'0 Area Gross Net Coverage Buildings Street R.O.W. Parking d 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. 9.82 acres 342,922 sq. ft. 7.87 acres 92,000 sq. ft. 21.50 S 85,008 sq. ft. 19.86 % 146,789 sq. ft. 34.30 % 104,133 sq. ft. 24.33 S 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 3.81/ 1000 sq. ft. 40 feet 0 Q urban design; inc.. ONE PROSPECT PUD at Prospect Zast 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 both 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 Policies, 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. 411 ACTIVITY: Business Service Uses DEFINE TON E Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or comm u- 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; painting 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 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 appli- cable for uses of less than 25,000 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? -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. s �' -23- 013E �t�P�CT W D � 1��0 BUSINESS SERVICE USES POINT CHART E For All Critera Applicable Criteria Only Criterion IsThe Criterion Applicable Yes No I it 01 IV Circle The Correct Score Yes VW No Mumplier Points Earned tdi Maidmum Applicable Points a. Transit route X X 2 0 2 p �} 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 (0 6 f. Joint parking X 1 2 0 3 g. Energy conservation X 1 2 4 O 8 h. Contiguity X X 20 5 10 10 i. Historic preservation X 1 2.0 2 j,- 120 �. 112 0 i, 1 2 0 • M—very WeliDone Totals :56 418 v V1. Percentage Earned of Maximum Applicable Points VM =VII % VII —24— ACTIVITY: Industrial Uses DEFINITION: F All industrial and manufacturing uses, and other uses which are of the same general 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? Yes No NA ❑ ❑ ❑ ❑ ❑ ❑ ■ NSIM U vv' u u iw� -25- One Prospect June 25, 1990 Page 2 COMMENTS PUD 4Rreliminary P & Z Meeting 1. Background: and Final, #17-90 • 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. 2. Land Use: The project achieves a score of 50% on the Industrial Uses Point Chart meeting the required minimum of 50%. Points were awarded for being functionally a part of an existing planned industrial park and for being located adjacent to an arterial street. The project achieves a score of 75% on the Business Service Uses Point Chart exceeding the minimum requirement of 50%. Points were awarded for being outside of the South College Avenue Corridor, being a functional part of an industrial park, for its mixed use concept and for being on greater than 2 acres of land. 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. 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 loading 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 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. Ji -26- PROJECT NAMES PROJECT NUMBER: Iq'g0 DATE: INDUSTRIAL USES POINT CHART F For All Critera Applicable Criteria Only Criterion. Is The Criterion Applicable Yes No I u m IV Circle The Correct Score Yes Wr No Multiplier _ Points Earned xt� Maximum Amuccue Points a. "North" Fort Collins X X 2 2 b. Industrial center X X. ® 0 3 6 6 c. On arterial street X X 2 0 1 Z d. Energy conservation X 1 2 0 3 O b e. Historic preservation 1 2 0 2 f. 112 0 9. 112 0 h. 112 0 i. 112 0 1• 112 0 k. 112 0 I• 1 12,01 - `: IN — Very Well Done Totals 8 16 Percentage Earned of Maximum Applicable Points VNI = VII S O 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. _ _Project 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 _I. 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, 1590 out) 1.350 (21% in, 79* out) Number of trips for projected development (89,600 sq. 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 1991), 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 are 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 willbe warranted at ibis intersection in the future. 0 u w V NOT TO SCALE 0000 1969 Annual Average Daily Trallic 11.800 Proposed Development SEVEN LAKES INDUSTRIAL PARK ,qw '> E. PROSPECT RD. 3. a H 6 0 PROSPECT EAST BUSINESS PARK •. 000, INDUSTRIAL '•.,� & . a COMMERCIAL �II�o1 O G vi 2 m RESIDENTIAL r (undeveloped) I, •I I� I• I, I, I, I, I, I, I, I, II I PROSPECT EAST BUSINESS PARK TP-9055 Assa'rmc VICINITY MAP 5/4/90 Grwnq Erywn - - FIGURE t rso% Q 30% 50 IF r2 10� NOT TO SCALE PROSPECT EAST BUSINESS PARK TP-9055 risRnspca� R55aCrat�SdsG TRIP DISTRIBUTION & PM PEAK ASSIGNMENT 5/4/90 G+vurt?p_Fnp.M«f r I V V n G c One Prospect PUD preliminary and Final, #17-90 • June 25, 1990 P & Z Meeting Page 3 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. An additional identity structure for "One Prospect" will be located between Buildings A and B interior to the site. This structure is proposed to be comprised of columns and an overhead sign panel in brick to match the buildings. Smaller building directory signs are proposed, one at each Specht Point Road entrance and one at each Prospect Parkway entrance. These signs will consist of a low brick base with a black or bronze panel directory and a smaller band of brick along the top. Individual shops or offices will have either a small tenant identification plaque on the wall to the side of the door or a small sign painted on the door. The applicant is proposing to phase development of the site. Buildings A and B are proposed as Phase One of the site. Buildings C and D are proposed as Phase Two. The applicant is also 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 1. Phase One -A of the landscape plan includes the perimeter berming and landscaping for Lots 2 and 3, 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 for 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 of the preliminary and final site plan, or 2) within one year of the F.E.M.A. flood map amendment for the Spring Creek Drainage Basin, whichever comes first. The reasoning behind this phasing is that the current F.E.M.A. floodway designation impacting Phases One -A and Two prohibits the construction of Buildings C and D and 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. The original landscape plan called for six trees placed in central islands in the interior parking/loading area. Several prospective tenants expressed concerns that the trees would be incompatible with truck movements. Optimal tree placement was difficult because there would not be just one loading area as there will be several tenants. After reviewing several versions of the landscape plan the current one seems to satisfy both the truck access and turning movement conflicts and the need to provide sufficient landscaping and screening of the interior area. The six trees have been placed on a larger more heavily landscaped island at the south entrance and on landscaped islands, between the buildings, which project out further and are larger than were shown on the original plan. The buildings would be constructed of brick, similar in character to the Vipont Building further east on Prospect and the buildings at Plum Tree Plaza on One Prospect PUD preliminary and Final, #17-90 • June 25, 1990 P & Z Meeting Page 4 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 Comnatibility: 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 reason for phasing this project is that the southern half of the property is currently classified by F.E.M.A. as floodway. The City is in the process of having the maps revised by F.E.IvA. to reflect the revised Spring Creek Master Plan which takes into consideration recent improvements to the Spring Creek Drainage Basin. The City's Stormwater department anticipates this process to be completed within 6 months to one year. RECOMMENDATION Staff finds that the request for preliminary and final PUD approval for the One Prospect PUD meets the criteria of the Industrial Uses Point Chart, the Business Service Uses Point Chart and the All Development Criteria of the Land Development Guidance System and is in conformance with the approved Prospect Park East Master Plan. Therefore, staff recommends approval of the One Prospect PUD, #17-90. r 7 7i. ig RC RH i _k . PROJECT LOCATION ` F W � Z W i j • BL y P pay a. '� • F 5E '■_ �R�y ,� fi ■ u i • HB ■ PROSPECT >v 10 IL 10, C,OLL NTlf 9 •. e v'ic �'•�� JAIL •. 41M Ell RLP ! �■■N "I Off, `�� ■ Ig i PR T �l1 ■ RPT �,\ �: IND FF F�ARXWOO7 EAST �` •. ■ I � ►l I� •I ITEM ONE PROSPECT PUD NUMBER 17-90 0 ■ EAST PROSPECT ROAD lESisL4E GENERAL NOTES .. ..... ...:'7i... ' One Prospect PUD at Prospect East - PRELIMINARY AND \NQII fIFINAL SITE PLAN U EAST PROSPECT ROAD LANDSCAPE PHASING PLAN .$T Hl T W� PLANT LIST ONE TWO ONE -A One Prospect PUD at Prospect East PRELIMINARY AND FINAL LANDSCAPE PLAN 0 11 ONE TWO ONE -A One Prospect PUD at Prospect East PRELIMINARY AND FINAL LANDSCAPE PLAN 0 11 weu: yr-ra• r.= I , _. . r__, _....__ __a__ - - __ ___ _ __ -J TYPICAL REAR ELEVATION wue:.n•-ra• 0 0 0 TYPICAL END ELEVATION 7_7 \_� -, _ - \_ - - j __F_7___�� DRAINAGE SWALE 'I �'r •r -IMM tH-- Thorp Ae6 P.C. One Prospect PUD at Prospect East ARCHITECTURAL ELEVATIONS • w uIAwrY ASAP p SLALF-/'•NAM' FI A PLAT OF ONE PROSPECT P U. D. AT PROSPECT EAST BEING A REPLAT OF LOTS 42, I3, I4, I5 AND 16 OF PROSPECT PARK EAST P U.D. , SITUATE IN THE SOUTHWEST I/4 OF SECTION/7 AND THE MIRTH I/2 OF SECTION 20, TOWNSHIP 7 AURM, RANGE 68 WEST OF THE SIXTH PM. • FORT COLLINS. LAR/MER COUNTY. 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