HomeMy WebLinkAboutSPRING CREEK VILLAGE PUD - FINAL - 2-87O - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS, _ �...._ .
ITEM NU.. 16 _
MEETING DATE 8�22�94
STAFF Steve Olt
City of Fort Collins I'LANN�NG AIVD ZOIVING BOARD�
�71� ���� 1
PROJECT: Spring Creek Village P.U.D., Prelimin.ary -#2-87N
APPLICANTs Vaught-Frye Architects
� 1113 Stoney Hill Drive
Fort Collins, C0. 80525
OANERs HP Development Corp.
c%o Albrecht Companies
4836 South Gollege Avenue
Fort Callins, CO. 80525
PRO.7ECT DE$CRIPTIOAI:
This is a request for Preliminary P.U.D. approval for a 36,000
square foot grocery store, 21, 400 square feet of retail uses, 6, 000
square feet of office uses, 12,000 feet of pffice/retail uses,
6,000 square feet of future office/retail uses, and 26 single
family (patio style) residential dwelling units on a 21.17 acre
site located on the east side of South Shields -Street, south of
West Prospect Road. � �
RECOMMENDPiTION :
E%ECUTIVE BUMMARY:
_ _ _ _
Approval with a condition
This request for Preliminary P.U,D. app"roval:
* Scores 72� on the Neighborhood Service Center chart
(exceeding the minimum 50� requirement);
* scores 81� on the Residential Uses chart (exceeding the
minimum 60� requirement). The Residential Uses chart
supports the proposed gross residential density of 4.67
dwelling units per acre;
* indicates that all of the single family courtyard homes
are subject to the City's adopted Solar Orientation
Ordinance and all are in compliance with the requirements
of the ordinance;
*
indicates that this prope_rty is in the Residential
Neighborhood Sign District. The applicant will submit
detailed architectural elevations with the Final P.U.D.
_ _ _
that will show locations of flushwall signs in the
office/retail/commercial portion of the development.
COMMUNTTY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave, P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANI�?lIv'G DEPART?v1ENT
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Spring Creek Village PUD - Preliminary, #2-87N
August 22, 1994 P& Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: I2P;
S: RP;
E: RL;
W: RP, BP;
existing multi-family residential (Landmark
Apartments)
existing multi-family residential (Hill Pond and.
Sundering Townhomes)
existing single family residential (Sheeley and.
Hi.11 Pond on Spring Creek Subdivisions)
existing multi-family residential, commercial,
vacant (Northwood Apartments, Spring Creek Plaza,
Mullaney Property)
2. History and Context.Within the Section:
The 21.17 acre site lies in the northeast corner of a square mile
defined by South Shields Street, South College Avenue, West
Prospect Road, and West Drake Road. West Prospect Road is an
arterial street lined by mature residential uses with direct access
to Prospect unlike restricted access on the City's newer arterial
streets. With the platting of the Arthur G. Sheeley Subdivision in
the mid-1950's, the City's residential growth began to move south
of Prospect road. For a period of 20 years, this area remained
stable as a single family residential neighborhood.
The property was annexed into the City with the Third Spring Creek
Annexation in November, 1969.
The Planning and Zoninq Board approved the Wind Trail Condominiums
P.U.D. in March, 1981 for 282 multi-family dwelling units on 21.18
,
acres. -
The Planning and Zoning Board approved the Pu1se P.U.D. Master Plan
and F.iling One in June, 1987. Filing One was for 51,500 square feet
of retail, bank, health club, office, and day care on 10.03 acres.
The Planning and Zoning Board approved the Spring Creek Village
P.U.D., Amended Preliminary on September 27, 1993 for 218 multi-
family apartments on 24.27 acres, This decision was appealed and on
November 2, 1993, City Council remanded the matter back to the
Planning and Zoning Board for a new hearing.
The Planning and Zoning Board approved the Spring Creek Village
P.U.D., Remanded Amended Prel,iminary on December 16, 1993, for 218
multi-family apartments on 23.55 acres. This decision was appealed
-=and on February 1, 1994,�Ci�p Counc�� upheld the appeal; overturned
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Sprinq Creek Village PUD - Preliminary, #2-87N
August 22, 1934 P& Z Meetinq
Page 3
the Planning and Zoning Board's decision, and denied the project..
The property owner has a law suit pending against the City.
`3 . Land LTse •
This is a request for Preliminary P.U.D..approval for a 36,000
square foot grocery store, 21,400 square feet of retail uses, 6,000
square feet of office uses, 12,000 feet of office/retail uses,
6,000 square feet of future .office/retai.l uses, and 26 single
family (patio style) residential dwelling units on a 21.17 acre
site. The. proposal has been evaluated against the Neighborhood
Service Center Point Chart, the Residential Uses Density Chart, and
the applicable All Development Criteria of the Land Development
Guidance Svstem.
* It scores 72� on the Neighborhood Service Center chart
(exceeding the minimum 5`0$ requirement), earning credit
for: a) being contiguous to an existing transit route;
b) being located at the intersection of a collector
street (West Stuart) and an arter.ial street (South
Shields)• c) being located more than 3/4 of a mile from
an existing or approved community/regional shopping
center; d) being located outside the "South Colleqe
Ave.nue Corridor"; e) gaining its primary access from a
non-arterial s€reet; f) including a grocery store; and
g) having at least 1/6th of its property boundary
contiguous tg existing urban development.
* It scores 81� on the Residential Uses chart (exceeding
the minimum 60� requirement), earning credit for: a)
being within 3,500 feet of an existing community park
(Rolland Moore); b) being.within 3,000 feet of a major
employment center (Colorado State University); c) its
boundary-having more than 50� contiguity to existing
urban development; d) a portion of the project being
devoted to recreational use; and e) the project
committing to providing adequate, safe, and convenient
pedestrian and bicycle connections to the nearest.
existing City sidewalk and bicycle path/lane and to
existing City bicycle trails. The Residential Uses chart
supporfs the proposed gross residential density of 4.67
dwelling units per acre.
All Development Criteria A1.1.2, A2.2.1, A2.2.4, and A3.3.2 are all
transportation-related questions and they cannot be answered in the
affirmative at this time. These criteria will be evaluated again
with the Final P.U.D. review, which will include a.final traffic
impact-analysis.
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Spring Creek Village PUD.- PreTiminary, #2-87N
August 22, 1994 P& Z Meeting
Page 4 .
Al1 Development Criterion A2.2.14 deals with the signage in the
P.U.D. This property�is in the Residential Neighborhood Sign
District. The applicant will submit detailed__architectural
elevations with the Final P.U.D. fhat will show locations of
flushwall signs in the office/retail/commercial portion of the
development. . .
4. Design:
Architecture:
There are 5 proposed buildings� (with the� potential for a 6th
building in the future) in the office/retail/commercial portion of
the development on the west side of the site. The grocery store
will be approximately 33' in height and the associated
retail/office buildings will be approximately 28' in height. The
architectural character will be of a residential nature, with 2:1
pitch, sloped roof lines, low roof eaves, and arched entryways.
Exterior wall sidings will, be of brick and wood. Add'itional details
on the building materials, colors, actual height and size/scale
will be provided with the Final P.U.D.
The single family courtyard homes will be 2-stqry (approximately
2:3') in height. Building elevations, materials, colors, and the
architectural intent are generally not reviewed by the City for
single family residential projects.
Landscapinqs
Landscaping (in the fosm of deciduous, eyergreen, and ornamental
trees and shrubs) and berming will be provided around the periphery
o€ the development (along South Shields Street, the canal
importation channel, and Hobbit Street�) and internally between the
parking_lots for the Neighborhood Service.Center and the adjacent
streets. The landscaping. berming, and setback distances to the
surrounding residential uses will provide sufficient visual and
noise buffers between land uses.
Parkinqs
There are 327 parking spaces being providecl in the
office/%etail/comiinercial Neighborhood Service Center portion of the
development.. Based on�the total amount of 81,400 square feet .of
floor area in the center, the parking ratio equates to 4.0 spaces
per 1,000 square feet of gross floor area. Parking guidelines used
by staff to evaluate parking requirements for general retail,
personal service, general affice, and shopping centers range from
2.8 to 5.5 spaces per gross floor area, with the average being 4.0
---� spaces per gross floor a.rea, The amount of parking-:being provided -
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Spring Creek Village PUD - Preliminary, #2-8TN
August 22, 1994 P& Z Meeting
Page 5 �
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in the Neighborhood Service Center has been determined by staff to
be adequate for the proposed uses.
Siqnaqe:
This property is in the Residential Neighborhood Sign District that
was approved by City Council and became effective on January 15,.
1993. This District was established to regulate signage of non-
residential uses in areas of the City which inay be impacted by
signage because of their predominantly residential use or
character. For developments �located within the District, the
Planning and Zoning Board reviews the location of all proposed
flushwall signs. Al1 other aspects of signage for developments
within the District wi11 be regulated by the City's Sign Code. The.
applicant will submit detailed architectural elevations with the
Final P.U.D. that will show locations of flushwall signs in the
office/retail%commercial portion of the development.
solar Orientation Ordinance:
Al1 26 of the single family courtyard homes are subject to the
City's adopted Solar Orientation Ordinance and all 26, equalling
.100� (exceeding the minimum 65� requirement), are in compliance
with the requirements of the ordinance.
5. Neiqhborhood Compatibility:
A neighborhood information meeting was held on June 16,-1994 at the
Plymouth Congregational Church, with 35 people in attendance, to
discuss the proposed land uses. A copy of the minutes from the
meeting is attached to this memo. "
6. Transportation.:_
The traf.fic impact analysis that was submitted with the Preliminary
P.U.D. documents leaves many unanswered questions about the impacts
of a grocery store in this location on the transportation network
in and around the West Prospect Road/South Shields Street
intersection. Based on current .information provided in the
analysis, the feasibility of a grocery store use located here has
not yet been determined by the City Transportation Department to be.
viable. The following requirements for the Final traffic impact
analysis, due at time of submittal, have been provided .by the
Transportation Department:
* The applicant must complete the. remaining �lements of the
traffic impact analysis that were not addressed in the
_ preliminary study, specifically including the following:_
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Spring Creek Village PUD - Preliminary, #2-87N.
August 22, 1994 P& Z Meeting
Page 6
1. Verification of the grocery store trip generation rate-
� and mode use assumptions employed in the arialysis by
collecting and evaluating actual trip and mode use data
collected though observation of the Cedarwood F1aza King
Soopers grocery store after September 15, 1994 when.
Colorado State University is in session.
2.. Documentation of expected weekday off peak traffic
volumes, as we11 as Saturday noon traffic volumes.and
intersection operation.
3. Re-evaluation of the operation of the Stuart/Shields
inte.rsection assuming right-in/right- out only access at
Hobbit.
4. Re-evaluation of the long range operation of the key
intersections assuming currently planned intersection
geometry and that Center Avenue will not yet have been
constructed.
5. Additional analysis that may be identified by. the
Transportation Department staff to evaluate"issues raised.
through this analysis`or to eyaluate the effectiveness of
any proposed traffic impact mitigation measures that may
be required by the project.
The land uses, residential density, and physical layout of any
development are generally established with approval of the
Preliininary plan. Staff feels that, under the present
circumstances, "vesting" of the land uses, establishing a f.irm
residential density, and approving an absolute physicai layout on
this property is premature. The feasibility of locating a grocery
store on this site must be determined and the decision is dependent
on additional information that must be provided with the Final
traffic impact analysis. �.
A memorandum to the Planning and Zoning Board from Tom Vosburg,
City Transportation Planner, is attached to this memo. The purpose
of this memorandum is to provide the members of the Board with
additional information regarding transportation issues associated
with the Spring Creek Village P.U.D. grocery store proposal.
7. Storm Drainage: �
A water quaTity pond must be provided at the southeast corner of
-the development, adj acent to Spring Creek and the canal importation
channel. Erosion control is needed along Spring Creek. There are
drainage concerns in the canal importation channel associated with
.
-="tfiis development. All of these issues and concerns must be
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Spring Creek Village PUD - Preliminary, #2-87N
August 22, 1994 P& Z Meeting
Page 7
addressed with the Fina1 P.U.D. drainage report, grading & drainage
plans, and erosion control plans.
FINDINGS of FACT/CONCLIISIONSs
. .
In evaluating the request for the Spring Creek Village P.U.D.,
Preliminary, staff makes the following findings of fact:
* The proposal scores 72� on the Neighborhood Service
Center chart (exceeding the minimum 50% requirement) in
the L.D.G.S..
* The proposal scores 81� on the Residential Uses chart
(exceeding the minimum 6O� requirement) in the L.D.G.S..
The Residential Uses chart supports the proposed gross
xesidential dens.ity of 4.67 dwelling units per acre.
* A11 Deyelopment Criter-ia A1.1.2, A2.2.1, A2.2.4, and
A3.3.2 in the. L.D.G.S. are all transportation-related
questions and they cannot be answered in the affirmative
at this time. These criteria will be evaluated again with
the Final P.U.D. review, which will, include a final
traffic impact analysis.
* All 26 of the single family courtyard homes are subject
to the City's adopted Solar Orientation Ordinance�and all
are in compliance with the requirements of the ordinance.
* This property is in the Residential Neighborhood Sign
District (All Development Criterion A2.2.14 in. the
L.D.G...S.). The applicant will submit detailed
architectural elevations with the Final P.U.D. that will
show locations of flushwall signs in the
office/retail/commercial portion of the development.
* The amount of parking being provided in the Neighborhood
Service Center has been determined by staff to be
adequate for the proposed uses.
* A neighborhood information meeting was held on June 16,
1994, to discuss. the proposed land uses.
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Spring Creek Village PUD - Preliminary, #2-87N
August 22, 1994 P& Z Meeting
Page 8
RECOMMENDATIOAT 8
Staff recommends approval of the Spring Creek Village P.U.D.,
Prel.,iminary -#2-87N, with the following conditions:
1. The applicant must provide a revised traffic impact analysis,
meetinq all of the City�s criteria, includinq appropriate
locally developed trip qeneration rates.
2. This Preliminary P.U.D. approval shall not be deemed to
constitute the vestinq of any riqht to the project�s density,
qeneral layout, land uses, and/or desiqn elements, to the
extent that such elements relate to or are affecte8 by the
traffic impacts of the project, ,
_ _ . . ___ . _ _ . _ _ _ . _ _. :__ _� _ . . _ __ _ _ _
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Spring Creek
Village P.U�.D.
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LEGAL DESCRII'TION
A portion of the NW1/4 of Seetion 2•3, Township 7 North, Range 69 Wes.t of
the 6th P.M., City of Fort Collins, being described as follows:
BEGINNING at the West Quarter Corner of said Section 23 and considering
the Southerly line of said NW1/4 to bear South 89 deqrees 39 minutes 45
seeonds East with all bearings contained herein relative thereto;
thence Easterly along said Southerly line South 89 degrees 39 minutes 45
seconds East, 1377.00 feet to the Southeast eorner of Sundering
Townhomes,,and the TRUE POINT OF BEGINNING of this description;
thence continuing Easterly along said Southerly line 5outh 89 degrees 39
minutes 45 seconds East, 1280.51 feet to the Southeast corner of the
NW1/4 of said Section 23;
thence Northerly along the Easterly line of said NW1/4 North 00 degrees
O1 minutes ]5 seconds West, 1050.39...feet to the Southeast corner of Hill
Pond on Spring Creek 2nd Filing a S'inc�le Familx P.U.D.; �
thence Westerly alonq the Southerly line of said Hill Pond on Spring
Cr.eek a Single Family P.U.D. the following three courses and distances:
North 89 degrees 39 minutes 35 seeonds West, 1012.66 feet;
thence North 80 degrees 11 minutes 14 seconds West, 441.53 feet;
thence Nortt► 72 dec�rees 41 minutes 38 seconds West, 72.32 feet to the
Easterly lirie of Wind Trail Gondominiums;
thence Southerly along saicl Easterly line South 05 degrees 56 minutes 02
seconds East, 103.53 feet to the Northeasterly corner of Wilderland
Condomin,iums;
thence Southerly along the Easterly line of said Wilderland Condominiums
the following seven courses and distances:
South 07 degrees 34 minutes 20 seconds East, 241.56 feet;
thence South 34 degrees 27 minutes 15' seconds West, 49.85 feet;
thence Soutti 55 degrees 32 minutes 45 seconds East, 54.00 feet;
thence South 34 degrees 27 minutes 15 seconds West, 212.97 feet;
thence alonq a curve bo the right having a delta of SO degrees 00 minutes
00 seconds, a radius of 210.00 feet,_an arc of 36.65 feet and a long
chord which bears South 39 degrees 27 minutes 15` seconds West, 36.61
feet;
thence South 44 degrees 27 minutes 15 seconds West, 68.75 feet;
thence along a curve to the �eft having a delta of 99 degrees 33 minutes
22 seconds, a radius of 15.00 feet, an arc of 26.OG feet and a long chord
which bears South 05 deyrees 19 minutes 2G seconds East;'22.91 feet to
the Northerly line of SundAring Townhomes;
thence Easterly and Southerly along the Northerly line and Easterly line
of Sandering Townhomes the following six courses and distances:
South 55 degrees 32 minutes 45 seconds East, 167.48 feet;
thence along a curve to the left having a delta of 34 degrees 07 minutes
00 seconds, a radius of 248.00 feet, an arc of 147.67 feet and a long
chord which bears South 72 degrees 36 minutes 15 seconds East, 145.50
feet;
thenee South 89 degrees 39 minutes 45 seconds East, 107.54 feet;
thence South 00 degrees 20 minutes 1.5 seconds West, 54.00 feet;
thence along a non-tangent curve to the left having a delta of 90 degrees
00 minutes 00 seconds, a radius of 15.00 feet, an arc of 23.56 feet and a
long chord which bears South 45 degrees 20 minutes 15 s�econds West, 21.21
feet;
thence South 00 deqrees 20
POINT OF BEGINNING.
County of Larimer, State of
minutes 15 seconds West, 248.00 feet to the
eolorado
�AND USE ANALY I �
SS
USB
AR$A
PSRCSNTAGS
TOTAL ARS_A OF I�ND 922,165.I6 S.F. 100.U0�
21.17 AC.
Al2.B� OF R.O.W. 189,967.16 S.F. 20.60$
BUfiLDINGS 82,900.00 S.F.
BUII�DING FOOTPRINT 80,900.00 S.F. 8,77$
WALKWAYS 41,882.Ob S.F. 4.54$
DRIV$S & PARKING 141,328.00 S.F. 15.33%
HOME LOTS 109,082.00 S.F. 11.82�C
I�ANDS.CAPING 395,365.00 S.F. 38.94�
.OLT.29 ,
AREA OF LAND 193,763.0 S.F. ' 100.00$
BUILDING 44,400.0 S.F. 22.92$
SIDE6+lALKS AND SLABS. 5, 560.0 S:�F. 2.87�
DRIV�S AND PARKING 98,625.0 S.F. 50.89%
LAND,SCAPING 45,178.0 S.F. 23.32�
PARKING
ITEM - Ni7MBERS ASSOCIATED
PARKING SPACFS 261 SPACES
OF WHICH ARE HAND.ICAPPED 4 BPACES _
PARKING R:ATIO .93 SP/'I'A
,LOT , 3 0
AREA OF LAND
BUILDING
SIDEWALKS AND SLABS
DRIVES AND PARKI.NG
LANDSCAPING
41,816.0 S.F.
12,500.0 S.F.
4,076.0 S.F.
7,065.0 S.F.
18,175.0 S:F.
100.00�
29 . 89�k
9.79�
16.89�
43.43$
PARKIl�
ITEM NiJMBERS ASSOCIATED
PARKING SPACPS 20 SPACES
OF WHICH ARF HANDICAPPED 2 SPACES
PAR.KING RATIO 1.60 SP/TH
j�OT 31
AREA OF LAND
BUILDING
BUILD.ING FOOTP,RINT
SIDEWAI,KS AND SLABS
DRIVfiS AND PARKING
LANDSCAPING
38,279.0 S.F.
8, 000.0 S-.F.
6,000,0 S.F,
2,588.0 S.F.
13,654.0 S.F.
16,037.0 S.F.
100.00�
15.67�
6.76$
35.67$
41.90�
PARRTNG .�
ITEM NUMBERS ASSOCIATED
�PARKING SPACES 38 SPACFS
QF WHICH ARE H1�NDICAPPED 4 SPACES
PAR.KING RATIO 4.75 SP/TH
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LOT 32
AR.EA OF LAND 65,922.0 S.F. 100.00$
BUILDI.NG 12,000.0 S.F. 18.20%
SIDEWALKS AND SLABS 3,588.0 S.F. 5.44$
DRIVES AND PARKING 19,737.0 S.F. 29.94g
LANDSCAPING 30,597.0 S.F. 46.42$
PARRING
ITEM NUMBERS ASSOCIATED
PARKING SPACES 65 SPACES
OF WHICIi ARE HANDICAPPED 2 SPACES
PARKING RATIO 5.42 SP/TH
LOT 33
AREA OF LAND
BUILDING
SIDEWALKS AND SLABS
DRIVES AND PARKING
LANDSCAPING
39,096.0 S.F.
6,000.0 S.F.
1,990.0 S.F.
2,247.0 S.F.
28,859.0 S.F.
100.OQg
15.35$
5.09�
5.75�
73.81�
PARKING
ITEM NUMBERS A�SOCIY$TED
PAR.KING SPACES 6 SPACFS
OF WHICH AR.E HANDICAPPED 1 SPACES
PARKING RATIO 1 SP/TH
TRP�CT A
AREA OF LAND 159,094.0 S.F. 100.00g
SIDEWALKS 16,800.0 S.F. 10.56�
L�NDSCAPING 142,294.0 S.F. 89.44$
TR.ACT B
AREA OF LAND
SIDEWALKS
LANDSCAPING
RESIDENTIAL TRACTS
AREA OF LAND
AREA OF LO'TS
ASSi7MED AREA OF
BUILDING & HARD SUR:F`ACE
ASSUMED AREA OF
LANDSCAPING FOR LOTS
AREA OF TRACT — C
SIDEWALKS TR.ACT — C
LANDSCAPING TR.ACT — C
59,700.0 S.F.
7,280.0 S.F.
52,420.0 S.F.
172,807.0 S.F.
109,082.0 S.F.
76,357.0 S.F.
32,725.0 S.F.
63,725.0 S.F.
1,920.0 S.F.
61,805.0 S.F.
100.00�
12 .19%
87.810
100.00g
63.12$
E-,�sz�.
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PARKING DATA
INTERIOR GARAGE PARKING
EXTF.sRIOR DRIVEWAY SPACES
TOTAL PROVIDED
SOLAR DATA
TOTAL NUMBER OF D.U.
TOTAL NO. COMPLYING TO CODE
PERCENTAGE OF COMPLIANCE
NUMB£R OF D.U.
AREA OF LAND
DENSITY
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L
56 SPACES
56 SPACSS
112 SPACES
28 D.U.
28 D.U.
100 0
28
3.967 AC
7.058 D.U./AC
PUBLIC RIGHT OF WAYS.
AR.EA OF LAND 189,967.16 S.F. 100.00%
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G�3�T.���Z�► T - l�'O'�� S
1. Maximum height of buildings to be 36 feet.
2. Security lighting will be strategically located to provide
illumination to parking areas, walkways, pedestrian
circulation routes, ancl the approaches to the buildings. All
lighting levels of site illumination fall off to zero at the
property lines. A11 lighting will be down directed, sharp cut-
off angle type housings for pole lights.
3. Bike racks will be permanently attached to the ground and will
not interfere with the sidewalk.
4. Trash areas wi11 be screened with six foot high side walls
with materials to match the adjacent buildings. All enclosures
will have metal gated painted to match the wall material of
the screen area. Each home will store refuse on their own
property in an area screened from public view.
5. The local utility locate service will be contacted a minimum
of 48 hours prior to any excavation.
6. All utility connections will be in conformance to the current
City Of Ft. Collins standards and codes. Any State or Federal
restrictions or standards that may apply wi11 be followed.
7. Concrete within the Public Right Of Way will meet of exceed a
minimum strength of 4,000 PSI after 28 days curing.
8. All damaged curbs, gutters, and sidewalks that are adjacent to
the property within the Public R.O.W. are to be removed and
replaced prior to the City issuing a Certificate of Occupancy.
9. Ground signs identifying the property will be placed on each
individual parcel to identify the users and tenants on the
properties. The residential area will have a identification
sign for the development in the common green space for the
development. Each signage are will be incorporated into a
landscape feature area. Signage, accent lighting of signage,
sculptural or landscape elements is allowed subject to the
Uniform Building Code requirements and the City of Ft . Collins
Sign Code.
I0. The commercial property is designed to allow for multiple
ownership of the various buildings and uses. The commercial
areas will have an association to manage and maintain the
property in coinmon. The residential properties will be bound
together by a common association that will manage and maintain
the open space that will have con�non ownership. The
association will also control the aspects of the properties
such as Architectural control that the by-laws of the.
association provide.
li. The project is intended to be eonstructed in multiply phases
for both the commercial and residential properties. The
residential buildings will be single family in nature and will
have separate building permits and individual Certificate of
Occupancy being applied for at the time each individual
building is completed. The residential portion will be driven
by the market needs and it is assumed that the start of homes
will be for the summer of 1998.The construction of the
Commercial portion will depend upon the plans o€ the anchor
tenant. Construction of this building is estimated to take
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approximately 12 months. At this point a Fall of 1998 is
expected. The commercial building to the north will start at
or around the time that the anchor begins construction. The
offices and service retail buildings will be constructed as
the need and market will dictate. These building will be
individually owned and may start in the Sunarier of 1998 and may
continue for a five your time frame for construction.
12. ADA Access is provided to all commercial structures.
13. All single story homes will be adaptable and conform to these
specific requirements of the ADA.
14. The commercial buildings will be equipped with automatic fire
protection systems.
15. Connection to the Spring Creek bile way will be made at
several areas as well as neighborhood connections to the bike
ways along Shields.
16. A bus shelter will be constructed on Shields Street on the
north side of Stuart Street.
17. The anchor tenant for the property as well as the other retail
operations will not be a 24 hour per day operation. After
normal business operational hours including standard cleaning
and closing procedures, the overall parking lot areas will
have reduced levels of lighting in accordance to City of Ft.
Collins Police Department poliey for safe off hour levels of
illumination. The office areas will provide levels of lighting
that is appropriate for safety of tenants that may be working
beyond the standard business hours.
18. Separate Larimer County Health Department submittals and
approvals are required for all grocery stores and an.y other
food service businesses.
19. All homes meet the current City of Ft. Collins Standard for
Solar orientation.
20. A11 aspects of the signage for the property will be in
accordance to the City of Ft. Collins Sign Code.
�
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: Activity A: ALL DEVELOP11/iENT CRITERIA
_° ALL CRITERIA APPLICABLE CRITERIA ONLY
Is lhe criterion Will the criterio
' applicable? be salisfied?
r a
� CR.ITERION E LL=:Q Yes No If no; please explain
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_ _ _
° A1. COMMUNITY WIDE CRITERIA
_ .
_ 1.1 Solar Orientation �/ �%
. -
- � 1.2 _ Compret�ensive Plan �/ �
_
� 1.3 Wildlife Habitat
1.4 Mineral Deposit ,/
y.... _ ... . _...... __""_' "' ." "."
� 1.5 Ecologically Sensitive Areas ,�es�ivei!
_ _
. --
: 1.6 Lands of A ricultural Im ortance ,•ese,-��ed
- _. _ _ __. . _
1.7 Ener Conservation____ _�_ _ __, V t/
- - - _ -. __ _ _
" 1.8 Air Qualit ✓
_ _ ... __..._ _.
;, 1.9 Water Qualit ;/ i/
-. . __
_ .
1.10 Sewa e anci Wasfes i/ t/
d A 2. NEIGHBORHOOD COMPATIBILSTY CRITERIA
__---- _- - ._. ----- -- -
_ 2.1 Vehicular Pedestrian Bike Trans a�iation ✓�
' 2.2 Buildin Placement and Orientatior ✓ ✓ �
- _
: 2.3 Natural Featu�es _ _ ✓ � �
2.4 Vehicular Circulation and ParKing ti/ ✓
' 2.5 Emergency Access ,/ t/ .
; 2.6 Pedestrian Cireulation � ;/
2.7 Architecture � ��
_ __
� 2.8 Building Height and Views - ✓ �
- - --
:
2.9 Shading ,% ✓
2.10 Solar Access ;,� �/ -
y 2.11 Historic Resources �/
_ 2.12 Setbacks � tij
. __.
, __ _ _
2.13 Landseape � ✓ �
__ _
, 2.14 Sj ns .! ./ ;� l���:.�� �; �u�-�t . i,�. ►�_.
2.15 Site Lighting ✓ ✓
� _ __ _ _
2.16 Noise and Vibration ✓ ,/
__ --
9 2.17 Glare or Heat
✓ . ✓. _._ .
2.18 Hazardous Materials _ �/
_ __ _
- - _ __
� A 3. ENGINEERING CRITERIA .
----
j 3.1 Utility Gapacity ,/ �/
__
3.2 Design Standards ,/ .�
� 3.3 Water Hazards z/ _ -
., _ 3.4 Geologic Hazards _ _ - -- ___ _ _ __ _ _
� . _ _ ____
� [.and Develojiment Guidance System for P[anned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
�
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-61- �
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ACTIVITY:
Neighborhood Service Center
:�:
:��
DEFINIT(�N:
A shopping and service center; approximately fifteen (15) acies in size, designed to meet consumer
demands from an adjacent neighborhood. The primary functional offe.ring is usnally a s�permarket
grocery stoie with an approzimately equivalent amount of associated mixed retail and service-oriented
gross square footage. Other funcCional offerings may include employment uses, sueh as off ces, and/or
eommercial development, trad.iuonally located along majo; arterial streets.
CRITE�IA,.
�
Each of the following applicable criteiia must be answered "yes`' and implemented within the
development plan.
• Yes No . N/A
l. Does the projeet gain its primary vehicular access from a sveet other than ��
South College Avenue?
2. Are all repair, pain[ing and body work activities, including the storage of ❑ � ❑
refuse and veh�cle parts, planned to take place within an enclosed
swcture?
3. DOES THE PROJECT EARN AT LE:AST FIFTY (50%) PERCENT OF �❑
THE MAXIMUM POI,NTS AS CAL,CULATED ON POINT CHART
"B" FOR THE FOLLOWING CRITERIA?
a. Is the proiect contiguous to an exisung �ansit route?
b, Is the project located at the intersecuon of a eolleetor and arterial street?
c. Is the project ]ocatcd within "north".Fort Collins?
d. . Is the projcct ]ocated more than three-quarters (3/4) of a mile from an existing or approved
community/regional shopping cen�cr?
e. Is thc projcct located more than one and one-ha1F (1-1/2) miles from an ezisting or approved
neighborhood scrvice center7
f. Is the project located outside the ``South College Avenue Corridor"?
g. Does the project gain its primary vehicular access from a non-arterial street?
h. Is there direct vehicular and pedestrian access be[ween on-site parking areas and adjacent existing
or future off-site parking azeas which contain more �an [en (10) spaces?
i. Does the project incl.ude a supermarkct/grocery store?
_ .._. . _ .
Land llevelopment Guidance System for Planned Unit Uevelopments
The City of Fort Collins, Colorado, Reyised March 1994
_6?_
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Neighborhood Service Center Ccontinuea)
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j. Does [he activity reduee ngn-ie.newable energy usage through the applicaEion of alter�ative
energy systems or through energy conservation measures beyond_ tti:ose normally required by the
Model Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation
methods to use fo.r calculating energy conservadon poinu.
k. Is the project located with at Ieast one,-sixth (1/6) of its property bopridary eontiguous to ezisting
urban development?
1. If the site eontains a building or place in which.a historic event occurred, has special public value_
�ecause of notable architecture, or is of cultural signi�c.ance, does the project fu.l�ll the following
criteria?
1. Prevent creation of influences adverse to its preservation;
2. Assure that new siructures and uses will be in keeping with the character of the building or
plaee. Imitation of period styles should be avoided; and
3. Piopose adapave use of the building orpla¢e that will lead to its continuance, conserva. qon,
and improvement in an appropriate manner while respecting fhe integrity,of the
neighborhood.
. __. _._ . _._ _._ _ . . .
-- an eve oPment nidance System far Ptanned�Unit Developments- -- -- ----
The City of Fort Collins, Colorado, Revised Mazch 1994
-63-
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NEIGHBORH40D
SER�/ICE CENTER
c C��� �? �,�U. `— �'����+�u
POINT CHART B
For AlI Criteria :. Applicable Criterio Only
�5 I II - - III IV
tne.
� Cfiterion Gircle Multipller Polnts Moxlmum
Cflt2flOi1 Applicable the E.arned Appllcable
Yes No Correet Score Polnts
Ixll
-_ _ __ _ . _.
a, Transit Route X X 2 0 2 � 4
b. At Collector/Arterial X X 2 0 3 (� 6
c, "North" Fort Collins X
X 2 0 2 � 4
d, From Regional Center �� X X 2 0 1 � 2
__- _ -
___ , _
e. From Neighborhood Cenfer X X 2 0 2 �y 4
f. South College Corridor X
g. Non-Arterial Access X
h. Joint Parking �
i. Grocery Store X
j. Energy Conservation X
k, Contiguity X
I. Historie Preservation
Land Development Guidance System for Planned UnitDevelopments
The City of Fort Collins, Colorado, Revised March 1994
-64-
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