HomeMy WebLinkAbout403 S WHITCOMB PUD - FINAL - 86-88 - REPORTS - MEMO / P & Z BOARDDevelenent Services .
Planning Dlpartmenc
Citv of Fort Collins
NIEAIORANDUM
TO: Planning and Zoning Board
FROM: Sherry Albertson -Clark, Senior City Planner
DATE: January 5, 1989
RE: 403 S. Whitcomb PUD
Several recent developments in the application for 403 S. Whitcomb PUD have
occurred and I wanted to inform you of these changes. The applicant has
submitted calculations to substantiate receiving energy conservation points for
Point Chart E "Business Service Uses" (see attached); is providing two
additional parking spaces for his own parking use and is proposing several
restrictions on the proposed PUD to mitigate impact on the neighborhood.
Point Chart E:
Based on a review of the energy calculations with Felix Lee of the Permits
and Inspections Division, the proposed addition would exceed the minimum
requirements of the model energy code for non-residential buildings and could
provide an average savings of 60%. Energy savings are obtained through the
use of increased insulation and energy -efficient construction materials and
through minimizing the amount of glazing in the addition. On this basis, staff
is awarding the applicant four points on Point Chart E. This addition
provides a total of 50% on Point Chart E, which meets the minimum
requirement for this chart. Thus, Criteria #2 of the Business Service Use
category is satisfied.
Parking:
The applicant is proposing to provide two additional parking spaces at the west
edge of the property, along Magnolia Street, for the use of his own vehicles.
This parking, along with the proposed three spaces in front of the proposed
addition, would provide adequate parking for the project. The Magnolia spaces
and driveway cut would be required to be designed to City standards. The
existing fence in this location would be relocated, being placed along the front
and western sides of the proposed spaces. This would provide some screening
of these spaces from the adjacent property to the west.
300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
Page 2
Proposed Business Restrictions:
Staff has met with the applicant to discuss ways of further reducing the
potential impacts of this project on the neighborhood. As a result, the
applicant has proposed the following items as ways of further mitigating any
impacts on the neighborhood that could result from the introduction of a
commercial use into a residential area:
1. The retail use would be conducted solely by the inhabitants of the
residential building and limited to one other employee.
2. The retail use would be limited to the proposed 528 square foot addition.
3. No exterior storage of material or equipment used for the retail use would
be permitted.
The reasons for the staff recommendation for denial of this project were
originally based on the project's failure to meet the required points on Point
Chart E; failure to meet Criteria #5 of the LDGS, which requires compliance
with the Comprehensive Plan; and the project's failure to satisfy Criteria #35
regarding adequate parking. The applicant has now adequately addressed the
Point Chart and the parking issues. In addition, the applicant has proposed
business restrictions to provide further mitigation of the impacts of the
proposed commercial use. While staff believes that these business restrictions
do mitigate the potential impacts of the proposed project, the issue of
introduction of a commercial use into a residential area still exists.
Therefore, staff is still recommending denial of this proposal on the basis that
the project fails to meet Criteria #5 of the LDGS, which states "Is the
development in accordance with the adopted elements of the Comprehensive
Plan, including but not limited to: Master Street Plan and other adopted street
policies; Open Space Plan and other adopted open space policies?"
I
i
3 5.
f 'E
I I
t BUSINESS
SERVICE USES
For All Critera
POINT CHART E
Applicable Criteria Only
\I
1
I II in iv
Circle
Criterion
;Is The
Cri ericn
The
Correct
Po;nts
c�XlMUM
c b e
l
rcpliccble
Score
Multiplier
Eerned
Feints
's No
Yes �/W* No
1,01
a, Transit route
X
2
0
2
--
---
b. S. College corridor
X
X10
0
4
g
C. Part of center
X
X
20
3
6
d, Two acres or more
X
X
2®
3
0
6
e. Mixed -use
i
X
X
2
3
6
f. Joint parking
i
�(
1
2
0
3
—
---
3 g, Energy conservation
X-
_
2
0
4
8
f h. Contiguity
X
X
0
5
�0
10
i. Historic preservation y -
�(
1
2
0
2
J.
1
2
0
k•
1
2
0
I.
111210-
\AN — Very Well Done
Totals
v vl i
Percentage Earned of Maximum Applicable Points VNI =V11 50%
vu
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