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HomeMy WebLinkAboutPARK SOUTH PUD - OVERALL DEVELOPMENT PLAN - 46-88B - CORRESPONDENCE - STAFF'S PROJECT COMMENTSDevelo en-t Services Planning Department I City of Fort Collins August 22, 1991 Mr. Frank Vaught Vaught -Frye Architects and Planners 2900 South College Avenue Fort Collins, CO. 80525 Dear Mr. Vaught: The Development Review Center has reviewed the request for the Park South Overall Development Plan and offers the following comments: 1. Staff supports the designation of Neighborhood Convenience Shopping Center for Parcel A. There is a concern, however, that the size of 7.3 acres exceeds the seven acre maximum as specified in the definition given for point chart J in the Land Development Guidance System (page 35). Similarly, Staff is concerned about the size designation of 80,000 square feet of floor area which exceeds the maximum of 50,000 square feet as specified in Neighborhood Convenience Shopping Center, Design Guidelines, Policies, Criteria (page 7). Consequently, it is recommended that the proposed acreage and square footage be reduced accordingly at the O.D.P. stage to comply with the recommended guidelines. If it is the applicant's desire to increase these size limitations, then the appropriate mechanism would be at the Preliminary P.U.D. stage by requesting a specific variance from the Planning and Zoning Board. 2. The O.D.P. indicates pedestrian circulation between Parcel A and Parcel C yet the Traffic Study (Leigh, Scott, % Cleary, Inc.) states that: "There will be local street interconnections within the Park South P.U.D. allowing residents within the residential part of the development to travel northward to the convenience shopping center without necessitating their access on to Manhattan Avenue or Horsetooth Road. This plan helps to maintain the integrity of the whole development" Staff recommends that the access between Parcels A and C be upgraded to a local street connection. Please modify the fourth paragraph under "Planning Objectives" accordingly. 3. Being at the corner of an arterial and neighborhood collector street is a preferable location for the Neighborhood Convenience Shopping Center. However, the project will probably need to take advantage of the new energy conservation points in order to achieve 281 North College Avenue • P.O.,Box _580 • Fort Collins, CO "-05�0 • ; 3) 221-h7:;0 the appropriate percentage on point chart J of the L.D.G.S. Our calculation is that the project achieves 34 points out of a total of 62 for a score of 55% without factoring in any points for energy conservation. (A minimum of 65% is required.) As you know, there are new energy conservation criteria by which four multipliers can achieve a total of eight points. By achieving six to eight points, the old total of 34 points can be increased to 40 or 42 accordingly. An increase in points to 40 or 42 would result in a percentage of 65% or 68% and thus satisfy the minimum percentage requirement of the L.D.G.S. A worksheet is available that assists in explaining how energy conservation points can be gained. 4. The height restrictions for Parcel B that are detailed on the 1988 plan should be carried over onto the 1991 edition. These restrictions seem logical and have gained neighborhood acceptance. Note number one should indicate that there are height restrictions on Parcel B. Reference was made at the neighborhood meeting that there would be some kind of height restriction next to the Villages at Four Seasons. 5. Staff is concerned about the list of anticipated uses described under note number four. In particular, the office area should not include such uses as printing and small scale newspaper office, small animal vet clinic, and indoor storage as these uses are considered more intense and greater impact on the adjacent neighborhood than traditional office uses. In addition, "other similar small-scale, neighborhood compatible uses" is too vague and open ended to accomplish the objective of restricting Parcel B to office or duplex housing. Again, reference was made at the neighborhood meeting emphasizing the restrictive nature of allowable land uses on Parcel B. The notation does not seem to reinforce this.intent and should be modified accordingly. 6. The list of anticipated land uses under Neighborhood Convenience Shopping Center should also be modified. While equipment rental is allowed, the prohibition against outdoor storage is not limited to vehicles. Please delete the word "vehicle" so the proposed land use matches the definition found on Page 35 of the L.D.G.S. 7. Also under note number four, the "carwash and detail" land use should be modified. The Neighborhood Convenience Shopping Center specifically omits this use due to the impacts associated with the multi -bay, self -serve, coin operated carwash. Recently, Staff has been willing to recommend that the Planning and Zoning Board allow the one -bay, automatic, carwash that is attended by a store clerk and offered in a package with gasoline sales. These one -bay, automatic operations are controlled and have less of an impact on the surrounding area and are allowed as a "use being of similar character as determined by the Planning and Zoning Board". Please modify the notation to make this distinction. 8. The residences in Parcel C will only be allowed to served by public streets, or in accordance with the recently signed agreement 0 • made between the City of Fort Collins and Middel Enterprises (Spring of 1991). In any event please delete the reference that internal streets may include a driveway as a typical local street. 9. Please correct the spelling of Riva Ridge Drive. Please note the following deadlines for the September Planning and Zoning Board meeting: Plan revisions are due Thursday, September 5, 1991. P.M.T.'s, colored renderings, and 10 prints are due Sept. 16, 1991. Final documents are due September 19, 1991. The Planning and Zoning Board worksession is September 20, 1991. As always, if there are any questions, comments or concerns, please call to set up a meeting to discuss in detail. Sincerely: l �a Ae� Ted Shepard Project Planner cc: Sherry Albertson -Clark, Senior Planner Kerrie Ashbeck, Civil Engineer