HomeMy WebLinkAboutELM RIDGE RANCH PUD PRELIMINARY AND FINAL - 49 92 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2
MEETING DATE 1 1/ 1 6 Z 9
STAFF Steve Olt
PLANNING AND ZONING BOARD
J
STAFF REPORT
PROJECT: Elm Ridge Ranch P.U.D., Preliminary & Final - #49-92
APPLICANT: Daniel M. McGuire
1727 Ridgecrest Road
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
This is a request for Planned Unit Development approval of a
residence and landscape contracting business on an 8.90 acre site
that presently has one existing residence, three existing
outbuildings (a garage, horse barn, and pump house), and a
significant number of existing Siberian Elm trees in four large
groves. The property is located south of Spaulding Lane, north of
the Larimer & Weld Canal, west of Pheasant Ridge Estates
Subdivision, east of the proposed Redwood Street extension, and is
zoned RP, Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a request for Planned Unit Development approval of a single
family residence and landscape contracting business on a developed
8.90 acre site with one existing residence. This request was
evaluated against the Residential Density Chart, earning 80%, the
Business Services Chart, earning 68%, and meets the applicable All
Development Criteria of the Land Development Guidance System. The
one residential dwelling unit on the 8.90 acre site does not meet
the minimum density requirement of three dwelling units/acre;
therefore, a variance is necessary. One residence and three
outbuildings exist on this site. The site has four significant
groves of Siberian Elm trees that will be preserved. New vegetation
will be added in areas around the buildings and as screening of the
parking lots from adjacent single family residential. Adequate
parking is being provided for the employees of the business.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
DENSITY CHART
Maximum
Criterion
Credit
If All Dwelling Units Are Within
C ec r
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�- -
14
ACTIVITY: Business Service
DEFINITION:
Usesl FE
Those activities which are predominantly retail, office, and service uses
which would not qualify as or be a part of a neighborhood or commu-
nity/regional shopping center. Uses. include: retail shops; offices; per-
sonal service shops; financial institutions; hotels/motels; medical clin-
ics; health _clubs; membershi-p--clubs; standard and fast-food restaurants;
hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning
outlets; limited indoor recreation uses; small animal veterinary clinics;
printing and newspaper offices; and, other uses which are of the same gen-
eral character.
CRITERIAEach of the following applicable criteria must be
answered "yes" and implemented within the develop-
ment plan.
Yes . No
1. Does the project gain its primary
vehicular access from a street other ❑
than South College Avenue? Rd
2. DOES THE PROJECT EARN AT LEAST 50%
OF THE MAXIMUM POINTS AS CALCULATED El
"POINT CHART E" FOR THE FOLLOWING CRITERIA?
a. Is the activity contiguous to an existing transit route (not appli-
cable for uses of less than 25,000 square feet GLA or with less
than 25 employees) or located in the Central Business District?
b. Is the project located outside of the "South College Avenue Corri-
dor?"
c. Is the project contiguous to and functionally a part of a neighbor-
hood or community/regional shopping center, an office or industrial
park, located in the Central Business District or in the case of a
single user, employ or will employ a total of more than 100 full-
time employees during a single 8-hour shift?
d.
Is the project on at least two acres of land or located in the Cen-
tral Business District?
continued
11
1A —22—
11
11
11
continued
e. Does the project contain two or more significant uses (such as
retail, office, residential, hotel/motel, and recreation)?
f. Is there direct vehicular and pedestrian access between on -site
parking areas and adjacent existing or future off -site parking
areas which contain more than ten (10) spaces?
g . Does the activity reduce non-renewable energy usage through the
application of alternative energy systems or through energy
conservation measures beyond those normally required by the Model
Energy Code as adopted by the City? Refer to Appendix.G for Energy
Conservation Methods to use for calculating energy conservation
points.
h. Is the project located with at least 1/6th of its property boundary
contiguous to existing urban development?
i. If the site contains a building or place in which a historic event
occurred, which has special public value because of notable archi-
tecture, or is of cultural significance, does the project fulfill
the following criteria.
i. Prevent creation of influences adverse to its preservation;
ii. Assure that new structures and uses will be in keeping
with the character of the building or place. Imitation of
period styles should be avoided; and
iii. Propose adaptive use of the building or place that will
lead to -its continuance, conservation and improvement in an
appropriate manner while respecting the integrity of the
neighborhood.
F1
id
-23-
BUSINESS
SERVICE USES
POINT CHART E.
For All Criteria
Applicable Criteria Only
Criterion
the
Criterbn
Applicable
Yes
11 III , I V
C�Ue
me
Correct Score
Multiplier
Points
Earned
Ixll
Mcximum
Appllcaole
Points
a. Transit Route
X
2
0
2
.�
b. South College Corridor
X
X
2
0
4
g
8
c, Part of Center
X
X
2
0
3
--
6
d. Two Acres or More
X
X
2
0
3
6
e. Mixed -Use
X
X
2.
0
3
(0
6
f. Joint Parking
1
2
0
-3
�-
g. Energy Conservation
X
1
21314
0
2
._.
8
h. Contiguity
X
X
.2
0
5
®
10
i. Historic Preservation
1
2
0
2
...-
j,
1
2
0
k.
1
2
0
i
I•
1
2
0
Totals A-
v vi
Percentage Earned of Maximum Applicable Points V/VI = VII
vu
Elm Ridge Ranch P.U.D., Preliminary & Final - #49-92
November 16, 1992 P & Z Meeting
Paget
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: FA, Larimer County; existing single family residence
S: RP, RLP; existing single family residential and proposed
multi -family residential (Greenbriar P.U.D., Sand Creek
Village P.U.D.)
E: RP; existing single family residential (Pheasant Ridge Estates
Subdivision)
W: C; undeveloped
This property was annexed into the City with the Pickett Annexation
in July, 1980. There has not been any development activity, other
than the existing residence and outbuildings for personal use, on
the property since that date.
2. Land Use•
The applicant is requesting P.U.D. approval to allow a landscape
contracting business and residence on an 8.90 acre rural, wooded
site that is presently a single family residence. This use cannot
occur as a Home Occupation because the intent is to have four to
five employees. Also, the business will provide a tree holding area
for plant material needed on landscape jobs and a tree growing
nursery that will be used specifically for the landscaping
business. Both of these uses are outdoors, detached from the
primary structure, and are defined as "exterior storage". Section
29-459 (1) and (6) of the Code (Home Occupations section) says that
"Such use shall be conducted entirely within a dwelling and carried
on by the inhabitants living there with not more than one other
employee" and "There shall be no exterior storage on the premises
of material or equipment used as a part of the home occupation".
The Site Plan states that the nursery will not act as a retail or
wholesale nursery growing operation.
This request has been evaluated against the Residential Uses
Density Point Chart, the Business Service Uses Point Chart, and the
applicable All Development Criteria of the Land Development
Guidance System. It earned 80% on the Residential Uses chart for
being within: a) 2,000 feet of an approved neighborhood shopping
center (Evergreen Park), b) 3,500 feet of an existing neighborhood
park (Greenbriar Park), c) "North" Fort Collins, and d) having
34% of its outside boundary contiguous to existing urban
development. This percentage supports the residential use; however,
one dwelling unit on 8.90 acres is less than the City's minimum
density requirement of three dwelling units per acre required for
Elm Ridge Ranch P.U.D., Preliminary & Final - #49-92
November 16, 1992 P & Z Meeting
Page3
P.U.D.'s in the LDGS. Section I.K. Variance Procedures in the LDGS
states that "The Planning and Zoning Board is empowered to grant
variances to the provisions of this section under the following
circumstances:
(1) The applicant demonstrates that the plan as submitted is
equal to or better than such plan incorporating the
provision for which a variance is requested; or
(2) The strict application of any provision would result in
peculiar and exceptional practical difficulties to, or
exceptional and undue hardship upon, the owner of such
property, provided that the variance may be granted
without substantial detriment to the public good and
without substantially impairing the purpose of this
section."
Staff is recommending approval of the variance from the minimum
density requirement based on circumstance (2) and the fact that
there has been an existing, long-term residence on this property
(to remain with approval of this request) and the proposed business
is a low intensive, compatible use.
The proposal earned 30 of 44 maximum applicable points, equalling
68%, on the Business Service Uses Chart. This exceeds the 50%
minimum requirement, with points awarded for: a) being outside of
the "South College Avenue Corridor", b) being on greater than two
acres of land, c) containing two or more significant uses
(residential and business), and d) having at least 1/6th of its
property boundary contiguous to existing urban development.
3. Design:
Architecture:
The developed portion of the site is along the east property line,
adjacent to Pheasant Ridge Estates. There are four existing
buildings and they are:
* a 1,631 square foot house that is occupied by the
owner/applicant,
* a 2,000 square foot garage,
* a 308 square foot horse barn, and
* a 204 square foot pump house.
The buildings are all one story and of wood frame construction. In
addition, there is a 17,000 square foot gravel/compacted dirt area
for driveway, parking, and holding (storage) of trees. No new
buildings are to be added with this request.
Elm Ridge Ranch P.U.D., Preliminary & Final - #49-92
November 16, 1992 P & Z Meeting
Page4
Landscaping:
The vegetation on site consists of large areas of existing pasture
grass and four significant groves of existing Siberian Elm trees,
numbering about 64, which will be preserved. The north 1/3 of the
site is pasture grasses (devoid of other vegetation) and the south
2/3 is fairly wooded with pasture grasses as ground cover. New
shade and ornamental trees will be added to the site in and around
the building and parking complex. An evergreen and Cheyenne Privet
hedge will be provided along the east property line as a buffer
between this parking area and the rear yards of lots in Pheasant
Ridge Estates. The tree growing nursery, to be located at the
southwest corner of the site that includes a portion of one elm
grove, will provide added cover and habitat for local wildlife. The
limited nursery stock harvested from this area will be used
specifically for the landscaping business and moved to other sites.
Parking:
There are five parking stalls outside, between the house and
garage, and two spaces in the garage for a total of seven spaces
on -site. As stated on the Site Plan, "This nursery will not act as,
or imply to be a retail or wholesale nursery growing operation".
City Code requires only that the business provide two parking
spaces for every three employees or, in this case, a total of four
parking spaces.
4. Neighborhood Compatibility:
A neighborhood meeting was not held for this request because the
existing residence and proposed low intensive business are not
expected to impact the surrounding area. The existing and proposed
uses are considered to be compatible with the neighborhood.
5. Transportation:
This property presently gains access from Spaulding Lane and
Ridgecrest Drive, both local public streets. Recently completed
Westview Road and Blue Teal Drive, connecting with Ridgecrest Drive
through Pheasant Ridge Estates, provide another access route to
this property.
RECOMMENDATION:
This request earned 80% on the Residential Uses Density Point
Chart, 68% on the Business Service Uses Point Chart, and meets the
applicable All Development Criteria of the Land Development
Guidance System. A variance from the minimum density of three
dwelling units per acre is recommended on the basis of "The strict
Elm Ridge Ranch P.U.D., Preliminary & Final - #49-92
November 16, 1992 P & Z Meeting
Page5
application of any provision would result in peculiar and
exceptional practical difficulties to, or exceptional and undue
hardship upon, the owner of such property, provided that the
variance may be granted without substantial detriment to the public
good and without substantially impairing the purpose of this
section." Staff recommends approval of Elm Ridge Ranch P.U.D.,
Preliminary & Final - #49-92.
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ITEM: ELM RIDGE RANCH %/
Preliminary & Final
NUMBER: 49.92
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ALL DEVELOPMENT: NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion applicable?
Will the criterion
be satisfied?
If no, please explain
� ° "\°
ves No
NEIGHBORHOOD COMPATABILITY
1. Social Compatability
2. Neighborhood Character
✓
3. Land Use Conflicts
4. Adverse Traffic Impact
PLANS AND POLICIES
5, Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6. Street Capacity
7. Utility Capacity
8. Design Standards
9. Emergency Access
10, Security Lighting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
13. Significant Vegetation
14. Wildlife Habifat
15. Historical Landmark
,/
16. Mineral Deposit
17, Eco-Sensitive Areas
18. Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
20. Water Quality
21. Noise
22. Glare & Heat
23. Vibrations
24. Exterior Lighting
25. Sewages & Wastes
SITE DESIGN
26, Community Organization
27, Site Organization
28. Natural Features
29. Energy Conservation
30.Shadows
31. Solar Access
32. Privacy
33. Open Space Arrangement
34, Building Height
35. Vehicular Movement
36, Vehicular Design
37. Parking
38, Active Recreational Areas
39. Private Outdoor Areas
r/
40. Pedestrian Convenience
41. Pedestrian Conflicts
V,/
42. Landscaping/Open Areas
.43. Landscaping/Buildings
44. Landscaping/Screening
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45. Public Access
46. Signs
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f.0 -V.
ACTIVITY; Residential Uses
DEFINITION:
H
All residential uses. Uses would include single family attached dwellings,
townhomes, duplexes, mobile homes, and multiple family dwellings; group
homes; boarding and rooming houses; fraternity and sorority houses; nursing
homes; public and private schools; public and non-profit quasi -public rec-
reational uses as a principal use ;_,uses_prpyi_ding meeting prlaces and pl-aee's
for public assembly with incidental office space; and child care centers.
CRITERIA <IAEach of the following applicable criteria must be
answered "yes" and implemented within the develop-
ment. plan.
Yes No
1. On a gross acreage basis, is the
average residential density in the
project at least three (3) dwelling
units per acre (calculated for _
.residential portion of the site only)? ❑
2. DOES THE PROJECT EARN THE MINIMUM
PERCENTAGE POINTS AS CALCULATED ON
THE FOLLOWING "DENSITY CHART" FOR
THE PROPOSED DENSITY OF THE RESI-
DENTIAL PROJECT? THE REQUIRED EARNED
CREDIT FOR A RESIDENTIAL PROJECT 0 ❑
SHALL BE BASED ON THE FOLLOWING:
30-40 PERCENTAGE POINTS = 3-4 DWELLING UNITS/ACRE;
40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE;
50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE;
60-70 PERCENTAGE POINTS = 6-7 DWELLING UNITS/ACRE;
70-80 PERCENTAGE POINTS = 7-8 DWELLING UNITS/ACRE;
80-90 PERCENTAGE POINTS = 8-9 DWELLING UNITS/ACRE;
90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE;
100 OR MORE PERCENTAGE POINTS = 10 OR MORE DWELLING UNITS/ACRE.
In