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HomeMy WebLinkAboutSILVER OAKS COMMERCIAL PUD - PRELIMINARY - 14-88J - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESs 0 SILVER OAKS COMMERCIAL P.U.D. PLANNING OBJECTIVES A ZO UNIT PROJECT PREPARED BY: GEFROH HATTMAN ARCHITECTS/PLANNERS 145 W. SWALLOW RD. FT. COLLINS CO. PREPARED FOR: TAFT HILL PARTNERS LTD. 4680 JASON DENVER CO. JANUARY 3, 1994 This report is to provide the written documentation for the Project as to how issues are addressed by the project design with respect to City Land Use Policy, the ownership, employment, Project rationale, points charts, mitigation of conflicting land uses, and energy conservation. I. POLICIES POLICY - 3 SITE UTILIZATION The project utilizes the land adjacent to two arterial streets where traffic will be concentrated and presents to the public a unified residential scaled commercial center with generous setbacks and landscaping. It buffers the neighborhood from the noise that major intersections create. It softens the corner by Providing open green space that fills the peripheral area rather than a consistent line of restrictive fencing. The project adds to the existing pedestrian and bike way system by providing wide walks on its arterial street exposures and by providing internal pedestrian routes linking all of the buildings from that perspective. The project provides the opportunity for residents in this area of town to secure services in proximity to their homes instead of traveling back: to College Ave. It also creates the opportunity for employment close to home. POLICY - 9 GROWTH CONTROL The project is within the Urban Growth Area and within the City Limits. POLICY - 11 AGRICULTURE The property historically was dry grass land used for the past twenty years as horse pasture land. No significant economic crop has been derived in that time frame. POLICY - 14 STANDARDS The project will provide improvements to the current City development standards. POLICY - 19 IMPACTS The project positively supports the environment, the economy, and the existing infrastructure. The property has no significant natural features that are being removed. The project provides services and employment in proximity to residential neighborhoods that have not had such opportunities. To obtain services the local residents have been traveling elsewhere, most likely to the College Ave Corridor. By its location and the services available auto traffic should be reduced and potentially eliminated because they are available in the neighborhood. This project has in place the essential infrastructure needed for development. The services are adequate in size for this project and have been planned with the anticipation of these services. The cost: of these services and improvements from an economic standpoint could only be absorbed by a commercial project. The project provided employment to the Construction Industry in the development phase and on an ongoing basis with each user. Policy - 22 CONTIGUOUS DEVELOPMENT The project has a developed and planned residential area to the north, developed single family residential to the east, planned residential development to the west, and existing urban density housing to the south. The project is essentially a fill in type of project. POLICY - 26 SERVICES The existing infrastructure of services is to the site. A substantial amount of the City sponsored capital project at Taft and Horsetooth will be paid back with this development. The services are oversized allowing the uses we request without adversely affecting the service quality. POLICY - 43 ENVIRONMENTAL This property if developed as designed will allow the City to move closer to .its goal of reducing auto usage because essential services will be located closer to the residents and the services will be provided in an area that they have not been provided in the past. POLICY - 63 PROXIMITY The property is well located for walk in and bike in traffic. Residential areas to the east, southeast, south, southwest are established and are all at urban levels and densities. The areas to the west and north are a part of this overall plan and are planned and are currently being developed. With the overall density and proximity of these homes, the services will be easily accessible on our pedestrian network for those who want to. POLICY - 65 SERVICES Existing urban level services are available and ready to serve the property. POLICY - 67 SCALE This project meets the requirement of a Neighborhood Service Center being scaled to the neighborhood. We have designed all the building to be single story in massing and kept the size of each building proportioned to the open space around them. II. OWNERSHIP The property is owned by Taft Hill Investments which is a limited liability Colorado Corporation. It is the intention to develop and sell the individually owned buildings on individual lots. It is the intention that there will be a Home Owners Association to maintain the grounds, pedestrian ways, and parking areas. The protective covenants will outline the type and form of building maintenance. III EMPLOYEES After the completion of the construction we see this area being its own mini employment area. The intended site users such as day care, convenience store, general offices, medical offices, dental offices, salons, laundry, dry cleaners, print shop, etc will generate up to 110 jobs on this property. IV. APPLICANT CHOICES The land use is a product of the constraints placed on the owner by the site and the amount of adjacent improvements that need to be recovered by the development. Commercial type businesses of a retail and service nature are the only ones that will support such cost burdens. The choice to provide a office park type setting allows the buildings to take on the residential flavor necessary to blend into the neighborhood. Compatibility with the single family character of the area is one of the goals of the design and with the single story character and the choice of materials and massing we believe that we blend and enhance the neighborhood. This project will generate no impacts to the infra structure such as schools while at the same time commercial properties have been legislated to carry the burden of paying approximately twice the price public services. The need to be a good neighbor- is a driving focus for the owners of the property which lead them to this land use. V. POINTS CHART We have submitted points charts J, D, and E for your review. as you will not we score well above the minimums required on each of the charts. VI. rIITIGATION We see minimum impact to the surrounding ownership caused by this property. The property is separated from the surrounding neighborhood by two arterial streets and by two local streets. To mitigate any possible concerns we have provided the following. The scale of the buildings is approximately the same as single family homes, no real massing difference is noticeable and with the use of sloped roof forms and residential scaled building materials and window openings we have scaled the project to blend in with the neighborhood. Setting the building back: from the streets reduces the visual impact of the project. All the buildings are farther away from the public streets than the typical urban style home. The defined landscape plan will guarantee that the landscaping will be installed and maintained. The amount of open space and the rolling character of the landscape berms give the project a softened visual appearance. VII. ENERGY CONSERVATION The project allows for good solar orientation for each of the buildings. In addition each building will meet or exceed the commercial standard for heat loss and heat gain. High efficiency heating units will provide savings for both user and supplier. These energy conserving measures couples with required energy thermal packages will provide a superior energy efficient project. Should additional information be required please contact us.