No preview available
HomeMy WebLinkAboutFOSSIL CREEK NURSERY PUD - PRELIMINARY - 40-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSX NEIGHBORHOOD_ INFORMATION MEETING _ --- _..---- ---------------for Project: Fa6611 cggp City of Fort Collins Meeting Location: EVA wt trAt nUr✓ u+t"Nr ,JUZC l Date: -7/1 Attendees: Please sign this sheet. The information will be used to upuate ute project mautng ust ana conitrm attenaance at neignoornooa meetings. Contact the Planning Department (221-6750) if you wish to Did You Receive orrect receive minutes of this meeting. Written Notification ddress. of this meeting? Name Address Zip Yes No Yes No h G 67Z E. G(L 3 2- k 54 /;1 700 0O S' A s— � oq"tr C ",�e,�. Zfj5 Vt4 -mAvot 0SZS I (< I K NEIGHBORHOOD MEETING MINUTES PROJECT: Fossil Creek Nursery P. U.D. DATE: July 12, 1995 APPLICANT: Jack Fetig, Fossil Creek Nursery CONSULTANT: Jim Sell, Jim Sell Design PLANNER: Mike Ludwig The proposed project is located 1/4 to'/z mile south of Trilby Road on the west side of South College Avenue (west of Benson Lake). The request is to develop 15 acres for a new Fossil Creek Nursery facility. Approximately 12 acres would be designated for nursery stock growing area and 3 acres would be designated for retail sales and parking. An existing residence would be converted to a landscape design office constituting a change of use. QUESTIONS, CONCERNS. COMMENTS The parking lot area will be hidden. 75% of the 15 acres will be growing area and 25% will be for retail. 2. Do you have any specific ground water concerns as far as pollution, etc.? A. Nurseries do use fertilizers, pesticides and etc. The applicant is proposing several water quality ponds before stormwater enters the existing wetlands area adjacent to College Avenue. Spill containment will be provided. 3. This project will be submitted in August and if all goes well the applicant is planning a soft -opening in the fall of 1996. 4. Will a nature trail be running through or close to this project and can there be a contingency written so this project will not interfere with it? A. The Natural Resources and Parks and Recreation Departments will review these plans when they are submitted. Any impact of this project on the proposed nature trail will be a part of their evaluation. 5. Will College Avenue be a divided road near this project? A. College will become a six -lane highway in the future, essentially a seven -lane highway with the center lane being a turn lane. SEP-20-1995 13:38 MATTHEW DELICH PE 3036695034 P.02 M M TO: FROM: DATE: SUBJECT: MEMORANDUM Jim Sell, Jim Sell Design Mike Ludwig, Fort Collins Planning Department Eric Bracke, Fort Collins Traffic Engineer Sheri Wamhoff, Fort Collins Engineering Department Matt Delich ?� September 20, 1995 Fossil Creek Nursery - Response to City staff comments (File: 9568MEM2) This memorandum is to clarify the comment that a 450 foot right -turn lane, plus a 270 foot taper, are required at the proposed access to the Fossil Creek Nursery. This right -turn lane should be striped in the existing shoulder area, as is the case with numerous other accesses along this segment of U.S. 287. This is the recommendation for the right -turn lane. Additional off -site right-of-way to the north is not required for this right -turn lane. CDOT may request additional right-- of-way from the Fossil Creek property for future widening, but it is doubtful that they would request additional right-of- way if all of the improvements can be accomplished within the existing curb and gutter. W 6: CJ J W A 7 LLI r TOTAL P.02 SH-20-95 WELD 1:22 PM 2C36695034 ?. 9 23. Ice or low temperature water storage system utilized for off-peak air conditioning and reduced air conditioning equipment sizes 1.0 . 24. Electric resistance heat not used 0.2 25. Night air used for pre -cooling, space with building air handling system, automatically controlled 0.1 AM Fluorescent lamps and electronic ballasts are used throughout the building 0 27. _ Motion detector lighting control is used for all lighting 0_2 28. Lighting wait density less than 2W/sq. ft. 0.3 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 3.0 30. Radiant heating used in lieu of unit heaters 0,2 31. Roof automatically cooled with water spray 0.1 > 32. Windows are shaded from summer sun (over- hangs, window coverings, deciduous trees) 0 2 33. Computerized energy management system used with capability to cycle equipment, automatic lights on/off, optimum start, . night/weekend setback 1.0 *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 methods (to accommodate new technology). Points will be assigned on a' proportionate basis by comparing the amount of energy 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, Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -122- 4. assive solar heating utilized by building heating system with a minimum of savings fraction of 0.4•(using orientation that 3.0 maximizes solar gain and window coverings) 5. Natural daylighting utilized, with automatic insulated covers with minimum R-value of 2.5 0.3 6. Overall wall U-value If is <02 1.0 7. Overall roof U-value is 40.6 0.3 8. Reflective glass or film used on all windows 0.2 9. Vestibules, air locks, or revolving doors used 0.2 . on all entrances 10. Automatic night/wcekend temperature 0.4 setback is provided 11. "Free Cooling" (using outside air) used for fan 0 2 systems of less than 5000 CFM 12. Low leakage outside air and exhaust air dampers used; I % leakage maximum at 5" W.C. 0.3 13. Variable air volume system used, with inlet OS vanes or variable speed drives 14. High efficiency motors (as labeled by 0.1 manufacturer) used 15. Water-cooled condensers used for 0.2 mechanical cooling systems 16. Evaporative cooling used in lieu. of 0.4 mechanical cooling 17. Boilers or furnaces used with firing 0.2 efficiencies greater than 82% 18. Automatic spark ignition used for gas 0.1 fired boilers, furnaces, unit heaters, etc. 19. Automatic dampers used in combustion 0.1 air intakes 20. Outside air reset used for boiler supply water temperature control (boiler water reset inversely from outside temp) 0,3 temp 21: Exhaust or condenser heat recovery utilized 0.3 22. Waste water heat recovery utilized (car 2.0 washes, laundries, etc.) 1 Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -121- .. APPENDIX "E" Method One: Direct comparison to Model Energy C04e 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 theisame building just meeting the minimum standard as defined in the Model Energy Code: Percentage below the Model Energy Code Minimum Points Awarded 15 - 25% 1.0 point 26-3517o - 2.0 points 1 " 36 - 457o l 3.0 points ' 46% or more 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 earned will be based upon the following table: t points =:F y 0.6 - 1.5 1.0 point 1.6 - 2.5 2.0 points 'fir. Y d 2.6 - 3.5 3.0 points 3.6 or more 4.0 points Method Two Energy conservation Measures: 1. Long axis of building is east/west (building oriented to south, with majority of windows 0 2 on south wall) 2. Ratio of exterior wall area to interior floor e area is less than 15 3. • Mass of exterior building walls greater than 0.2 30 lb/sq. ft. Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 - 120 - AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I II III IV Circle the Correct Score Multiplier Points Earned Ixil Maximum Applicable Points a. Not at Two Arterials X X J(D 0 2 y 4 b. Part of Planned Center X 1XI 2 Q 3 O 6 c. On Non -Arterial X IX 2 01 4. O 8 d. Two Acres or More X IX 0 0 3 (� 6 e. Mixed -Use X IX ©0 3 6 f. Joint Parking x 1 2 0 3 g. Energy Conservation X 1 2 4 1 0 2 y 8 h. Contiguity X X IQ 0 5 10 10 i. Historic Preservation 'A 1 2 0 2 j, 1 2 0 k. 1 2 0 1 2 0 Totals 20 v vi Percentage Earned of Maximum Applicable Points V/VI = VII Ei Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -70- 0 Auto -Related and Roadside Commercial (continued) 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. It. 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 -69- 0F05S\L CREEK W&SEQY P.u.D.�P ACTIVITY: Auto -Related and Roadside Commercial DEFINITION: 19 Those retail and wholesale commercial activities which are generally considered and typically found along highways and arterial streets. Uses include free-standing department stores; auction rooms; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales, and repair; fuel and ice sales; greenhouses and nurseries; warehouses and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with adult amusement or entertainment; adult photo studios; adult theaters; any uses intended to provide adult amusement or entertainment; 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 Nq/ N/A 1. Does the project gain its primary vehicular access from a street other than ❑ South College Avenue? 2. Are body including the storage of ❑ ❑ all repair, painting and work activities, refuse and vehicle parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended to provide adult amusement or ❑ ❑ entertainment, does it meet the following requirements? a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church, and/or school meeting all of the requirements of the compulsory education laws of the State of Colorado?; b. Is the use established, operated, or maintained no less than one thousand (1,000') feet from another similar use? 4. 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 located other than at the intersection of two arterial streets? b. Is the project contiguous to and functionally a part of an existing neighborhood or community/regional shopping center, office, or industrial park? c. Is the primary access to the activity from a non -arterial street? d. Is the project on at least two (2) acres of land? e. Does the project contain two (2) or more significant uses (for instance retail, office, residential, hotel/motel, or recreation)? Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 vAQ a.NCt R v Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA I APPUCASLE CRITERIA ONLY Is the c.^tenon FWHI the critene applicable? I be satisfied? Cr IT'cR1CN I S QI Yes INc Al. COMMUNITY -WIDE CRITERIA. LI 1.1 Sclar Orientaticn I 1 1 1007 1.2 CCmorehensive Plan I 1 I 1 1.3 Wildlife Habitat I I I 1 1.4 Mineral Deocsit I I I I 1.5 Sensitive Areas I reserved I Te Lands of Acricuitural Imoertance I rer red 1 1 I 1.1 EnerCv CCnser/c'tlCn I 1 1, jI ' 1.8 Air Quality I 1 1 1.9 VV2ter Qusiity I JOT I I 1 1.12 Residential Densitv IV 2 NE!G BCR„;COD COMPATicIL1iY CRIT7.<,A 2. 1 VeniCUlar. Fec=si; an. Bike T cnscoratlon 2 2 ?uiicinc Pacer ent and Orent_rcn I ✓I I 2 Nar:rai -_- r--s 2.4 Vericular Circuiaticn and F_., Emercencv 2.6 Fecestr ian Ciruiation 2.7 Arc, �itecture 913 cuiicinc Heicr,t and Views 2.9 Shacinc 2.10 SCiar Access 2.11 Histcric Rescurcas 2.12 Set!:acks 2.13 Larescace 2.14 Sic; :s 2.15 Site Lichtinc 2.16 Noise and Vibraticn 2.17 Glare or Heat 2.18 HaZardcus Materials A 3. ENGINEERING CRITERIA 3.1 Utiiity Capacity 3.2 Desicn Standares 3.3 Water Hazards 3.4 Gecicaic Hazards If no, please explain Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised fi 1994 -61-gVS� SALES CENTER / GREENHOUSE - SOUTH ELEVATION SALES CENTER / GREENHOUSE - EAST ELEVATION INFORMATION CENTER - SOUTH INFORMATION CENTER - EAST IIII ICI IIIIIIIII IIII ■1 IIIIIIII III��I I�I��a CARETAKER RES. / FUTURE STUDIO OFFICE Fossil Creek Nursery P.U.D. South College Avenue Ft. Collins, Colorado CHARACTER ELEVATIONS CREC D FISNiR ARCHITECT SHEET 3 I RIMIIAY0MM Ili .To row, a IT. ems» — -'�— TRACT O GROW AREA I , �vvro�mmac �� rbvnm emrnr� . j.wro,e „w va�a wvevv,.oreo j ua® ar l�. TRACT C GROW AREA .,m aa-nc aa. inencx.ow PLANT NOTES PLANT KEY 0- Fossil Creek Nursery P.U.D. �t Preliminary Landscape Plan Ft. Collins, Colorado e.mEnw ne°e:..+ri z= u reeve: TRACT C GROW AREA MONSOON I PoTM11LL Mup .CIlN TRACT O GROW AREA _-a b. YRD OY..L V6lNLC�m 1CS 4I d PLANNING M ZONING APPROVAL WETLANDS DITCH COMPANY APPROVAL ... PROJECT NOTES PI III OWNER'S CERTFICATION ..:.K.�..._...� IIII ��.......��,...�.a...M..W. "'"""""""�`�"�"" '• s—tea M LEGAL DESCRIPTION�M I « 1 mMwraO EA III Ill III I I' V Ili P M.L yain.Lr PROJECT STATISTICS w.mm VICINITY MAP rr' ;I TEMPORARY GREENHOUSE STRUCTURE Fossil Creek Nursery P.U.D. PmIlminary Site Plan " Ft. Collins. Colorado JL .- - _ .-... . - pw ' • ice* a� . �IGG M,�~,•� G'^I • , comwA N PT W [Yf■1f� VICINITY MAP 40-95 FOSSIL CREE Preliminary C I I 5 e J rlp i rip 09/01/95 K NURSERY PUD 1"=1000' Fossil Creek Nursery P.U.D., Preliminary, #40-95 October 23, 1995 Page 7 RECOMMENDATION: Staff recommends approval of the Fossil Creek Nursery P.U.D., Preliminary, #40-95 including variances to All Development Criteria A-1.12 and Criterion 1 of the Auto -Related and Roadside Commercial Uses Point Chart, with the following condition: 1. No additional volume from drainage or irrigation flows will be allowed into Robert Benson Resevoir above the historic volume and rate until downstream easements are obtained sufficient to carry the developed volume from this development into, through and below the reservoir. City of Fort Collins DATE: TO: FROM: Comm *ty Planning and Environmenta'-,rvices Current Planning MEMORANDUM October 23, 1995 Planning and Zoning Board Members Michael Ludwig, City Planner 0OU SUBJECT: Amendment to the Fossil Creek Nursery P.U.D., Preliminary, #40-95 Staff Memo The City Attorney has requested that the wording of Condition 1 of the Staff Memo be revised. Please replace the existing page 7 of the Staff Memo with the "revised" page 7 that is attached to this memo. W1,49A p� `t tr� jAo- G4 Macaw . -K494, 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 TDD (970) 224-6002 Fossil Creek Nursery P.U.D., Preliminary, #40-95 October 23, 1995 Page 6 6. Natural Resources: There are existing wetlands on the site which will be preserved and enhanced as an amenity to this project. Mature trees located on the site will be pruned and preserved as instructions form the Natural Resources Department's site visit with the applicant. 7. Stormwater: The applicant proposes a stormwater detention and retention system on the site. The Stormwater Utility requests that a condition of Preliminary approval be that no additional volume from drainage or irrigation flows be allowed into Robert Benson Resevoir above the historic volume and rate until downstream easements are obtained. FINDINGS OF FACT/CONCLUSION: The Fossil Creek Nursery P.U.D., Preliminary, #40-95 meets all Applicable All - Development Criteria except for A-1.12, Residential Density. 2. A variance to All -Development Criteria A-1.12 can be granted on the basis that such a variance would neither be detrimental to the public good nor impair the intent and purposes of the L.D.G.S. and that the applicant has demonstrated that the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is requested. 3. The Fossil Creek Nursery P.U.D., Preliminary, #40-95 earns 62% of the maximum applicable points on the Auto -Related and Roadside Commercial Uses Point Chart, exceeding the minimum required 50%. 4. A variance to Criterion of the Auto -Related and Roadside Commercial Uses Point Chart can be granted on the basis that such variance would neither be detrimental to the public good nor impair the intent and purposes of the L.D.G.S. and that the applicant has demonstrated that by reason of exceptional topographical, soil or other subsurface conditions or other conditions peculiar to the site, undue hardship would be caused to a subdivider by the strict application of any provisions of this section. 5. The request is consistent with the "Preferred Land Use Scenario" of the advisory document entitled A Plan For The Region Between Fort Collins and Loveland which designates this property as mixed use. RECOMMENDATION: Fossil Creek Nursery P.U.D., Preliminary, #40-95 October 23, 1995 Page 5 of the L.D.G.S. and that the applicant has demonstrated that the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is requested. 3. Neighborhood Compatibility: A neighborhood meeting was held on July 12, 1995. Minutes of this meeting are attached. Commercial uses are designated on the Ridgewood Hills O.D.P. to the south of this development. Low -Density and Multi -Family residential uses are designated on the Ridgewood Hills O.D.P. to the west of this development. An existing restaurant is to the north and South College Avenue is the eastern boundary of the development. This Nursery use is a very low -intensity use with approximately 75% of the land being nursery stock growing area. 4. Desien: Most of the existing buildings on the northern 2.37 acres of the site will be utilized for the nursery sales and service facilities. An approximately 7,344 square foot greenhouse will be constructed on the east side of an existing building that will be converted to a sales center. Three existing storage buildings will remain as storage buildings. One existing building will be converted to an information center. The existing residence on the property will remain as a nursery caretaker's residence and an approximately 1,440 square foot addition is proposed for a landscape design office. The remaining 11.99 acres will be for nursery stock growth areas. A parking lot will be constructed southeast of the proposed information center and southwest of the proposed caretaker's residence/landscape design office. Temporary seasonal greenhouse structures are proposed in two southwest portions of the "Tract D Grow Area." They are expected to be used from approximately March to May and will be screened with a hedge and/or wind break. A gravel fire access loops around the commercial portion of the site. A gravel private service road loops through the growing area. No customer vehicles are allowed on these gravel fire and service loops. A potential future access to the west is also shown which aligns with a proposed future access on the Ridgewood Hills O.D.P. The nature of the use will allow visual accent and buffer from College Avenue. 5. Transportation: There is currently an existing curb -cut on South College Avenue which serves the existing residence on the property. The applicant proposes to retain this existing curb -cut as an access for the commercial use to and from North College Avenue. According to the traffic study a 450 foot right - turn lane plus a 270 foot taper are required to be striped in the existing shoulder area of South College Avenue. City Engineering staff and the Colorado D.O.T. are negotiating the location and configuration of the access on College Avenue. Therefore staff notes that the location and configuration of the access on College Avenue may change at Final P.U.D. A potential future connection to the west is shown on the plans as a result of the Ridgewood Hills O.D.P. When this future connection is made and/or when widening occurs on South College Avenue in the future, it is possible that the access on College Avenue will be limited or eliminated. Fossil Creek Nursery P.U.D., Preliminary, #40-95 October 23, 1995 Page 4 (4) The granting of a variance from the strict application of any provision would result in a substantial benefit to the City by reason of the fact that the proposed project would help satisfy a defined community need (such as affordable housing or historic preservation) or would alleviate an existing problem (such as traffic congestion or urban blight), and the strict application of such a provision would render the project practically unfeasible." Criterion 1 of the Auto -Related and Roadside Commercial Uses Point Chart: The proposed development gains its primary access from South College Avenue. The applicant requests a variance to Criterion 1 of the Auto -Related and Roadside Commercial Uses Point Chart for the following reasons: 1. There is an existing residence on the property, which utilizes an existing curb cut onto College Avenue. The proposed plan retains the residence, and therefore the applicant requests to retain the curb cut for access for the commercial use onto College Avenue. 2. At this point and time there is no development around the site which would allow for a economically feasible point of access from other than College Avenue. 3. The proposed plan does allow for a future access point to the west of the property (Ridgewood Hills O.D.P.). As requested by the City's Engineering staff, a note has been added to the Site Plan that at the time this future connection is made to the west, the City Engineering staff and Colorado D.O.T. will determine whether the access to/from College will be limited or eliminated. For the reasons stated above, staff recommends that the Planning and Zoning Board grant a variance to Criterion 1 of the Auto -Related and Roadside Commercial Uses Point Chart on the basis that the granting of the variance would neither be detrimental to the public good nor impair the intent and purposes of the L.D.G.S. and that the applicant has demonstrated that by reason of exceptional topographical, soil or other subsurface conditions or other conditions peculiar to the site, undue hardship would be caused to a subdivider by the strict application of any provisions of this section. All -Development Criteria A-1.12: All -Development Criteria A-1.12 requires an overall residential density of at least 3 dwelling units per acre. The applicant proposes to retain the existing dwelling unit on the property as a caretakers residence. No additional dwelling units are proposed. Therefore staff recommends that the Planning and Zoning Board grant a variance to All -Development Criteria A-1.12 on the basis that the granting of the variance would neither be detrimental to the public good nor impair the intent and purposes Fossil Creek Nursery P.U.D., Preliminary, #40-95 October 23, 1995 Page 3 The request has been evaluated against the Auto -Related and Roadside Commercial Uses Point Chart and earns 62% of the maximum applicable points, exceeding the minimum requirement of 50%. Points were awarded for meeting the following criterion: a) being located other than at the intersection of two arterial streets - 4 points. d) being located on at least two (2) acres of land - 6 points. e) containing two (2) or more significant uses (retail, office, and residential) - 6 points. g) energy conservation (Method 2 Energy Conservation Measures 1, 2, 24, 26, 32, and 34) - 4 points. h) having at least one -sixth (1/6) contiguity to existing urban development (Carolyn's Cuisine and South College Avenue) - 10 points. However, the request fails to answer "yes" to Criterion of the Auto -Related and Roadside Commercial Uses Point Chart which asks, "Does the project gain its primary access from a street other than South College Avenue?" The request meets all Applicable All -Development Criteria except for A-1.12, Residential Density. Staff did not evaluate the request against the Residential Uses Point Chart as one dwelling unit already exists on the property. No additional dwelling units are requested. Variance Requests: Section K, Variance Procedures, of the LDGS states: "The Planning and Zoning Board is empowered to grant variances to the provisions of this section (the LDGS). The decision of the Planning and Zoning Board on any application for a variance shall be set forth in writing in the minutes of the meeting of the Board. Variance requests may be granted if the Board determines that the granting of the variance would neither be detrimental to the public good nor impair the intent and purposes of this section and if the applicant demonstrates: (1) That by reason of exceptional topographical, soil or other subsurface conditions or other conditions peculiar to the site, undue hardship would be caused to a subdivider by the strict application of any provisions of this section, or (2) That by reason of exceptional conditions or difficulties with regard to solar orientation or access, undue hardship would be caused to a subdivider by the strict application of any provisions of this section, or (3) That the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is requested, or Fossil Creek Nursery P.U.D., Preliminary, #40-95 October 23, 1995 Page 2 demonstrated: that by reason of exceptional topographical, soil, or other subsurface conditions or other conditions peculiar to the site, undue hardship would be caused to a subdivider by the strict application of Criterion 1 of the Auto -Related and Roadside Commercial Uses Point Chart; and that the plan as submitted is equal to or better than such plan incorporating an overall density of 3 dwelling units per acre as required by All -Development Criteria A-1.12.. The request is consistent with the "Preferred Land Use Scenario" of the advisory document entitled A Plan For The Region Between Fort Collins and Loveland which designates this property as mixed use. The Stormwater Utility requests that a condition of Preliminary approval be that no additional volume from drainage or irrigation flows be allowed into Robert Benson Resevoir above the historic volume and rate until downstream easements are obtained. COMMENTS Background: The surrounding zoning and land uses are as follows: N: r-p; vacant. b-p; existing restaurant (Carolyn's Cuisine). S: r-1-p; undeveloped (Parcels B-1, B-2, B-3, B-4 of Ridgewood Hills O.D.P.). E: h-b; S. College Avenue, vacant. W: r-1-p; undeveloped (Parcels A-5, A-6 of Ridgewood Hills O.D.P.). This property was annexed into the City as part of the Triangle Farms Annexation on August 4, 1981 and zoned R-P, Planned Residential with a P.U.D. condition and R-L-P, Low Density Planned Residential with a P.U.D. condition. 2. Land Use: This is a request for Preliminary P.U.D. approval for 9,970 square feet of residential use, 19,660 square feet commercial nursery use, and 11.99 acres of nursery stock growing area on 14.59 acres, located at 7029 S. College Avenue. The property is on the west side of South College Avenue, immediately south of Carolyn's Cuisine, and west of Benson Lake. The existing residence on the site will be become the nursery caretaker's residence. An approximately 1,440 square foot addition to this existing house is proposed for a landscape design office. An approximately 7,344 square foot greenhouse addition will be constructed on the east side of an existing accessory building, and will be used as a sales center/green house. One existing accessory building will be converted to an information center and three existing storage buildings will remain as storage buildings. The request is consistent with the "Preferred Land Use Scenario" of A Plan For The Region Between Fort Collins and Loveland which designates this property as mixed use. This document is an advisory document which is not currently an element of the Comprehensive Plan. ITEM NO. 5 MEETING DATE 10/23/95 STAFF Mike Ludwig PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Fossil Creek Nursery P.U.D., Preliminary, #40-95. APPLICANT: Fossil Creek Nursery c/o Jim Sell Design, Inc. 117 E. Mountain Avenue, Suite 200A Fort Collins, CO 80524 OWNER: Jack and Christine Fetig 1546 41st Avenue Court Greeley, CO 80634 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. approval for 9,970 square feet of residential use, 19,660 square feet commercial nursery use, and 11.99 acres of nursery stock growing area on 14.59 acres, located at 7029 S. College Avenue. The property is on the west side of South College Avenue, immediately south of Carolyn's Cuisine, and west of Benson Lake. The existing residence on the site will be become the nursery caretaker's residence. An approximately 1,440 square foot addition to this existing house is proposed for a landscape design office. An approximately 7,344 square foot greenhouse addition will be constructed on the east side of an existing accessory building, and will be used as a sales center/green house. One existing accessory building will be converted to an information center and three existing storage buildings will remain as storage buildings. The property is zoned R-P, Planned Residential with a PUD condition and R-L-P, Low Density Planned Residential with a PUD condition. RECOMMENDATION: Approval with variances and a condition. EXECUTIVE SUMMARY: This request for Preliminary P.U.D. approval earns 62% of the maximum applicable points on the Auto -Related and Roadside Commercial Uses Point Chart, exceeding the minimum required 50%. However, the request fails to answer "yes" to Criterion 1 of the Auto -Related and Roadside Commercial Uses Point Chart which asks, "Does the project gain its primary vehicular access for a street other than South College Avenue?". In addition the request meets all applicable All - Development Criteria except for A-1.12 "Residential Density". Staff recommends that variances be granted to Criterion 1 of the Auto -Related and Roadside Commercial Uses Point Chart and to All - Development Criteria A-1.12, on the basis that the granting of these variances would be neither detrimental to the public good nor impair the intent of the L.D.G.S. and that the applicant has COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT