HomeMy WebLinkAboutNOVOVESKY GARDEN CENTER PUD - PRELIMINARY - 13-95A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSDENSITY CHART
Maximum Eamed
Criterion Credit Credit
a___9___________________________________
2000 feet of an existing neighborhood shopping center, or
_
2000 feet of an approved but not constructed nerghborhood shopping center. 0 W E IR Fs
2090
1090
i
b
650 feet of an existing transit stop (applicable only to projects having a density, of at least six [6] dwelling
units per acre on a gross acreage bans)
2090
C
4000 feet of an existing or approved regional shopping center
1090
3500 feet of an_existing _neighborhood _ or community park; or G Ot_OE N M Efia 0 WS
2090_
a 0
W
d
_ _ _ _ _ _
3500 feet of a publicly owned, but not developed, neighborhood or community park, or community
facility (except golf courses); or
_
1090
_
H
3500 feet of a publicly owned golf course, whether developed or noL o r
1090
e
2500 feet of an existing school, meeting all requirements of the State of Colorado compulsory education
laws
1090
0
f
3000 feet of a major employment center C444,1 N 0 12090
010
1000 feet of a child care center
5%
h
"North" Fort Collins
�n4
I The Central Business District 20%
J A project whose boundary is contiguous to existing urban development Credit may be earned as follows: 3090
0% For projects whose property boundary has 0 - 1090 contiguity;
to - 15% For projects whose property boundary has 10 - 209o' contiguity;
15 - 20% For projects whose property boundary has 20 - 30% contiguity;
20 - 25% For projects whose property boundary has 30 - 4090 contiguity;
25 - 30% For projects whose property boundary has 40 - 5090 contiguity.
k If it can be demonstrated that the project will reduce non-renewable energy usage either through the application of
alternative energy systems or through committed energy conservation measures beyond those normally required by
City Code, a 5% bonus may be earned for every 5% reduction in energy use.
Calculate a 1% bonus for every 50 acres included in the project
fll Calculate the percentage of the total acres in the project that are devoted to recreational use. Enter 1/2 of that
percentage as a bonus.
fl If the applicant commits to preserving permanent off -site open space that meets the City's minimum requirements,
calculate the percentage of this open space acreage to the total development acreage and enter this percentage as a
bonus.
0 If part of the total development budget is to be spent on neighborhood public transit facilities which are not
otherwise required by City Code, enter a 2% bonus for every $100 per dwelling unit invested.
If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise
H P required by City Code, enter a 1 % bonus for every $100 per dwelling unit invested.
z q If a commitment is being made to develop a specified percentage of the total number of dwelling units for low
Z income families, enter that percentage as a bonus, up to a maximum of 3090.
O f If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type "A"
m and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows:
Type "A" .5 x ""
Total Units
Type "B" 1.0 x T= "B" Unite In no case shall the combined bonus be greater than 3090
Total Units
Continued
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised September 1994
-79-
o
Site
1996 SATURDAY NOON HOUR TRAFFIC Figure 3
- ----------- ------
N
Site
0000
Rounded to the
Nearest 5 Vehicles
) f
C
LONG RANGE SATURDAY NOON HOUR TRAFFIC Figure 4
Land Use
Table 1
Trip Generation
Saturday Noon Peak
Trips Trips
in out
Novovesky Garden Center 23 22
Table 2
1996 Intersection Operation
Level of Service
Intersection Saturday Noon
Timberline/Site Access
EB LT/RT B
NB LT A
Table 3
Long Range Intersection Operation
Level of Service
Intersection Saturday Noon
Timberline/Site Access
EB LT/RT D
NB LT B
78
�I,�1,� fo
/ 1 /— 75 CARIBOU
16�
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1995 SATURDAY NOON HOUR TRAFFIC Figure 2
i11 41�
N
NO SCALE
' CARIBOU
UMMERSTONE
COURT
SITE PLAN
Figure 1
are also shown in Figure 2. Northbound and southbound traffic is
directionally split 50/50.
Trip generation for the Novovesky Garden Center is shown in
Table 1. Trip Generation, 5th Edition, ITE was used as the
reference for this information. Land use code 818, Nursery (Garden
Center) was used.
Trip distribution for the Novovesky Garden Center was based
upon the development projections of the City of Fort Collins and
existing traffic count data. The trip distribution was assumed to
be 60 percent to/from the north and 40 percent to/from the south.
Figure 3 shows the 1996 peak hour traffic with development of
the Novovesky Garden Center. Background traffic was factored by
103 percent. Table 2 shows the peak hour operation at the
Timberline/Site Access intersection. Calculation forms are
provided in Appendix B. Operation for all movements with stop sign
control is acceptable. The access to Timberline Road is
recommended to be a full -turn intersection at this development/
traffic level. At the traffic level shown in Figure 3, a right -
turn auxiliary lane is not required. The site plan shows
Timberline Road at a width of 70 feet (curb to curb). With the
current single through lane in each direction or the future two
through lanes in each direction, a center left -turn lane can be
striped on Timberline Road. This will remove turning vehicles from
the through travel lanes.
Figure 4 shows the long range peak hour traffic. These
traffic projections would relate to a year 2015 forecast. It is
expected that a signal would become warranted at the Timberline/
Caribou intersection. The need for this signal would likely be
after the year 2000. Traffic should be monitored to determine when
the signal warrants are met. Table 3 shows the peak hour operation
at the Timberline/Site Access intersection. Calculation forms are
provided in Appendix C. The Timberline/Site Access intersection
is expected to operate acceptably. With good signal progression
on Timberline Road, the operation will actually be better than that
indicated on Table 3.
Operation at the Timberline/Site Access intersection will be
acceptable in both the short and long range future years analyzed
in this study. Ideally, the site access driveway should be moved
to the north or lined up with Summerstone Court.
M
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To.
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From:
Date:
MEMORANDUM
Mike Novovesky
Jim Sell, Jim Sell Design
Fort Collins S a
Matt Delich
May 22, 1995
Subject: Novovesky Garden Center traffic study
(File: 9545MEM1)
This memorandum documents the findings of various traffic
analyses related to the Novovesky Garden Center in Fort
Collins, Colorado. The Novovesky Garden Center is a retail
development located on the west side of Timberline Road,
approximately 600 feet south of Caribou Drive. Data used in
these analyses was obtained through field observations, new
traffic counts, and review of previous traffic studies
performed for projects in this area. City staff specifically
requested a Saturday peak hour (noon) analysis period.
The Sunstone residential area to the east is currently
being developed. The Collindale Business Park is to the
north. It has limited development at this time.
The Novovesky Garden Center is a retail development as
shown in Figure 1. Access is shown via a single driveway
located approximately 600 feet south of Caribou Drive. There
is a public street to the east (Summerstone Court), located
approximately 810 feet south of Caribou Drive. This street
and the proposed driveway will be offset by approximately 180
feet. While the number of left -turns into the site access
will be low (estimated at 10) and the number of left -turns
into Summerstone Court will also be low (probably less than
20 during the same time period, the 180 foot separation is
less than ideal. Since Summerstone Court is a public street,
access to it will take priority over driveway access. If
possible, one of two options should be considered: 1) joint
access with the property to the south such that the driveway
lines up with Summerstone Court; or 2) move the driveway to
the Novovesky Garden Center about 300 feet north of the
centerline of Summerstone Court. Either of these options will
create a better environment for left -turn ingress to this
site.
Saturday peak hour traffic counts were obtained at the
Timberline/Caribou intersection in May 1992, as shown in
Figure 2. Raw traffic data is provided in Appendix A. This
data was collected to determine the amount of traffic passing
by this site during the critical time period. These volumes
Timberline Road. The small size of this facility will not likely attract many customers who
live nearer to other existing nurseries.
The Novovesky's would own and operate the proposed nursery, concentrating on serving the
surrounding neighborhood. The retail facility proposes a 3,300 square foot steel frame
greenhouse constructed with the same steel frame material as the Palmer Flowers greenhouse
on College Avenue. The greenhouse will by connected to the garden center building,
approximately 5,000 square feet. This building will be between the greenhouse and
Timberline Road. It will also be steel frame construction. The facade facing the street will
be predominately brick and glass. The ends will be painted metal typical of higher quality
facilities of this type. The roof is metal and with a cupola to add interest from the street.
The primary parking and public circulation area is proposed to be paved with asphalt. There
is also an emergency fire road through the residential portion of the site that is an all weather
gravel surface. Due to its limited use pavement is unwarranted and would only increase
storm run off.
Land Use Policies:
City Land Use Policies achieved by the plan include:
Policy 3a - Maximum utilization of land within the city
(Infill Project)
Policy 14 - Urban Development standards
(Infill Project)
Policy 20 - Promote pleasant functional and understandable inter -relationships
through and between land users
(Owner/Operator residence on site)
Policy 22 - Contiguity
Policy 63 - Walking distance from existing and planned residential development
Policy 65 - Existing sewer and water
Policy 67 - Neighborhood scale
Thank you for your consideration. We look forward to your comments.
Sincerely,
JIM SELL DESIGN INC.
May 22, 1995
Panning and Zoning Board Members
Planning Department
City of Fort Collins
RE: Novovesky Garden Shop
Planning Objectives
Dear Board Members:
Landscape Statement: Perennial Display Area
The primary objective of the landscape theme is to blend with the existing residential
landscaping by utilizing all of the desirable existing trees and shrubs. None of the trees
identified by the city forester as desirable will be destroyed. They will either be relocated on
the site or remain in their present location.
In the retail area new and existing plantings will be utilized to frame the proposed new
buildings and perennial display garden. A combination of berms and a low timber retaining
wall will be utilized to define and screen the parking area adjacent to Timberline Road. This
area will also provide a colorful slope facing Timberline Road which will be planted with a
variety of perennials. A container display area is planned in the parking area behind the
berms. The low wall and berms will screen the view of the containers from Timberline
Road.
Planning Objectives
The property consists of 3.0 acres within Collindale Business Park with existing access off of
Timberline Road. Re -zoning to allow multi -use (residential/retail).
Original zone: RE
New Zone: IP with a P.U.D. condition
The intent is for the Novovesky's to continue to live in the existing residence located on the
site. The house was constructed in 1969 (+/-) and is valued at $143,000.00 (+/-), it is
wood frame construction with brick and wood siding. This use is consistent with the intent
of the existing Collindale Business Park while providing the opportunity for an owner -
operator condition. This is particularly appropriate since it will allow for the preservation of
existing .landscaping and a desirable residential structure.
The proposed use is a small retail nursery outlet primarily selling bedding plants as well as
some tree and shrub sales. It is anticipated that the primary service area will be limited to
the adjacent neighborhoods as well as some spontaneous shopping generated by traffic�oa_____---
117 E. " CO6rain Aa 4
Fort Cd _1921
(303) `�
DENSITY CHART continued
Criterion Earned
Credit
S
If the site or adjacent property contains a historic building or place, a bonus may be earned for the following:
.3% For preventing or mitigating outside influences adverse to its preservation (e.g. environmental, land
use, aesthetic, economic and social factors);
3% For assuring that new structures will be in keeping with the character of the building or place, while
avoiding total units;
H
3% For proposing adaptive use of the building or place that will lead to its continuance, preservation, and
improvement in an appropriate manner.
Z
t
If a portion or all of the required parking in the multiple family project is provided underground, within the
Obuilding,
or in an elevated parking structure as an accessory use to the primary structure, a bonus may be earned as
m
follows:
9% For providing 75% or more of the parking in a structure;
6% For providing 50 - 74% of the parking in a structure;
3% For providing 25 = 49% of the parking in a structure.
V
If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units..
enter a bonus of 10%.
V
If the applicant commits to providing adequate, safe and convenient pedestrian and bicycle connections between the
project and any of the desination points described below, calculate the bonus as follows:
5% For connecting to the nearest existing City sidewalk and bicycle padvIane;
5% For connecting to any existing public school, park and transit stop within the distances as defined in this
Density Chart;
5% For connecting to an existing City bicycle trail which is adjacent to or traverses the project.
TOTAL
170
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised September 1994
- 79a -
ATTACHMENT "B"
ACTIVITY:
Residential Uses
DEFINITION:
H
All residential uses. Uses include single family attached dwellings, townhomes, duplexes, mobile homes,
and multiple family dwellings; group homes; boarding and rooming houses; fraternity and sorority
houses; nursing homes; public and private schools; public and non-profit quasi -public recreational uses
as a principal use; uses providing meeting places and places for public assembly with incidental office
space; and child care centers.
CRITERIA:
The following applicable criterion must be answered "yes" and
implemented within the development plan.
1. DOES THE PROJECT EARN THE MIMMUM PERCENTAGE
POINTS AS CALCULATED ON THE FOLLOWING "DENSITY
CHART" FOR THE PROPOSED DENSITY OF THE RESIDENTIAL
PROJECT? The required earned credit for a residential project shall be
based on the following:
60 percentage points
60 - 70 percentage points
70 - 80 percentage points
80 - 90 percentage points
90-100 percentage points
100 or more percentage points
6 or fewer dwelling units per acre
6 - 7 dwelling units per acre
7 - 8 dwelling units per acre
8 - 9 dwelling units per acre
9-10 dwelling units per acre
10 or more dwelling units per acre
Ye No
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised August 1994
N/A
-78-
BUSINESS
SERVICE USES
POINT CHART E
For All Criteria
Applicable Criteria Only
Criterion
Is
the
Criterion
Applicable
Yes No
I II III IV
Circle
the
Correct Score
Multiplier
Points
Earned
Ixll
Maximum
Applicable
Points
a. Transit Route
x
X
2 1
0
2
—
b. South College Corridor
X
00
4
B
8
c. Part of Center
X
X
2
0
3
6
d. Two Acres or More
OX
I X
2
0
3
6
6
e. Mixed -Use
X
X
2
0
3
rc
6
f. Joint Parking
0
1
2
0
3
0
g. Energy Conservation
1
2
3
4
0
l 2
8
h. Contiguity
F
_9
X
2
0
5
10
i. Historic Preservation
1
2
0
2
—
—
j.
1
2
0
k.
1
2
0
I•
TTI
2 1
0
Totals (o SQ
v vi
Percentage Earned of Maximum Applicable Points V/VI = VII
vu
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-73-
ACTIVITY;
Business Service Uses E
DEFINITION;
Those activities which are predominantly retail, office, and services uses which would not qualify as a
neighborhood service, neighborhood convenience, or community/regional shopping center. Uses include
retail shops; offices; personal service shops; financial institutions; hotels/motels; medical clinics; health
clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theaters;
recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which
are of the same general character.
CRITERIA;
Each of the following applicable criteria must be answered "yes" and implemented within the
development plan.
Ymhd No N/A
1. Does the project gain its primary vehicular access from a street other than ❑
South College Avenue? J
2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ® ❑
THE MAXIMUM POINTS AS CALCULATED ON POINT CHART
"B" FOR THE FOLLOWING CRITERIA?
a. Is the activity contiguous to an existing transit route (not applicable
for uses of less than twenty-five thousand [25,0001 square feet GLA or
with less than twenty-five [251 employees, or located in the Central
Business District)?
b. Is the project located outside of the "South College Avenue Corridor"?
c. Is the project contiguous to and functionally a part of a neighborhood
or community/regional shopping center, an office or industrial park,
located in the Central Business District, or in the case of a single user, employ or will employ a
total of more than one hundred (100) full-time employees during a single eight (8) hour shift?
d. Is the project on at least two (2) acres of land, or located in the Central Business District?
e. Does the project contain two (2) or more significant uses (for instance retail, office, residential,
hotel/motel, or recreation)?
f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing
or future off -site parking areas which contain more than ten (10) spaces?
g. Does the activity reduce non-renewable energy usage through the application of alternative energy
systems or through energy conservation measures beyond those normally required by the Model
Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to
use for calculating energy conservation points.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-71-
WOMEN
/V oiv0 _,CxC Y G/M , . v.,c
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
I APPLICABLE CRITERIA ONLY
CRIT_RION
Is the crtenan Will the wrtena
acclicaele7 be satlsfieV
aYes INo If no, please explain
<I
.Al.
1.1
COMMUNITY-0NIDE CRITERIA
Sclar Orientaticn
I I I I I I
1.2
Camorehensive P!an
I I I ✓
1.3
Wildlife Habitat
I I I
1.4
Mineral Deccsit
1..:
1.c"
==idcicaily Sensitive Areas
Lands of Acricultural Imoortance
I reserved I I I
I re�er�ed I I I
1.7
Enercv Corser,/adcn
IV I I i V I I
1.8
Air Qualitv
I' ✓ I I I✓ I
1.9
"Alazer Quality
I✓ I I I✓ I I
I0
Ce"Nace 2rd Wastes
!
1.11
1.12
Water Crva '
Residential Density
I I I EYI£NEb RT F'jNAt
I I I I I I �iEE ✓NRipNtE �SQuEs7
A 2.
NE.IGr,60F,HCOD CCMPATIEILITY
CRITERlAI
2.1
Vehicuiar. Pecestran. Pike Trnsccnaticn I
2.2
Suiidinc P!acam.ent and Crientaticn
I✓ I I I ,/ I I
2.3
Natural re_n:res
I✓ I I I✓ I I
�.4
Vehicular C;rc;.,lat;cn and Parking
(,/ I I I ✓
2.5
E: uergency Access _
I I I I v
2..
Pecestrlan Circulaticn
I I I I✓ I I
2.7
A.rc ,itecture
2.8
ouiiding Heicrt and Views
I I I I I I
2.9
Shading
2.10
Sclar Access
I v I I I I I
2.11
Histcric RescurdSs
I I I . 'I I
2.12
Setbacks
I ✓
2.13
Lardscaoe
✓ I I I ,/ I I
2.14
Sicns
2.15
Site Lighting
I I ( �Eww r P'in►A/.
2.16
Ncise and Vibration
2.17
Glare or Heat
2.18
Hazardous Materials
I ,/
A 3.
ENGINEERING CRITERIA
3.1
Utility Capacity
✓
3.2
Design Standards
3.3
Water Hazards
3.4
Geologic Hazards I
I I /
Land Development Guidance System for Planned Unit Developments
The Ciry of Fart Collins, Colorado, Revised 1994
61- /,%-gUC�;r
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-1
Garden Center
Novovesky
Garden Shop
Ft. Collins, Colorado
OWNER'S CERTFICATION
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LEGAL DESCRIPTION
Novovesky
Garden Shoff
TO Ft. Collins, Colorado
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VICINITY MAP
06/27/95
13-95A NOVOVESKY GARDEN CENTER
PUD
Preliminary-
11
Novovesky Garden Center Preliminary P.U.D., 413-95A
July 24, 1995 P & Z Meeting
Page 5
B. The P.U.D. scores 70 points on the Residential Uses Point Chart of the L.D.G.S.
C. A retail use is in conformance with the Collindale Business Park Overall
Development Plan.
D. The P.U.D. exceeds the minimum score on the Business Service Uses Point Chart
of the Land Development Guidance System.
E. The retail garden shop and nursery is compatible with the surrounding
neighborhood, including Sunstone Village.
F. The P.U.D. is feasible from a traffic engineering standpoint..
RECOMMENDATION:
Staff recommends approval ofNovovesky Garden Shop, Preliminary P.U.D., #13-95A.
Novovesky Garden Center Preliminary P.U.D., #13-95A
July 24, 1995 P & Z Meeting
Page 4
3. Neighborhood Compatibility:
No neighborhood meeting was held in conjunction with this P.U.D. The proposed use, retail, is
consistent with the commercial character of the existing and potential land uses within Collindale
Business Park. The parcel is separated from the nearest residential area, Sunstone Village, by
Timberline Road, a major arterial street. Both the existing residence and proposed garden shop
are considered uses of low intensity. Staff finds, therefore, that the P.U.D. is sensitive to and
maintains the character of the existing neighborhood.
4. Design:
As expected for a garden shop and nursery, there is extensive landscaping along the Timberline
Road frontage. There are street trees located between sidewalk and curb as well as generous
shrub and flower beds located behind the sidewalk.
The retail garden shop will be brick building with a sloping metal roof. The greenhouse will be
glass structure.
5. Transportation:
In the short term, there will be one point of access onto Timberline Road. In the long term, there
will be a second primary point of access, via intervening property owners, onto Caribou Drive.
At the time of Final P.U.D., this long term second point of access is to serve as the primary access
and to be secured with a letter of intent, to be followed by a recorded easement, for access across
the Sapp and Chandler properties. Since the Timberline Road and Caribou Drive intersection will
ultimately be signalized, the second point of access will allow motorists to use the signal to make
a left turn to go north on Timberline Road.
According to the traffic impact analysis, the operation at the Timberline Road/access drive
intersection is expected to operate acceptably in both the short range. In the long range, the
Timberline access could be closed, or, at best, be limited to a a right-in/right-out intersection.
The ultimate status of the Timberline Road access somewhat depends on how Phase Eight of the
collindale Business develops.
6. Findings of Fact/Conclusions
A. The variance allowing an existing single family residence within a P.U.D. at less
than 3.0 d.u./acre is justified as being equal to or better than a plan that would
normally provide the minimum required density.
Novovesky Garden Center Preliminary P.U.D., #13-95A
July 24, 1995 P & Z Meeting
Page 3
Staff recommends approval of the variance request based on the justification that the proposed
P.U.D. represents a logical mix of business and residential uses that is appropriate for the I-P,
Industrial Park, Zone District, on a property adjacent to a major arterial street. Staff finds that the
P.U.D. is equal to or better than a residential project that would normally achieve 3.0 d.u./acre in
that an approved industrial park is not an appropriate location for urban residential densities.
Further, Staff finds that the P.U.D. is not detrimental to the public good nor impairs the intent and
purposes of the L.D.G.S.
(As precedent, a variance was granted for Elm Ridge P.U.D.,#49-92, 1992, which allowed a
landscape contracting business to be carried out on a property containing a single family
dwelling.)
On the variable criteria, the P.U.D. scores 70 points on the Residential Uses Point Chart. Points
were awarded for proximity to an approved, but not constructed neighborhood shopping center
(Tower Shoppes), an existing neighborhood park (Golden Meadows), a publicly owned golf
course (Collindale), an elementary school (Linton and Kruse), and a major employment center
(Collindale Business Park and Horsetooth East Business Park).
Staff finds that the inclusion of a single family residence within the P.U.D. is an appropriate land
use.
B. Business Services Point Chart
The request was evaluated by the Business Services Point Chart of the L.D.G. S. The P.U.D.
achieves a score of 52% which exceeds the required minimum of 50%. Points were awarded for
the following:
Criterion b: Being located outside the South College Avenue Corridor.
Criterion c: Being contiguous to and functionally a part of an industrial park.
Criterion d: Having two acres or more.
Criterion e: Containing two significant uses (retail and residential).
Criterion f: Having direct vehicular and pedestrian access between onsite parking areas and
adjacent, future, offsite parking areas which contain more than ten spaces (Collindale Business
Park Phases Seven and Eight.
The P.U.D., therefore, satisfies the requirements of the Land Development Guidance System.
Novovesky Garden Center Preliminary P.U.D., #13-95A
July 24, 1995 P & Z Meeting
Page 2
COMMENTS
Background:
The surrounding zoning and land uses are as follows
N: I-P;
Vacant (Collindale Business Park)
S: I-P;
Vacant (City of Fort Collins Storm Drainage Pond)
E: R-L-P;
Single Family (Sunstone Village)
W: I-P;
Vacant (Collindale Business Park)
The existing house has been continuously occupied as a long term single family residence prior to
annexation into the City. The property was annexed in 1986 and zoned R-E Residential Estate by
the previous owner. The property was rezoned in 1995 to I-P, Industrial Park by the present
applicant since P.U.D.'s are not allowed in the R-E, Residential Estate Zone District.
2. Land Use:
The project is located within Phase Eight of Collindale Business Park Amended Overall
Development Plan. This O.D.P. envisions a mix of employment, business service, and auto
related land uses. The request for a retail garden shop and nursery is compatible with the
anticipated land uses for this Overall Development Plan. The owners of the proposed business
currently reside in the existing single family home and will continue to use the home as a their
residence.
A. Residential Uses Point Chart
The single family residence as part of the P.U.D. was evaluated by the absolute and variable
criteria of the Residential Uses Point Chart of the L.D.G. S. The absolute requirement for
residential P.U.D.'s is that average residential density be at least 3.0 d.u./acre (calculated for the
residential portion of the site only).
The single family dwelling is located on 1.5 acres of the P.U.D. The resulting density, therefore,
less than the required 3.00 d.u./acre. Accordingly, the applicant has requested a variance.
Section K of the L.D.G. S. allows the Planning and Zoning Board to grant variances to the
provisions of the L.D.G. S. 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 the L.D.G. S., and:
"(3) That the plan as submitted is equal to or better than such a plan incorporating the
provision for which a variance is requested."
City
Fort Collins
STAFF REPORT
ITEM NO. 3
MEETING DATE 7/74/95
STAFF Tart Shepard
PLANNING AND ZONING BOARD
PROJECT: Novovesky Garden Shop, Preliminary, P.U.D., #13-95A
APPLICANT: Michael Novovesky
c/o Jim Sell Design
117 East Mountain Avenue
Fort Collins, CO 80524
OWNER: Michael and Florence Novovesky
4125 South Timberline Road
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is request for Preliminary and Final P.U.D. for a retail garden shop and nursery and a single
family residence on 3.06 acres located at 4125 South Timberline Road. New construction would
include a 4,980 square foot retail garden shop and a 3,320 square foot greenhouse. The single
family house is existing. The site is located on the west side of Timberline Road, south of
Caribou Drive. The property is zoned I-P, Industrial Park.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The P.U.D. is part of and conforms with Collindale Business Park Overall Development Plan.
The request satisfies the All Development Criteria and exceeds the required minimum score on the
Business Service Uses Point Chart of the Land Development Guidance System. The land uses
(retail and residential) are compatible with the surrounding neighborhood. The P.U.D. is feasible
from a traffic engineering standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANMNG DEPARTMENT