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Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 1 of 11 FALCON COMMERCE CENTER FILING NO. 4 FINAL PUD PLAN PROJECT NARRATIVE JULY 2024 REVISED OCTOBER 2024 REQUEST Forest Lakes, LLC requests approval of a Final PUD Plan for an industrial/warehouse/distribution facility on an approximately 23.1-acre parcel at Falcon Commerce Center (FCC). PROJECT DESCRIPTION Falcon Commerce Center is situated south of Baptist Road, west of I-25, and north of the United States Air Force Academy. The subject property is located at the southwest corner of Terrazzo Drive and Squadron Drive, east of the existing UPS distribution center, north of the Eagle Rock distribution center currently finishing construction, and south of the recently opened QuikTrip convenience store/gas station. The Santa Fe Regional Trail runs adjacent to the southwest boundary of the property. SITE 23.1 AC Eagle Rock Distribution Center UPS Distribution Center Quick Trip Convenience Store Squadron Drive ---PAGE BREAK--- Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 2 of 11 The site is part of the Phase 2 Preliminary PUD Plan, approved on July 18, 2022, for a mix of uses including civic, commercial, industrial, institutional, medical, office, residential, warehouse distribution, and open space. Area C on the Phase 2 Preliminary PUD Plan comprises approximately 25 acres designated for Civic/Industrial/ Institutional/Medical/Office/Warehouse Distribution uses and included a 1.76-acre parcel for an open space/amenity area. A Final PUD Plan for a park in this open space/ amenity area was approved on March 4, 2024, and this extended the area of the park to 1.91 acres. This Final PUD Plan is for an industrial/warehouse/distribution facility on the remaining 23.1 acres of Area C. The proposed industrial/warehouse/distribution facility comprises two buildings that will be developed on a speculative basis. Building A is a 249,760 SF single-story building located on the south portion of the site; Building B is a 114,400 SF single-story building situated on the north portion of the site. Building A is proposed as a cross-dock facility. Building B is a rear-loaded building with loading docks on the west side of the building only, facing the adjacent UPS distribution facility. The project will be platted as two lots to allow the potential for building the project in two phases. Building A will be on Lot 1 (15.5 acres) and is planned as phase 1. Building B will be on Lot 2 (7.6 acres) and is planned as phase 2. The site has been designed to ensure that adequate access and parking is provided to support each phase individually. Three access drives are provided off Terrazzo Drive to the east and one from Squadron Drive to the north. The central access off Terrazzo Drive will be shared between lots 1 and 2 and there will be a cross-access easement between the two lots. All stormwater runoff flows to the Falcon Commerce Center full-spectrum detention basin to the south of the Eagle Rock Facility. Squadron Drive ---PAGE BREAK--- Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 3 of 11 COMPLIANCE WITH ZONING AND DEVELOPMENT STANDARDS The approved Phase 2 Preliminary PUD Plan specifies zoning, development and design standards that govern the future development within Falcon Commerce Center. The Declarations of Covenants, Conditions, Restrictions and Easements (CC&Rs) for Falcon Commence Center were recorded on August 31st, 2017. These reference Development and Design Guidelines dated August 1st, 2017 (subsequently updated October 1, 2021), which include specifications relating to site design, lighting design, sign design, landscape design and architectural design. The Falcon Commerce Center Design Review Board administers the CC&Rs, provide design review services, and enforce maintenance standards for Falcon Commence Center. The approved PUD zoning, development, and design standards relevant to this industrial/warehouse/ distribution facility Final PUD Plan are as follows: 1. Permitted Uses: The permitted uses for the Falcon Commerce Center Phase 2 Preliminary PUD Plan are identified on the Permitted Use table on this Preliminary PUD Plan. Industrial uses and Warehousing and Distribution are permitted uses on the Permitted Use Table and Industrial/Warehouse Distribution is a permitted use within Area C on the approved Phase 2 Preliminary Plan. 2. Maximum Building Height: Seventy (70) feet The proposed maximum height for this Final PUD Plan is 46 feet. 3. Minimum Building Setbacks: a. Santa Fe Trail: Twenty (20) foot Building A is the closest building to the Santa Fe Trail tract and is setback 210 feet from the eastern edge of the 50-foot trail tract. b. Terrazzo Drive: Twenty (20) Foot Building B is the closest building to Terrazzo Drive and is setback 74 feet from the right-of-way line. c. Internal Lot Lines: The setbacks for individual lots will be determined with the Final PUD Plans. Both Buildings A and B are setback approximately 78 feet from the shared lot line between Lot 1 and Lot 2. 4. Maximum Lot Coverage: Forty (40) percent of lot area. The lot coverage of Building A on Lot 1 is 36.99 % and for Building B on Lot 2 it is 34.5%. ---PAGE BREAK--- Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 4 of 11 5. Maximum Industrial Floorspace: 1,125,000 square feet. The originally approved Falcon Commerce Center Sketch PD Plan allowed for a total development floor area of 1,500,000 sf, with 1,350,000 sf of industrial floorspace permitted in Areas B, C and D. During the approval of the Phase 2 Preliminary PUD Plan, the industrial floorspace was negotiated down by 17% to a total of 1,125,000 sf of industrial floorspace in Areas C and D only. Considering the construction and future expansion of the UPS and Eagle Rock distribution centers, the remaining industrial floorspace available in Areas C and D is up to 570,000 sf. The total industrial floorspace proposed by the Filing 4 Final PUD Plan is 364,160 SF. These leaves the potential for 205,840 sf of industrial floorspace in Area D. For the purposes of the permitted land uses in Falcon Commerce Center, industrial floorspace includes warehousing and distribution. 6. Maximum Industrial Building Size: 250,000 square feet. Building A is 249,760 SF which is within the maximum allowed single building size. 7. Lot Size: The lot configuration on this Preliminary PUD Plan is illustrative only. The Final PUD Plans and Final Plats will establish the final lot configuration and lot sizes. The Final PUD Plan identifies two lots: Lot 1 is 15.5 acres and Lot 2 is 7.6 acres. 8. Parking: The off-street parking standards set out in Table 5.1 of Section 18.05.215 of the Monument Municipal Code, as amended, shall apply to this planned unit development. All parking spaces and handicapped spaces and aisles are to be striped to Town of Monument standards. The surface treatment of all parking areas will be asphalt or concrete. The parking requirement for “commercial wholesale uses and warehouses” in the Town Municipal Code is 1.5 spaces per employee and 1.1 space per employee for industrial uses. As this is a speculative industrial/warehouse/distribution facility, the precise number of employees is unknown. However, based on the anticipated parking needs of the uses, 182 parking spaces are provided on Lot 1 for Building A and 140 spaces are provided on Lot 2 for Building B. This equates to 0.88 spaces per 1,000 sf across the entire site, which is a typical standard for parking for this type of use and is consistent with neighboring jurisdictions parking standards that are based on building square feet. Proportionally more parking is provided for Building B than Building A. This is consistent with the cross-dock format of Building A, which supports a distribution focus and less employees per square foot, whereas Building B will have a industrial/warehousing emphasis and more employees per square foot. The accessible parking requirements are met for both buildings and are located adjacent to the main building entrances. All parking spaces are striped to the Town’s standards and the surface treatment will be asphalt. ---PAGE BREAK--- Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 5 of 11 9. Design Standards: The Declarations of Covenants, Conditions, Restrictions and Easements (CC&Rs) for Falcon Commence Center were recorded on August 31st, 2017. The Falcon Commerce Center Design Review Board will administer the CC&Rs, provide design review services, and enforce maintenance standards for Falcon Commence Center, including the following. a. Architectural and site design standards: i. Building Design/Materials: The elevations reflect a variety of architectural treatment, building articulation, materials and color to break up the building mass and add interest to the building design. This treatment is carried through onto all four sides of both buildings, providing visual continuity on all sides of the buildings and between buildings A and B. There is also continuity with other buildings in Falcon Commerce Center as all architectural plans are reviewed by the FCC Design Review Board for compliance with the FCC Design Guidelines. Additional architectural details and door/window treatments are provided on the public facing east side of the buildings. The rooftop forms are broken up with stepped parapet features. The building materials include a variety of high-quality materials. Walls will be tilt-up concrete wall panels, with recessed panels and topped with prefinished metal coping. Windows will include tinted glass in thermally broken aluminum frames. The proposed exterior material colors are varying shades of grey with blue accents.consistent with the Falcon Commerce Center Design Guidelines color scheme of blue, grey, silver and white to play off the Air Force Academy colors. The proposed color scheme for the two buildings is muted whites, three gradients of grey, with blue vertical accents. Please refer to the colored elevations and renderings included with the submittal. ii. Lighting: The overall mounting height for the pole lights is 22 - 24 feet, including the base, with bronze fixtures. iii. Signs: A location for a combined monument sign for the two buildings is shown on the Final PUD Plan adjacent to the central shared driveway off Terrazzo Drive. Two potential secondary monument sign locations are shown at the north and south entrances off Terrazzo Drive. The sign design will be processed via a separate sign permit submittal to the Town and will incorporate the sign design standards identified on the Final PUD Plan. iv. Screening: All roof top equipment will be screened by the perimeter roof edge parapet, or at the unit. Trash enclosures are not currently proposed but may be added based on tenant requirements, and shall be be fully enclosed with similar building materials. The loading docks for Building A are on the east and west sides of the building. On the east side, Building A is approximately 7 feet lower than Terrazzo Drive at the north end of the building and is set back at that point 337 feet from the right-of-way line. At the south end, Building A is 4 feet below and 155 feet away from Terrazzo Drive. There is a landscape area alongside Terrazzo Drive that will be planted with trees and shrubs to ---PAGE BREAK--- Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 6 of 11 screen the front of Building A. The combination of the distance of Building A from Terrazzo Drive, its lower elevation and the landscape screening, will effectively buffer and screen the loading docks at the front of Building A from Terrazzo Drive. The proposed monument sign will also provide screening. On the west side, Building A is approximately 12-16 feet above the elevation of the Santa Fe Trail, which runs adjacent to the property’s west boundary. Significant existing utilities run inside the western boundary of the property, including storm sewer, sanitary sewer, and water lines, occupying a total easement width of 60 feet. The utility lines and easements, along with the 70-foot truck driving lane, create a 130-foot buffer between the trail tract and the truck loading area. The loading docks for Building B are on the west side of the building only. This boundary is adjacent to the existing UPS distribution facility which has loading docks on its west elevation. Accordingly, there is no need to screen the loading docks for Building B from the similar activity on the adjacent property where it is not visible from any public vantage point. However, a screen wall is proposed adjacent to the truck ramp on the north end of Building B to screen loading activities from Squadron Drive. Landscaping along Squadron Drive and internal to the site will also add to this screening. b. Landscape Standards: Xeric plant material has been specified throughout the plan. Turf grass is limited to the right-of- way along Terrazzo Drive and Squadron Drive to provide a consistent attractive streetscape design along the major collector streets serving Falcon Commerce Center. i. Landscape Setbacks: A 20-foot landscape setback has been provided on the Terrazzo Drive, and Squadron Drive as required by the Preliminary PUD Plan. Right of Way Landscaping: The proposed rock mulch meets the Falcon Commerce Center Design Guidelines to create a visually cohesive open space system. The required setback depth and number of trees are provided along Terrazzo Drive. ii. Landscaping: To create a sense of arrival, landscaping will be focused on the northern access of Terrazzo Drive for Building B and the southern access of Terrazzo Drive for Building A, as these provide access to the primary entrances to the buildings. iii. Parking Lot Landscaping: The required number of screening shrubs and motor vehicle trees are provided in the site category calculations. iv. Building Site and Foundation Landscaping: Landscaping is proposed in areas adjacent to the building to provide screening and enhance the appearance of the building. v. Landscape Buffers and Screening: A landscape buffer is only required between residential and non-residential uses. Screening is addressed above. ---PAGE BREAK--- Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 7 of 11 vi. Screening & Screen Walls: Screening is addressed above and meets the landscape screening standards set out in the Final PUD Plan. 10. Additional Industrial Use Standards: a. Buffers: Any structure containing an industrial use shall be located a minimum of five hundred (500) feet from the primary boundary of any residential use or zone district in existence prior to the approval of the Preliminary PUD Plan. There is no residential use or zone district within 500 feet of this property. b. Enclosure: Every industrial use, unless expressly exempted by the Board of Trustees, shall be operated in its entirety within a completely enclosed structure, except associated truck/vehicle loading and parking. All activities other than truck/vehicle loading and parking will take place within the buildings. c. Outdoor storage. Outdoor storage shall be behind any building setback line, screened from view from adjacent properties and abutting public streets in accordance with the screening requirements. No outdoor storage is proposed at this time, but may be added if a Tenant requires it, which would be in accordance with the FCC Design Guidelines, Preliminary Plan and Town Industrial Use Standards. d. Building Design: One “cross-dock” capable building is within Falcon Commerce Center Phase 2 PUD. Building A is proposed as a cross-dock building and is currently the only proposed cross-dock building in Phase 2. This means no further cross-dock buildings will be permitted in the remainder of Phase 2. e. Truck / Trailer Parking: Truck/Trailer is only permitted in designated areas, to be further detailed on the Final PUD Plans. The proposed truck and future trailer parking is identified on the Final PUD Plan. f. External Effects: i. Noise generated on the property shall not exceed eighty (80) dB between 6:00 a.m. and 6:00 p.m. and seventy-five (75) dB between 6:00 p.m. and 6:00 a.m. Noise generated on the property shall not exceed the above levels at the perimeter of the property. ---PAGE BREAK--- Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 8 of 11 ii. The industrial use shall comply with all applicable federal, state and local regulations concerning the vibration, material handling and waste disposal, radioactive material, water pollution, air pollution, and other emissions. The proposed use will comply with all applicable regulations noted above. PROJECT JUSTIFICATION The Final PUD Plan for the Falcon Commerce Center Filing 4 is consistent with the review criteria for Final PUD Plans in Section 18.03.460.D of the Municipal Code as follows: 1. The final PUD conforms to or is consistent with the preliminary PUD; Area C on the Phase 2 Preliminary PUD Plan comprises approximately 25 acres designated for Civic/Industrial/ Institutional/Medical/Office/Warehouse Distribution uses. This Final PUD Plan is for an industrial/warehouse/distribution facility on 23.1 acres of Area C. Industrial, Warehousing and Distribution are permitted uses on the Permitted Use Table and Warehouse Distribution is a permitted use within Area C on the approved Phase 2 Preliminary PUD Plan. The Final PUD is less intensive than allowed by the zoning standards set out in the Preliminary PUD Plan; it proposes substantially less than the allowed maximum height, greater than the required minimum building setbacks, and less lot coverage than allowed under the Preliminary PUD Plan. Building A is 249,760SF, which is less than the 250,000 sf maximum allowed single building size. The allowed industrial floorspace available in Areas C and D is up to 570,000 sf. The total industrial floorspace proposed by the Filing 4 Final PUD Plan is 364,160 SF. This leaves the potential for 205,840 sf of industrial floorspace in Area D. The architectural and landscape design standards set out in the Preliminary PUD Plan have also been met. The Filing 4 Final PUD Plan meets all the industrial standards in the Phase 2 Preliminary PUD Plan relating to buffers, screening, outdoor storage and external effects. Building A is proposed as a cross-dock building and is currently the only proposed cross-dock building in Phase 2. Per the limitation in the industrial standards, this means no further cross-dock buildings will be permitted in the remainder of Phase 2. 2. Circulation is designed for the type of traffic generated, safety, separation from living areas, convenience, access, handicap access, noise and exhaust control. Though generally discouraged, private internal streets may be considered where appropriate to the development. A proper institutional framework, such as a metropolitan or special district must be established for maintenance thereof for the life of any private streets. All streets shall be accessible by police and fire department and other emergency vehicles for emergency purposes, and to service vehicles such as trash trucks. Bicycle and pedestrian circulation and connections shall be provided; ---PAGE BREAK--- Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 9 of 11 The vehicular circulation within the property is designed to accommodate the proposed use of an industrial/warehouse/distribution facility. There are sufficient turning radii to accommodate semi-truck vehicles and to allow for emergency vehicle access and there are no dead-ends. There is a sidewalk adjacent to Terrazzo Drive and Squadron Drive that provides pedestrian access to the site. Sidewalks are provided around all buildings and connections are provided from the main entrances of buildings A and B to Terrazzo Drive. 3. Functional parks, open space, and trails in terms of recreation, views, density relief, convenience, function, connectivity, and optimum preservation of natural features including trees, shrubs, wildlife habitat, scenic areas and riparian and drainage areas are provided in conformance with the Comprehensive Plan, the Parks, Trails, and Open Space Master Plan, and the Development Standards (Chapter 18.05 of this title); The Falcon Commerce Center Phase 2 Preliminary Plan includes a 1.9-acre park to provide a recreation opportunity for employees of the commerce center. The park is located immediately south of the Filing 4 property and will provide a convenient amenity area for employees of the proposed industrial/warehouse/distribution facility. There is a trail alongside the park that connects to the adjacent Sante Fe Regional Trail. The Final PUD for this Plan was approved by the Town Council on March 4, 2024. The Phase 2 Preliminary PUD Plan also includes a 28-acre open space tract adjacent to Jackson Creek. 4. A variety of development and housing types and styles, and densities are proposed. Mixed land use is encouraged; Falcon Commerce Center in its entirety includes a mix of industrial and commercial uses with park and open space tracts. 5. Privacy for individuals, families and neighbors is provided as appropriate; Not applicable as residential development is not proposed in this Final PUD Plan and there is no existing or proposed residential development adjacent to the site. 6. Building design in terms of orientation, spacing, materials, exterior color and texture, storage and lighting result in a quality architectural design that is compatible with the surrounding neighborhood. The placement of identical or similar residential models on any two adjoining lots along a street is discouraged; The building architecture and lighting meets the design standards in the Preliminary PUD Plan. This creates a quality architectural design consistent with the Falcon Commerce Center aesthetic required by the Falcon Commence Center Development and Design Guidelines. The proposed color scheme for the two buildings is muted whites, three gradients of grey, with blue vertical accents, consistent with the Falcon Commerce Center Design Guidelines color scheme of blue, grey, silver and white to play off the Air Force Academy colors. Please refer to the colored elevations and renderings included with the submittal. ---PAGE BREAK--- Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 10 of 11 7. The landscaping is a quality design that enhances the site and is compatible with the surrounding neighborhood as shown by amount, types, and materials used. Entrance features are encouraged. The proposed landscaping must not create maintenance problems and shall be suitable for the site and neighborhood including plant hardiness. A xeriscape design that will conserve water is required; The proposed landscaping meets the design standards in the Preliminary PUD Plan. This creates a quality landscape consistent with the Falcon Commerce Center aesthetic required by the Falcon Commence Center Development and Design Guidelines. In the interest of water conservation, xeriscape landscape design is proposed. All proposed plants are on the Town of Monument’s plant list as considered suitable for the Monument climate. 8. Adequate off-street parking will be provided: a. Particularly for single-family residences in a PUD, required front-yard setbacks should be established and driveways should be arranged so as to provide off-street parking therein without causing parked autos to block sidewalks. Not applicable. b. The Town may increase or decrease the normally required number of off-street parking spaces based on a consideration of the following factors: i. The relationship of the proposed modifications to the stated purposes and intent of the PUD; ii. Probable number of vehicles owned by residents; iii. Parking needs in nonresidential areas; iv. Varying time period of use, whenever joint use of common parking areas is proposed; and v. Availability and use of alternative transportation methods. The parking requirement for “commercial wholesale uses and warehouses” in the Town Municipal Code is 1.5 spaces per employee and 1.1 space per employee for industrial uses. As this is a speculative industrial/warehouse/distribution facility, the precise number of employees is unknown. However, based on the anticipated parking needs of the uses, 182 parking spaces are provided on Lot 1 for Building A and 140 spaces are provided on Lot 2 for Building B. This equates to 0.88 spaces per 1,000 sf across the entire site, which is a typical standard for parking for this type of use. The accessible parking requirements are met for both buildings and are located adjacent to the main building entrances. All parking spaces are striped to the Town’s standards and the surface treatment will be asphalt. ---PAGE BREAK--- Falcon Commerce Center Filing No. 4 Final PUD Plan Prepared by N.E.S. Inc. Project Narrative October 2024 Page 11 of 11 9. The final PUD has been shown to fit within the context of the planned land use pattern and roadway and utility systems of the larger surrounding area. The Final PUD Plan is consistent with the permitted uses and development and design standards set out in the Falcon Commerce Center Phase 2 Preliminary PUD Plan. In approving the Preliminary PUD Plan, the Town determined that the Falcon Commence Center project fit within the context of the planned land use pattern and roadway and utility systems of the larger surrounding area. The proposed industrial/warehouse/distribution facility will be accessed from the already constructed Terrazzo Drive and will receive water and wastewater service from Forest Lakes Metropolitan District. SUMMARY The Falcon Commerce Center Filing 4 Final PUD Plan for an industrial/warehouse/distribution center is consistent with the approved Falcon Commerce Center Phase 2 Preliminary PUD Plan in terms of permitted uses, zoning and development standards, and architectural and landscaping design standards. The Falcon Commerce Center Filing 4 Final PUD Plan also meets all the Final PUD Plan review criteria. P:\CP Real Estate\Falcon Commerce Center\Admin\Submittals\Spec Industrial\Final PUD DP\Falcon Commerce Center Filing 4_Final PUD Plan_Project Narrative.docx