HomeMy WebLinkAboutFOSSIL CREEK OFFICE PARK EAST PUD PRELIMINARY AND FINAL - 52 91B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTST
ITEM NO. 8
MEETING DATE 3/25/96
STAFF Mike Ludwig
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Fossil Creek Office Park East P.U.D., Preliminary and Final, #52-91 B.
APPLICANT: John Prouty
Lagunitas Company
3307 South College Avenue, Suite 200
Fort Collins, CO 80525
OWNER: Same as above.
PROJECT DESCRIPTION:
This is a request for Preliminary and Final P.U.D. for 40,992 square feet of office use in
eight buildings on approximately 3.95 acres. The property is located west of College
Avenue, north of Cameron Drive, on Coronado Court and is zoned b-p, Planned Business
with a P.U.D condition and B-L, Limited Business.
RECOMMENDATION
EXECUTIVE SUMMARY:
Approval with conditions.
This request for Preliminary and Final P.U.D. approval:
earns 54% (26 out of 48) of the maximum applicable points on the Business Service
Uses Point Chart of the L.D.G.S., exceeding the minimum required 50%.
meets the applicable All Development Criteria of the Land Development Guidance
System.
is compatible with surrounding land uses.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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TYPICAL FRONT ELEVATION
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FORT COLLINS
COLORADO
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SHEET 3 OF 3
s
STATEMENT OF PLANNING OBJECTIVES
FOR FOSSIL CREEK OFFICE PARK EAST PUD
FEBRUARY 1, 1996
A. The City Land Use Policies achieved .by proposed plan.
1. Promotes pedestrian access. Pedestrian access is provided by sidewalk
throughout the PUD. These sidewalks also integrate this PUD with the existing office
development in Cameron Park Subdivision. Furthermore, the total sidewalk network
for Cameron Park Subdivision allows connection of the site to proposed open space to
the south both at the southeast (frontage road) and at the southwest.
i
The new office building site plans for lots 13 and 14, which have been adopted as a
result of natural resource considerations, allow us to install an approximate 150 foot
meandering walk along the west side of lot 13 parking lot with natural open space and
ponds to the west and majestic trees to the east.
Pedestrian access to the north will be by means of a sidewalk along frontage road.
2. Promote bicycle use. The internal street and sidewalk configuration in this
PUD and adjacent existing Cameron Park development assure low speed traffic and
encourage travel by bicycle. At such time as College Avenue has demarked bicycle
lanes, these will provide bicycle access routes to this project. Most importantly, when
the proposed Fossil Creek bicycle path is installed and the proposed 38 acre open
space purchase is completed immediately to the south, this will provide easy access
for bicycle commuters from residential development to the east and west.
3. Promotes mass transit. At such time as potential volume and usage justifies
it is anticipated that Transfort will provide a new bus stop near either the office park
entrance (College and Fossil Creek stoplight) or Weberg's (proposed College Ave.
and Fairways stoplight.)
-- --4. Transportation and air quality considerations. This PUD will result -in -the
construction of this additional small office space at the south side of the city of Fort
Collins which is nearby to the major residential development in the southeast quadrant
of Fort Collins. This creates the opportunity for the projected 60-80 employees and
owners to work at these office buildings, which is some cases will be more
immediately proximate to their place of residence and therefore result in a shorter
commute, less pollution and a contribution to higher air quality. If in the future they
travel to work by bicycle on the proposed Fossil Creek bike path then the air quality
contribution will of course be even greater.
In the same fashion air quality will be enhanced by virtue of the fact that more clients
and customers can drive shorter distances to the services offered by businesses at
these new offices.
►°
5. Positive environmental impact. This PUD provides a positive environmental
impact by, a) aesthetic low -scale office buildings adapted to existing contours and
terrain, b) small office use sensitive to existing natural resource features and open
space to the west, and c) small office use transitional from more intense development
at north to open space at south.
6. Economic and fiscal impact. The economic and fiscal impact of the small
office buildings includes the addition of 10 - 16 new businesses, 60-80 new
employees and owners, related sales and property tax revenues, and related
multiplier effect in consumer goods and services.
7. Small office owner -user need. The small office buildings in this PUD provide
fee ownership opportunities for small and medium size business owners with 1100-
6000 square foot office townhouses with their own front door and top quality
architectural design in a first class office park. This is a need that, in our view, has not
been met in the past due to challenges relating to the economics of development and
construction and the challenge of financing small office buildings successfully and for
a reasonable cost.
8. Protect is within the the city of Fort Collins and its urban growth area. This
PUD project is within the urban growth area and furthermore all lots are fully platted
and developed. This promotes maximum utilization of land within the city.
9. Contiguous to existing development and consistent with the city's phasing
plan for urban growth area. This PUD is contiguous to existing commercial
development to the north and to the east.
10. Availability of utilities at site. Utilities are fully available and in place
including services to individual lots.
11. Transitional use. This project provides an excellent aesthetic transitional
buffer between the more intense uses to the north and the east, and the proposed
open space uses to the south. _
B. Ownership of Public and Private open space and intention with regard
to future ownership of PUD.
All open space will be owned by lot owners and maintained by Owner's
Association.
C. Estimate of number of employees.
Number of employees and owners working at these eight small office buildings
(16 small office units) is estimated to be in the range of 60-80.
a
r
D. Description of rationale behind assumptions and choices.
Some small office space users will value the opportunity to own their premises
and be located in a small attractive office project of this nature. Additional rationale
considerations are described in paragraph A above. .
E. Completed point charts.
Enclosed.
F. Conflicts between land uses.
There are no conflicts between land uses. This attractive low residential scale
office park will provide an excellent compatible transitional use between more intense
commercial uses to the north and east, and proposed open space use to the south.
Natural open space, platted office lots, railroad right-of-way and 35 foot high railroad
track berm buffer office park from residential uses located approximately 1/4 mile to the
west.
G. Energy conservation worksheet.
Enclosed. We feel it is important to achieve the best possible energy efficiency
that is economic and accordingly have designed to gain 4 of a possible 8 energy
efficiency points.
I
FFOSISIL' CRECE PARK FPT �ity A: ALL DEVELOPMENT CRITERIA52-qLL CRITERIA I
APPLICABLE CRITE=I .
r+ ONLY
Is :he c.�enoniWill the crt
acclicacle7 I be 3adsfiea7
CR1TcR10N =
3 g<IYes INo if nc, please ex -lair,
A•1. COMMUr11TY-WIDE CRITERIA.
1. i Solar Orler;=tion I I I I
1.2 Comprehensive Plan I I
1.3 Wildlife Habitat
1.4 Mineral Deposit
1 •S=cclocic.-lly Sensitive Areas
- I rase. -vex+ I I I
t.c" Lands cf Acricultural Imocrarce
Enercy Conservation
1.p Air Quality I I
1.S water Quc—liry
I I I
' 0 S =,Mace arc w=stes
1 1 1/V�• teCronservation
1.12 Res ideniialDensity
2 NE[(3 r.'EORi :COD C0f41F:�TfcILI Y
CR17ERIAI I
2.1 Ve�ic iar. P=Cas,r,an Eike T r-nsocraticn i
2 Euiicinc P!2cament and Orient=ticr. j
3 Natural re^ores I I I
2 Venicular Circuiation anc Parking
2.5 Emergenc/ .=ccass _
ece-cman Cirutation
,- I I I
2.
=' Euilding He:cnt and Views I I
2-9. Shading I I I
2.10 Sclar Accass
2.11 Historic Rescurc=s I I
2.12 S_tb acl<s
_ I I I
2.13 Landscape I I I
2.14 Sicns I I
2.15 Site Lighting I I I
2.16 Ncisa and Vibration I I I
2.17 G;are or Heat I I
2.18 Hazardous Materials
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
I._. I.. .
3.2 Design Standards
3.3 Water Hazards
3.4 Geologic Hazards I I
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins. Colorado. Revised . 1994
-61- A-)5US�
F0551L CRE-K ' -OF IM PAKK '-AST
ob. ) PA=, *52-916
ACTIVITY;
Business Service Uses E
DEFINITION;
Those activities which are predominantly retail, office, and services uses which would not qualify as a
neighborhood service, neighborhood convenience, or community/regional shopping center. Uses include
retail shops; offices: personal service shops: financial institutions; hotels/motels; medical clinics; health
clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theaters;
recreation uses: small animal veterinary clinics; printing and newspaper offices; 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
development plan.
Yes No N/A
1. Does the project gain its primary vehicular access from a street other than
South College ?.venue?
2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF
THE MAXIMUM POINTS AS CALCULATED ON POINT CHART
"B" FOR THE FOLLOWING CRITERIA?
a. Is the activity contiguous to an existing transit route (not applicable
for uses of less than twenty-five thousand [25,0001 square feet GLA or
with less than twenty-five (25) employees, or located in the Central
Business District)?
b. Is the project located outside of the "South College Avenue Corridor"?
c._Is_the_project_contiguous to and functionally a part of a neighborhood
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 one hundred (100) full-time employees during a single eight (8) hour shift?
d. Is the project on at least two (2) acres of land, or located in the Central Business District?
e. Does the project contain two (2) or more significant uses (for instance retail, office, residential,
hotel/motel, or 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 or through energy conservation measures beyond those normally required by the Model
Energy Code as adopted by the City? Refer to. Appendix "E" for energy conservation methods to
use for calculating energy conservation points.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-71-
Business Service Uses (continued)
h. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing
urban development?
i. If the site contains a building or place in which a historic event occurred, has special public value
because of notable architecture, or is of cultural significance, does the project fulfill the following
criteria?
1. Prevent creation of influences adverse to its preservation,
2. 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
3. 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.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-72-
^1
BUSINESS
SERVICE USES
POINT CHART E
For All Criteria
Applicable Criteria Only
Criterion
Is
the
Criterioble n
Applicc
Yes No
I II III
IV
Circle
the
Correct Score
Multiplier
Points
Earned
Ixll
Maximum
Applicable
Points
a. Transit Route
X
X
2
0
2
b. South College Corridor
X
X
2
0
4
O
g
c. Part of Center
X
X
12O
0
3
(o
6
d. Two Acres or More
X
I
XJQJ
0
3
(p
6
e. Mixed -Use
X
I
X
1 2I0
3
O
6
f. Joint Parking
X
l
1 2 1
0
3
g. Energy Conservation
X
103
3 4
0
2
y
g
tiguity
X
X
2O
0
5
10
10
ric Preservation
rk.
X
1
2
0
2
— -
1
2 I
0
1
2
0'
1
2
0
Totals 2
v vi
Percentage Earned of Maximum Applicable Points V/VI = VIIrJ
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-73-
oss r e
Eas +- PU a
APPENDIX "E"
Ener¢v Conservation
Method One: Direct comparison to Model Energy Code.
This method awards points based on the extent to which the proposed building exceeds the minimum
standard as established in the Model Energy Code using the systems approach. Certification by a
professional engineer licensed in Colorado will be required to demonstrate that the annual energy
consumption will be a certain percentage, less than the same building just meeting the minimum
standard as defined in the Model Energy Code.
Percentage below the
Model Energy Code Minimum
15-25%
26-35%
36 - 45%
46% or more
Points Awarded
1.0 point
2.0 points
3.0 points
4.0 points
Method Two:
Points will be given for the implementation of one or more of the energy conservation measures
listed below. The use of Method Two requires that the final approved PUD plans and construction
plans submitted for a Building Permit must specify all of the energy conservation measures for
which points have been awarded in the approved plan. The total number of energy conservation
points earned will be based upon the following table:
0.6 - 1.5 1.0 point
1.6 - 2.5 2.0 oints
2.6 - 3.5 3.0 points
3.6 or more 4.0 points
Method Two Enerev Conservation_Mcasures:
1. Long axis of building is east/west (building
--oriented to south, with majority of windows
on south wall) 0.2
2. Ratio of exterior wall area to interior floor
area is less than 1.5 0.3
3. Mass of exterior building walls greater than
30 lb/sq. ft. 1 0.2
Land Development .Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
- 120 -
4.
Passive solar heating utilized by building
heating system with a minimum of savings
fraction of 0.4 (using orientation that
maximizes solar gain and window coverings)
3.0
5.
Natural daylighting utilized, with automatic
insulated covers with minimum R-value of 2.5
0.3
6.
Overall wall U-value is <0.2 (P+-I q = • 0 52
1.0
7.
Overall roof U-value is <0.6 C R"3S� ` • 02(<
8.
Reflective glass or film used on all windows
0.2
9.
Vestibules, air locks, or revolving doors used
t%
on all entrances
0.2 i
10.
Automatic night/weekend temperature
e
setback is provided
0.4
11.
"Free Cooling" (using outside air) used for fan
systems of less than 5000 CFM
0.2
12.
Low leakage outside air and exhaust air
dampers used; 1% leakage maximum at 5" W.C.
0.3
13.
Variable air volume system used, with inlet
vanes or variable speed drives
0.5
14.
High efficiency motors (as labeled by
manufacturer) used
0.1 .
15.
Water-cooled condensers used for
mechanical cooling systems
0.2
16.
Evaporative cooling used in lieu of
mechanical cooling
0.4
17.
Boilers or furnaces used with firing
efficiencies greater than 82%
0.2
18.
Automatic spark ignition used for gas
fired boilers, furnaces, unit heaters, etc.
0.1
19.
Automatic dampers used in combustion
air intakes
0.1
20.
Outside air reset used for boiler supply
water temperature control (boiler water
temp reset inversely from outside temp)
0.3
21.
Exhaust or condenser heat recovery utilized
0.3
22.
Waste water heat recovery utilized (car
washes, laundries, etc.)
2.0
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-121 -
Fossil Creek Office Park East PUD - Preliminary and Final, #52-91 B
March 25, 1996
Page 2
COMMENTS
Background:
The surrounding zoning and land uses are as follows:
N: b-p; existing Mill Brothers Nursery, existing Weberg Furniture.
S: B-L, hb; existing Cameron Office Park.
E: B-L; College Avenue, existing retail/office.
W: b-p; undeveloped but platted Cameron Office Park 2nd Filing.
The property was subdivided in the County as part of the Cameron Park First Filing, on
June 19, 1974 and the Cameron Park Second Filing on December 1, 1980.
The property was annexed into the City as part of the Cameron Park Annexation on April
7, 1992 and the Fossil Creek West First Annexation on November 15, 1988. Lots 9, 10,
and 15 are zoned B-L, Limited Business. Lots 11, 12, 13 and 14 are zoned b-p, Planned
Business with a P.U.D. condition.
2. Land Use:
This is a request for Preliminary and Final P.U.D. for 40,992 square feet of office use in
eight buildings on approximately 3.95 acres. The property is located west of College
Avenue, north of Cameron Drive, on Coronado Court.
The request meets the applicable All Development Criteria of the L.D.G.S.
The request was evaluated against the Business Service Uses Point Chart of the Land
Development Guidance System and earns 54% (26 out of 48) of the maximum applicable
points, exceeding the minimum required 50%. Points were awarded for the following
criterion:
C. being contiguous to and functionally a part of an office park - 6 points.
The proposed P.U.D. is a portion of the Cameron Park 2nd Filing which was
subdivided in the County prior to annexation into the City of Fort Collins. The
Cameron Park 1st Filing is directly adjacent to the southern boundary of this
P.U.D.
d. being located on at least two acres of land - 6 points.
23. Ice or low temperature water storage system
utilized for off-peak air conditioning and
reduced air conditioning equipment sizes
24. Electric resistance heat not used
25. Night air used for pre -cooling space with
building air handling system, automatically
controlled
26. Fluorescent lamps and electronic ballasts are
used throughout the building
27. Motion detector lighting control is used for
all lighting
28. Lighting watt density less than 2W/sq. ft.
29. Building uses active solar, geothermal, wind,
or other non -depleting energy source (capable
of collecting, storing, and distributing) for
space heating, with a minimum savings fraction
of 0.4
30. Radiant heating used in lieu of unit heaters
31. Roof automatically cooled with water spray
32. Windows are shaded from summer sun (over-
hangs, window coverings, deciduous trees)
33. Computerized energy management system
used with capability to cycle equipment,
automatic lights on/off, optimum start,
night/weekend setback
34. Use of an existing structure that is in
compliance or is brought into compliance
with the adopted Model Energy Code
(entire structure must be in compliance)
35..—Other.mcthods (to accommodate new
technology).
1
�
1.0
0.2
0.1
0.2
0.2
0.3
Z.
3.0
0.2
0.1
0.2
�•
1.0
�.
c
C.
1.0
Points will be assigned on a
proportionate basis by
comparing the amount of energy
E
that can be saved by the
proposed measure with the
amount of energy that can be
saved by utilizing other items
from the Method Two listing.
E
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-122-
FOSSIL CREEK OFFICE PARK PUD
SITE ACCESS STUDY
FORT COLLINS, COLORADO
JANUARY 1996
Prepared for:
Lagunitas Fort Collins, Inc.
3307 South College Avenue, Suite 200
Fort Collins, CO 80525
1
Prepared.by:
MATTHEW J. DELICH, P.E.
3413 Banyan Avenue
Loveland, CO 80538
Phone: 970-669-2061
FAX: 970-669-5034
I. INTRODUCTION
This traffic impact study addresses the capacity, geometric,
and control requirements at and near the proposed Fossil Creek
Office Park PUD (Cameron Office Park). It is proposed to be
located west of, South College Avenue across from Fossil Creek
Parkway in Fort Collins, Colorado.
During the course of the analysis, numerous contacts were made
with the project owner (Lagunitas Fort Collins Inc.). Due to
timing of.this project, the Fort Collins Transportation Division
could not be contacted. This study conforms with typical traffic
impact study guidelines. The study involved the following steps:
i
- Collect physical, traffic, and development data.
- Perform trip generation, trip distribution, and trip
1 assignment.
- Determine peak hour traffic volumes.
- Conduct capacity and operational level of service analyses on
key intersections.
The "G.T. Sanders Store PUD, Site Access Study," July 1995, and the
"Huntington Hills Site Access Study," March 1994, were also
reviewed as part of this analysis.
II. EXISTING CONDITIONS
The location of the Fossil Creek Office Park PUD site is shown
in Figure 1. Since the impact in the short range, as well as, the
long range is of concern, it is important that a thorough
understanding of the existing conditions be presented.
Land Use
In the recent past, the City of Fort Collins has tended to
grow predominantly to the south. Development along South College
Avenue is expected to continue. This is evidenced by a number of
retail developments (e.g. Webergs Furniture and Tynan Nissan) and
residential developments (e.g. Huntington Hills and Ridgewood
Hills). The center of Fort Collins lies to the north of the Fossil
Creek Office Park PUD site.
The adjacent land uses near the Fossil Creek Office Park PUD
site are as follows: 1) to the west is the Burlington Northern
Railroad track; 2) to the north is the Mill Brothers Landscape and
Nursery; 3) to the east are commercial uses along College Avenue
or vacant land; and 4) to the south is the existing Cameron Park
Office Park.
1
i3
N
NO SCALE
HORSETOOTH ROAD
SITE LOCATION . Figure 1
Roads
The primary streets near the Fossil Creek Office Park PUD are
College Avenue and Fossil Creek Parkway. College Avenue is a
north -south street designated as a major arterial on the Fort
Collins Master Street Plan. Its existing cross section in this
area has two 12 foot lanes in each direction. There are designated
left -turn lanes at appropriate locations or two way continuous
left -turn lanes. There are shoulder areas between the right
through lane and the curb and gutter that serves as a right -turn
auxiliary lane. The posted speed limit is 50 mph on College Avenue
in this area. Sight distance is generally not a problem.
Currently, intersections along South College Avenue are signalized
at Harmony Road to the north and Skyway Drive to the south.
According to the "South College Avenue Access Control Plan," a
signal is expected at Fairway Lane in the future.
Fossil Creek Parkway is an east -west street that serves
commercial and residential uses on the east side of College Avenue
and office/commercial uses on the west side of College Avenue. To
the west of College Avenue, Fossil Creek Parkway leads directly
into the Cameron Park Office Park. This is a two-lane roadway.
East of College Avenue, Fossil Creek Parkway provides access to the
residential area known as Fossil Creek Meadows. Fossil Creek
Parkway is a two-lane roadway with a landscaped median. The speed
limit is posted at 25 mph.
Coronado Court is a two lane local street, which will provide
direct access to Phase I of the proposed project. This roadway
connects to the north/south Frontage Road, which parallels College
Avenue. The Frontage Road currently exists north to Coronado Court
and south, just past Cameron Drive. Cameron Drive is a two-lane
local street, which currently serves Cameron Park and would provide
1 access to Phase II of the proposed project.
Existing Traffic
Weekday morning and afternoon peak hour traffic data was
synthesized based upon traffic count data from 1993. The 1993
through traffic on College Avenue was factored upward by 2 percent
to reflect growth in the last two years. The peak hour turning
movements are shown in Figure 2. All raw traffic data is presented
in Appendix A.
Existing Operation
Using the traffic volumes shown in Figure 2, the College/
Fossil Creek intersection operates as indicated in Table 1.
Calculation forms for these analyses are provided in Appendix B.
Appendix C describes level of service for signalized intersections,
R1
s A&
N
NO SCALE
0
n
N LO
LO L2
i o
- 135/85
o
0/0
/r--30/25 FOSSIL CREEK PKWY.
20/30 - e
) t I
0/0_i
00 CD
1015�
^^�
CLo
W
n
U
r-.
W
J
J
0
U
AM / PM
Rounded to the Nearest
5 Vehicles.
SYNTHESIZED 1995 PEAK HOUR TRAFFIC
Figure 2
TABLE 1
1995 Peak Hour Intersection Operation
Level of Service
Intersection AM PM
College/Fossil Creek
Existing phasing B F
With NIS left -turn phasing B B
Land Use
Fossil Creek Office Park
Phase I - 48.8 KSF
Phase II - 61.1 KSF
TOTAL
Additional undeveloped
parcel - 6.1 KSF
TABLE 2
Trip Generation
Daily A.M. Peak P.M. Peak
Trips Trips Trips Trips Trips
in out in out
700
67
12
16
56
860
85
15
20
70
1580
152
27
36
126
90 8 1 2 7
e
i as provided in the 1994 Highway Capacity Manual. As "indicated in
Table 1, the intersection is currently operating at acceptable
levels of service during most of the day. Acceptable level of
I service is defined as level of service D or better. However, the
intersection operational analysis indicated that, during the
evening peak hour, the southbound left -turn is approaching the need
for a separate left -turn phase. For the future traffic scenarios,,
I it was assumed that left -turn phasing on College Avenue would be
in place.
III. PROPOSED DEVELOPMENT
The Fossil Creek Office Park PUD is an office park
development, proposed to be located at the west of South College
Avenue across from Fossil Creek Parkway in Fort Collins. Figure
3 shows a schematic of the site plan of the Fossil Creek Office
Park and some adjacent properties. The proposed project would be
completed in two phases: Phase I would consist of 48,000 square
feet of office park use, and Phase II would consist of 61,000
square feet of office park use. As shown on Figure 3, Phase I
would have access from Coronado Court and Phase II from Cameron
Drive.
The potential for growth on another parcel near the project
site was also accounted for. There is currently a vacant parcel
off of the Frontage Road to the south of Phase I. It was assumed
that this could potentially develop as 6,100 square feet of office.
Trip Generation
1 Trip generation is important in considering the impact of a
i- development such as this upon the existing and proposed street
system. A compilation of trip generation information was prepared
by_the Institute of Transportation Engineers and is presented in
Trip Generation, 5th Edition. This document was -used -to -project ---
trips that would be generated by the proposed uses at this site.
Table 2 shows the expected trip generation on a weekday and a
weekday peak hour basis. The Business Park Code (770) was used to
estimate the trip generation for the Fossil Creek Office Park.
Trip Distribution
i Directional distributions were determined for the land uses
ti considered in thic study. This distribution considered trip
attractions and productions in the Fort Collins area, and existing
travel patterns in the area. The trip distribution used in the
short range analyses was 75% to/from the north and 25% to/from the
south. The trip distribution used in the long range analyses was
4-
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ommmmm
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N
NO SCALE
i
I
I
FOSSIL
CREEK
PKWY.
I
I
SITE PLAN
Figure 3
70% to/from the north, 25% to/from the south, and 5% to/from the
east.
Trip Assignment
Trip assignment is how the generated and distributed trips are
expected to be loaded on the street system. The assigned trips are
the resultant of the trip distribution process. Figures 4 and 5
show the assignment of the generated trips from Phase I and Phase
II, respectively. Figure 6 shows the long range assignment of the
site generated traffic with full development of all the parcels
considered in this study, 'given the change in trip distribution
discussed earlier.
Figure 7 shows the morning and afternoon weekday peak hour
traffic from Phase I plus background traffic in the short range
future (1997). Background traffic on College Avenue for 1997 was
determined by factoring the 1995 traffic by 1.7 percent per year.
This factor was determined based upon historic traffic growth and
information contained in the "North Front Range Regional
Transportation Plan," October 1994. Figure 8 shows the short range
future (1997) morning and afternoon weekday peak hour traffic from
the proposed project, both Phase I and II, plus background traffic,
and estimated traffic from the adjacent vacant parcel mentioned
earlier.
Figure 9 shows the morning and afternoon weekday peak hour
traffic in the long range future (2015). Background traffic for
the year 2015 was determined using other traffic studies for
projects in this area and the. "North Front Range Regional
Transportation Plan." The forecasts shown in Figure 9 give a
reasonable representation of nearby development. When actual
development proposals are put forth for other properties,
additional traffic studies should be performed.
IV. TRAFFIC IMPACTS AND ANALYSIS
Operation Analysis
Capacity analyses were performed on the College/Fossil Creek
intersection, which provides access to the proposed Fossil Creek
Office Park for both the short range (1997) and long range (2015)
traffic conditions.
Using the traffic volumes shown in Figure 7, the College/
Fossil Creek intersection operates in the short range future, with
Phase I, as indicated in Table 3. Calculation forms for these
analyses are provided in Appendix D. As indicated in the table,
it is anticipated that this intersection will operate at acceptable
n
Fossil Creek Office Park East PUD - Preliminary and Final, #52-91 B
March 25, 1996
Page 3
g. reducing non-renewable energy usage through the application of energy
conservation measures beyond those normally required by the Model Energy
Code as adopted by the City - 4 points.
The applicant has committed to measures 2, 6, 7, 9, and 32 as outlined
under Method 2 of Appendix "E" of the Land Development Guidance System.
These specific measures are listed on the P.U.D. Site Plan.
h. being located with at least one -sixth of its property boundary contiguous to
existing urban development - 10 points.
3. Neighborhood Compatibility:
The land within the boundary of the Fossil Creek Office Park East P.U.D. has already been
subdivided as a part of the Cameron Office Park 2nd Filing (county subdivision). Several
existing office buildings were constructed prior to annexation to the City. The Fossil Creek
Office Park East P.U.D. is the proposed "build -out" of Lots 9-15 of the already platted
subdivision. The compatibility of the office park was determined at the time the property
was subdivided in the County. Staff feels that the proposed P.U.D. is consistent with the
previous compatibility determination.
4. Design:
The Fossil Creek Office Park East P.U.D. consists of eight, residential character office
buildings of approximately 5,100 square feet each. The buildings are placed on the site
in manner that incorporates the existing sloping topography of the site by providing side,
front, and/or rear walk -out buildings.
5. Architecture:
Each of the eight office buildings will be of a residential character and will vary with front,
side, and rear walkouts according to the topography of each lot and have a maximum
building height of 35'. Building materials will consist of light brown shiplap siding, light tan
stucco accents and brown random edge cut fiberglass shingles.
6. Landscaping:
Cottonwood and Burr Oak street trees will be planted along Coronado Court. A
combination of Austrian Pines, and deciduous and evergreen shrubs will be provided for
foundation plantings to further soften the appearance of the buildings and screen parking
lots from public view.
I
w
A&
N
C-4
<'-
0
0
CD
U'
FOSSIL
CREEK
NOM. PKWY.
9/42--/
NOM.
AM PM
3/14
SHORT RANGE PHASE I
SITE GENERATED PEAK HOUR TRAFFIC Figure 4
AM / PM
12/57
NOM.
4/20
rm
z'
NOM.
FOSSIL
CREEK
PKWY.
SHORT RANGE PHASE 2 PLUS VACANT LOT
SITE GENERATED PEAK HOUR TRAFFIC
Figure 5
- — to --------
c1l 0
C%j
--j
AM / PM
20/93 —11 )
2/10 c"
6/30
LONG RANGE FULL DEVELOPMENT
SITE GENERATED PEAK HOUR TRAFFIC
FOSSIL
CREEK
PKWY.
Figure 6
CD
0
�L
U
Ln
�N
135/85
CD
0) 0) r,
NOM.
j �
�-- 30/25
30/75 —r
NOM. Ln to o
AM / PM 15/30
Rounded to the Nearest N
5 Vehicles.
FOSSIL
CREEK
PKWY.
Ax
N
SHORT RANGE
TOTAL PEAK HOUR TRAFFIC
WITH PHASE 1
OF FOSSIL CREEK OFFICE PARK
Figure 7
'
N
CD o
CD
Ln "�—135/85
^ � NOM.
FOSSIL
30/25
CREEK
PKWY.
45/130
AM / PM
NOM. CD,Ln D
20/50 N \M
Rounded to the Nearest N
5 Vehicles.
SHORT RANGE
TOTAL PEAK HOUR TRAFFIC
WITH PHASE 1
& 2 OF FOSSIL CREEK OFFICE PARK
---........ -----------
Figure 8
- - ---- -- -- -- -
--------._._--__—_-_—_-:_::--
w
o �
N
to o
\0�0CD U
O N
N 200/130
w -- /5
FOSSIL
55/50
�r -5
CREEK
PKWY.
40/125 -Y f I
AM / PM
5/10 — o O Ln
20/45 � \C)
Rounded to the Nearest o
5 Vehicles.
LONG RANGE PEAK HOUR TRAFFIC Figure 9
I
t
TABLE 3
IShort Range Peak Hour Intersection Operation
With Fossil Creek Business Park Phase I Only
Level of Service
Intersection AM PM
College/Fossil Creek B B
i
TABLE 4
Short Range Peak Hour Intersection Operation
With Fossil Creek Business Park Phase I+II and Other Parcel
Level of Service
Intersection AM PM
College/Fossil Creek B B
{
i
TABLE 5
Long Range Peak Hour Intersection Operation
Level of Service
Intersection AM PM
College/Fossil Creek C D
0
f
levels of service. It should be noted, that as mentioned earlier,
it was assumed that left -turn phases would be in place on College
Avenue.
Using the traffic volumes shown in Figure 8, the College/
Fossil Creek intersection operates in the short range future, with
Phase I and II and other adjacent development, as indicated, in
Table 4. Calculation forms for these analyses are provided in
Appendix E. The results of the traffic analysis indicate that this
intersection would operate at acceptable levels during both the
morning and evening peak hours.
Using the traffic volumes shown in Figure 9, the College/
Fossil Creek intersection operates in the long range future as
indicated in Table 5. Calculation forms are provided in Appendix
F. As indicated in Table 5, it is expected that this intersection
would continue to operate at acceptable levels of service during
the peak hours.
V. CONCLUSIONS
This study assessed the traffic impacts of the development of
the Fossil Creek Business Park PUD and other uses on the short
range (1997) and long range (2015) street. system in the vicinity
of the proposed development. As a result of this analysis, the
following is concluded:
- The completion of the Fossil Creek Business Park and
neighboring land uses is feasible from a traffic engineering
standpoint. The Fossil Creek Business Park Phase I will generate
approximately 700 trip ends daily, and Phase II will generate
approximately 880 daily trip ends. The adjacent other parcel will
generate 90 trip ends daily.
I - Based upon current traffic volumes and existing geometry/
i- contr-o•l the College/Fossil Creek intersection generally operates
acceptably, except for southbound left -turns from College to Fossil
Creek. These movements operate at levels of service F during the
afternoon peak hour. It was assumed that this signal would be
modified to include left -turn phasing for College Avenue.
- By 1997, given development of Phases I and .II of the
proposed Fossil Creek Business Park and the other adjacent parcel,
the College/Fossil Creek intersection is expected to operate at
acceptable levels of service.
By 2015, with the projected traffic volumes, the
intersection of College/Fossil Creek will operate acceptably.
5
Fossil Creek Office Park East PUD - Preliminary and Final, #52-91 B
March 25, 1996
Page 4
7. Natural Resources:
The applicant has worked with the Natural Resources Department and City Forester to
develop a plan which protects significant vegetation that exists along the western edge of
the Lots 13 and 14 and the northeastern boundary of Lot 13. Concrete retaining walls will
eliminate the need for grading in these areas. A pre -construction meeting between the City
Staff, developer, and contractor will be required prior to any construction on the site.
8. Transportation:
Vehicular access to the site is gained from Coronado Court via the frontage road that runs
north and south along S. College Avenue from the Cameron Drive/South College
intersection (signalized). Coronado Court is an existing City Street that was built while in
the county. Improvements to the street will include an asphalt overlay. New and/ or
repaired attached sidewalk will be provided along Coronado Court. The Fossil Creek
Office Park East P.U.D. will generate approximately 700 trip ends daily. The intersection
of College/Cameron Drive/Fossil Creek Parkway will continue to operate at acceptable
levels.
The applicant is required to extend the frontage road from Coronado Court to the northern
property line prior to any building permit being issued for Lot 10. The applicant must obtain
an off -site grading easement from the property owner adjacent to the northern boundary
prior to any construction of the frontage road. The construction of the frontage road can
only be tied to the building permit for Lot 10, therefore, staff recommends approval of the
P.U.D. with conditions.
9. Stormwater:
The Stormwater design for this site was included with the Cameron Park 2nd Filing design
and meets all applicable Stormwater Design Criteria.
FINDINGS OF FACT/CONCLUSION:
The Fossil Creek Office Park East P.U.D., Preliminary and Final, #52-91 B earns
54% (26 out of 48) of the maximum applicable points on the Business Service Uses
Point Chart of the L.D.G.S., exceeding the minimum required 50%.
2. The Fossil Creek Office Park East P.U.D., Preliminary and Final, #52-91 B meets the
applicable All Development Criteria of the Land Development Guidance System.
Fossil Creek Office Park East PUD - Preliminary and Final, #52-91 B
March 25, 1996
Page 5
3. The Fossil Creek Office Park East P.U.D., Preliminary and Final, #52-9113 is
compatible with surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the Fossil Creek Office Park East P.U.D., Preliminary and
Final, #52-91 B with the following conditions:
1. No building permit shall be issued for Lot 10 until the frontage road is
extended to the northern property line of the Fossil Creek Office Park East
P.U.D. from Coronado Court by the developer and accepted by the City. An
off -site grading easement from the property owner(s) adjacent to the northern
boundary of the Fossil Creek Office Park East P.U.D. shall be obtained prior
to any construction of the frontage road.
2. The Planning and Zoning Board approves this. planned unit development final
plan upon the condition that the development agreement, final utility plans,
and final P.U.D., plans for the planned unit development be negotiated
between the developer and City staff and executed by the developer prior to
the second monthly meeting (May 20, 1996) of the Planning and Zoning Board
following the meeting at which this planned unit development final plan was
conditionally approved; or, if not so executed, that the developer, at said
subsequent monthly meeting, apply to the Board for an extension of time.
The Board shall not grant any such extension of time unless it shall first find
that there exists with respect to said planned unit development final plan
certain specific unique and extraordinary circumstances which require the
granting of the extension in order to prevent exceptional and unique hardship
upon the owner or developer of such property and provided that such
extension can be granted without substantial detriment to the public good.
If the staff and the developer disagree over the provisions to be included in
the development agreement, the developer may present such dispute to the
Board for resolution if such presentation is made at the next succeeding or
second succeeding monthly meeting of the Board. The Board may table any
such decision, until both the staff and the developer have had reasonable time
to present sufficient information to the Board to enable it to make its decision.
(If the Board elects to table the decision, it shall also extend the term of this
condition until the date such decision is made).
Fossil Creek Office Park East PUD - Preliminary and Final, #52-91 B
March 25, 1996
Page 6
If this condition is not met within the time established herein (or as extended, as
applicable), then the final approval of this planned unit development shall become
null and void and of no effect. The date of final approval for this planned unit
development shall be deemed to be the date that the condition is met, for purposes
of determining the vesting of rights. For purposes of calculating the running of time
for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City
Code, the "final decision" of the Board shall be deemed to have been made at the
time of dispute is presented to the Board for resolution regarding provisions to be
included in the development agreement, the running of time for the filing of an
appeal of such "final decision" shall be counted from the date of the Board's
decision resolving such dispute.
�� 1:� 7.��1 [tea !Z•
ulls
POND
CT 'A'
LEGAL DEBCRPTION
LOi9 y'D. II, O. p. I. 6VO 15
Cygp.l rAIR ]Np GILGYi
CpAIY 6 LdRTE4 ETLiE 6 COLgYACO
PLANNNG AND zoNNG
MILL BROTHERS ROAM APPROVAL
LANDSCAPE NURSERY
ZONED by
M'M-
I 18 �
�L 1T
E
A
18 POND
r�
I
7
19
CORONADO COURT
B
B EXISTING
BUILDING
-- C
7
UNDER
25 C• NSTRUCTION B
20 PROPOSED - - - EXISTING
- FOSSIL CREEK OFFICE - p BUILDING
PARK WEST P.U.D. - - EXISTING
u�io: m mu'�iaG°f1IlGm :w
BUILDING
21 ', I' ¢� �` 24 i �;
CAMERON PARK, FIRST FILING
3
-J EXISTING
¢ BUILDING
O - TRACT 'S' 2 1
22 ¢1 23 EXISTING EXISTING
BUILDING BUILDING
VUN" MAP ecu.c
OVA` 8 CERTFlCATION
ENERGY CONBFHVATION IEA8IREE
^ RETAL
ZONED by
S
O_
S
rn
vSKMA EGTXIrI FOSSIL CREEK PARKWAY
Vq CIiT
5
FOSSIL CREEK OFFICE
KAN
PARK EAST P.U.D.
�-
PRELIMINARY 8 FINAL
UNDEVELOPED
ZONED hb
typical accesNWs n ven acc..Wbi. epACA SHEET 1 OF 3
_ IJ' LTLITY EqS T
\ 13
NOTES
POND
TRACT 'A'
APPRox. Loconon
cP exlsTl.n :.. • cAL
.
SEE ft.LAn Nores s-Im
POND
A
MILL BROTHERS
LANDSCAPE NURSERY
ZONED eo
M
12
soo �� � t0 soo
B
3
EXISTING
•+, — — - , r BUILDING i -
_
CANERON DRIVE '�j7i•
{ _
\ T
R
UNDER
CON TRUCTIGN
25
Fo SIL LREEK OFFI
G� �ARK WEj P V q •
TRACT 'S'
CAMERON PARK. FIRST FILING
EXISTING
BUILDRIO
' .a"'°.�.•S�>'p,L.,s�r f��SSe per'' "
s� N wtw`r `Ni pemijeua p.'�.s
rgNwtpix•••+•ar .wn[r o-�� .N�.[ <n .omcm. tcglWw .
�.ti "i�i: a
• T.M eN ,s .1T Y r..N�. p.rn! Y,wal p
MnlN P1 Y.Me.ry
aN K.a> N
z LEGEND
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� O•os>.>: nvuml...xs .o awN
yr
FOSSIL CREEK OFFICE "NDSCAPE
MAN
PARK EAST P.U.D.
PRELIMINARY AND FINAL LANDSCAPE PLAN
RIPLET ASSOCIATES -
SHEET 2 OF 3
R
UNDER
CON TRUCTIGN
25
Fo SIL LREEK OFFI
G� �ARK WEj P V q •
TRACT 'S'
CAMERON PARK. FIRST FILING
EXISTING
BUILDRIO
' .a"'°.�.•S�>'p,L.,s�r f��SSe per'' "
s� N wtw`r `Ni pemijeua p.'�.s
rgNwtpix•••+•ar .wn[r o-�� .N�.[ <n .omcm. tcglWw .
�.ti "i�i: a
• T.M eN ,s .1T Y r..N�. p.rn! Y,wal p
MnlN P1 Y.Me.ry
aN K.a> N
z LEGEND
•mnw :Ra�w•�>.P •mw
� O•os>.>: nvuml...xs .o awN
yr
FOSSIL CREEK OFFICE "NDSCAPE
MAN
PARK EAST P.U.D.
PRELIMINARY AND FINAL LANDSCAPE PLAN
RIPLET ASSOCIATES -
SHEET 2 OF 3