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TOWN OF MONUMENT 645 Beacon Lite Road Monument, CO 80132 PLANNING DEPARTMENT [PHONE REDACTED] www.townofmonument.org/planning STAFF REPORT TO: Planning Commission FROM: Dan Ungerleider, AICP, Director of Planning DATE: December 6, 2024 SUBJECT: Case No. 10-2024 FPD/FP Final Planned Unit Development and Final Plat for Falcon Commerce Center Filing 4 [Public Hearing] Applicant’s Information. Andy Crimmins VanTrust 4900 Main Street, Suite 400 Kansas City, MO 64112 Owner’s Information: Forest Lakes, LLC 1123 Emerson Street, Suite 204 Evanston, IL 60201 att: Tom Blunk Property Location. Southwest corner of Terrazzo Drive and Squadron Dr Property Schedule No. [PHONE REDACTED] (Exhibit A) Property Size. 23.110 acres Comprehensive Plan Designation. The subject property is designated Light Industrial (LI) by the Town’s Comprehensive Plan, adopted 2017. Zoning Designation. Preliminary PUD – Flacon Commerce Center Phase 2 (Resolution 56-2022) Surrounding Property Information. North – Quick Trip/PUD South – Eagle Rock Distributing/PUD East – UPS Distribution Center/PUD West – Vacant/PUD Requested Action(s). Approval of the Final Planned Unit Development and Final Plat for Falcon Commerce Center Filing 4 Introduction. The Applicant, Forest Lakes LLC, is requests approval of a Final Planned Unit Development and Final Plat to develop two industrial/warehouse/distribution facility buildings on the approximately 23.1 acres Parcel at Falcon Commerce Center (FCC). Falcon Commerce Center is ---PAGE BREAK--- Staff Report - Case No. 10-2024 FPD/FP - page 2 Final PUD Final Plat for Falcon Commerce Center Filing No. 4 December 6, 2024 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 [Exhibit Background. 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. The following documents are attached and have been reviewed by the Town’s Development Review Team, and have been found to conform with the underlying Preliminary PUD Falcon Commerce Center Phase 2 as was approve by Resolution 56-202: • Exhibit 3A – Falcon Commerce Center Filing No. 4 Final PUD Plan, prepared by NES Inc, last revised 10/31/2024. • Exhibit 3B – Falcon Commerce Center Filing No. 4 Final Plat, prepared by Edward-James Surveying Inc, dated 9/30/2024. • Exhibit 3C – Building Renderings, dated 10/1/2024 • Exhibit 3D – Falcon Commerce Center Filing No. 4 Final Drainage Report, prepared by Kiowa Engineering Corporation, dated 10/28/2024. ---PAGE BREAK--- Staff Report - Case No. 10-2024 FPD/FP - page 3 Final PUD Final Plat for Falcon Commerce Center Filing No. 4 December 6, 2024 • Exhibit 3E – Squadron & Terrazzo Industrial/Traffic Generation Analysis, prepared by SM Rocha Traffic and Transportation Consultants, dated 5/21/2024. • Exhibit 3F – Falcon Commerce Center Geologic Hazards Evaluation, prepared by CTL Thomson Inc, dated 2/26/2020. • Exhibit 3G – Falcon Commerce Center Environmental Assessment Report, prepared by Bristlecone Ecology LLC, dated 4/23/2020. • Exhibit 3H – Falcon Commerce Center Filing N0. 4 Project Narrative, prepared by NES Inc, revised 10/1/2024. Public Notice. Pursuant to Chapter 18 - Land Development Code, Section 18.01.260.D and Table 1.2, which requires a public notice at least fifteen (15) days prior to any public hearing for a land use change, be mailed to property owners with 500 feet and posted on the property. The Applicant has complied with aforementioned notice requirements [Exhibit Project Details. The approved Phase 2 Preliminary PUD Plan specifies zoning, development and design standards that govern the future development within the 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. Staff have reviewed the subject application and analyzed the applicable criteria from Section 18.03.460 of the Town of Monument’s Land Development Code and the Comprehensive Plan. Based on Staff’s analysis and input provided by the Town’s Development Review Team (DRT) partners, the proposed project is consistent with all applicable development standards and adequately addresses all criteria. Parking and Site Design. The Final PUD contemplates a future trailer parking area along the south end of the property. This provision did not include the original preliminary Planned Unit Development, and if permitted it would be in conflict with current Town Council policy. Staff is therefore recommending that a condition of approval be included with the Planning Commission’s recommendation stating that: Prior to Town Council approval, the Final PUD Plan and Final PUD Narrative shall be revised to omit and replace the potential trailer parking area with natural grading and landscaping. Not withstand the above, the proposed site design, parking, loading areas and on-site circulation complies with and exceeds the standards set forth in Chapter 18.05 Article 1 – Site Design Standards and Article 2 – Parking Standards. ---PAGE BREAK--- Staff Report - Case No. 10-2024 FPD/FP - page 4 Final PUD Final Plat for Falcon Commerce Center Filing No. 4 December 6, 2024 Lighting Standards. The site photometric lighting plan complies with the Town’s standards as provided for in Chapter 18.05 – Development Standards, Article 3 – Lighting Standards. Landscape Standards. Landscaping is provided throughout the site, including a combination of deciduous, ornamental, and evergreen trees and bushes, meeting and exceeding the Town’s minimum landscaping requirements as provided for in Chapter 18 – Land Development Code, Article 4 – Landscape Standards. Comprehensive Plan. The subject property is designated Light Industrial (LI) by the Town’s Comprehensive Plan, adopted 2017 (Exhibit This designation provides for a mixture of non- residential and residential development, professional offices, personal services, convenience retail and restaurants, connections by sidewalks and trails. The proposed development meets the intent of this designation. Development Code. Staff have reviewed the subject application and analyzed the applicable criteria from Section 18.03.460 of the Town of Monument’s Land Development Code and the Comprehensive Plan. Based on Staff’s analysis and input provided by the Town’s Development Review Team (DRT) partners, the proposed project is consistent with all applicable development standards and adequately addresses all criteria. Stormwater Management. The Applicant provided a Final Drainage Report for the project. The Report, prepared by Kiowa Engineering Corporation, dated 10/28/2024, concludes that the stormwater drainage improvements will provide adequate protection to this site without adverse impacts on the adjoining upstream and properties, and are in compliance with the Final Drainage Report for Monument Marketplace North Filing No. 1. Based on the current data and analysis included in the Applicant’s 10/28/2024 Report, Town Staff concurs with this assessment. Traffic Analysis Report. The Applicant provided a Traffic Generation Analysis Report for the project. The Report, prepared by SM Rocha Traffic and Transportation Consultants, dated 5/21/2024, concludes that the proposed development is expected to not have a negative impact on traffic operations for the surrounding roadway network. It furthermore concluded that the project complies with the previously accepted traffic studies submitted for the Falcon Commerce Center. Based on the current data and analysis include in the Applicant’s 5/21/2024 report, Town Staff concurs with this assessment. Recommended Action. A motion to make a recommendation to APPROVE the Final Planned Unit Development and Final Plat for Falcon Commerce Center Filing No. 4, condition upon prior to Town Council approval, the Final PUD Plan and Final PUD Narrative shall be revised to omit and replace the potential trailer parking area with natural grading and landscaping, and as supported by the attached finding of fact and project documents: 1. Falcon Commerce Center Filing No. 4 Final PUD Plan, prepared by NES Inc, last revised 10/31/2024 [Exhibit 3A]. ---PAGE BREAK--- Staff Report - Case No. 10-2024 FPD/FP - page 5 Final PUD Final Plat for Falcon Commerce Center Filing No. 4 December 6, 2024 2. Falcon Commerce Center Filing No. 4 Final Plat, prepared by Edward-James Surveying Inc, dated 9/30/2024 [Exhibit 3B]. 3. Building Renderings, dated 10/1/2024 [Exhibit 3C]. 4. Falcon Commerce Center Filing No. 4 Final Drainage Report, prepared by Kiowa Engineering Corporation, dated 10/28/2024 [Exhibit 3D]. 5. Squadron & Terrazzo Industrial/Traffic Generation Analysis, prepared by SM Rocha Traffic and Transportation Consultants, dated 5/21/2024 [Exhibit 3E]. 6. Falcon Commerce Center Geologic Hazards Evaluation, prepared by CTL Thomson Inc, dated 2/26/2020 [Exhibit 3F]. 7. Falcon Commerce Center Environmental Assessment Report, prepared by Bristlecone Ecology LLC, dated 4/23/2020 [Exhibit 3G]. 8. Falcon Commerce Center Filing N0. 4 Project Narrative, prepared by NES Inc, revised 10/1/2024 [Exhibit 3H]. 9. Draft Findings of Fact [Exhibit