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Home My WebLink AboutSPEIGHTS PUD PRELIMINARY AND FINAL - 17 92 A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE s ice? STAFF Kirs en Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Speights PUD - Preliminary and Final, #17-92,A APPLICANT: Bob Speights c/o Dana Lockwood, Architect 420 S. Howes Street Suite 101B Fort Collins, CO 80521 OWNER: Bob Speights 7849 West 70th Arvada, CO PROJECT DESCRIPTION: This is a request for a preliminary and final PUD for a mixed use development for a vet clinic/residence in an existing farm house and 5 single family lots, on approximately 2.1 acres, located on the east side of Timberline Road a quarter mile south of Horsetooth Road zoned R-L-P, Low Density Planned Residential. The applicant is also requesting preliminary approval for a future business service uses pad site located at the southwest corner of the property. , RECOMMENDATION: Approval with n�i: ns eA Do`e ' :V) JcS EXECUTIVE SUMMARY: The applicant proposes a vet clinic/residence in an existing farmhouse, a future pad site for approximately 4,500 square feet of business service uses, and five single family lots. The total property is approximately 2.1 acres in size. A 1,060 sq. ft. addition is proposed on the north side of the existing farm house, for the clinic. The veterinarian will reside in the farmhouse. There will be three employees at the clinic, once the addition is complete. A .46 acre lot south of the vet clinic is being included in this proposal, for preliminary approval of a business service pad site. There will be a shared parking agreement between the clinic and business service use. The vet clinic and business service lot of this PUD meet the criteria of the Business Service Uses Point Chart and the applicable criteria of the All Development Chart of the Land Development Guidance System. System. The 5 single family lots are on 0.93 acres at a density of 5.4 DU/acre and range in size from 7,680 to 8,321 square feet. The residential portion of this PUD meets the Residential Density Point Chart and the applicable All Development Criteria of the Land Development Guidance System. A variance to the solar orientation ordinance is requested. Conditions regarding pedestrian access and the signing and execution of Utility plans and documents, are recommended. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT RN p . LbwWL f..d Lfntlro... ..T. .. � MC�IIICCI Iwl .InM 1. 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L_n=sc_P. 1-n — fPE cY1Tf PPU � O. _ PLANT LZfT = f • q — Y 1_Ir I.. ywor. h 1 til4 1 1 _ • `I`Ii'Y— IWrlr r1.i 41 N 1 — . 1_r.rwP r IwYw_ x Oi,Y�I hr..rl _ u141Y iW�.Y' �IIIMY NG_rlY' xYP m, s r'ln.x mII Y — 0 0 hh! ..;:�Yn. f wiAw. — p_ Y .hby e Mt.P1 'I bb,h' _ {I w .x..�i4lMia'W x41rY Nwrll. _ 0 0 _I4u. yuhm' �mi.YlltrYbbb w 41w.ilFw'9�c �IYir� n � by r M U _ 0 k _ r Q c M It PIIFUY[MWY fM ..HYPE MLY t di' ti.Yutnt`ne4iN os r,.AL wY ru Y. ianrPY pMt.. _ . .. m - I I— NFaI — Er - .—ryr mS p =aa PU. Phase 1 _ - _dblw =,mn< FINAL LANDSCAPE _ ent PLAN _ _29 M.te4 1992 _ nnrphx1 =1xuP, nLIbhm _02101 ARCHIYECYURAL CHARACTER VETERINARY CLINIC t f= III I IRIII'fl4i � ,� �� 1 tltlle -83 SPSZGHTS V-U-D- 3820 S- Road Fort Collins. 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TOWNSHIP 17 TNORTH RANGE HE T68 WEST ROFF THE C 6thPTI�M. CITY OF FORT COLLINS. COUNTY OF LARIMER. STATE OF COLORADO 9El /] AfiP d CM /M 11 1]]). S E0'SG'31' E ) TRACT A ��eMXAO¢ ♦ � « I ,¢ILm usew..T I us WA,I«DF 4 ilL,tr uAX T� e ImA .6.,. r.., IUT�L'IRrY fMX t�� n L� ' "E`AaCienel+i urlLln�� Ut ILITY [A9010.f 7 I A... a CM I A 1'=30 TRACT A. BLK 3 SUNSTONE VILLA/:- P _U. D. FIRST SUBDIVISION i. CAA, e1NM I f NSTONE VILLAGE P 4 I DAAIMAG€ { BLOCK 8 . S U FOURTH SUBDIVISION ml s g 34 73 ve ...... .... n a' anon ' EASEI'BNr �{=11^rE'TI• _rTE'Oc_�I r"STOW ON VE ZZZ -TT JO" OXAIX..E 6 Q VrIL,T. E9R Sae IyE o I �e I or IL IT. EAA@FM Ig I 24 < . J� I sy�yEzII J — ISne »4.. ...... W m Iml �]' e. �___r .. I .I F fOFNt l z �If YnL,n EASela;xl . Z 23 SEC li, N 7 I I »g� S 90'50.71xE 321.37 I 1 0D rElr� fDLMD I/1' XEEM I `'Al i,x nAAa 2< ma' c r Ls nnf BLOCK 9 SUNSTONE VILLAGE P.U.D. FOURTH SUBDIVISION NOTES ] D.. I. In... .... ..r......l...r .. „ .f • :":srisn.. �:tlr:.::: i.a .a.. SPEIGHTS P.U.D. PLAT SCHOOL PROJECTIONS PROPOSAL: DESCRIPTION: DENSITY: General Population 5 (units) x 3.5 SPEIGHTS PUD 5 single family units on 2.22 acres 2.25 du/acre (persons/unit) = 182 School Age Population Elementary - 5 (units) x .450 Junior High - 5 (units) x .210 Senior High - 5 (units) x .185 Affected Schools (pupils/unit) = 2.25 (pupils/unit) = 1.05 (pupils/unit) = .93 Design f nnarity Enrollment Linton Elementary 568 484 Boltz Junior High 900 820 Fort Collins Senior High 1300 1315 SPEIGHTS P.U.D. 3820 South Timberline Road Fort Collins, Colorado submittal date: March 30, 1992 revised Statement of Planning Objectives The existing property is occupied by a farmhouse and several out buildings. The site is bounded by South Timberline Road to the west and by Stoney Creek Drive to the East. The site is approximately 2 acres in size. The objective of the project is to develop two commercial lots on the western portion of the site fronting on South Timberline Road, and providing 5 single family residential lots on the eastern portion of the site fronting on Stoney Creek Drive. The farmhouse portion of the site is to be developed into a small veterinary clinic which will require an addition to the existing farmhouse structure. It is intended for the new structure to be sensitive to the residential character of the existing farmhouse architecture. There is currently no user identified for the second commercial lot located to the southwest of the site. City Land Use Policies Achieved: Policy 3a: The property is bounded by the Sunstone Village P.U.D. on the eastern and southern boundaries, and South Timberline Road is to the west. This should qualify this project as an infil project, thereby assisting to satisfy the City's policy of maximizing the utilization of land within the City. Policy 12: The portion of the site being utilized for single family residential lots exceeds the desired urban density of three or more lots to the acre as encouraged by this land use policy. Policy 22: Contiguous development to this proposed project includes Sunstone Village P.U.D. to the east and south, and South Timberline Road to the west. This project should receive preferential consideration. SPEIGHTS P.U.D. Intended Future Ownership of P.U.D.: The ownership of the Speights P.U.D. should be broken down into 4 parts: 1) the Veterinary Clinic; 1) the Single -Family Residential Lots; 3) the Commercial Lot; and 4) City owned tracts. The Veterinary Clinic portion of the P.U.D. will be a Speights family owned and operated business. A portion of the original farmhouse will function as residence for the business owners. No change in ownership is anticipated in the near future. The single-family residential lots will be sold to eventual homeowners. The commercial lot, having only preliminary design attention at this time, will be sold for use by a small commercial business who will be required to follow final P.U.D. process requirements prior to construction. The City owned tracts within this P.U.D. include a 40' drainage tract to the north and a 10' R.O.W. to the west. No change in ownership is anticipated. Estimate of Employees: The Veterinary Clinic will employ approximately 3 peopl� following implementation of this P.U.D.. SPEIGHTS P.U.D. Erosion Control During Construction; During construction operations the current City of Fort Collins Standards for erosion control shall be adhered to. Measures to inhibit and/or eliminate erosion runoff onto adjacent City rights -of -way or other properties adjacent shall include temporary barriers, such as straw bales, other temporary drainage containment structures, proper location of earth stockpiles and earth berming. Erosion control planning and proper sequencing of construction activities are to be observed. Description of Rationale Behind Decisions and Choices: The primary decision to pursue this P.U.D. project is based on a desire to provide veterinary clinic services to southeast Fort Collins. This site offers a good location and an existing farmhouse structure to be utilized (in part) for the operation which will provide veterinary services to the surrounding vicinity. The site, however, is too large for the veterinary operation alone. This provides the opportunity to mix land uses that are appropriate to the western and eastern boundaries of the site. South Timberline Road, being a' street, it seemed appropriate for the Veterinary Clinic and one additional commercial lot to be located for access from Timberline. With existing single-family residential development to the east, it seemed quite appropriate to provide similar residential lots on the eastern portion of the site to blend this new development into the existing residential development. The small veterinary clinic and the second commercial lot serve as a buffer, of sorts, between South Timberline Road and the proposed (and existing) residential development. A single access drive, to be shared by the two commercial lots, is to be provided on Timberline Road. Shared parking is also to be pursued. SPEIGHTS P.U.D. f, Design Methods to Reduce Energy Consumption: The proposed new construction will be similar to the existing farmhouse. Energy efficient, gas fired HVAC systems will be utilized. All new glazed surfaces will be thermal paned in frames with thermal breaks. The proposed new structure will also be well insulated. Development Schedule and Phasing: The P.U.D will be completed in two phases. Phase 1 includes lots 1, 2, 3, 4, 5, & 6. Phase 2 includes lot 7. It is the desire of the Owner to complete phase 1, land development and Vet Clinic portions of the work, as soon as possible. It is the Owner's intent to complete engineering and planning activities for site development concurrent with the P.U.D. preparation and review process. Site development work is planned to begin immediately following the Planning and Zoning Board's final approval for the project. Vet Clinic design will also proceed in parallel with the P.U.D. process. Renovation of the farmhouse and construction of the small addition to the existing structure will begin immediately after final approval for the project. This construction work will be scheduled to mesh with the site development work. All site development, renovation and construction work should be completed within six months following approval by the Planning and Zoning Board. The residential lots will be built out as lots are sold. It is expected that all lots will be sold by the time site development work is completed; by Fall of 1992 at the latest. The south commercial lot 7 (phase 2) will require a preliminary and final P.U.D. for the specific future user. Efforts to locate a suitable user for the site will begin as soon as site development work is completed. SPEIGHTS P.U.D. Fire Access: on review of the P.U.D. with the Poudre Fire Authority Fire Marshall, Warren Jones, it is understood that residential lots 1 & 2 can by code be accessed from a single drive from Stoney Creek Drive. It is further understood that the commercial lots 6 & 7 are not required to incorporate a fire lane turn -around when the structures are provided with a fire sprinkler system (residential type). SPEIGHTS P.U.D. a Speights PUD - Preliminary and Final, #17-92A May 18, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: R-M-P; Fox Meadows Business Park ODP and Fox Meadows Convenience Center PUD-Preliminary S: R-L-P; Sunstone ODP Block 9- future Business Service Uses E: R-L-P; existing single family homes (Sunstone Village PUD) W: I-L; CBW, Incorporated- IL Site Plan at Lot One of Collindale Business Park and vacant. This property was annexed and zoned T-Transitional as part of the Harmony Annexation in October of 1977. The property was rezoned to RLP, Low Density Planned Residential, in March of 1982. In April of 1982 a one lot subdivision, called Timberline Subdivision First Filing, was approved on this property; dedicating a 60' right-of- way for Timberline, a 20' drainage easement along the north boundary, and an 8' utility easement along the west boundary. In December of 1988 the City acquired the 20' drainage easement plus an additional 20' along the north boundary for a regional storm water channel. This drainage area shows up on the plat of Speights PUD as Tract A. The City also purchased the 8' utility easement with an additional 2' for a total of 10' along the west property boundary as additional right-of-way for Timberline Road. 2. Land Use The proposed land use consists of a 0.46 acre lot for a small animal veterinary clinic and residence in an existing farmhouse, a 0.45 acre lot for a future business service use pad site, 5 single family lots on 0.93 acres, and a .26 acre drainage Tract. The PUD site plan specifically excludes the following uses from the business service uses pad site: hotels, motels, fast food restaurants, and convenience stores. The PUD was evaluated against the Business Service Uses point chart of the LDGS. The project scores 72%. Points were earned for being located outside the College Avenue corridor, being two acres or more, mixed -use, joint parking, and contiguity to existing development. The residential portion of the PUD has a proposed density of 5.4 DU/acre with lots ranging in size from 7,680 to 8,321 square feet. The proposed density is supported by a score of 90% on the Residential Density point chart. Points were earned for proximity to a neighborhood shopping center, a neighborhood park, a major employment center, and for contiguity to existing development. Speights PUD - Preliminary and Final, #17-92A May 18, 1992 P & Z Meeting Page 3 3. Solar Orientation The newly adopted Solar Orientation Ordinance requires that 65% of the lots within the residential portion of a PUD be oriented to within 30 degrees of a true east -west line. Two of the 5 new residential lots (40%) have a solar orientation. The applicant has submitted a variance request to the Solar Orientation Ordinance requirements. According to the Solar Orientation Ordinance: "When permitted, the Planning and Zoning Board may authorize variances under this article upon its finding that the following requirements in (1)1(2) or (3) have been satisfied:" 11(1) That by reason of exceptional topographical, soil, or other subsurface conditions or other conditions peculiar to the site, hardship would be caused to the subdivider by the strict application of any provision of this Article." 11(2) That by reason of exceptional conditions or difficulties with regard to solar orientation or access, hardship would be caused to a subdivider by the strict application of any provision of this Article." 11(3) 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. For the first two of these requirements, the Ordinance states: "Such variances shall not be granted if it would be detrimental to the public good or impair the intent and purposes of this Article. The decision of the Planning and Zoning Board on any application for variance shall be set forth in writing in the minutes of the board." Staff finds that the variance request is justified under the second (2) requirement specified by the Solar Orientation Ordinance. This PUD is a small 2.1 acre infill site constrained by two existing north -south streets, an existing drainage channel to the north, and an existing, early 19001s, farmhouse which will be left standing. There are also numerous mature trees on the site which will be preserved. These features, as well as the site's frontage on Timberline Road (a major arterial) provide limited opportunities for alternative designs to meet the solar requirements. Staff believes that hardship would be caused to a subdivider by the strict application of this ordinance. Staff finds that granting the variance would not result in a detriment to the public good. Speights PUD - Preliminary and Final, #17-92A May 18, 1992 P & Z Meeting Page 4 4. Desicfn The Speights PUD is designed as a mixed use development which is compatible with the existing and proposed surrounding uses. The residential lots are oriented toward the existing Sunstone Village residential area. The vet clinic and future business use are oriented towards Timberline Road. The drainage channel, Tract A, serves as a buffer area between the vet clinic and residential uses and the proposed neighborhood convenience center to the north. Additional landscaping and fencing will be provided to enhance this buffer. A 10' wide heavily planted landscape buffer area and fencing will be provided between the business and residential uses. There are several mature trees on the site. The applicant has indicated all existing trees and calipers on the plans and has indicated which trees will remain based on conversations with the City Forester. The large trees in the Timberline right-of-way will be removed when street improvements (to arterial standards) are constructed. Street trees will be planted on the west side of the 7' walk with a 25' wide lawn area to the curb. This will allow future Timberline expansion (to a major arterial) to occur without destroying or transplanting existing street trees. The single family lots range in size from 7,680 to 8,321 square feet. Single family detached homes will be constructed to be compatible in architectural style, color, materials and size with the existing homes at Sunstone Village. Separate protective covenants will be filed for these lots to further ensure that these homes are compatible with the existing homes. One street tree per lot will be provided by the developer of these lots. A private driveway will provide access to Stoney Creek Drive for Lots 1 and 2. Staff is recommending that a pedestrian walkway be provided along this access drive and extend to the parking lot for lots 6 and 7, to provide a pedestrian connection between the residential and business uses of this PUD. Staff finds that the PUD does not meet All Development Criteria #26, #27, and #40 without providing a connection between the various uses and between this PUD and the neighborhood: Criteria #26 of the LDGS asks "are the elements of the site plan ... arranged on the site so that activities are integrated with the organizational scheme of the community and neighborhood?" Criteria #27 asks "are the elements of the site plan... designed and arranged to produce an efficient, functionally organized, and cohesive planned unit development?" Criteria #40 asks "is the pedestrian circulation system designed to Speights PUD - Preliminary and Final, #17-92A May 18, 1992 P & Z Meeting Page 5 assure that pedestrians can move safely and easily both on the site and between properties and activities within the neighborhood and site?" Therefore, staff is recommending a condition that a pedestrian walkway be provided along the south property line of lots 1 and 2, to address All Development Criteria #26, #27, and #40 of the LDGS. A building addition will be constructed on the north side of the existing 1900's farmhouse. The exterior will be an off white synthetic stucco to match the existing building. Roof lines, shingles, window designs, wooden trim, and porch features will match the existing building. The addition is proposed to be approximately 21' in height, slightly lower than the 26' height of the existing building. The addition and minor remodel of the existing building are designed in keeping with the historical character of the farmhouse. All trash enclosures will be fenced and screened with landscaping materials. A fenced dog walk area will be located on the north side of the building, no dogs will be allowed to occupy this area unsupervised. There will be no outdoor kennels, cremation, or disposal of deceased animals or animal parts on site. one externally illuminated ground mounted wooden sign will be provided for the vet clinic. Low level parking lot lighting will be provided. The future business service pad site on Lot 7 is being reviewed for preliminary approval only. The office building will maintain a similar setback from Timberline as does the existing building; approximately 55' from the arterial flow line and 40' from the future major arterial flow line. The proposed office building will maintain common architectural elements with the vet clinic; such as off-white stucco siding, wood trim, shingle type, residential scale windows, pitched roof, and height. Development of any use on Lot 7 will require submittal and review of final PUD documents, including site plan, landscape plan, architectural elevations, and information on proposed signage and lighting. 5. Neighborhood Compatibility A neighborhood meeting was held at Linton Elementary School on March 26, 1992. Approximately 12 neighbors attended the meeting. Major concerns were the character and construction of the single family homes, noise from the future vet clinic, outdoor boarding of animals, and uses that would be allowed on the future business site (see attached summary). In general, the neighbors were in support of the project and the fact that the existing houses would Speights PUD - Preliminary and Final, #17-92A May 18, 1992 P & Z Meeting Page 6 be buffered from business uses on Timberline, with the 5 single family lots. The applicant has submitted covenants for the five single family lots, which are basically identical to the Sunstone protective covenants. They have indicated on the plans that the five single family homes will be constructed to be compatible with the existing Sunstone development in terms of architecture, size, materials, colors, and landscaping. There will be no outdoor boarding of animals at the vet clinic. The applicants will be living at the vet clinic/residence and will have a direct interest in minimizing noise coming from the vet clinic. The neighbors asked that certain uses, such as hotels, motels, fast food restaurants and convenience centers be restricted from the future business site. Note 7 on the site plan addresses this concern. Limited access will further restrict uses that could occur on this lot. Staff finds that the proposed uses are compatible with the surrounding uses and that the proposed PUD is compatible with the surrounding neighborhood. 6. Transportation The 5 residential lots (Lots 1-5) gain access off of Stoney Creek Drive. Lots 1 and 2 will access Stoney Creek Drive by a private access drive along their south property lines. The addition of 5 single family lots will not negatively impact traffic flow on the existing streets. The entire property has an existing curb cut on Timberline Road. The vet clinic and future business service site would share access to South Timberline Road. Shared access between the future Sunstone business services tract to the south and Lot 7 will be encouraged, and if it does occur, access between Lots 6 and 7 would be restricted to prevent traffic from the future business uses and the Sunstone neighborhood from accessing Timberline Road at this curb cut. The future Sunstone business tract does not have direct access onto Timberline. The traffic impact analysis indicates that the Timberline access intersection will operate at acceptable levels as a full turn intersection for the short term. Long range traffic patterns indicate that the intersection should be restricted to right in and right out only. A future "pork -chop", as shown on the site plan, will be necessary to control left turns when Lot 7 is developed. The developers of this site are being required to complete arterial street improvements on the east side of Timberline Road, including a 7' detached walk, from their north property line south to Caribou Speights PUD - Preliminary and Final, #17-92A May 18, 1992 P & Z Meeting Page 7 Road. Street improvements on Stoney Creek are in and any existing damaged curb, gutter, and sidewalks would have to be repaired. RECOMMENDATION Staff finds that the Speights PUD, Preliminary and Final, meets the criteria of the Business Service Uses Point Chart, meets the applicable criteria of the All Development Chart of the LDGS (if the condition is addressed), and is compatible with the surrounding area. Staff supports the variance to the solar orientation ordinance based on requirement two (2) of the variance procedure, being satisfied. Therefore, staff is recommending approval of Speights PUD, case #17-92A, (Lots 1-6) for Preliminary and Final and (Lot 7) for Preliminary with the following conditions: 1. That a pedestrian walkway be provided along the south property line of lots 1 and 2, to address All Development Criteria #26, #27, and #40 of the LDGS. 2. That the Development Agreement for the planned unit development be negotiated between the developer and City staff and executed by the developer, and that the utility plans be fully executed and approved by the City prior to the next monthly meeting of the Planning and Zoning Board; or, if not so executed, that the developer, at said next monthly meeting, apply to the Board for an extension of time. If the staff and the developer disagree over the provisions to be included in the Development Agreement and/or utility plans, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made.) If this condition is not met within the time established herein (or as extended, if applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. 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