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Home My WebLink AboutPOTTS PUD FINAL - 6 92A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 6/22/92 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: POTTS P.U.D., Final - #6-92A APPLICANT: C.B. POTTS c/o Kevin Sheesley 1415 West Elizabeth Street Fort Collins, CO. 80521 OWNER: Ram International Inc. 1415 West Elizabeth Street Fort Collins, CO. 80521 PROJECT DESCRIPTION: Request for 22 multi -family dwelling units on 1.67 acres, located south of West Elizabeth Street and west of City Park Ave. This property is contiguous to Taco Bell and the POTTS 1991 Parking Lot to the north, and the Matador Apartments to the east. The Larimer County Canal #2 forms the west and south boundaries of this development. The property is zoned RP, Planned Residential. RECOMMENDATION: Approval with one condition EXECUTIVE SUMMARY: This is a request for 22 multi -family dwelling units on 1.67 acres. This site is adjacent to apartments to the east, single family to the south and west, and various commercial uses to the north. The project will be accessed from West Elizabeth Street to the north, culminating in a cul-de-sac on the south end of the development. The Larimer County Canal #2, lined with existing mature trees on the west side, serves as a buffer for the single family residential to the south and west. The ditch company has recently removed trees along the east side of the ditch. The Planning and Zoning Board added a condition to the Preliminary approval stating that "the developer include additional landscaping to take the place of the trees which were removed along the ditch". The Final Landscape Plan includes 7 additional evergreen trees and 1 additional deciduous shade tree along the west side of the buildings in locations that off -set the absence of trees in the ditch right-of-way. The parking that is being provided on -site for the residents of this development meets the requirements of the City Zoning Code. The Final Plan is in substantial conformance to the approved Preliminary Plan and meets the All Development Criteria of the Land Development Guidance System. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Potts PUD - Final, #6-92A June 22, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: BP, Existing commercial (Taco Bell, POTTS Parking Lot, Diamond Shamrock) S: RL, Existing single family residential (Fairview Ninth Subdivision) E: RP, Existing multi -family residential (Matador Apartments, Phase III) W: RL, Existing single family and multi -family residential (Fairview Ninth Subdivision) The property was annexed into the City with the Fairview 6th Annexation in February, 1965. This property was subdivided as part of the Matador Apartments, Phase IV, for multi -family dwelling units, and approved by City Council in 1973. The POTTS parking lot and the extension of the Taco Bell site for additional parking, both completed in 1991, are the only development activities to date on the previously approved Matador Apartments, Phase IV property. This property is now owned by Ram International Inc. The POTTS P.U.D., Preliminary Plan was approved by the Planning and Zoning Board on April 27, 1992. A condition was added by the Board at this time stating that the developer must include additional landscaping to take the place of the trees which were removed along the ditch. 2. Land Use: This request is for 22 multi -family dwelling units on 1.67 acres, which translates into 13.2 dwelling units per acre. The request for 22 dwelling units on 1.67 acres, being 13.2 DU/acre, provides sufficient open space, on -site parking, and good relationships and transitions to the adjacent properties. 3. Design: This project will be comprised of four buildings housing 4 dwelling units each and one building, on the northeast portion of the site adjacent to the existing POTTS parking lot, that houses 6 dwelling units. Potts PUD - Final, #6-92A June 22, 1992 P & Z Meeting Page 3 The maximum building heights will be 26' and there will be no more than 6 dwelling units per building. The units are all two bedroom, two story townhomes. These buildings are to be constructed of natural wood siding with cedar shake shingles on the steeply pitched roofs, presenting a single family residential appearance. The layout of this development is internally oriented with the only point of access being the existing private access drive connecting to West Elizabeth Street, to the north, between Taco Bell and Diamond Shamrock. The 24' wide private access drive will culminate in a cul-de-sac with center island at the south end of the development. A total of 10 of the 22 dwelling units will have attached one -car garages with common driveways for 2 units in each case. The remaining 12 units will have off-street perpendicular (and three parallel) parking spaces in close proximity to the fronts of the buildings. This project has 39 on -site parking spaces, including the attached garages. This meets the required number of on -site spaces based on the 1.75 parking spaces for each two bedroom dwelling unit as required by City Code. A shared parking agreement for 5 overflow parking spaces off -site, in the POTTS parking lot, has been provided. All curbs which are opposite parking spaces or driveways will be painted red and posted "No Parking - Fire Lane" with approved signs. The curb on the cul-de-sac island will also be marked and signed as the aforementioned. No development identification signage is proposed for the project. Miscellaneous traffic, directional, and building identification will be provided. The landscaping provides an equal mix of evergreen trees and deciduous/ornamental trees with deciduous and evergreen shrubs as foundation and accent plantings. There are concentrations of evergreen plant material along the north property line adjacent to the POTTS parking lot and along the east property line adjacent to buildings in the Matador Apartments. The plantings in both of these areas will provide good visual buffer between uses. The Larimer County Canal #2 provides good buffer between this multi -family residential and the existing single family residential to the west. There is a significant number of mature cottonwood and elm trees along the west/southwest side of the ditch that will be retained. The ditch company has recently removed trees along the east side of the ditch. The Planning and zoning Board added a condition to the Preliminary approval stating that "the developer include additional landscaping to take the place of the trees which were removed along the ditch". The Final Landscape Plan includes 7 additional evergreen trees and 1 additional deciduous shade tree along the west side of the buildings in locations that off -set the absence of Potts PUD - Final, #6-92A June 22, 1992 P & Z Meeting Page 4 trees in the ditch right-of-way and addresses the Board's condition. 4. Transportation: This development will gain access from the southward extension of an existing 24' wide private access drive from West Elizabeth Street. This drive is located between Taco Bell and Diamond Shamrock and is owned by Diamond Shamrock to the north property line of the POTTS parking lot. There is a dedicated public access easement on this private drive. Ram International Inc. is the owner of the property that the POTTS parking lot sits on and the property to be developed as the POTTS P.U.D. RECOMMENDATION: This request substantially conforms to the approved POTTS P.U.D., Preliminary and meets the All Development Criteria of the Land Development Guidance System. Therefore, staff recommends approval of POTTS P.U.D., Final - #6-92A, with the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner of developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding of second 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 Potts PUD - Final, #6-92A June 22, 1992 P & Z Meeting Page 5 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, as 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. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a dispute is presented to the Board for resolutian regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision" shall be counted from the date of the Board's decision resolving such dispute. N. W• All w I ijq i � �Ill:illlllil;lll�l 1 �� o.fie ��// �■g■o■■■■: u■u �QINNis, I NOW ... NOW pro 21110 i .• i.I=aNOT 0 ZONED • �� :'•. � � r it n � � �► i L JT� � .cam--_ �- - • t. :j r yip SO ,� 0 4 0 q o r u//I � ■�r� d e■■vo� _ lira ITEM: POTTS PUD - Final NUMBER: 6-9 2A I�" -- ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY ' CRITERION Is the criterion aoolicablel Will the Criterion be satisfied? If no, please explain aeF�F °' ,F° Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatibility 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 t/ 9. Emergency Access V" 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14 Wildlife Habitat 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 I- 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 40. Pedestrian Convenience 41. Pedestrian Conflicts 42. Landscaping/Open Areas 43. Landscaping/Buildings 44. Lanascaping/Screening 45. Public Access 46. Sions