Loading...
HomeMy WebLinkAboutBachus and Schanker Law Office Building - FDP200031 - - PLANNING OBJECTIVESStatement of Planning Objectives December 10, 2020 Lot 1 - Bachus & Schanker Law Office Lot 2 – Future Office/Commercial Building Legal Description - Lots 1 & 2 of the Warren Federal Credit Union – East Drake, Filing Two Being a Replat of Lots 1 of the Warren Federal Credit Union – East Drake Subdivision Project Overview As the owners of Bachus & Schanker made plans to open there first flagship neighborhood law office, they chose to develop within an existing and vibrant mixed-use neighborhood as a long-term investment in the Fort Collins Community. The Warren Federal Credit Union-East Drake property provides a great opportunity for Bachus & Shanker to further develop within the inspired planned environment of the Rigdan Farm Neighborhood. Bachus & Schanker LLC has had a presence in Northern Colorado and has represented clients from Northern Colorado since our inception in 1996. Currently Northern Colorado is home to our third largest client base, most of which are residents of Fort Collins. In addition to representing citizens of Northern Colorado, Bachus & Schanker has had a long and special relationship with the Fort Collins Community. The very first donation made by the Bachus & Schanker Cares Foundation was to a Fort Collins Baseball Club 9U Baseball Team in 2009. Every year since then, the firm’s foundation has contributed to a Youth or High School Sports Teams in Fort Collins. Each of the last five years, the firm’s Foundation has also helped facilitate a Toy Giveaway with Kenzi’s Causes which has served over 2500 children providing them with new toys and gifts for the holidays. As we move forward to finish our building and open the doors of our Bachus Schanker Fort Collins Neighborhood Office, we look forward to being an even stronger community partner, local employer, active member of the business community, as well as meeting our clients in their neighborhood. Our Northern Colorado clients will no longer have to drive to Denver for a meeting with their attorney. Our doors will be open for drop in visits, in person meetings to answer questions and serve our clients in Fort Collins and Northern Colorado in whatever way they need us. The firm is looking forward to our Flagship Neighborhood Office serving the thriving community of Fort Collins. This Bachus & Schanker project will embody the character and vision of City Plan and the NC Zone District for high-quality development. The Bachus & Schanker Law Office and future Lot 2 development represent one of the final remaining infill parcels within the Rigden Farm neighborhood thus further fulfilling the City’s Planning goals for a Mixed Use Neighborhood offering a place to Live, Work, Shop and with ample amenities and community gathering space for a broad and diverse neighborhood. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. Adherence to City Plan A fundamental component of City Plan is the Triple Bottom Line Analysis. The overall Warren FCU development exemplifies this key principal as it “incorporates environmental, economic, and human considerations so that principles, policies, strategies, and implementing actions were developed with consideration of the benefits and tradeoffs across all three of these topic areas.” Many principles and policies outlined in City Plan are further achieved with the Warren FCU Filing Two development - Bachus & Schanker project. The most significant are listed here: Economic Health Principles and Policies Policy EH 1.1 – Support Job Creation Policy EH 1.4 – Target the Use of Incentives to Achieve Community Goals Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Environmental Health Policy ENV 2.6 – Manage Conflicts Policy ENV 4.1 – Improve Connectivity Policy ENV 15.4 – Enhance the Economy Policy ENV 18.2 – Manage Risks Policy ENV 19.2 – Pursue Low Impact Development Policy ENV 20.2 – Follow Design Criteria for Stormwater Facilities Policy ENV 21.1 – Adhere to Drinking Water Quality Standards Community and Neighborhood Livability Policy LIV 4.1 – Ensure Adequate Public Facilities Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill Policy LIV 6.3 – Encourage Introduction of Neighborhood-Related, Non-Residential Development Policy LIV 14.2 – Promote Functional Landscape Policy LIV 14.3 – Design Low Maintenance Landscapes Policy LIV 15.1 – Modify Standardized Commercial Architecture Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 30.3 – Improve Pedestrian and Bicycle Access Policy LIV 30.4 – Reduce Visual Impacts of Parking Policy LIV 31.2 – Site Layout and Building Orientation Policy LIV 31.4 – Design for Pedestrian Activity Policy LIV 32.1 –Mix of Uses Policy LIV 32.6 – Encourage Human-Scale Architectural Elements Policy LIV 32.8 – Design for Safety Policy LIV 32.9 – Design to Enhance Activity Policy LIV 36.1 – Mix of Uses Policy LIV 36.2 – Location Policy LIV 36.3 – Scale and Design Policy LIV 36.4 – Relationship to Surrounding Neighborhoods (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. An Ecological Characterization Analysis was not required for this property, as the existing vegetation consists of reestablished native type grasses. As such wetlands, natural habitats and significant natural feature do not existent. The landscape plan fits into the context of the surrounding developments, utilizing sod, planting beds including shrubs, ornamental grasses, and perennials, and deciduous shade and ornamental trees. The property is located within the Neighborhood Commercial (NC) Zone District, and the site plan has been designed primarily upon on the standards of this Zone District. For more detail see section (v) below. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. Lots 1 & 2 when developed along with the adjacent streetscape areas, and outdoor use spaces will be maintained by each of the adjacent property owners. (iv) Estimate of number of employees for business and commercial uses. The Bachus & Schanker Law Office will be located on Lot 1. The office building will be approximately 3200 square feet in size and will have 8 -12 employees in order to service the needs of Fort Collins and Northern Colorado Region. Lot 2 is intended as a future General Commercial/Office Uses. The proposed building on Lot 2 will be approximately 2200 square feet in size and may include additional office space and commercial uses. The estimate of employees anticipated for Lot 2 is approximately 4-8. (v) Description of rationale behind the assumptions and choices made by the applicant. Located within the Neighborhood Commercial (NC) Zone District, this project exemplifies the purpose and standards envisioned for this district in the City’s Land Use Code. The owner and design team used the zone district standards as the key resource in guiding the site and building design. The purpose of the NC Zone District as stated in the City’s Land Use Code is stated as follows: (A) Purpose. The Neighborhood Commercial District is intended to be a mixed-use commercial core area anchored by a supermarket or grocery store and a transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhoods typically including a Medium Density Mixed-Use Neighborhood. In addition to retail and service uses, the District may include neighborhood-oriented uses such as schools, employment, day care, parks, small civic facilities, as well as residential uses. This District is intended to function together with a surrounding Medium Density Mixed-Use Neighborhood, which in turn serves as a transition and a link to larger surrounding low density neighborhoods. The intent is for the component zone districts to form an integral, town-like pattern of development with this District as a center and focal point; and not merely a series of individual development projects in separate zone districts. Lots 1 & 2 of the Warren FCU Filing Two project illustrates this purpose by providing a Regional Law Office and future General Commercial and Office uses adjacent to an existing mixed use financial and commercial building, supermarket and transit stop and multi-family residential housing all previously developed by others. This overall Warren FCU project serves as a link between the district center (supermarket) to the west and the multi-family residential housing to the east/south, helping meet the demand for office, retail goods and services in the neighborhood. The proposed office and general commercial uses are all permitted uses in the NC district and are subject to a Type I Administrative Review Hearing. Key design standards in the NC zone district include: Land Use Standards. (1) District Boundaries/Edges. Land use boundaries and density changes in the Neighborhood Commercial District shall occur at mid-block locations to the maximum extent feasible, rather than at streets (so that similar buildings face each other). The Warren FCU – East Drake Filing Two PDP implements the next important phase of development within the overall Warren FCU Development Plan that sees Illinois Drive lined with office, commercial, retail and restaurant uses. The existing credit union is anchored by a large pedestrian plaza that connects the building masses. (E) Development Standards. (1) Site Planning. (a) Overall Plan. The applicant shall demonstrate that the development plan contributes to a cohesive, continuous, visually related and functionally linked pattern within existing or approved development plans within the contiguous Neighborhood Commercial District area in terms of street and sidewalk layout, building siting and character and site design. The proposed development is compatible with the district based upon the existing office, commercial and retail uses within the Warren FCU Development and the adjacent Rigden Farm shopping center (supermarket directly west of the site). The proposed development provides for much needed “Class A” office space and professional services triggered by the adjacent multi-family residential housing. The architectural character of the adjacent Warren FCU and Rigden Farm shopping center (supermarket development directly west of the site) can be described as a hybridized aesthetic of traditional main street storefront facades mixed with contemporary forms and accents. The existing material palate consists of synthetic stucco and masonry (brick and CMU) cladding with some precast concrete detailing, with a neutral and earth-tone color scheme. The proposed buildings on lots 1 and 2, height, mass, and scale are compatible for their intended uses and also add to the neighborhood’s character and quality. The enhanced building façade along the north (Drake Road) and west elevation (Illinois Drive) enhances the pedestrian scale of the development. The Bachus & Schanker Law Office proposed on Lot 1 sits at the prominent intersection of East Drake Road and Illinois Drive with strong visibility from the intersection of East Drake Road and Timberline Road. The B&S Law Office has been carefully placed along Illinois Drive with a setback aligning with the existing residential units to the South of the site thus maintaining the visual corridor and building setback continuity with other existing buildings in the vicinity to the site. Entrances to the building are provided on both the east side of the building facing the existing parking lot and on the west sides of the building along Illinois Drive. The intent of the building design is to create a prominent structure with architecture that is consistent with the surrounding area through the use of similar architectural features, building materials, and colors such as steel sunscreens, smooth stucco and stone. An architectural feature element located at the northwest corner of the building will face the intersection of East Drake Road and Illinois Drive and will integrate building signage and takes advantage of the visible building corner extending above the primary roof line of the structure. The facade and floor plate is articulated both horizontally and vertically creating visual interest and shadow. Sloped wall caps were strategically placed to create a termination of the building facades. The roof top mounted mechanical equipment will be screened from the public ROW by a raised parapet wall on the south portion of the building. The highest point of the building is 22’-0” above grade at the apex of the sloped mechanical equipment screen wall that serves as an added architectural design feature and helps to identify and articulate the two entrances to the office building. The colors of the materials are selected from a palette that was developed by Bachus & Schanker for their corporate branding with the predominant colors consisting of grays, white, black and blues. A thin stone wainscot is integrated into the design to create a base and add a different texture to the façade. In addition, a continuous 8” high smooth dark stone will create a base around the entire perimeter of the structure creating a durable termination of the stucco at finish grade. The Future Office / Commercial Building proposed on Lot 2 is sited similarly to that of lot 1. The design of the future Lot 2 building is intended to be both complimentary and compatible in building mass, material, texture, color and overall architectural design. Many features of the B&S Law Office have been integrated into the design of the Lot 2 - Future Office / Commercial building such as the raised architectural elements and facade treatment, horizontal and vertical building articulation the mechanical equipment screening. By creating 2 building located on separate lots, the site allows for open space between the buildings thus creating opportunity for courtyards and landscaping. The proposed pedestrian sidewalk extension along the east side of Lot 1 will link the pedestrian walk along Drake Road to the overall Warren FCU Development and contributes to a continuous pattern of development and connectivity throughout the neighborhood. The building placement along Illinois Drive also contributes to a town-like streetscape when viewed in context with the buildings currently being constructed south of Drake Road. The placement of the proposed building close to the intersection of Drake Road and Illinois Drive is consistent with the Land Use Code and provides a visual anchor to this intersection. (b) Central Feature or Gathering Place. At least one (1) prominent or central location within each geographically distinct Neighborhood Commercial District shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public art. This feature and its amenities may be placed on blocks, with shared civic facilities. The existing Warren FCU building has been designed around an outdoor gathering space located on the south side of the building for maximum solar exposure and year round outdoor use which will serve Lots 1 & 2 of the proposed development as well as creating a central gathering space for the surrounding neighborhood providing seating, hardscaped plaza, and landscape treatments. (c) Integration of the Transit Stop. Neighborhood Commercial Districts shall be considered major stops on the local transit network. Transit stop facilities, to the maximum extent feasible, shall be integrated into the design of the District, centrally located, and easily accessible for pedestrians walking to and from the surrounding neighborhoods. (See also Division 3.6 Transportation and Circulation.) A transit stop has previously been integrated into the overall Rigden Farm Development and is located directly west of the site, adjacent to the supermarket. Pedestrian connections to the district center supermarket are currently provided along sides of the Warren FCU project, and the proposed pedestrian sidewalk extension along the east side of the Lot 1 will link the pedestrian walk along Drake Road to the overall Warren FCU Development and contributes to a continuous pattern of development and connectivity throughout the neighborhood. (2) Block Requirements. All development shall comply with the applicable standards set forth below, unless the decision maker determines that compliance with a specific element of the standard is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature: (a) Block Structure. Each Neighborhood Commercial District and each development within this District shall be developed as a series of complete blocks bounded by streets (public or private). See Figures 17A through 17F at Section 4.6(E). Natural areas, irrigation ditches, high- voltage power lines, operating railroad tracks and other similar substantial physical features may form up to two (2) sides of a block. (b) Block Size. All blocks shall be limited to a maximum size of seven (7) acres, except that blocks containing supermarkets shall be limited to a maximum of ten (10) acres. (c) Minimum Building Frontage. Forty (40) percent of each block side or fifty (50) percent of the total block frontage shall consist of either building frontage, plazas, or other functional open space. (d) Building Height. All buildings shall have a minimum height of twenty (20) feet, measured to the dominant roof line of a flat-roofed building, or the mean height between the eave and ridge on a sloped-roof building. In the case of a complex roof with different co-dominant portions, the measurement shall apply to the highest portion. All buildings shall be limited to five (5) stories. The Overall Warren FCU development is surrounded on all sides by existing public streets and contains an overall block size is 1.21 acres. Lots 1 & 2 building will account for over 40 percent of the overall Warren FCU Building Frontage, and the proposed building heights on Lots 1 & 2 is approximately 22’ tall consisting of two one story buildings. No undesirable affects are anticipated by the proposed building height or placement of the building, as the impact of the building on access to sunlight and views has been thoroughly considered. (3) Canopies. (a) Primary canopies and shade structures shall be attached to and made an integral part of the main building and shall not be freestanding. (b) Freestanding secondary canopies and shade structures that are detached from the building, if any, shall be designed with a pitched roof, or have the appearance of a pitched roof through a false mansard or parapet, to match the primary canopy and relate to the neighborhood character. (c) All canopies shall be designed with a shallow-pitched roof, false mansard or parapet that matches the building. Such roofs, false mansards or parapets shall be constructed of traditional roofing materials such as shingles or cementious, clay or concrete tiles, or standing seam metal in subdued, neutral colors in a medium value range. The colors shall be designed to relate to other buildings within the commercial center. (d) Canopy fascias and columns shall not be internally illuminated nor externally illuminated with neon or other lighting technique, nor shall canopy fascias or columns be accented, striped or painted in any color except that of the predominant building exterior color. (e) There shall be no advertising, messages, logos or any graphic representation displayed on the canopy fascias or columns associated with drive-in restaurants, financial services and retail stores. This prohibition shall not apply to canopies for covering the retail dispensing or sale of vehicular fuels [see Section 3.8.7(E)(13)]. (f) Under-canopy lighting shall be fully recessed with flush-mount installation using a flat lens. There shall be no spot lighting. The primary building canopies located at each of the building entries is an integral part of the building architecture and helps to define the access to the building and creating a cohesive and unified development for the two buildings. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The Planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. The submittal includes all items required for a Combined Preliminary/Final Project Development Plan submittal and no Modifications of Standard or Variance from the City’ criteria are required at this time. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. No conflicts between land uses and wetlands/natural habitats exist. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. As an Administrative (Type 1) review, no neighborhood meeting was required. As such, a neighborhood meeting has not been held. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. Warren Federal Credit Union – East Drake Filing Two Bachus & Schanker Law Office (Previous name for development during Conceptual Review)