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Home My WebLink AboutSPRING CREEK CENTER PUD FINAL - 17 90D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2 MEETING DATE4/1/99 STAFFBob Blanchard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Spring Creek Center PUD, Final, #17-90D APPLICANT: The W. W. Reynolds Companies c/o Cityscape Urban Design, Inc. 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: The W. W. Reynolds Companies 4875 Pearl East Circle, Suite 300 Boulder, CO 80301 PROJECT DESCRIPTION: This is a request for a Final PUD for 86,055 square feet of mixed use development to include office, business services, and auto -related convenience uses in seven buildings on 11.6 acres. The property is located at the southeast corner of the intersection of E. Prospect Road and Timberline Road, north of Midpoint Drive, and west of Specht Point Road. The property is zoned E, Employment. RECOMMENDATION: Approval. EXECUTIVE SUMMARY: The request for Final PUD approval: • Is in conformance with the Spring Creek Center PUD, Preliminary • Addresses the condition of preliminary PUD approval. • Meets all applicable All -Development Criteria of the LDGS. • Is in compliance with the Prospect Road Streetscape Program. • Complies with the City's Transportation policies for traffic volumes and levels of service. • Is compatible with surrounding neighborhoods. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT all m FEW a7u,,u;W,: ism.- M: sm-,-wfiig,421d MIFNML;, �mm 3-02-1998 2 : 39PM MNH-1u-1`!! 1S!S4 FROM CITYSCAPE 970 226 4196 *TTHEW DELICN K *30366M34 P.03 P. 1 cc m m CO W • Us TO: Eldon Ward, Cityscape Urban Design °o m Eric Bracke, Fort Collins Traffic Engineer Fort Collins Planning Department O c a FROM: Hatt Delich 'Owz> U. DATE: March 2, 199E /f C/ SUBJNCT: Spring Creek center p= traffic addendum (File: 9683ME01) g a mam This memorandum responds to staff comments pertaining to m land use inconsistencies between the submitted plan (3/2/96) and the traffic study. The scope this ar of memorandum was discussed with Eric Bracke. � z 4 A 3.000 s guars foot fast food restaurant was used in the n a --Spring Creek Center Site Access Study,0 November, 1996. The footp"rant used on the site plan was dent Of a MCDonaids CM Restaurant with a "playland." The playland is not a tr%p generator for the restaurant. In spite of this, I have used the 4400 square feet as the size of the fast food restaurant is the trip generation COmparisoas in this memorandum. One of the convenience/gas stores (Lot S) was reduced from a 12 pump facility to An a pump facility: This will cause a reduction in trip generation for this lot. Business Park was used as the general land use for the;, remaining buildings.' This is appropriate. Trin'Generatsad, " 6Zh Edition describes Business Park as a mis of tenants that o include Offices, , retail/wholesale, -- restaurants, a recreation. 'The ayarag��pix_i3 20-90$_officetcommercial-.and`, ' Y 70-80% industrial/varehousia9-2 It should be noted that the Va fast food and convenieaee/gas store uses more considered separately and were not lumped into the business park J Z category: lai o ® a It is also noted that Trip Generation, sth.8dition, STE was used as a reference 132 the Cited study. Table I shows the 7 trip generation from the study. 'Fable 2 shmos the trip c generation using the land uses on the most recent site plan and using Trip Generation. 6th Bdition, ITE As the reference ,B comparison simple document. A p pariaon indicates that the new site g Plan will generate less traffic than that considered in the site access study. It is concluded that the site access study c adequately addresses the traffic impacts of the Spring Creek Q. }" Center.. 1998 2:40PM FROM CITYSCAPE 970 226 4196 "-�-IVW 1.3b4 TTHEW DFLICH PE Table i Trip Generation Daily A H Pe k 950334 P:04 Land Use Trips Trips a Trips P.H. Trips Peak Trips in out is out Lot 1 Gas%C-store selth 8 pumps 1170 44 43 50 50 Lot 2 Fast Food Restauradt - 2130 8S 82 57 53 3.0 nF Lot 3 Business Park - 6.0 KSP 90 e 1 2 7 tat 4. Business Park - 1.2 KSF 100 10 2 2 g Lot 5 Business Park - 7.2 KSF 100 10 2 2 g Lot. _6 6as%C-store with 12 pumps 175.0 66 64 74 74 Lot 7 Business Park - 31.2 KSF 450 43 7 10 96 Lot 8 Business Park - 31.2 KSF 450 43 7 10 36 TOTAL 6240 309 208 207 272 aftivANLP.- P-2 / 3-02-1998 2:AOPM ITYSCAPE 970.226 4196 -e1-1 f 13 SS TTHEW DELIGH PE i-: l Laud Use Lot 1 Gas/C-stora with a pumps tot 2 Fast Food Restaurant - 4.4 IISF Lot 3 Business Park - 9.5 KSF Lot 4 Business Park - e.0 ksF Lot 5 Gas/C-store with 8 pumps Lot 6 Business Park - 31.2 KSF Lot 7 Business Park - 31.2 KS? TcYrAF. ® P- 3 e3 3669M34 P.05 Table 2 Trip deueration Daily A.H. Peak P.M. Peak Trips Trips Trips Trips Trips is out in out 1225 43 42 53 53 2185 lit 107 77 71 120 it 2 3 9 105 10 2 2 a 1225 43 42 53 53 400 37 7 9 31 400 37 7 9 31 5660 293 209 206 256 TOTAL P.05 Spring Creek Center PUD, Final, #17-90D April 1, 1999 P & Z Meeting Page 2 COMMENTS: Background: The surrounding zoning and land uses are as follows: N: E; Spring Creek Channel; E. Prospect Road; existing commercial (BMC West); existing office park (Seven Lakes Business Park). S: E; Midpoint Drive; vacant; existing office/industrial park (Centerpoint Park 2nd Filing); County jail. E: E; Specht Point Drive; existing office/industrial park (One Prospect PUD). W: E; Timberline Road; vacant. This property was annexed into the City as part of the East Prospect Street First Annexation on September 6, 1973. The development application was submitted on November 22, 1996 which was prior to the effective date of Ordinance No. 161, 1996 (Temporary Delay In The Acceptance of Certain Land Use Applications) and prior to the effective date of the CityPlan Land Use Code. Therefore, this development application has been processed according to the Land Development Guidance System (LDGS). The Planning and Zoning Board conditionally approved the Preliminary PUD for Spring Creek Center on May 12, 1997 with a 6 — 0 vote 2. Land Use: This is a request for a Final PUD for 88,100 square feet of mixed use development to include office, business services, and auto -related convenience uses in seven buildings on 11.6 acres. A. Prospect Road Streetscape Program The subject property is located within the Business Park Style District of the Prospect Streetscape Program. The proposed development complies with all applicable standards related to Prospect Road Setbacks, Grading, Access/Circulation, Fencing and Screening, Lighting, Architectural Design, Parking and Service Areas, and Landscaping. Spring Creek Center PUD, Final, #17-90D April 1, 1999 P & Z Meeting Page 3 B. All -Development Criteria of the L.D.G.S. This P.U.D. request meets all applicable All -Development Criteria of the Land Development Guidance System. C. Point Charts The Preliminary PUD was reviewed under the Auto Related and Roadside Commercial Uses and Business Service Uses point charts receiving 75 and 83 points respectively. 3. Conditions of Preliminary Approval At the time of preliminary approval, the Planning and Zoning Board placed the following condition on the proposed project: The alignment of the proposed bike/pedestrian path between the north facades of buildings on Lots 2, 3, and 4 and the Spring Creek Channel will be further reviewed at the time of Final PUD application(s) to ensure the safety of users. The bike/pedestrian path has been realigned to address safety concerns. Increased setbacks from the top of the bank along portions of the Spring Creek channel eliminates potential conflict areas that created safety concerns at the preliminary PUD hearing. 4. Neighborhood Compatibility: This request includes business service convenience uses that will serve the office uses which are also a part of this request as well as the surrounding office and industrial parks in the area. None of these uses currently exist in the immediate area. The request complies with the Prospect Road Streetscape Program and exceeds the minimum required points on both the Auto Related and Roadside Commercial Uses Point Chart and the Business Service Uses Point Chart of the LDGS. Therefore, Staff recommends that the request is compatible with surrounding land uses. 5. Design: A. Layout The proposed layout consists of seven lots. Gas station/convenience stores on Lots 1 and 5 are designed as reverse layout (buildings backing to the street, gas pumps and canopy to the interior of the site). Buildings on lots 2, 3, 4, 5, and 7 are oriented Spring Creek Center PUD, Final, #17-90D April 1, 1999 P & Z Meeting Page 4 towards an internal access drive and pedestrian spine which bisects the property. Vehicular access is gained from Specht Point Drive and Midpoint Drive. Pedestrian access is gained from Prospect Road, Timberline Road, Specht Point Drive and Midpoint Drive. A bike/pedestrian path is proposed between the north facades of buildings on Lots 2, 3, and 4 and the Spring Creek Channel. B. Architecture Buildings on Lots 3, and 4 are predominantly single -story with peaked roofs and a maximum height of approximately 21 feet. The building on Lot 2 is anticipated to be a McDonald's with an playland. This building will have a flat roofline with a maximum height of approximately 23 feet. Building materials consist of brick fascia, lap siding (alternate brick or stucco), wood wrapped columns (alternate brick), and high -profile, heavy dimensional asphalt shingles (alternate tile or standing seam metal). Gas station convenience stores on Lots 1 and 5 are single -story with hip -roofs and a maximum height of approximately 21 feet. Building materials consist of brick veneer base, brick, architectural block, stucco, or wood siding upper portions, and high -profile, heavy dimensional asphalt shingles (alternate tile or standing seam metal). Gas pump canopies are approximately 18 feet in height. Both canopies will be constructed with brick wrapped columns, and metal fascia. All canopy lighting will be fully recessed. Buildings on Lot 6 and 7 will be predominantly 3 stories tall with a maximum height of approximately 38 feet. Building materials consist of brick veneer and bronze anodized aluminum store front windows. C. Landscaping Deciduous street trees will be planted along all perimeter streets, along access drives, in parking lot islands. Deciduous and coniferous trees and shrubs will be planted around all buildings. A variety of native trees, shrubs and grasses are proposed along the north sides of buildings and parking areas on Lots 2, 3, and 4 to provide screening and a buffer between the manicured landscape and Spring Creek. 6. Transportation: A. Traffic Impact Analysis The traffic study was submitted and reviewed with the preliminary PUD — there has been no significant changes to proposed land uses that warranted a new study. -ME aell kol I t�IRE, 1 I 3D Snrina Creek Center P.U.D 0 VICINITY MAP #17-90D Spring Creek Center P.U.D. " (LD.GS) Final 1"= 600' T r ae PROPIER Y DESCRFRION n.c ♦ wr..ae .r.c vn •r.an rwaa, mw..ouea n�eomow LOT a r.•YI� II �16:M 1% VM22 a a_ PROSPECT PARK EAST \� LAID USE BREAKDOWN •ti .�.r...'"P. u s .�.�..�.. T.fRIMp La La I..�aY Yi �R •• YILIYtWYR.IAdOl6 WY Pd10E WI.R oxsam.u.�vr, aanan.snn .m mwwbur.uulruw •eu.or n®.w a s run uu ar Yrm nasm R Pro I i� LEGEND •cm.s�m w • n..O..O •YR A,..wpy •e SPRING CREEK CENTER PUD a um+rxlw+.o.a. FN/,L SITE PLAN wrtnuwl.ierl ONIPiILNIES • r r 1-4 PLANT NOTES � url..w«I...•YU Y..®ew W.Y.er•�r.r•w.� l u f�i=d�O W�WVYK 4Yrw.O�F.T d1 w..'•vlwro>n�anwvs AC.NR �m�.tvwr•r.lw.uw•n.a n. r..w•�.r.•vr c..�.r � M YT..�MP M K.YIa AM' M1r•1l y fM••®.Y�N�O.�e.�a M Pn,oYa� w1 Mt �� aO M Ir•.,M. oIYEYT •Y�w�•.•.V V1CpNM1�14/NT..Y�.O��Pi WMI1wC C �W4�MJ •u ��iln�P�.I�A u�.Pt PP�Y•r• ®MYPra..N �•n4ii a �WP•Oww' P . .. N•°w •y w p TY N�,M p N �m •II!4rw� AMNi i P•• • C�MMAy�oif�yy�P CMe+sri�a. ,�w��pJ•.ea�l�O'tWr�M= �ptb0.•rr MYR m1 A'Wc, 1o•ri �. • III t� . t•'�V•R��a vv N'Pvi• �..r.O�.V•�•VY �W �InY•Y WOlb4'Y wn..a un.e. ire. 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