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HomeMy WebLinkAboutPINECONE APARTMENTS AND NEIGHBORHOOD CONVENIENCE PUD PRELIMINARY - 60 91C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. _ 14 MEETING DATE 5 / 18 / 9 2 STAFF Ted Shepard PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Pinecone Apartments and Neighborhood Convenience P.U.D., Preliminary, #60-91C APPLICANT: Timberline Partnership c/o Cityscape Urban Design 3030 South College Avenue, Suite 200 Fort Collins, CO. 80525 OWNER: Timberline Partnership 4875 Pearl East Circle, Suite 300 Boulder, CO. 80301 PROJECT DESCRIPTION: This is a request for 195 apartment units and 6,000 square feet of Neighborhood Convenience Shopping on 15.34 acres located at the northeast corner of Timberline Road and Vermont Drive. The project includes 11 apartment buildings, one recreation building, and structured parking. The 6,000 square feet of convenience shopping is contained within one structure. The zoning is b-p, Planned Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The two proposed uses are in conformance with the land use designations on Parcel D of the Pinecone P.U.D. Overall Development Plan. The request for multi -family apartments at 12.89 dwelling units per acre is justified by the score of 115% on the Residential Uses Point Chart. The neighborhood convenience center is justified by a score of 68% on the Neighborhood Convenience Shopping Center Point Chart. There are 53 one bedroom units and 142 two bedroom units divided between 11, three-story structures. There are seven parking enclosures. The number of parking spaces complies with the specified ratios found in the Zoning Code. The architectural design of the apartment buildings, garages, and convenience center will be compatible with each other. The vehicular circulation system has been reviewed by the Transportation Department and traffic impacts are mitigated by installation of a signal at the Timberline/Vermont intersection. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT I � Jt 20 -- -� DRAKE J 5 V ` � ■I RL In � r 1 Qr o i III I p G B l6 To. ` _0 Uip /. � _ ' rr � .,.•gat••. ~ I IA \ ONNECTI v n o �. ��:.. +mot �k;::'.;::{•?:.:i;:a�.:::: Ilk T�•.seruwt ul I PLAZA n Pun r I sag \ °4 5 1• S a•( 10 X - 16A ITEM: PINECONE APARTMENTS PUD Preliminary NUMBER: 60-91 C EXISTING SINGL�E FAMILY LOW ° ✓v d . L EXISTIN SINGLE FAMILY 'e►y_f o �� 6` �' 1*0 .�°ito �a� IF" VP P--ar, I0, J lo �� -, .,� o �►. e ° . FUTURELOW .ZON���n►,��_ Qom:, FUTURE FIRE I STATION w: H- Hxx� ocearc Atsio[uru� Z uzmsnsc �t+rza meoz LOOM: O- ®C•i RBYI .n�V��6 nm 9.2 �•� 0.i Ei s s Bo® •ee910e9 i c ¢Mrre so ~ itlaH sa.9m 0 nor®mnmu.m PINECONE APARTMENTS PUD PRELIMINARY SITE & ao '"o. •`•a�z LANDSCAPE PLAN arz ar .�.nnaw °u-n w L p fip 120 _ F�ZJJ L¢. rq 1 s 2 pol EHMEr__-ice urban design, inc. PINECONE APARTMENTS PUD Preliminary Plan Statement,of Planning Objectives March 30, 1992 The proposed Pinecone Apartments PUD is consistent with the Pinecone ODP, and represents the first step in implementing a neighborhood area that may achieve a significant number of the City of Fort Collins' adopted Goals and Objectives, Land Use Policies, elements of the Fort Collins Area Transportation Plan, and early findings of the Neighborhood Compatibility study. The Pinecone Apartments PUD Plan was prepared with a number of planning goals and concepts in mind; giving special attention to elements affecting neighborhood compatibility: I. Create a successful mixed use development. Work with the framework for a viable master planned community with the potential to share amenities, storm drainage improvements, and/or other common elements, as established with the ODP. Plan for a land use mix with complementary uses within easy walking distance of each other. Allow flexibility for the development of a range of housing types at Pinecone, with the ability to respond to changing market demands. II. While recognizing traditional traffic management needs, create a circulation system that - where practical - makes bike and pedestrian access between uses convenient. Include design characteristics - such as entry streets tailored to serve differing land uses - which lend clarity and identity to residential neighborhoods. Provide neighborhood street systems that promote neighborhood integrity, by restricting extraneous motorized traffic from low density residential areas. Design a collector street system that can gather traffic from a neighborhood and carry it to an arterial street; yet divert "through" traffic away from local traffic. Plan a viable, integrated bike and pedestrian system for the Pinecone community, including safe, direct pedestrian and bike access from residential to shopping areas and the high school. III. Provide land use transitions and creative relationships between uses. Protect defined neighborhood areas from the intrusion of activities which may have. negative impacts upon residents: particularly traffic generated by more intensive uses. Plan an integrated system of open spaces using the major recreational area formed by the proposed city park and the high school athletic fields as a major neighborhood focal point and land use buffer. Plan transitional uses between the commercial and low density residential areas, while avoiding conflicts - particularly in terms of traffic circulation - with other development areas. Plan for a city park that: * Provides benefit to the maximum number of neighborhood residents; * Combines with the open space and recreational facilities included at the high school to buffer the planned residential areas from the more intense uses. The Pinecone Apartments PUD is also consistent with applicable Land Use Policies, including: Policy 3. The City shall promote: a. Maximum utilization of land within the city; d. The location of residential development which is close to employment, recreation, and shopping facilities. Policy 12. Urban density residential development usually at three or: more units to the acre should be encouraged in the urban growth area. Policy 74. Transitional land uses or areas (linear greenbelts or other• urban design elements) .should be provided between residential neighborhoods and commercial areas in order to enhance the concept of a mixture of land uses. Policy 75. Residential areas should provide a mix of housing densities. Policy 80. Higher density residential uses should locate: b. Within close proximity to community or neighborhood park facilities; C. Where water and sewer facilities can be adequately provided; and d. Within easy access to major employment centers. Construction of the first phases of development at Pinecone Apartments is expected to begin in the fall of 1992, and continue through 1994. P//V-r- GONE APgk-. meW7-z 't NE/6H. P_ U..4. ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the cater 01001000Dle7 Will the criterion be toll:flec? . ,. If no, please explain 0����'F.�' �� yes No NEIGHBORHOOD COMPATABILITY 1. Social Computability 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES &.SAFETY 6. Street Capacity pe I i / 4 7. Utility Cdoaclty 8. Design Standards 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION Q. Soils & Slooe Hazard 13. Significant Vegetation 14. Wildlife Haortat 15. Historical LonumarK 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 I 25. Sewages & Wastes orI SITE DESIGN 26. Communrty Organization . 27, Site Organization 28. Natural Features 29. Energy Ccnservation 30. Shadows 31. Solar Access ✓ 32. Privacy or 33. Open Space Arrangement 34. Building rielght 35. Vehicular Movement 36. Vehicular Design / 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas I 40. Pedestrian Convenience 41, Pedestrian Conflicts 42. Landscaping/Open Areas 43. Landscaping/Buildings IL 44. Lana scacingfScreening 45. Public Access 4 :4 46. Signs I P1tvECONE •APARTMENTS PUD DENSITY CHART MOXIMUM Earneo Criterion Credit If All Dwelling Units Are Within, Cleo;' O 20% Moteeldona.eur�paopno nit0 .rromtwoanacen-r , 20 b 10`k, e501ee1aa.emlronomntr•„y. C 1090 e0001s<Idonensero aonaaea.epom'+r000roce..tor - d 20'6 0500tee1danen+nroarewnWnap wo pdp pa kcawwr NoonacowwN lou.rr 20 LLJ e 10% +000teetdo+croa wean yonmereo .e�nnote.eco ral+aveo coon s t°t ne5trnsdCaaoao 10 Qi 20% 0Q7pteetd a mop. a+bbrmentcer•re+ 20 mQ 5% 1000feeldoct.wcmecentet 5 h 20% Sao w fan to yu 1 20% 11e C«waeweu0 mct ApaeClwtose balwsda•y ACOtlegto.Atoeesbgtwbanasvetoprnertl Cleaetroybe eo.roaaloeOw+ 0%—faaaechvA + P,o Mebou4oVhO+01o10%Con l.prnN. t I 30% 155 to M— fapawCriwllpse aoMftboun»ryro+2Jto ootconlo tf. 20 20102M TVpaecriwte+eWOrlenybo./WaytwsJOtosO%Conhg.wly, 251030Z—fa pOleC1$vA" acpeM bou WON MI e01050% C°n1pu1j. e w can be ae.Mteealed eat ee agect wh tedtCe nMa°MWde Onppy useoge O."I MapugJp[nI�� trt0 oamColgwwM nof WerrM enesgr k +µtend a ewourys Co Ilea energy Cwwrvaontwmuweannx s bsrona d malNleauwed by COY Come. a 55. bvns may be sanea IV "Ov 5%1eduClon n erergv use 1 C01CW1e a 1% bones to, every50 meet"kcled new Voted. fl'1 Calclts"one bercentooedtnerotdocre+n he auecltnotoredowedtotu, olorwluw.enta v? of trolpwcenloaeo+°bona 15 n the 000wwt cal is toOrow wtp oewro lMute apes spate "wit meals ew OWs rNrwnnnrem temenRcdcuale the percentoge n of m4open space octeoge to ee total OeveWwrBnt oCtectg°, enlw Ins MCOdoge o+o boms. e pall dine total oevel°pneW Wages a be Y l On nepwpargod pudlC eanut locales wh Chme not olt t sll re%.sNW by GN C00e. G enet 2%bmn lit every MCI pet dwell 1^1 wnesled 0oWofthe Was deelca nlbudgetalobespent onntlprtlatoodImiHwfandsewaswnCnaenot OtrerwiesGQLWWbyC.NCode. p Onetat♦ bores la even 5100 cer dwil" swyl nAued r Is Crw+v.Nrtent a beeq node to oeyeao 0 spaded percentage at the lost nwnber of dyeer.g towls la tow near, torn+eL enter",ol Q PrCeraagemo10 w %,o100mo.wlwwndm. is o Com tNmenl a berg modeto oeveaa O 1peClhed perC0t%"Oftow odd Monbes of dwe"vilri to Type W Oro TYPO'B' 1wna.00pped Z nau as aetlnea by ew ON of fat CCAM Cakuale lne borwA M t0llo ' O t Type -A-- Seees 1 01G-1 1—w. wry M • I1W7—IOMMs 11ne T•uwh MaT n ro Cale stoe ee Cant W ed bona b gsoter trtan ]M.. e ew ideal oajocMl popeay Conationtalortc hAW.gd pace. abolvAMM be eoff*d ra nO fMowYsg 3% — fa aevtlnlwpam lIolwgoueide Whence$ leg. erNl, entd. anal toe. cestneec. monmic and socid Wall) od waft aewrwton S 3% — Ida+u•wq trlUrewmuClVeswlybenweeangw.ln ate Ctwyotlerdew bulldtgM gOCe.wMlB OvoldwW Iota strwri 3%-1alpor101.roo*mN" uw of me bOWVV place trotwa wad to lhc" .aoO. P8WY0h0nand wr.pmslttenl n w . ovwoprolerttOrner. e o podtona mdtn. tepMemponkp new rrwllob IOnwNpobd epaWstlurWerpolwsdwtttlin the bultovlg a nondewlea parWrq mucpwe a on occesWNuw toate pyrwry sOUCNs. aOorwA rrtdyW aanea os IMOw+� 1 9% — fapotang75 Mrnpedawportupn°seucMa 6% -.' forpoviWg50.2e%dbepw"inOf=kme. . 3% -- fapw+Wq?Seo°.dtl.e pohnp nO+huCTas. u 10nOu4e00wo-woutOrroeC two edw.ouv .g Mtet fw ee dwebwvg ift. awls, otswv%d 10% 5 TOTAL 115 -30- e .s ✓PPGEMENTiiG PO.NT GN�T Q/NAr /AAIZ- AOTC -t nlCORN- 1.m% s. et1 e'T=—� AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion = ks the Criterion able Applicable Yes - 1 ll 111 IV Circle the Correct Score MWtlpller Points. Earnea ixll Maximum Appllcaole Points a. Not at Two Arferials - OX X 0 2 4 b. Part of Planned Center _ X X 1 2 CO 3 Q 6 c. On Non -Arterial X X® 0 4 $ 8 d. Two Acres or More X X ® 0 3 (p 6 e. Mixed -Use X 0 0 3 6 f. Joint Parking 1 0 3 .g. Energy Conservation DArA X 1 2 3 4 1 2 © 8 h. Contiguity X 0 5 10 10 i, Historic Preservation 1 2 0 2 — j. 1 2 0 k• 1 1 2 - 0 Totals Sy v V1 Percentage Earned of Maximum Applicable Points V/VI = VII vii mi PTMRrnMP. APARTMRMTR P[ln NEIGHBORHOOD CONVENIENCE SHOPPING CENTER. POINT CHART J For All Criteria Applicable Criteria Only Criterion Is the Cr tedors Applicable Yea No I n nl IV Circle the Correct Score Multlpller Points Earned Ixll Maximum Apollcaoie Points a. Transit Route X X 2 0 1 0 2 b. At Collector/Arterial X X 2 0 5 10 10 c. Mixed -Use Development X X .2 0 j 2 4 4 d. Three Acres or More X X 2 0 4 a 8 e. From Convenience Center X X 2 0 4 0 8 f. Part of Planned Center X X 2 0 5 10 10 g. Contiguity X X 2 0 5 10 10 h. "North" Fort Collins X X 2 0 1 0 2 i. Energy Conservation X 112131410 2 o 8 j. 1 2 1 0. k. 1 2 0 I. 1 2 0 Totals 4 2 62 V VI Percentage Earned of Maximum Applicable Points V/VI = VII 6 s vu Pinecone Apartments PUD - May 18, 1992 P & Z Meeting Page 2 COMMENTS 1. Background: Preliminary, #60-91C The surrounding zoning and land uses are as follows: N: T, B-P, R-P; Vacant (C.S.U. and Pinecone O.D.P. - Low and Medium Density Residential) S: B-P, R-P; Vacant (Approved for New Fort Collins High School) E: R-P; Vacant (Pinecone O.D.P. - City Neighborhood Park) W: R-L-P; Single Family Residential (Timberline Village) and Open Space Pinecone Apartments and Neighborhood Convenience Shopping Center is located on Parcel D of the Pinecone Overall Development Plan, approved on April 27, 1992. The 15 acre parcel is located at the intersection of a major arterial (Timberline Road) and a collector (Vermont Drive). This 15 acre parcel was originally a part of the Blue Spruce Farm annexed into the City in 1987. The parcel was rezoned from T. Transitional, to B-P, Planned Business, in February of 1992. 2. Land Use: A. Overall Development Plan The approved Overall Development Plan .designates Parcel D to be "Multi -Family and Residential and Neighborhood Convenience Shopping" on 15.1 acres. The O.D.P. indicates that the anticipated density would be 200 units, and the estimated square footage of the commercial portion would be 6,000 square feet. The request for 195 units and 6,000 square feet of neighborhood convenience, is, therefore, in conformance with the approved Overall Development Plan. B. Neighborhood Convenience Shopping Center Preliminary P.U.D. The Neighborhood Convenience Shopping Center portion of the P.U.D. consists of one building with 6,000 square feet of gross leasable area. The anticipated uses would be a convenience store with accessory gas canopy and gas pumps, and support retail or service. Pinecone Apartments PUD - Preliminary, #60-91C May 18, 1992 P & Z Meeting Page 3 This aspect of the Preliminary P.U.D. was reviewed against Neighborhood Convenience Shopping Center Point Chart of the L.D.G.S. It should be noted, however, that the proposed convenience center does not exactly fit the strict definition of a Neighborhood Convenience Shopping Center: "A shopping and service center situated on seven or less acres, with four or more business establishments located in a complex which is planned, developed, and managed as a unit, and located within and intended to primarily serve the consumer demands of adjacent residential neighborhoods." (L.D.G.S., page 35) The proposed center does not have four or more business establishments. With only one proposed building, and only 6,000 square feet of gross floor area, the proposed convenience center does not precisely fit into the hierarchy of commercial centers envisioned by the L.D.G.S. 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, and to better plan the transportation facilities which are needed to serve these uses. Staff finds that, although lacking four or more business establishments, the proposed convenience portion should be classified as a Neighborhood Convenience Shopping Center primarily because of its location and function to serve the adjacent residential areas of Pinecone P.U.D. The convenience portion is being planned as a unit in conjunction with the apartments. Also, the definition does state that secondary uses may include multi- family dwellings. By making such a classification, the development will be subject to the rigorous and thorough design criteria as stated in Neighborhood Convenience Shopping Center: Design Guidelines. Policies, and Criteria. The key is adjacency to residential areas. According to the above referenced document: "Convenience centers, in larger business districts or highway commercial areas can generally be reviewed using existing guidelines and development standards; but additional review criteria are clearly needed to evaluate the impacts of a convenience shopping center on an adjacent residential area." Also, according to the above referenced document, a locational and land use policy is stated as follows: "A Neighborhood Convenience Center is defined as a shopping area designed to provide limited goods and services in a manner convenient to adjacent residential areas." Pinecone Apartments PUD.- Preliminary, #60-91C May 18, 1992 P & Z Meeting Page 4 If not categorized as a Neighborhood Commercial Shopping Center, the alternative would be as an Auto Related and Roadside Commercial Use. Under this point chart, the project scores 74%, and would thus be allowed at the proposed location, but without the benefit of the design guidelines. Therefore, while not precisely meeting the definition, but with adjacency to the Pinecone P.U.D. residential area, and the ability to implement the design guidelines, this hybrid convenience center is best classified as a Neighborhood Convenience Shopping Center. By the criteria of the Neighborhood Convenience Shopping Center Point Chart, the project achieved a score of 68%, which exceeds the required minimum of 65%. Points were awarded for: 1. Being located at the intersection of a neighborhood collector and arterial street with primary access taken off the collector. (Vermont is the primary access point and is classified as a neighborhood collector. Timberline is.classified as a major arterial.) 2. Containing two or more uses. (retail and multi -family) 3. Being located on at least three gross acres of land. 4. Being contiguous to and functionally a part of an existing or approved multi -family development which contains 100 or more dwelling units with a net density of not less than 10 dwelling units per acre. 5. Being located with at least 1/6th of its property boundary contiguous to existing development. By exceeding the required minimum of score of 65%, the Neighborhood Convenience Shopping Center, although not precisely fitting into the hierarchy of commercial centers, is considered an appropriate use at this location. C. Pinecone Apartments Preliminary P.U.D. The residential density of Pinecone Apartments was reviewed by the criteria of the Residential Uses Point Chart of the L.D.G.S. The request achieves a score of 115% which, by exceeding 100%, allows the proposed density of ten or more units on a gross acreage basis. The request for 195 units on 15.13 acres represents a density of 12.89 dwelling units per acre. Points were awarded for the following: Pinecone Apartments PUD - Preliminary, #60-91C May 18, 1992 P & Z Meeting Page 5 1. Being within 2,000 feet of an approved Neighborhood Shopping Center. (Pinecone O.D.P., Parcel A, Neighborhood Service Center.) 2. Being within 3,500 feet of a reserved neighborhood park. (Pinecone O.D.P., Parcel C, City Park.) 3. Being within 1,000 feet of a school meeting all the requirements of the compulsory education laws of the State of Colorado. (New Fort Collins High School.) 4. Being within 1,000 feet of a child care center. (Pinecone O.D.P., Parcel B-1.) 5. Having 30% - 40% of the boundary contiguous to existing urban development. 6. Having 30% of total acres in active open space. 7. Committing to providing approved automatic fire extinguishing systems for a percentage of the total buildings. The request for 195 units on 15.13 acres, therefore, is in compliance with the Residential Uses Point Chart of the Land Development Guidance System. 3. Neighborhood Compatibility: A neighborhood information meeting was held on January 29, 1992 for the entire 238 acre Pinecone O.D.P., which, at that time, included the 68 acre high school parcel. The minutes to this meeting are attached. While the 11 acre commercial corner and 68 acre high school site dominated the discussion, the multi -family portion received its fair share of attention and was found to be an acceptable land use on Parcel D. Timberline Road, classified as a major arterial, is found to be a significant barrier that allows the transition from single family and multi -family on the west. The northwest corner of Timberline and Vermont was approved for 168 multi -family units on 14.54 acres in March of 1984. This P.U.D. has subsequently expired. The two, existing, residential subdivisions on the west (Meadows East and Timberline Village) do not front on Timberline Road. Also the detention pond for Timberline Village is located along Timberline adding further separation and buffering. Pinecone Apartments PUD - Preliminary, #60-91C May 18, 1992 P & Z Meeting Page 6 The northerly parking lot for the New Fort Collins High School will be located across Vermont Drive to the south. The school building will be approximately 650 feet south of Vermont Drive. The placement of a multi -family complex and convenience shopping area at the edge of a high school campus provides a transition of intensity that benefits the entire O.D.P. Because of the physical characteristics which allow transition and separation, the proposed Pinecone Apartments is found to be compatible with the surrounding area. Other than the neighborhood meeting for the Pinecone O.D.P., no neighborhood meeting was held for the Pinecone Apartments and Convenience Shopping Center Preliminary P.U.D. The proposed P.U.D. is found to be compatible with the surrounding area. 4. Design: A. Apartment Complex 1. Parking: The 195 apartments are divided between 53 one,bedroom and 142 two4 bedroom units. One bedroom units are required to be provided 1.5 spaces per unit and two bedroom units are required to be provided 1.75 spaces per unit. The following table illustrates the parking demand and the parking provided: Parking Table Bedroom # of units Required Ratio Spaces Required 1 Spaces Provided 1 B.R. 53 1.5 79.50 Covered: 92 2 B.R. 142 1.75 248.50 1 Open: 216 Handicap: 23 Total 195 328.00 Total: 331 As can be seen by the table, the number of parking spaces provided, 331, exceeds the number of spaces required, 328. The required ratios are found to be suitable for multi -family housing and the number of spaces provided meet the provisions of the Zoning Code. Pinecone Apartments PUD - Preliminary, #60-91C May 18, 1992 P & Z Meeting Page 7 All parking is internal to the project, surrounded by the buildings. There is no perimeter parking. This central court parking layout represents a sensitive response to the surrounding properties and the public streets as perimeter parking is considered unattractive and difficult to mitigate. Access to half the units in Buildings B, A, L,,and K is on the opposite side of the central court parking lot, but are connected by a sidewalk system. 2. Vermont Streetscape Since Vermont Drive and Pinecone Circle are public streets, and since it is undesirable to encourage multi -family parking on a public streets, special design considerations are proposed. Berms are placed between the walk and the curb. Landscaping will occur in the bermed area to discourage easy pedestrian access from the public street. Also, the sidewalk along Vermont (collector street) will be detached from the curb. It is anticipated that these measures will make parking on the public street inconvenient and increase the attractiveness of internal, off-street parking. 3. Covered Parking There are 92 parking spaces contained within the seven parking garages. These structures are located internal to the project and do not have frontage on the public streets. The architecture and exterior materials will be compatible with the adjacent apartment buildings. 4. Recreation Center and Pool The recreation center and pool are located along Vermont and flanked by the two entry drives. This will break up the building mass along Vermont Drive, and create an attractive entry. 5. Architecture and Height The it residential buildings will be divided between 2 12-unit, 5 15-unit, and 4 24-unit structures. The buildings will be a combination of brick and wood siding. The buildings will be three stories. No height will exceed 40 feet. The highest point will be the chimney feature ranging between 34 and 39 feet, as measured at the average finished grade 20 feet from, the exterior. Due to the need to provide handicap accessibility, all front entries will be at grade. Modest berming will occur away from the entries to soften the height of the structures. Pinecone Apartments PUD - Preliminary, #60-91C May 18, 1992 P & Z Meeting Page 8 B. Convenience Shopping Center Unlike the apartments, there is no immediate plan to construct the convenience shopping portion of the P.U.D. Since there is no end user at this time, the building, canopy, and other elements of the commercial area have not been designed. The P.U.D. creates an expectation that the convenience portion will blend in with the residential portion with the following note on the site plan: "Architectural design of the convenience commercial structures is to be compatible with the multi -family buildings. Specific design to be provided with applicable Final P.U.D." Staff is comfortable with this statement of expectation recognizing that the design guidelines in Neighborhood Convenience Shopping Center: Design Guidelines, Policies, and Criteria is an effective standard by which to evaluate the Final P.U.D. 5. Transportation: A. Non -vehicular Circulation The entire 15 acre site is encircled by a bicycle/pedestrian path. On the west, south, and east, a public sidewalk is adjacent to Timberline, Vermont and Pinecone Circle. on the north, a path is provided adjacent to the Foothills Basin Drainage Channel. This loop is fed by internal connections to the individual buildings. The internal walk system provides good access to the central recreation center and pool area. In addition, the internal sidewalk system is connected to the convenience shopping portion to promote pedestrian circulation. Bicycle racks are provided and placed on separate, concrete pads that do not hinder the internal sidewalk system. Thirteen racks are indicated. With six bicycles per rack, a total of 78 spaces are provided. The longest walk would be from Building J to the convenience corner. The distance from the east entry of Building J to the front entry of the convenience center is 1,175 feet, as measured along the sidewalk system. This is less than the one -quarter mile (1,320 feet) that is considered the maximum comfortable walking distance before one considers using a car. B. Vehicular Circulation For both the convenience shopping portion and the apartments, there is no vehicular access from Timberline Road. All primary Pinecone Apartments PUD - Preliminary, #60-91C May 18, 1992 P & Z Meeting Page 9 connections are off Vermont and will allow full turning movements. For the convenience area, there will be one access off Vermont. This access drive will allow circulation back into the west half of the apartment complex. For the apartments, each Vermont access serves one-half of the project. The west half and east half are not internally connected with a drive aisle. Rather, the pedestrian system is designed to carry internal traffic. Parcel D was analyzed for traffic impacts and was assumed to carry 200 dwelling units and 6,000 square feet of convenience store/gas and retail. Based on the analysis, a traffic signal will be warranted at the Timberline/Vermont intersection. Vermont is a major street serving the business park development west of Timberline, and is designated as a collector street serving Pinecone Overall Development Plan and New Fort Collins High School. At this time, Transfort does not serve this segment of Timberline Road. It is anticipated, however, that with occupancy of New Fort Collins High School, a Transfort route will serve the general area of the Timberline and Horsetooth intersection. Pinecone Apartments will benefit from this new route and provide an opportunity for an alternative mode of transportation. ION Staff finds that the request for Pinecone Apartments and Convenience Shopping Center Preliminary P.U.D. is in conformance with Parcel D of the Pinecone P.U.D. Overall Development Plan. The proposed density of 12.89 dwelling units per acre is justified by the score of 115% on the Residential Uses Point Chart. The neighborhood convenience shopping portion is justified by a score of 68% on the Neighborhood Convenience Shopping Center Point Chart. The request complies with the All Development Criteria of the L.D.G.S. The two uses are found to be compatible with the surrounding area. Staff,. therefore, recommends approval of Pinecone Apartments and Convenience Shopping Center Preliminary P.U.D, #60-91C.