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Home My WebLink About1635 BLUE SPRUCE PUD PRELIMINARY AND FINAL - 2 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 2/26/90 STAFF Sherry Albertson —Clark PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 1635 Blue Spruce PUD, Preliminary and Final - #2-90 APPLICANT: c/o Gefroh Hattman, Inc. 145 W. Swallow Road Fort Collins, CO 80525 OWNER: Commercial Federal Savings 600 17th Street, Suite 2200 Denver, CO PROJECT DESCRIPTION: A request for preliminary and final approval for a church and student mem- bership club in an existing 30,600 square foot building, on 2.1 acres, located at 1635 Blue Spruce. The site is zoned I-L, Limited Industrial. RECOMMENDATION: Approval. EXECUTIVE SUMMARY: The applicant proposes to use a portion of an existing two-story structure for a church and a student membership club. Several alternative land uses are also proposed. The project scores 52% on the Business Services Point Chart. A minimum of 50% is required for approval. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT • i L4 35- Pu115- c BUSINESS SERVICE USES POINT CHART E For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable Yes No I II III IV Circle The Correct Score Yes \W No Multiplier Points Earned 101 Maximum Applicable Points a. Transit route a; X 21 0 2 1 D b, S. College corridor X 2 0 4 1 8 c. Part of center X X 2 0 3 b 6 d. Two acres or more X X 2 0 3 6 e. Mixed -use X X 2 3 6 f. Joint parking 1 0 3 g, Energy conservation X 1 210, 4 _ 8 h. Contiguity X X:2 0 5 ;' 10 i, Historic preservation ,X 1 2 0 2 _ — j. 1 2 0 k 120 1. 1 1 1112. 0 VW —Very Well Done Totals S �- V VI Percentage Earned of Maximum Applicable Points VM =\AI -, -24- GEFROH HATTMAN INC. ARCHITECTS/PLANNERS CONSTRUCTION MANAGEMENT 135 West Swallow Road Fort Collins, CO 80525 December 29, 1989 (303) 223-7335 1637 BLUE SPRUCE DRIVE P.U.D. TRAFFIC ANALYSIS The property is an existing two-story office structure in the IL Zoning District. The building is currently being occupied as office space be- ing utilized during normal business hours five days a week. Currently approximately half of the building is occupied. The two proposed uses q�)60 will bring the occupancy rate to approximately 75 percent. Both intended uses are off-peak hours and day uses. One use is a membership student Q, club and the other is a church group. If one looks at the entire building as office space, one could make some assumptions as to the trip per day anticipated and the peak time of traf- fic. The building is approximately 32,400 square feet. The Urban Land Institute suggests that general office space generates one trip per 80 square foot of building. With this assumption the building can be ex- pected to generate 405 trips per day as it now exists and will impact ad- jacent traffic infra -structures to this level without adverse impact. The peak times of use according to the institute are at 7:30 to 8:30 - 11:30 to 1:30 and again at 4:30 to 8:30 as peak hours of traffic impact. These uses will reduce traffic generated by this facility in these two major catagories of volume and intensity. The church organization estimates the size of its configuration at 80 to 100 members currently. Using a factor of four members per vehicle, a total of 25 trips per meeting would be anticipated. At 100 percent increase in membership over time,50 trips per day can be anticipated. The frequency of uses would be on Sunday mornings and Wednesday evenings, both of these peaks would fall outside of the normal business -use peak. The student organization estimates that it will have approximately 50 to 80 members throughout its existance at any one time using a figure of two members per trip, 40 trips per meeting could be anticipated. Again the organization anticipates meeting on the week day evenings and on weekends which will also reduce the peak hour density of use on site. The two uses will occupy half of the building. We can anticipate a 25 per- cent reduction in overall traffic with these uses as opposed to the proper- ty being used as office space as it has been in the past. 1635 Blue Spruce PUD, Preliminary and Final - #2-90 P & Z Meeting - February 26, 1990 Page 1 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: I-L; vacant S: I-L; existing office building E: R-P; existing townhomes (Sundance Hills PUD) W: I-L; vacant (North College Plaza PUD, preliminary - expired) This site was platted as part of the Evergreen Park Subdivision. The site is zoned I-L, Limited Industrial. The existing office building and parking area developed as a use -by -right in the zoning district. The applicant is proposing a church and a student membership club in part of the existing office building. Neither is a permitted used in the I-L Zoning District. The applicant is also requesting approval for several alternative land uses in this existing building. 2. Land Use: The proposed use consists of using a portion of an existing building for a church and a student membership club. The applicant is also requesting approval of several alternative land uses. These alternative uses are meeting places for unions, educational facilities limited to a maximum of 8,100 square feet, banks and finance companies without drive -up facilities and teen clubs limited to a maximum of 8,100 square feet. The land uses proposed on this site plan (including the alternative uses) were evaluated under the criteria of the Business Services Point Chart. Using this Point Chart, the project achieves 52%. Points were awarded for being located outside the South College Avenue corridor; for being on a site larger than two acres; for providing joint parking capability with the property to the south; for energy conservation (using an existing building) and for contiguity (to the south and east). The existing structure is 30,600 square feet. At the present time, 8,800 square feet of space is being utilized for office use. The church and student membership club each plan to occupy 4,158 square feet. The remaining leas- able space in the building would be approximately 10,300 square feet, or 33% of the total floor area. The applicant has tenants for the church and student membership club and is also seeking approval for the alternative land uses. All of the proposed land uses have essentially similar impacts, in terms of traffic and parking demand. The existing office functions during the hours of 8-5. The church, membership club, union meeting place and teen club are uses that would typically utilize space after 5 P.M. An educational facility and bank/finance company would be expected to operate during the 8-5 time frame. All of the proposed land uses are supported by the existing parking provided and would have acceptable traffic impact on area streets. A combination of the proposed uses could efficiently use an existing building and parking area that is presently under-utilized due to the vacancy rate of the building. • 1635 Blue Spruce PUD, Preliminary and Final - #2-90 P & Z Meeting - February 26, 1990 Page 2 3. Design: There are no exterior changes proposed to the existing structure. Access to the site is from Blue Spruce Drive. There is an existing curb cut at the northwest corner of the site. This access point crosses the adjacent property without the benefit of an access easement. The applicant is providing a barricade to close this curb cut, until the adjacent site develops and legitimate joint access can be provided. The parking lot for this site is shared with the adjacent office building to the south. On -site parking was provided at a ration of I space per 336 square feet of gross floor area and is more than adequate to support the existing office use, as well as a combination of the proposed land uses. A substantial portion of the site (36%) is in landscaping, with numerous decidious trees clustered in and around the building. The applicant is providing additional landscaping along Blue Spruce Drive, to improve the streetscape along this frontage. 4. Neiphborhood Compatibility: A neighborhood meeting was not required on this proposal, since it involves the use of an existing building without any exterior changes and the proposed uses are considered compatible with the surrounding area. RECOMMENDATION: Staff finds that the 1635 Blue Spruce PUD, Preliminary and Final meets the criteria of the Business Services Point Chart and the All Development Chart of the Land Development Guidance System. Therefore, staff recommends approval of 1635 Blue Spruce PUD, Preliminary and Final, #2-90. ITEM 1635 BLUE SPRUCE PUD NUMBER 2-90 Owner Land Use "T I.. . 1. AM Planning Legal vicinity S"Is lim-2000ft AP SES LANDSCAPE SCHEDULE — — 1 .11 �Ft 1 - NOTES 14 1 . .... .. . .. . ....... 1635 BLUE SPRUCE P.U.D. Sc.Je li1:30.0f1 a�IAYYpW NC lZ17 ---L I— , 71 163V BLUE SPRUCE P.U.D. LAND ANALYSIS NET AREA OF LAND AREA OF BUILDING FOOTPRINT LANDSCAPING PARKING WALKWAYS PARKING REQUIRED 1 SPACE FOR 300 S.F. PARKING PROVIDED 91,807 S.F. 16,237 S.F. 33,584 S.F. 37,330 S.F. 4,656 S.F. 55 SPACES 92 SPACES 100.0% 17.7% 36.6% 40.7% 5.0% 0 04 �1 L� i t I 1 December 29, 1989 163_6BLUE SPRUCE P.U.D. PLANNING OBJECTIVES GEFROH HATTMAN INC. ARCHITECTS/PLANNERS CONSTRUCTION MANAGEMENT 135 We:,t Swallow Road Fort Collins, CO 80525 (303) 223-7335 POLICY 3.: The City shall promote maximum utilization of land within the City. EXPLANATION: City services are best utilized by usage of structures currently constructed within the City. POLICY 14.: Urban Development Standards shall apply to all development within the urban growth area. EXPLANATION: Urban level streets, curb, gutter, sidewalk, lighting, utilities, and parking are provided on this site. POLICY 19.: The City shall establish a project impact assessment system as a growth management tool... EXPLANATION: The project creates no new environmental impact, it relocates uses from other North Fort Collins' areas to this structure. This project creates no negative social impact, but allows greater social awareness through new social organizations. The project creates positive economic impact but use of a near vacant building. No negative transportation impacts are caused because no new arterial or collector streets are required to service these uses. POLICY 20.: Land use, site planning, and urban design criteria shall be de- veloped to promote pleasant functional and understandable inter -relationships through and between land uses. EXPLANATION: Allowing new uses in existing structures improves the func- tionality of the City by better utilizing services. By having more fully occupied buildings in the City, a more pleasant physical and economic environ- ment is present in the City. A physical hierachy of land uses present along Willox Lane traveling East from College to Lemay is reinforced by these uses. The residential uses are still insulated from more intensive site uses with- out impact. POLICY 22.: Preferential consideration shall be given to urban development proposals which are contiguous to existing development within the City limits. EXPLANATION: This project is within an existing urban type development contig- uous to the South and East with existing urban type development. M N 1637 BLUE SPRUCE P.U.D. PLANNING OBJECTIVES December 29, 1989 Page 2 POLICY 25.: Based on a fiscal evaluation and an analysis of effects on capital improvement program, the City could provide incentives such as utilities, etc. in order to direct growth in desired directions or areas. EXPLANATION: The project utilizes space in North Fort Collins where the City would like to direct growth. This project can help direct growth in this preferential City pattern better utilizing City capital improvements previously made. POLICY 26.: Availability of existing services shall be used as a criteria in determining the location of higher intensity areas in the City. EXPLANATION: The City has previously identified this area as an area of higher intensity uses. With the County's purchase of two adjacent struc- tures, the area is being redefined from industrial uses to office type use. These uses go hand -in -hand with this redefinition to alternate uses. POLICY 40.: The City should promote the utilization of existing vacant land in the Northeast. EXPLANATION: The City by allowing additional uses in this nearly vacant building is encouraging others to look at North Fort Collins to work and live and will ultimately work to achieve City goals of balanced growth in the City. POLICY 74.: Transitional land uses should be provided between residential neighborhoods and commercial areas in order to enhance the concept of a mix- ture of land uses. EXPLANATION: These uses and the other office -type uses in this complex buffer the residential uses East of the site from commercial uses on College Avenue. ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterlon applicable? WIII the crllerlon - be satisfied? If no, please explain ��'��.�°, Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability 2. Neighborhood Character 3, Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8. Design Standards 9. Emergency Access r� 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard {, 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality X y 21. Noise 22. Glare & Heat 23. Vibrations X 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26, Community Organization 27. Site Organization 28. Natural Features 29. Energy Conservation X 30. Shadows 1C X 31. Solar Access 32. Privacy 33, Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience 41, Pedestrian Conflicts 42. Landscaping/Open Areas 43. Landscaping/Buildings 44. Landscaping/Screening 45. Public Access 46. Signs -12-