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HomeMy WebLinkAboutEAST MULBERRY PLACE - 38-87 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEa., TITLE: REQUEST: EAST MULBERRY PLACE Approval to develope 6.43 acres of commercial uses adjacent to 4.24 acres of residential use. LOCATION: NWl/4,NE1/4, 17-7-68; located on the southwest corner of the intersection of the Highway 14 frontage road and County Road 9E. APPLICANT: Richard Leisy STAFF CONTACT: Al Kadera FILE NO. S-68-87 I. . SITE DATA Designer:. John Dengler & Associates, P.C. Total Development Area: 10 acres +- Number of Lots: 32 lots; 4 commercial/28 residential Proposed Density: 6.6 du/acre Number of Dwelling Units: 28 residential Existing Land Use: vacant Proposed Land Use: commercial/residential Land Use Designation: Fort Collins UGA Services: Access: Highway 14 Frontage Road Water: ELCO Sewer: Boxelder Fire Protection: Poudre Fire Authority; one mile Exisiting zoning: C-CommerciaL.M-Multiple Family No. Trips Generated by Use To be determined II. Project Description and Site Analysis to station no. 6 The applicant is proposing to develope 6. 43 . acres of property for commercial uses and 4.24 acres of, single family residential units (28 units) immediately to the south of the commercial property. The commercial property will consist of four lots. Lot sizes. will be 1.1 (convenience store) , 1.0 (resteraunt) , 2.2 (60 unit motel and parking) and 1.4 (storage lot) acres each. The residential portion of the development will consist of 28 single family dwelling units on lots with -2- a minimum lot size of 3500 square feet. Access to the site will be from the frontage road and Countryside Drive located in Countryside Park. The site is bordered on the east by a New Cache La Poudre Irrigation Co. ditch. The property is currently vegetated in pasture grass and weeds. The property has very little slope and drainage is poor. The east portion of the property is very wet and appears to have no drainage. III. Compatibil ity: To the north of the site exists mostly commercial use.s . To the east of the site is some commercial uses as well. as single family residential developments. Pleasant. Acres is located on the east side with 116 lots ave-raging .43 aces each. Boxelder Estates is located south of Pleasant Acres with 54 lots averaging 1.29 acres each. South and southeast of the site is Countryside Park which has 263 lots averaging .16 acres each. West of the property are redominantly commercial uses IV. Staff Comments 1. Zoning Comments: The southern portion of the site is zoned M not M-1 as shown on the plat. The minimum area for a PUD in the M-Multi.ple Family Zone is five acres. A variance will be required for a project hav ing a smaller area. This variance is submitted with the master plan and will be considered by the Planning Commission and the Board of County Commissioners. Open storage is not a permitted use in the C-Commercia.l Zoning District. We may be able to consider the proposed storage area if the applicant can demonstrate by building elevations and landscaping, that the storage will not adversely affect the existing or proposed residential areas. 2. See the attached information from the County Engineer and the State Highway Department concerning access to this site and requirements for the construction of internal roads. 3. This site is within the Urban Growth Area for the City of Ft. Collins therefore all the application criteria apply. There are specific landscaping regvi.rements for commercial uses which are usually imposed at building permit. This site has a significant amount of frontage on Highway 14. All the frontage should be landscaped by the applicant under a subdivision improvements agreement. This procedure -3 - will assure that a consistent de.sign will be provided for the entire frontage. c. There are several easement requests that affect the residential area.Poudr.e Valley REA requests 15-foot easements along, all streets and roadways in addition to 1.5-foot easements along all property lines. Mountain Bell requests a 10-foot perimeter easement in the Commercial area and 6-foot rear lot easements in the residential area. They will also accept blanket easements. Public service requests 8-foot easements along all streets and cul-de-sacs on both sides. There may be some conflicts among the various utility providers making it impossible for them to share easements. It appears that once the easments are placed on this plat there is very little room left outside the pooposed building envelopes . The applicant should work very closely with the utilities to make sure all their needs are addressed before a preliminary phase plan is submitted. 5. Since. Countryside Drive is to provide at least a secondary access to this site the developer should contact the homeowners association about joining their efforts at road maintenance. The County. Commissioners will require that this site pay its fair share toward maintaining Countyyside Drive. 6. There is signi.f.icant concern about the ground water levels in this area. Core samples were taken a few years ago on the streets in Countryside Park and the ground immediately below the road base was very wet. The geology report submitted with the master plan must specifically address the affect of the ground water on the proposed development. 7'. There may be a conflict between the proposed truck parking area and the residential area. When truckers get ready to depart they start their trucks and let them idle for some time. If this occurs early in the morning there could be some angry residents in the area. The applicant should demonstrate that these conflicts can be mitigated by berming .and landscaping or other techniques. 8. The building envelopes in the residential area should be drawn with particular attention to building code requirements concerning minimum separation between single family dwellings and accessory buildings. Attached garages must have. fire walls between them. Detached single family dwellings must have at least ten feet between them exclusive of overhangs or eaves. 9. Larimer County Park Fees for the Ft. Collins Urban Growth Area will apply to this project. A note should appear on all plats concerning the payment. of park fees when building permits are issued. I.n addition to the residential area, park fees will also apply to the motel. 10. The landscaping plan for the site should also include all the proposed signs for the commercial and residential uses. Sign sizes and locations should be included. 11. The Planned Unit Cevelopment Resolution requires a .minimum perimeter setback of 20 feet. It appears that some of the porposed -4- units may not meet this requirement. 12. The application is not absolutely clear on the purpose of the cross -over easements. What are they and why are they there? 13. The PUD Resolution requires a minimum of 30% of the developable area in open space in residential areas. The application does not give open space calcualtions but it appears that this requirement has not been met. 14. Commercial PUD's are governed by a ratio of building to lot square footage. The C-Commercial Zone allows a ratio of 1 unit of building for each 2.5 units of lot_ There does not appear to be a problem in this regard but the. calculations should be provided with the master plan application. 1.5. The Health Department indicates that written commitments for water and sewer sere ice must be provided with the master plan application.