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HomeMy WebLinkAboutSILVERBERG PUD OVERALL DEVELOPMENT PLAN - 12 92 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 6 MEETING DATE 6/ 2 2/ 9 2 STAFF Sherri Alhertann—clar City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Silverberg PUD Overall Development Plan - #12-92 APPLICANT: R. Silverberg c/o Gefroh Hattman, Inc. 145 W. Swallow Fort Collins, CO 80525 OWNER: Same PROJECT DESCRIPTION: A request for an overall development plan consisting of 26,000 square feet of commercial uses on 7.4 acres, located at the southeast corner of Prospect Road and I-25. The site is zoned h-b, Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Silverberg PUD Overall Development Plan is proposed as a mixed -use development, consisting of auto -related and business service uses. The anticipated land uses include a motel, convenience store and fast food restaurant with drive-thru. The proposed Overall Development Plan is in conformance with the adopted plans and policies of the City and the land uses are logical at an intersection of an arterial street and an interstate highway. DEVEIAPMENT SERVICES A96 'ePemE N e P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 281 l'ar}-k (sl1!r_ AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Critera Applicable Criteria only Criterion Is The Criterion Applicable Yes No II III N Circle lho Correct Score Yes VW' No Multiplier Points Earned 1x11 Maximum Applicable Points a, Notattwoarterials X X 2 0 2 - 4 b. Part of planned center X X 2 0 3 Co 6 c, On non -arterial X X 2 0 4 -- 8 d. Two acres or more X X 2 0 3 6 e. Mixed -use X X 2 0 3 6 f. Joint parking 1 2 0 3 g. Energy conservation X 1 2 0 4 0 8 h. Contiguity X X 2 0 5 I 10 i. Historic preservation 1 2 0 2 0 ). 1 2 0 k• 1 2 0 I. 1112101 \M/ -=Very Well Done 2 (� Totals >O v vl Percentage Earned of Maximum Applicable Points v/vl =VI1 0 w TtWt.. is Y...fi�.-: ��i'.`iv !s:{!i.W,1S4.p �..AlrZ;U: Iru £t�i'=i:tls..tci<iYt..:l"1'r. fi. �.':::s..YPLSx�Pil`n75'Y.✓..e1:w .H :....:+:=,`s,ft?:H _'•:t l.^.Y.Y.l§aK'<i,o•..n E..l�+<s: �y"n.. �srl:>f: 1.. �3> u ,y..xi,., fL.4 �, ti': ',: lid r N t< S, POINTBUSINESS SERVICE USES :t h 4 • • • Applicable Criteria ON y S li ,ie Circle Is I� ThThe _MaximumCriterion CrIterlon Correct Applicable 9 w 1•• • •fe Points �1 x 4 a. Transit route b. S. College corridor ©©aoo© t c. ' • •centera M1 • Two acres or • -e. Mixed -use 1 f. Joint parking g. I Contiguityy conservation ©�a ©mime Historic preservation ...� 1 ©©- r MINN MEN •s Done Totals AI � nt ge Earned of Maximum Applicable Points V/\/] \A I r+ 7 lk n�• 4a �; �i . `. t.'.:lM1 �'♦.'R1. � a?_.:.5:Dr:jU'✓JlM.r �ii.�Xll44w, Y.:Y.X 0a,�0,1 M1l. :,ii f...ai,.:l➢..'rl Ctr...•+].il\tiViPI'. A xm`NK �. !".5Ph ♦ .'1"...... .... -24- Silverberg PUD, Overall Development Plan #12-92 P & Z Meeting - June 22, 1992 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: hb, bp; vacant (Galatia Annexation), highway right-of-way S: C; vacant (in Larimer County) E: C; vacant (in Larimer County) W: bp, RC; highway right-of-way, City's Resource Recovery Farm This site was annexed in 1989 as the Interstate Associates Annexation. At that time, the property was zoned into the Highway Business Zoning District, with a planned unit development condition. The property is presently undeveloped. 2. Land Use: The Silverberg PUD Overall Development Plan is proposed as a mixed -use development, consisting of auto -related (convenience store, fast food restaurant with drive-thru) and business service uses (motel). The proposed land use mix represents the applicant's best estimate of development potential. Since the adoption of the City's Land Use Policies Plan and the implementation of the LOGS, staff has attempted to define a hierarchy of commercial uses in the City. These commercial classifications were made in order to gain a better understanding of commercial development, to provide for a more logical community - wide land use pattern, to protect neighborhoods from intrusive or disruptive commercial development and to better plan the transportation facilities which are needed to serve these uses. This hierarchy is divided into the following major classifications: 1. Regional/Community Shopping Center 2. Neighborhood Service Centers 3. Neighborhood Convenience Shopping Center 4. Business Services Uses 5. Auto -Related and Roadside Commercial Uses Much of the strategy behind these classifications is to establish a commercial land use pattern that discourages daily vehicular trips to South College Avenue and to provide for neighborhood -oriented services in close proximity to residential neighborhoods. Both the Business Services and Auto -Related and Road Commercial land use categories are for those free-standing uses typically found along highways and arterial streets, that do not qualify as part of one of the shopping centers, due to size, location and/or tenant mix. At this location, it is anticipated that the land uses would be oriented to traffic on Interstate 25, while providing a limited convenience service to area residents. Silverberg PUD, Overall Development Plan #12-92 P & Z Meeting - June 22, 1992 Page 3 The uses on the proposed Overall Development Plan are consistent with the Highway Business Zoning, which is intended for automobile -oriented businesses. The ODP addresses such policies as providing mixed use, shared access and not being located on South College Avenue. 3. Neighborhood Compatibility: A neighborhood meeting was not held on this proposed ODP, since the proposed land uses are consistent with the underlying zoning and the property was previously zoned for commercial uses in Larimer County. Staff believes the proposed mix of land uses would be compatible with the surrounding area and are logical uses, given the fact that this location is at the intersection of an arterial street and an interstate highway. 4. Design: The Overall Development Plan is divided into three lots, split by internal access from the Prospect Road access point. A one-half acre storm drainage pond site has also been identified on the plan. A 40' landscape buffer area has been delineated on the west and north edge of the site and a plan for providing internal pedestrian circulation has been indicated on the ODP. Additional detail regarding buffering and pedestrian circulation would be required at the time of review of a preliminary PUD plan. 5. Transportation: Access to the site would be from Prospect Road, which is an arterial street. This access would function with full turning movements until an alternative access to the frontage road is developed, serving this site as well as the site to the south. At that time, staff would re-evaluate the Prospect Road access, which could be restricted to right-in/right-out movements. The delineation of the Prospect Road access point is the impetus behind this ODP. The applicant believes there is a need to define the location of this access so that the property may be marketed for future development. Defining the location and future of this access point, as well as the future joint access from the Frontage Road with the property to the south, provides for adequate access to this site. A potential access between this property and the property to the south, providing a link to the Frontage Road, has been shown on the Overall Development Plan. This access has also been discussed with the owner of the property to the east and south and appears to provide the potential for future joint access for both sites. Silverberg PUD, Overall Development Plan #12-92 P & Z Meeting - June 22, 1992 Page 4 RECOMMENDATION The Silverberg PUD Overall Development Plan is in conformance with the City's adopted plans and policies and the proposed land uses are logical at an intersection of an arterial street and an interstate highway. Therefore, staff recommends approval of the Silverberg PUD Overall Development Plan, #12-92. man SEEN rp 4s� I r I «n i PROSPECT ROAD out r `0 RC M-EPAli D. ITEM: SILVERBERG PUD Overall Development Plan NUMBER: 12-9 2 SUBMISSION INFORMATION FOR THE SILVERBERG P.U.D. OVERALL DEVELOPMENT PLAN LOCATED AT THE SE CORNER OF I-25 AND EAST PROSPECT PREPARED BY: GEFROH HATTMAN 145 WEST SWALLOW ROAD FORT COLLINS, CO. 80525 303-223-7335 MARCH 29 1992 MS. SHERRY ALBERTSON CLARK PROJECT PLANNER CITY OF FORT COLLINS PLANNING AND DEVELOPMENT BOX 580 FORT COLLINS, CO. 80522 RE: SILVERBERG OVERALL DEVELOPMENT PLAN DEAR SHERRY: THIS PROJECT IS SUBMITTED AS AN OVERALL DEVELOPMENT PLAN FOR VACANT LAND LOCATED AT THE SE CORNER OF I-25 AND PROSPECT ROAD. THE PROPERTY WAS ANNEXED INTO THE CITY OF FORT COLLINS AS THE INTERSTATE ASSOCIATES ANNEXATION. SILVERBERG OVERALL DEVELOPMENT PLAN THE ODP IS CONCEIVED AS A COMBINATION OF BUSINESS SERVICE USES AND AUTO -RELATED ROADSIDE COMMERCIAL LOCATED ON 7.47 ACRES LOCATED WITH ITS NORTH FRONTAGE TO PROSPECT ROAD [A MAJOR ARTERIAL]. A OTHER PROPERTY UNDER DIFFERENT OWNERSHIP SEPARATES THIS PROPERTY FROM THE FRONTAGE ROAD TO THE EAST. I-25 LIES TO THE WEST AND VACANT PROPERTY TO THE SOUTH. THE PROJECT IS CONCEIVED AS A CENTER FOR MOTEL SERVICE USES AND MOTEL USER SUPPORT SERVICES. THE OBJECTIVE IS TO PROVIDE THE INTERSECTION OF I-25 AND PROSPECT ROAD WITH A .ITS FIRST MAJOR DEVELOPMENT CENTER. THIS INTERSECTION IS ONE OF THREE EXITS FROM I-25 INTERSTATE TRAVEL TO THE CITY OF FORT COLLINS. IT IS THE ONLY EXIT WERE SERVICES FOR INTERSTATE USERS HAVE NOT BEEN ESTABLISHED. THE CITY HAS DEVELOPED CERTAIN POLICIES OF SUPPORT FOR GROWTH EXPANSION ON.THE CITIES EASE SIDE ALONG PROSPECT. THIS CENTER WILL BEGIN TO DEFINE THE EAST\WEST PROSPECT CORRIDOR TO THE CITY FROM I-25. IT WILL ADD TO THE EMPLOYMENT BASE OF FORT COLLINS PROVIDE MUCH NEEDED SOURCES FOR TRAVEL CONVENIENCE SERVICES. THE ODP CONTAINS INFORMATION AS TO INTENDED USES, BOTH ANCHOR AND- SUPPORT; DEFINED INTERIOR CIRCULATION ACCESS WAYS; EXPECTATIONS FOR CURB CUTS TO SURROUNDING STREETS; AND EXPECTATIONS FOR GROSS BUILDING SQUARE FOOTAGE. THE PRIMARY USE WILL BE THAT OF A MOTEL FILED UNDER THE BUSINESS SERVICE CHART. 130.000 SF IS INDICATED FOR THE MOTEL AND ITS INTERNAL SUPPORT USES, SUCH AS SITDOWN RESTAURANT AND PRIVATE RECREATIONAL SUPPORT USES. A FAST FOOD WITH DRIVE THRU AND CONVENIENCE STORE WITH GAS SERVICE ARE SUBMITTED UNDER THE AUTO RELATED ROADSIDE COMMERCIAL CHART. THE ODP IS INTENDED TO BE A GUIDELINE FOR FUTURE PHASED P.U.D. SUBMISSIONS. A 1ST PHASE PRELIMINARY P.U.D. SUBMISSION IS NOT INCLUDE WITH THIS PLAN, BUT POINT CHARTS ANALYZING INTENDED USES ARE EXPLORED WITH THIS FILING. SUBMITTED DEVELOPMENT POINT CHARTS A BUSINESS SERVICE CHART INDICATED THAT THIS SITE WILL SCORE 84% IN APPLICABLE POINTS FOR BEING OUTSIDE OF THE S. COLLEGE CORRIDOR, PART OF A PLANNED CENTER, TWO ACRES OR MORE, BEING A PROJECT OF A MIXED USE NATURE, HAVING JOINT PARKING, AND BEING CONTIGUOUS TO THE CITY OF FORT COLLINS SLEDGE FARM ON THE SW CORNER'OF THE INTERSECTION. A AUTO RELATED ROADSIDE COMMERCIAL CHART INDICATES THAT THIS SITE WILL SCORE 70% IN APPLICABLE POINTS FOR BEING LOCATED NOT AT TWO ARTERIAL, PART OF A PLANNED CENTER, BEING 2 ACRES OR MORE, OF MIXED USE, AND AGAIN BEING CONTIGUOUS TO THE CITY. THE ALL DEVELOPMENT CHART INDICATES THAT ALL APPLICABLE CRITERIA WILL BE ADDRESSED. LAND USE POLICIES THE FOLLOWING POLICIES ARE ACHIEVED BY THIS PUD. POLICY 3A AND 22: THE PROPERTY IS LOCATED ALONG A MAJOR TRAFFIC ROUTE INTO THE CITY AND IN A LOCATION SURROUNDED BY VACANT AND IMPROVED OLDER DEVELOPMENTS AND HAS ITS BOUNDARIES CONTIGUOUS ON THE WEST TO CITY DEVELOPED PROPERTY. POLICY 21: THE OVERALL CENTER WILL TAKE ADVANTAGE OF THE STREETS SURROUNDING THE SITE FOR INCOMING AND OUTGOING TRAFFIC. THE CENTER PROPOSES A MAIN ENTRANCE FROM PROSPECT. POLICY 39: THE PROJECT WILL BEGIN TO PROVIDE FOR IMPROVEMENTS TO PROSPECT ROAD IN THE WAY OF INCREASED RIGHT-OF- WAY'S, STREET IMPROVEMENTS AND UTILITY IMPROVEMENTS. POLICY 49: THE DEVELOPMENT OF THE CENTER WILL CHANNEL OVERNIGHT TRAVELERS TO SERVICES ADJACENT TO THE INTERSTATE FOR CONVENIENCE AND TO REDUCE IMPACTS TO THE INNER CITY SERVICES. AUTO TRIPS TO GAIN SERVICES WILL BE MINIMIZED DUE TO THE LOCATION ALONG THE INTERSTATE. POLICY 66: THE OVERALL PROJECT IS LOCATED AT THE INTERSECTION OF A MAJOR INTERSTATE HIGHWAY AND A DEFINED CITY STREET. USES LIKE A FAST FOOD RESTAURANT WILL SERVE BOTH INTERSTATE TRAFFIC AND LOCAL CITY TRAFFIC. mm fYTfi JIPi11F...,'^'j?.}1�y "�i� ALL DEVELOPMENT: NUMBERED CRITERIA CHART _ ALL CRITERIA APPLICABLE CRITERIA ONLY - CRITERION -- Is trio trio cAhsdan appllcablo? win trio rrltodun bo sottsllod? If no, please explain Yes No NEIGHBORHOOD COMPATABILITY - 1. Social Compotabllity - 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. Solis- 13, Significant Vegetation - 14. Wildlife Habitat 15. Historical Landmark r -'- 16. Mineral Deposit_ 17, Eco-Sensitive Areas -- 18. Agricultural Lands - - ENVIRONMENTAL STANDARDS 19. Air Quality - - 20. Water Quality 21. Nolse 22. Glare & Heat- 23. Vibrations 24. Exterior Lighting -- 25. Sewoges & Wastes - SITE DESIGN 26, Community Organization a. 27. Site Organization 28. Natural Features -; 29. Energy Conservation 30. Shadows 31. Solar Access - 32. Privacy 33. Open Space Arrangement - - 34..Buliding Height 35. Vehicular Movement - 36. Vehicular Design 37. Parking 38, Active Recreational Ar©as 39. Private Outdoor Areas - - 40. Pedestrian Convenience 41. Pedestrian Conflicts 42, Landscaping/Open Areas 43. Landscaping/Buildings 44. Landscaping/Screening 45. Public Access _ ' 46. SI ns