HomeMy WebLinkAboutSILVER OAKS COMMERCIAL PUD - PRELIMINARY - 14-88J - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 19
MEETING DATE 2128194
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Silver Oaks Commercial P.U.D., Preliminary, #14-88J
APPLICANT: Taft Hill Investments, Ltd.
c/o Gefroh-Hattman, Inc.
145 West Swallow Road
Fort Collins, CO 80525
OWNER: Taft Hill Investments, Ltd.
7730 E. Belleview Avenue, Suite 100
Denver, CO 80111
PROJECT DESCRIPTION:
This is a request for Preliminary P.U.D. for a mix of commercial
uses within a neighborhood convenience shopping center on 5.02
acres located at the northwest corner of South Taft Hill Road and
West Horsetooth Road. Potential uses include a convenience store
with gas sales and carwash, daycare facility, offices, and retail.
Total commercial square footage is approximately 33,100 square
feet. The site is zoned R-L-P, Low Density Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The request for a neighborhood convenience center conforms to the
Horsetooth West O.D.P. The Preliminary P.U.D. satisfies the All
Development Criteria. Staff recommends a variance from the minimum
required score on Point Chart J of the L.D.G.S. The request for a
one -bay automatic carwash is recommended as a "use of similar
character" within the P.U.D. A condition of approval is
recommended restricting the hours of operation for the carwash.
The project 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
PLANNING DEPARTMENT
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Silver Oaks Commercial P.U.D. - Preliminary, #14-88J
February 28, 1994 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L-P; Existing Single Family (Silver Oaks First
Filing)
S: Ml, M (County); Existing Mobile Home Court
E: R-L-P; Existing Single Family (Rossborough Third
Filing)
W: R-L-P; Vacant (Horsetooth West O.D.P., "Multi-
family")
This parcel was included in a larger annexation and brought into
the City in 1978. In 1988, the original Horsetooth West Master
Plan was approved and included this site as part of Tract I
(20 acres) which was designated "Neighborhood Shopping Center."
In 1992, Horsetooth West O.D.P. was amended and the 20 acre
shopping center was downsized to a 6.5 acre site. This site, now
known as Tract E, was designated as "Retail/Commercial/Office/
Business Service" with "Neighborhood Convenience" and "Multi-
family" listed as secondary uses.
2. Land Use:
A. Overall Development Plan
The Horsetooth West Overall Development Plan was amended in 1992.
This amendment resulted in the re -designation of this parcel as
"Retail/Commercial/Office/Business Service" as the primary use. In
addition, "Neighborhood Convenience" and "Multi -family" were listed
as secondary uses.
The proposed Preliminary P.U.D. is for a neighborhood convenience
shopping center. The request, therefore, is in conformance with
the approved Overall Development Plan.
B. Neighborhood Convenience shopping Center
Prior to allowing a Neighborhood Convenience Shopping Center as a
secondary use on Tract E in 1992, the Planning and Zoning Board was
made aware that such a designation did not meet the minimum
required score of 65% on the applicable point chart of the L.D.G.S.
It was pointed out to the Board that a neighborhood convenience
center on Tract E would not receive credit for being located more
than .75 mile from the existing center at the Taft Hill Road and
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Silver Oaks Commercial P.U.D. - Preliminary, #14-88J
February 28, 1994 P & Z Meeting
Page 3
County Road #38E (a distance of .50 mile). Similarly, such a
center would not receive credit for being part of, or adjacent to,
a neighborhood shopping center, an office park, or multi -family
development, nor credit for being at the corner of an arterial and
collector.
The Board was informed in 1992 that a neighborhood convenience
shopping center would require a variance in order to be approved on
Point Chart J of the L.D.G.S. The Board deliberated and found that
a neighborhood convenience shopping center preserved the option of
a commercial element being reviewed by the Neighborhood Convenience
Shopping Center, Design Guidelines, Policies, Criteria, better than
the more permissive Auto Related and Roadside Commercial or
Business Services Point Charts.
The Board further found that the key issue for a convenience center
is mitigation of the potential intensity and that intensity can
best be mitigated by more restrictive design criteria required of
convenience center. By allowing a neighborhood convenience
shopping center as a secondary use, the Board held open the
possibility that the problems of intensity and location can be
solved through careful planning, design, buffering, and mitigation
of impacts.
As a Neighborhood Convenience Shopping Center, the project scores
39%, below the minimum required score of 65%. Points were awarded
for containing mixed uses, having in excess of three acres, for
being contiguous to existing urban development, and for exceeding
the Model Energy Code (Method One).
The Planning and Zoning Board is empowered to grant variances to
the provisions of the L.D.G.S. under the following circumstance:
"The applicants demonstrate that the plan as submitted is
equal to or better than such plan incorporating the provision
for which a variance is requested."
Staff recommends in favor of the variance request based on the
following:
A. The proposed uses within the neighborhood convenience shopping
center P.U.D. are appropriate in both function and scale for the
surrounding residential areas. The ability to reduce vehicle miles
travelled for gasoline and convenience items will help promote the
City's goal of improving air quality. The internal access within
Silver Oaks P.U.D. reduces the reliance of having to use the
adjacent arterial streets to purchase gas or convenience items.
There is a concentration of single family residential in the area
that is within easy walking distance to the center.
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Silver Oaks Commercial P.U.D. - Preliminary, #14-88J
February 28, 1994 P & Z Meeting
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B. The 1988 O.D.P. called for a 20 acre neighborhood shopping
center on this tract. The existence of Drake Crossing, a 15 acre
Neighborhood Service Center located one mile north, satisfies this
need in the general area. In fact, City policies promote
neighborhood shopping centers being located a minimum of 1.5 miles
from an existing or approved neighborhood shopping center. Since
a larger neighborhood service center would be discouraged by the
policies to locate on Tract E, it is an appropriate transition to
allow the next tier of commercial center on Tract E of Horsetooth
West O.D.P.
C. The Preliminary P.U.D. is well -designed and buffered from the
adjacent residential areas. The entire five acre site is being
planned as unit with cohesive architectural style and design. As
a neighborhood convenience shopping center, the P.U.D. is held to
a more rigorous design standard than that required for Auto Related
and Roadside Commercial Uses or a Business Service Uses.
D. As a commercial center, the P.U.D. effectively mitigates the
intensity of convenience store operation. The landscaping,
berming, setbacks, and building placement are designed to be
compatible with the surrounding residential neighborhoods.
E. While not located at the corner of an arterial and collector,
the proposed convenience center takes no access off the two
arterials. All access is gained from local streets. This promotes
the transportation policy of directly serving a neighborhood and
not impacting the adjacent arterials.
F. While not located within a multi -family development, defined
as having a minimum of 100 units at ten units per acre, there is a
mix of residential densities within the Horsetooth West O.D.P.
(Tracts G and H) and to the south (University Mobile Home Park and
Springfield Subdivision). This proximity allows these residents to
either walk or link a vehicle trip to the convenience center with
a trip to or from home.
Staff finds that the inclusion of a convenience store operation
within Silver Oaks Commercial Preliminary P.U.D. is an appropriate
land use that meets City policies. The design elements of the
P.U.D. are equal to or better than commercial uses that could be
built under the Auto Related and Roadside Commercial or Business
Service Uses Point Charts of the L.D.G.S. Staff, therefore,
recommends approval of the variance from the minimum required score
of 65% on Point Chart J of the L.D.G.S. in order to allow a
Neighborhood Convenience Shopping Center on Tract E of Horsetooth
West Overall Development Plan.
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Silver Oaks Commercial P.U.D. - Preliminary, #14-88J
February 28, 1994 P & Z Meeting
Page 5
3. Carwash in a Neighborhood Convenience Shopping Center:
A carwash is not included as a specific allowable use in a
Neighborhood Convenience Shopping Center. At the time of the
adoption of the new land use category (1988), the intent was to
regulate the placement of multi -bay, self -serve carwash facilities.
With the unrestricted hours of operation, it was the finding of the
Planning and Zoning Board that such facilities would not blend in
with neighborhoods and should be steered towards larger commercial
centers or on sites that satisfy the Auto Related and Roadside
Commercial (Point Chart D) criteria.
In reviewing Neighborhood Convenience Shopping Centers, the
L.D.G.S. allows the Planning and Zoning Board to consider:
"... uses of similar character as determined by the Planning
and Zoning Board."
Staff recommends that the P & Z Board determine that a one -bay,
automatic carwash be considered a use of similar character and be
allowed within the Silver Oaks Commercial Center.
As justification, Staff offers the following:
A. The design and placement of the carwash structure will help
shield the gas pump islands and canopy from the intersection of
Taft Hill Road and Bronson Street. The architectural character is
residential and will complement the c-store. The location is as
far away from the homes in Silver Oaks as possible.
B. The carwash is an integral part of the convenience store
operation. It is not a self -serve facility. Customers must make
arrangements with the store clerk to use the carwash.
C. A one -bay, automatic carwash was approved in two recent
neighborhood convenience shopping centers (Pine Cone and Horsetooth
Commons). The inclusion of a similar facility in these two
P.U.D.'s was not found to have a detrimental impact to the public
good or impair the purpose of the L.D.G.S.
D. In order to further promote neighborhood compatibility, Staff
recommends that the carwash be restricted in its hours of
operation. As part of consideration of the Preliminary P.U.D.,
Staff recommends the following condition of approval:
At the time of Final P.U.D., the Site Plan and other pertinent
documents shall state that the allowable operating hours of
the carwash are restricted to between 6:00 a.m. and 11:00 p.m.
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Silver Oaks Commercial P.U.D. - Preliminary, #14-88J
February 28, 1994 P & Z Meeting
Page 6
With the recommended condition, Staff finds that the
of a one -bay automatic carwash satisfies the test of
of similar character" and an appropriate land use in
4. Neighborhood Compatibility:
installation
being a "use
the P.U.D.
A neighborhood information meeting was held on January 6, 1994.
Minutes to this meeting are attached. The primary concerns were
traffic through the neighborhood, traffic on the arterials, and
hours of operation.
A. Traffic Through the Neighborhood
There was a concern raised at the meeting regarding c-store
customers exiting the commercial center and desiring to go west.
These drivers would be tempted to take Bronson to Auntie Stone to
gain access to Horsetooth Road and thus impact the streets within
the neighborhood and by the school.
It is difficult to gauge the impact of this traffic scenario.
Access to Horsetooth Road is closer to the c-store via Silver Trail
Drive than by Bronson/Auntie Stone. Drivers may be influenced by
other factors such as linking the trip with an errand within the
center or with picking up a child at school. The locational
attributes of the convenience center is that it has internal access
to the neighborhood and school, and external access to two arterial
streets. With these options, it is likely that trips will be
distributed in a variety of directions and not overly burden one
street. Note also that Auntie Stone Street is a collector and no
homes front on this street.
B. Traffic on the Arterials
There was a concern that development in the southwest quadrant of
the City is preceding faster than the street capacity on Taft Hill
Road. Since Taft Hill Road is not a fully improved arterial, there
is stacking back from the intersection of Drake Road and Taft Hill
Road during peak times.
The developer will be responsible, under City Code, (1) for
improving both arterial street frontages adjoining the property and
(2) for paying into the Street Oversizing Fund at the time of
building permit issuance. It will not be developer's obligation to
improve Taft Hill Road north of the subject site.
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Silver Oaks Commercial P.U.D. - Preliminary, #14-88J
February 28, 1994 P & Z Meeting
Page 7
C. Hours of operation
Those attending the neighborhood meeting expressed concern about
the hours of operation for the convenience store and carwash.
As mentioned, Staff is recommending that the carwash be shut down
between the hours of 11:00 p.m. and 6:00 p.m. The issue of
restricting the hours of operation for the convenience store is
best left for direct discussions with the end user at the time of
Final P.U.D. At this Preliminary stage, there is no end user.
Therefore, this issue is appropriate to be discussed at Final.
5. Design:
The project was reviewed by and complies with the design guidelines
of Neighborhood Convenience Shopping Center, Design Guidelines,
Policies, and Criteria (1988). The following highlights deserve
mention:
A. Landscaping
The carwash and convenience store building are well screened from
Taft Hill Road and Bronson Street. Between Bronson and the c-
store, there is a landscaped berm with a mix of deciduous and
conifer materials. Between the carwash and Taft Hill Road, there
is similar treatment.
Along Taft Hill Road, there is an emphasis on placing street trees
between sidewalk and curb and evergreen trees between the hard
surface gas pump area and the sidewalk. A series of berms are
located between the proposed office/service/retail buildings and
Taft Hill Road.
On the west, the two office/service/retail buildings are buffered
from the future multi -family area by a series of berms and
landscaping. Similarly, the outdoor play area is bermed and
landscaped along its perimeter.
By way of background information, plant material along Horsetooth
Road must respect the existing 60 inch diameter water line located
under the sidewalk that parallels Horsetooth Road.
B. Architecture
The design intent is to create a residential character for the
commercial center. All roofs would be pitched. Brick is used on
the lower portions of the buildings. Wood siding and high profile
Silver Oaks Commercial P.U.D. - Preliminary, #14-88J
February 28, 1994 P & Z Meeting
Page 8
shingles are specified. Roofs are punctuated with gables and
window details.
Of particular importance is the residential character of the c-
store and carwash. Both structures are designed to match the
balance of the commercial center. Exterior elevations include
gable window treatments and carwash features a small cupola. The
canopy is specified to feature brick columns with a pitched roof.
6. Transportation:
A traffic impact analysis was reviewed in 1992 to evaluate the
impacts of the amended Horsetooth West O.D.P. In this report,
Tract E was assumed to contain the following uses: c-store with gas
sales, daycare, retail, and office. These are the same uses that
are proposed on the Preliminary P.U.D.
The study points out that the Taft Hill Road/Bronson intersection
will not be signalized. With only a stop sign control, there will
be delays for left turns to go north on Taft Hill Road during the
peak times. Drivers attempting this turn have the option of using
the Horsetooth/Taft Hill signalized intersection as an alternative.
There is no direct access onto either arterial street. Rather, the
site is served by Bronson Street and Silver Trail Drive. Although
the traffic study analyzed a potential right-in/right-out on Taft
Hill, this connection is not a part of the Preliminary P.U.D. The
Horsetooth/Taft Hill intersection will continue to operate
acceptable in both the short (1995) and long (2010) term. The
P.U.D. is considered feasible from a traffic engineering
standpoint.
RECOMMENDATION
In reviewing the request for Silver Oaks Commercial Preliminary
P.U.D., Staff finds the following facts to be true:
1. The P.U.D. is in conformance with the Horsetooth West Overall
Development Plan.
2. The P.U.D. is equal to or better than such a plan
incorporating the provision for which a variance is requested.
3. The P.U.D. satisfies the All Development Criteria of the
L.D.G.S.
Silver Oaks Commercial P.U.D. - Preliminary, #14-88J
February 28, 1994 P & Z Meeting
Page 9
4. The P.U.D. satisfies the criteria found in the Neighborhood
Convenience Shopping Center, Design Guidelines, Policies,
Criteria, an element of the City's Comprehensive Plan.
Staff recommends approval of the variance from the requirement that
a minimum of 65% be earned on Point Chart J of the L.D.G.S. in
order to allow a Neighborhood Convenience Shopping Center on Tract
E of Horsetooth West O.D.P.
Staff, therefore, recommends approval of Silver Oaks Commercial
Preliminary P.U.D., #14-88J, subject to the following condition:
1. At the time of Final P.U.D., the Site Plan and other
pertinent documents shall state that the allowable operating
hours of the carwash are restricted to between 6:00 a.m. and
11:00 p.m.
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SILVER OAKS COMMERCIAL P.U.D.
PLANNING OBJECTIVES
A 20 UNIT PROJECT
PREPARED BY:
GEFROH HATTMAN
ARCHITECTS/PLANNERS
145 W. SWALLOW RD.
FT. COLLINS CO.
PREPARED FOR:
TAFT HILL PARTNERS LTD.
46eO 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 Police, 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 - 4 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.
0 •
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
you will not we score well above
the charts.
J, D, and E for your review. as
the minimums required on each of
VI. MITIGATION
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 a=.e 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.
T. LJ . V.
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA APPLICABLE CRITERIA ONLY
Is the cntenon Will the cnteno
applicable? be satisfied?
CRITERION Yes No If no, please explain
COMMUNITY-WIDE CRITERIA
Sclar Orientation
Coi-72rehensive Plan
f
Wilclife Habitat
Mineral Deposit
Eccicaically Sensitive Areas
Lands of Agricultural Importance
reservec
reservea
Energy Conservation
1.8
Air Quality
�I
1.9
Water Quality
1 ce and Wastes
A 2.
NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1
Vehicular. Pedestrian, Bike Transocrtation
✓
2.2
Builcinc Placement and Orientation
2.3
Natural Features
2.4
Vehicular Circulation and Parking
2.5
Err,ergency Access
2.6
Pedestrian Circulation
2.7
Architecture
2.8
Building Heignt and Views
2.9
Shading
2.10
Sclar Access
2.11
Historic Resources
2.12
Settacks
2.13
Landscace
2.14
Si cns
2. 154
Site Lighting
2.16
Ncise and Vibration
2.17
Glare or Heat
m
2.1 a Hazardous Materials
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
3.2 Design Standards
3.3 Water Hazards
3.4 Geologic Hazards
54
ACTIVITY Neighborhood Convenience
Shopping Center
DEFINITION
A shopping and service center situated on seven or less acres with four or
more business establishments located in a complex which is planned, devel-
oped, and managed as a unit, and located within and intended to primarily
serve the consumer demands of adjacent residential neighborhoods. Neighbor-
hood convenience shopping center criteria shall apply only to those areas
of the City that are zoned R-L, R-L-P, R-L-M, R-H, R-P, R-M-P, M-L, M-M,
B-L or B-P, or any other areas of the -City if such areas are subject to the
zoning condition that no development be approved unless processed as a
Planned Unit Development, provided, however that said criteria shall not
under any.circumstances apply to development in the H-B zone. The principal
uses permitted include retail services; personal services; convenience
grocery stores (with accessory .gas pumps); standard or fast food -restau-
rants (without drive -up windows); liquor sales (for on- or off -premise con-
sumption); beauty or barber shops; dry cleaning outlets; equipment rental
(not including outdoor storage); limited indoor recreational uses; pet and
aquarium shops; retail stores; and ,uses of similar character as determined.
by the Planning and Zoning Board. (Secondary uses)may include professional
offices; limited banking services, such as automated teller machines; mul-
ti -family dwellings; medical offices and clinics; small animal veterinary
clinics; and child care centers.
`.Each of the following applicable criteria must be
answered "yes" and implemented within the develop-
ment plan.
Yes No NA
1. Have steps been taken to minimize
any environmental hazards, particu-
larly those associated with underground
fuel storage tanks;. and, if the proposed
"development is located in or near an
environmentally sensitive area, have all
applicable state and local environmental Kfj ❑ ❑
standards been met? L�
2. DOES THE PROJECT EARN AT LEAST 65% OF THE
MAXIMUM POINTS AS CALCULATED ON "POINT CHART J" ❑ �fj
FOR THE FOLLOWING CRITERIA: LEI
—35—
NEIGHBORHOOD CONVENIENCE
SHOPPING CENTER
POINT CHART J
For All Criteria
Applicable Criteria Only
Criterion
Is
the
CrIterlon
gppte�
Yes No
I II III IV
Circle
fhe
Correct Score
MultlpNer
Points
Earned
I ,c u
Maximum
Apollcoole
Points
a. Transit Route
X
X
2
0
1
Q
2
b. At Collector/Arterial
X
X
2
0
5
®
10
c. Mixed -Use Development
X
)
0
2
1�
4
d. Three Acres or More
X
X
(2)
0
4
$
8
e. From Convenience Center
X
2
0
4
Q
8
f. Part of Planned Center
X
X
2
0
5
10
g. Contiguity
(X)
X
2
0
5
10
h. "North" Fort Collins
X
X
1
p
2
i. Energy Conservation
X
1
2131410
2
8
j.
1
2
0
k.
1
2
0
I.
1
2
0
Totals Q 6, a.
V1
Percentage Earned of Maximum Applicable Points V/VI = VII 3 9 %
0 vii
((SrY OF FOR COLLI
ENERGY CONSERVATION WORKSHEET
This worksheet must be completed and submitted at the time of application for
all non-residential Preliminary PUD's requesting energy conservation points
on the applicable Land Use Activity Point Chart. Please choose one of the two
methods below.
Be realistic in determining your commitment for energy conservation mea-
sures. Failure to fulfill a commitment made for energy conservation measures
may result in disqualification of a project under the applicable criteria of the
LDGS.
NAME OF PUD: `�I0415- .Da. `a CvMm f_�W_ L l :�
Submittal Date: f ! 3 1 i4
METHOD ONE:
I propose a percent reduction in the annual energy consumption for
the structure(s) in this proposed PUD.
This reduction receives I point(s) for energy conservation.
NOTE FOR THOSE PROJECTS USING METHOD ONE: Certification by a professional engineer,
licensed in Colorado, and a summation of the engineer's calculation methods and results will be
required to document energy conservation measures at the time of building permit application.
METHOD TWO:
I propose the following energy conservation measures for the structure(s) in
this proposed PUD:
Measure . Points
Total Points receive=thod
Preparer's Name:
s
January 3, 1994
City of Fort Collins
Planning Department
Attn: Ted Shepard
P.O. Box 580
Fort Collins, CO 80522-0580
RE: Silver Oaks Planned Unit Development
Dear Mr. Shepard:
Thank you for the information regarding the Silver Oaks Planned
Unit Development. We appreciate the opportunity as citizens and
property owners to comment on the proposal.
After considering the concept, we believe that we could accept a
development which includes a daycare facility and office space,
provided that adequate greenbelt and unobtrusive architecture are
incorporated into the plan.
However, we protest the portion of the proposal which includes a
convenience shopping center with gas pumps and car wash. This is
a residential area and it is important to preserve the quality of
life of the property owners, as well as the property values of our
investments. A convenience shopping center will bring additional
traffic noise and annoying lights into the evening and nightime
hours, a valued time for the families in the area to enjoy their
homes and neighborhood. This impact is also bound to have a
negative impact on the re -sale value of real estate in the area.
Furthermore, a retail center of this nature is not needed to
enhance "convenience" for neighborhood residents. Within only a
mile in any of three directions we may travel to retail centers
which provide the same services.
For these reasons, we request that an alternative land use be
incorporated into the proposal. If more formal or organized action
is necessary to protect our interests and those of our neighbors,
we request the opportunity to pursue it. As your letter arrived
at the height of the holiday season, with only one week before the
scheduled meeting, there has been little time to research or
organize a neighborhood response. Please keep us advised of
additional opportunities to influence decisionmaking in this
matter.
Sincerely,
4_711t ' f
Tom and Betsy Graves
2033 Churchill Ct.
Fort Collins, CO 80526
C. Chris Kneeland