HomeMy WebLinkAboutCENTERPOINT PLAZA REPLAT - PDP - 35-01C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSP L A T T E RIVER
POWER AUTHORITY
Estes Park • Fort Collins • Longmont • Loveland
May 7, 2007
Mr. Don Tiller
Vignette Studios
144 N. Mason Street Suite 2
Fort Collins, CO 80524
Re: Centerpoint Plaza, Fort Collins, Colorado
Overall Grading, Erosion Control and Extended Detention Plan
Sheet Number 4 of 8 Dated 11/29/2001
Dear Mr. Tiller:
Platte River Power Authority previously approved the referenced project drawings in a
letter to a Mr. Mike Randolph, of Stewart and Associates, dated April 22, 2001.
Platte River still has no objection to the proposal and the use of their easement for the
specific uses indicated (parking and drainage). Clearance requirements of the National
Electric Safety Code shall be maintained.
As before, this approval by Platte River shall not be construed as giving up any of the rights
granted Platte River for their transmission line easement crossed by this proposal. One such
acquired right is the restriction regarding planting of trees on the easement. Platte River has
the right to remove trees and will do so as safety for the public and safe operation of the
electrical system is of utmost concern.
Contact me at (970) 229-5311 if you have any questions.
Sincerely,
PLATTE RIVER POWER AUTHORITY
Tom McCormick
System Design Engineer
2000 East Horsetooth Road • Fort Collins, Colorado 80525-5721
970/226-4000 • www.prpa.org
Ea n d s c a p e Architect u re
S i t e P i a tt n i n g
G r a p h i c v
August 17, 2007
Steve Olt
City of Fort Collins - Zoning
281 North College
Fort Collins, CO 80521
Dear Steve,
Per our review of the Centerpoint Plaza Replat landscape plan August 16, 2007, the purpose of this communication
is to request an alternative compliance approval for the Fort Collins Land Use Code (LUC) 3.2.1(E)(4) Parking Lot
Perimeter Landscaping and 3.2.1(Ex5) Parking Lot Interior Landscaping as applicable to the Centerpoint Plaza
Replat PDP application.
Specifically, the Platte River Power Authority (PRPA) owns an access, height restriction and no -build easement
along the south property line. Tom McCormick, system design engineer for PRPA, has advised the developer that
any ornamental or canopy trees planted within this easement will be removed.
The LUC 3.2.1(N) allows for alternative compliance to the parking lot landscape requirements. To supportthe
alternative compliance, the proposed landscape plan outside the PRPA easement has been modified as follows:
1. LUC 3.2.1(Ex5) requires 6% of the interior space of all parking lots with less than 100 spaces be landscape
area. The PDP site plan provides 2,093 square feet of landscape area in the 29,617 square foot of parking
space. This is 7.1%, exceeding the 6% requirement.
2. LUC 3.2.1(Ex4) would require 5.25 canopy trees along the 210' parking area facing Timberline Road. A
dense planting of 2 canopy, 6 ornamental, and 1 coniferous tree has been provided on the perimeter of the
detention pond located in the center of the parking area.
3. Two canopy trees required by LUC 3.2.1(E)(4) have been replaced by ornamental trees within the height
restricted easement in the landscape islands adjacent to the 6 parking spaces south of the proposed building.
4. As required by LUC3.2.1(E)(4) — the parking areas will be screened from Timberline Road. The area of
screening is hatched on the PDP landscape plan to illustrate this screening.
Relative to the considerations identified in LUC 3.2.1(N):
1. The proposed alternative plan retains the majority of the existing trees associated with Lot 1. There are a
total of 29 trees on or adjacent to lot 1. Three trees will be removed that conflict with the proposed
building foundation.
2. This site does not contain significant natural areas or features that require protection.
3. The proposed alternative plan maximizes tree canopy cover to the extent permitted by the PRPA height
restriction. 2 canopy, 6 ornamental and 1 coniferous tree has been provided on the perimeter of the
detention pond located in the center of the parking area as a key element as alternative compliance for LUC
3.2.1(E)(4) which would require 5.25 canopy trees along the 210' parking area facing Timberline Road..
4. The proposed plan does enhance the neighborhood continuity and connectivity by providing additional
pedestrian access to Timberline Road and pedestrian access to/from the existing building on site.
5. The proposed plan increases the opportunity to foster non -vehicular access as a result of the additional
concentration of floor space served by public transportation.
' cerely,
Don Tiller
144 Nortk Mason Street Suite 2 a Fort Collins, Colorado 80524
070) 472-9125 a Fax: (970) 494-0728
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#35-01 C Centerpoint Plaza PDP
1 inch : 300 feet
6/6/2007 A
Centerpoint Plaza, Phase 2 of Lot 1 - Project Development Plan, #35-01 C
September 6, 2007 Administrative Hearing
Page 9
RECOMMENDATION:
Staff recommends approval of the Centerpoint Plaza, Phase 2 of Lot 1, Project
Development Plan - #35-01 C.
Centerpoint Plaza, Phase 2 of Lot 1 - Project Development Plan, #35-01 C
September 6, 2007 Administrative Hearing
Page 8
4. Neighborhood Information Meeting
The Centerpoint Plaza, PDP contains numerous
Institutional/Civic/Public Uses, Commercial/Retail Uses, Industrial
Uses, and Accessory/Miscellaneous Uses that are permitted in the E -
Employment District, subject to administrative (Type 1) review. The LUC
does not require that a neighborhood meeting be held for a Type 1
development proposal and a City -facilitated neighborhood meeting was
not held to discuss this proposal.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Centerpoint Plaza, PDP, staff makes the following findings of
fact and conclusions:
1. The proposed land uses are permitted in the E - Employment Zone District
of the LUC.
2. The PDP complies with applicable General Development Standards
contained in Article 3 of the LUC, with the following exception:
Section 3.2.1(E)(4)(b) in that the on -site parking area will be screened
from non-residential uses with deciduous trees and shrub plantings
that will block at least 75% of the vehicle headlights and extend along
at least 70% of the property boundary along the parking area. The
proposal does not; however, satisfy this requirement as it relates to
screening of the parking area along the south property line adjacent to
the Burlington Northern Railroad. The applicant submitted a request for
approval of an alternative compliance plan in lieu of a plan that would
comply with the requirement. Staff has determined that, based on
Platte River Power Authority's position on restrictions on their exclusive
non -buildable and height restricted transmission line easements (letter
attached) along the south property line of Lot 1 (which does affect the
southerly tier of parking for this development proposal) the proposed
shrub area along the perimeter of the parking area, with the use of
larger deciduous and evergreen materials, will be sufficient to provide
sufficient screening to the developable property on the south side of
the railroad tracks.
3. The PDP complies with all applicable Land Use and Development
Standards contained in Article 4, Division 4.27 of the LUC.
Centerpoint Plaza, Phase 2 of Lot 1 - Project Development Plan, #35-01 C
September 6, 2007 Administrative Hearing
Page 7
B. Division 3.3, Engineering Standards
1. Section 3.3.1, Plat Standards
The proposal complies with the general plat requirements as set
forth in this section.
2. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements,
and specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
The proposal satisfies the architectural, building scale and mass,
building materials, and building colors standards as set forth in this
section. All three buildings will contain a mix of masonry, stucco,
and prefinished metal siding and standing seam metal roofs. All of
these materials have been used and are present in the Prospect
Park East and Prospect Industrial Park employment / industrial
parks. The proposed colors will be consistent with the colors
present in the employment / industrial parks.
2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings
The proposal satisfies the relationship of buildings to streets,
walkways and parking standards as set forth in this section. The
buildings all have one or more entrances facing and opening onto
public sidewalks or connecting walkways without having to cross
driveways or drive aisles. The buildings meet the "build -to" line
standards on both the arterial street (Timberline Road) and the
collector street (Midpoint Drive) adjacent to the development.
D. Division 3.6, Transportation and Circulation
The proposal satisfies the vehicular and multi -modal transportation
requirements set forth in this section of the LUC.
Centerpoint Plaza, Phase 2 of Lot 1 - Project Development Plan, #35-01 C
September 6, 2007 Administrative Hearing
Page 6
Staffs Evaluation
In lieu of Platte River Power Authority's position on restrictions
on their exclusive non -buildable and height restricted
transmission line easements (letter attached) along the south
property line of Lot 1, which does affect the southerly tier of
parking for this development proposal, staff has determined that
the proposed shrub area along the perimeter of the parking
area, with the use of larger deciduous and evergreen materials,
will be sufficient to provide sufficient screening to the
developable property on the south side of the railroad tracks.
d. The proposal complies with Section 3.2.1(E)(5) in that it
provides 7.1 % interior landscaping in the parking areas
(containing less than 100 parking spaces), satisfying the
minimum requirement.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it
provides secure and conveniently located bicycle parking in the
amount of 5% of the total number of 83 automobile parking
spaces on -site, satisfying the minimum requirement of 5%.
b. The proposal complies with Section 3.2.2(C)(5) in that it
provides direct, safe, and continuous walkways and bicycle
connections to major pedestrian and bicycle destinations in the
surrounding area. There will be direct sidewalk connections
from all three buildings to Timberline Road and/or Midpoint
Drive.
c. The proposal complies with Section 3.2.2(D) in that it provides
for safe, convenient, and efficient bicycle, pedestrian, and
vehicular movement to and through the site. Vehicular access
will occur via an existing curb cut and one new curb cut from
Midpoint Drive to the parking areas.
d. The proposal complies with Section 3.2.2(K)(2) in that is
providing 83 parking spaces for the new building and at least
140 spaces would be allowed for the 48,000 square feet of
leasable floor area.
Centerpoint Plaza, Phase 2 of Lot 1 - Project Development Plan, #35-01 C
September 6, 2007 Administrative Hearing
Page 5
1. LUC 3.2.1(E)(5) requires 6% of the interior space of all
parking lots with less than 100 spaces be landscape area.
The PDP site plan provides 2,093 square feet of landscape
area in the 29,617 square foot of parking space. This is
7.1 %, exceeding the 6% requirement.
2. LUC 3.2.1(E)(4) would require 5.25 canopy trees along the
210' parking area facing Timberline Road. A dense
planting of 2 canopy, 6 ornamental, and 1 coniferous tree
has been provided on the perimeter of the detention pond
located in the center of the parking area.
3. Two canopy trees required by LUC 3.2.1(E)(4) have been
replaced by ornamental trees within the height restricted
easement in the landscape islands adjacent to the 6 parking
spaces south of the proposed building.
4. As required by LUC3.2.1(E)(4) — the parking areas will be
screened from Timberline Road. The area of screening is
hatched on the PDP landscape plan to illustrate this
screening.
Relative to the considerations identified in LUC 3.2.1(N):
1. The proposed alternative plan retains the majority of the
existing trees associated with Lot 1. There are a total of 29
trees on or adjacent to lot 1. Three trees will be removed
that conflict with the proposed building foundation.
2. This site does not contain significant natural areas or
features that require protection.
3. The proposed alternative plan maximizes tree canopy cover
to the extent permitted by the PRPA height restriction. 2
canopy, 6 ornamental and 1 coniferous tree has been
provided on the perimeter of the detention pond located in
the center of the parking area as a key element as
alternative compliance for LUC 3.2.1(E)(4) which would
require 5.25 canopy trees along the 210' parking area
facing Timberline Road..
4. The proposed plan does enhance the neighborhood
continuity and connectivity by providing additional
pedestrian access to Timberline Road and pedestrian access
to/from the existing building on site.
The proposed plan increases the opportunity to foster non -
vehicular access as a result of the additional concentration
of floor space served by public transportation.
Centerpoint Plaza, Phase 2 of Lot 1 - Project Development Plan, #35-01 C
September 6, 2007 Administrative Hearing
Page 4
c. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -
site parking area will be screened from Timberline Road to the
west with deciduous trees and shrub plantings that will block at
least 75% of the vehicle headlights and extend along at least
70% of the street frontage along the parking area. The proposal
does not; however, satisfy this requirement as it relates to
screening of the parking area along the south property line
adjacent to the Burlington Northern Railroad. The applicant has
submitted a request for approval of an alternative compliance
plan in lieu of a plan that would comply with the requirement.
The Review Criteria is as follows:
In approving an alternative plan, the decision maker shall
find that the proposed alternative plan accomplishes the
purposes of this Section equally well or better than a plan
which complies with the standards of this Section.
In reviewing the proposed alternative plan, the decision
maker shall take into account whether the alternative design
enhances neighborhood continuity and connectivity, fosters
nonvehicular access, and preserves existing natural or
topographic conditions on the site.
Applicant's Request (in Times New Roman font)
Per our review of the Centerpoint Plaza Replat landscape plan August
16, 2007, the purpose of this communication is to request an
alternative compliance approval for the Fort Collins Land Use Code
(LUC) 3.2.1(E)(4) Parking Lot Perimeter Landscaping and 3.2.1(E)(5)
Parking Lot Interior Landscaping as applicable to the Centerpoint
Plaza Replat PDP application.
Specifically, the Platte River Power Authority (PRPA) owns an access,
height restriction and no -build easement along the south property line.
Tom McCormick, system design engineer for PRPA, has advised the
developer that any ornamental or canopy trees planted within this
easement will be removed.
The LUC 3.2.1(N) allows for alternative compliance to the parking lot
landscape requirements. To support the alternative compliance, the
proposed landscape plan outside the PRPA easement has been
modified as follows:
Centerpoint Plaza, Phase 2 of Lot 1 - Project Development Plan, #35-01 C
September 6, 2007 Administrative Hearing
Page 3
and institutions. This District also is intended to accommodate
secondary uses that complement or support the primary workplace
uses, such as hotels, restaurants, convenience shopping, child care
and housing.
Additionally, the Employment District is intended to encourage the
development of planned office and business parks; to promote
excellence in the design and construction of buildings, outdoor
spaces, transportation facilities and streetscapes; to direct the
development of workplaces consistent with the availability of public
facilities and services; and to continue the vitality and quality of life
in adjacent residential neighborhoods.
This proposal complies with the purpose of the E District as it is a primary
workplace that may include Institutional/Civic/Public Uses,
Commercial/Retail Uses, Industrial Uses, and
Accessory/Miscellaneous Uses. However, many of the uses are defined
as Secondary Uses in the E District and together shall occupy no more
than 25% of the total gross area of the development plan. The first
building on the northerly portion of Lot 1 is an office building. The Final
Plans for Centerpoint Plaza, Phase 2 of Lot 1 must be more specific about
proposed uses to ensure that the Secondary Uses on Lot 1, as listed in
Section 4.27(D)(2), will not exceed 25% on Lot 1.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General
Development Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(2)(a) in that
canopy shade (street) trees are provided at a 30' spacing in the
parkway along Timberline Road adjacent to this proposed
development.
b. The proposal complies with Section 3.2.1(D)(3) in that no one
species of the proposed 26 new trees on the development plan
will exceed 33% of the total trees on -site. This requirement will
be verified at time of Final Plan review.
Centerpoint Plaza, Phase 2 of Lot 1 - Project Development Plan, #35-01 C
September 6, 2007 Administrative Hearing
Page 2
* standards located in ARTICLE 4 - DISTRICTS, Division 4.27 -
Employment District (E) of the LUC.
Numerous Institutional/Civic/Public Uses, Commercial/Retail Uses,
Industrial Uses, and Accessory/Miscellaneous Uses are permitted in the E
District, subject to administrative (Type 1) review. However, many of the uses are
defined as Secondary Uses in the E District and together shall occupy no more
than 25% of the total gross area of the development plan. The first building on
the northerly portion of Lot 1 is an office building. The Final Plans for Centerpoint
Plaza, Phase 2 of Lot 1 must be more specific about proposed uses to ensure
that the Secondary Uses on Lot 1, as listed in Section 4.27(D)(2), will not exceed
25% on Lot 1.
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: E; commercial center (Spring Creek Center)
S: I, T; existing single family residential and planned
mixed -use property (Johnson Property ODP)
E: E; existing employment / industrial park (Prospect Park East,
Prospect Industrial Park)
W: E, I; existing undefined storage and City facility (large storage
tanks, Light & Power station)
The property was annexed in September, 1973 as part of the East
Prospect Street First Annexation.
Lot 1 of the Centerpoint Plaza Subdivision was previously platted in
September, 2003.
2. Division 4.27 of the Land Use Code, Employment Zone District
Numerous Institutional/Civic/Public Uses, Commercial/Retail Uses,
Industrial Uses, and Accessory/Miscellaneous Uses are permitted in
the E District, subject to administrative (Type 1) review. The purpose of
the E District is:
Intended to provide locations for a variety of workplaces including
light industrial uses, research and development activities, offices
r
ITEM NO.
MEETING DATE
STAFF 40r 4?A_hL (�)L-r
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Centerpoint Plaza, Phase 2 of Lot 1, Project Development
Plan (PDP) - #35-01 C
APPLICANT: VF Ripley Associates, Inc.
c/o Louise Herbert
401 West Mountain Avenue, Suite 201
Fort Collins, CO. 80521
OWNER: Co -Flex Investments, LLC
1708 East Lincoln Avenue
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
The request is for 48,000 square feet of leasable floor area in one 2.5-story
building, with parking, on the southerly portion of Lot 1 of the previously approved
Centerpoint Plaza, PDP and subdivision plat. The building will be up to 40 feet in
height. The property is located at the southeast corner of Timberline Road and
Midpoint Drive. The property is in the E - Employment Zoning District and the
proposed land uses include all uses permitted in the E District that are subject to
Administrative (Type 1) Review, with the exception of residential uses.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This PDP complies with the following applicable requirements of the Land Use
Code L( UC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design
Standards, Division 3.3 — Engineering Standards, and Division 3.5 -
Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS; and
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT