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HomeMy WebLinkAboutPINECONE APARTMENTS AND NEIGHBORHOOD CONVENIENCE PUD FINAL - 60 91E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 112 5 19 3 STAFF Kirsten Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Pinecone Apartments and Neighborhood Convenience PUD, Final, #60-91E APPLICANT: Timberline Partnership c/o Cityscape Urban Design, Inc. 3555 Stanford Rd. Suite 105 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 a 3,000 square foot convenience store with a covered car wash lane and a canopy covered gas pump area on 15.13 acres located at the northeast corner of Timberline Road and Vermont Drive. The apartment project includes 13 apartment buildings, one recreation building, and structured parking. The neighborhood convenience shopping area is located at the southwest corner of the site and is approximately 1.54 acres in size. The zoning is b-p, Planned Business and R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposal is in conformance with the approved Preliminary Plans and the Pinecone PUD Overall Development Plan. The Plan meets the applicable All Development Criteria of the LDGS and the elements of the Neighborhood Convenience Shopping Center: Design Guidelines, Policies, and Criteria. The architectural design of the apartment buildings, garages, and convenience center is compatible and provides a unified, cohesive and residential character for the area. Vehicular circulation has been reviewed by the Transportation Department. Traffic impacts are mitigated by installation of a signal at the Timberline/Vermont intersection. The pedestrian circulation system, including a 12' sidewalk/bikeway along Timberline Road, has been reviewed with respect to internal connections and circulation, through -site pedestrian flow due in part to the proposed High School and neighborhood park, and general public pedestrian circulation along the north bikeway and adjacent walks. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT e ..1 1 JL7-U_ll �T no B� ty 8 y W FAH r DR. 1 2 T�q [RUNE PLAZA M1 � N pUst 2-E �o (� C041 1N iv- ppR z bp� SC Q J �7 w d OIAI PLATTE A/YER � ?p/[IER OUTyOR/TY 3 19 µCAD H ORSETOOTH W 31 32 z >> 3 14hl D I O V- rp i J ITEM: PINECONE APARTMENTS PUD North NUMBER: 60-91 E SYMBOL LECENC: a wxolprrm rMNiK. 5sY4 / lb 9 mwWM nYBmic S/cc / B Bui sw / . �. 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EAR w iwwRR� �.s or r NORTH ELEVATION EAST ELEVATION,,,„ ___________ SOUTH ELEVATION .. e.a .�...,.— wicer..+ cvsT^rs ...r+urnmTs »o s coLLscs .mac. s zox SCHRADER OIL COMPANY CoWMs co. a we-w� aoze mm mwre, cur000 PRELIMINARY ELEVATIONS mw, m..e o wem i � . r• eesa. ev v�-�' 2188-92 6 or 6 PINECONE APART _dTS PUD LEGAL DESCRIPTION A tract of land located in the Southwest Quarter. of Section 29, Township 7 North, Range 68 West of the 6th Principal Meridian, City of Fort Collins, County of Larimer, State of Colorado, being more particularly described as follows: Considering the West line of the Southwest Quarter of said Section 29 as bearing, North 00002157" West, and with all bearings contained herein relative thereto: Commencing at the Southwest corner of said Section 29; thence, North 00002157" West, 1895.63 feet, to the POINT OF BEGINNING; thence, North 89056130" East, 52.79 feet to a point on a curve concave Northerly, having a central angle of 3100315411, a radius of 610.00 feet, and the chord of which bears North 74024133" East, 326.70 feet; thence along the arc of said curve to 330.73 feet to the end of said curve; thence, North 58052136" East, 391.59 feet to a point on a curve concave Southerly, having a central angle of 34013154", a radius of 610.00 feet, and the chord of which bears North 75059133" East, 359.05 feet; thence along the arc of said curve to 364.45 feet to a point of intersection with a non -tangent curve concave Southeasterly, having a central angle of 4803714111, a radius of 610.00 feet and the chord of which bears North 28016146" East, 502.32 feet;. thence along the arc of said curve 517.72 feet to the point of intersection with a non -tangent line; thence, North 28043155" West, 119.08 feet; thence, South 59028,08" West, 4.42 feet; thence, South 85014118" West, 169.19 feet; thence, South 78025127" West, 124.47 feet; thence, North 8904910811.West, 114.58 feet; thence, South 66013146" West, 73.09 feet; thence, South 66010132" West, 123.99 feet; thence, South 75041148" West, 168.22 feet; thence, South 60054154" West; 66.52 feet; thence, South 16039131" West, 70.10 feet; thence, North 89025118" West, 401.91 feet to the West line of said Southwest Quarter; thence along said West line, South 00002157" East, 666.51 feet, to the Point of Beginning. The above described tract contains 15.290 acres, more or less and is subject to all easements, .rights -of ways and restrictions now on record or existing. PINECONE APARTMENTS LAND USE BREAKDOWN January 6, 1993 Area Gross 658,961 sq. ft. Net 553,628 sq. ft. Dwelling Units 1 Bedroom Units 49 units 2 Bedroom Units 146 units Total Units 195 units Density Gross Net Coverage Buildings 60,000 sq. ft. Commercial Buildings 3,800 sq. ft. Street R.O.W. 105,333 sq. ft. Parking & Drives * 153,700 sq. ft. * Includes Garages Open Space: Active 176,244 sq. ft. Residual 159,884 sq. ft. Total Open Space 336,128 sq. ft. Floor Area Residential 180,000 sq. ft. Commercial 3,000 sq. ft. Total 183,000 sq. ft. Perking Demand 1 Bedroom Apartment 73.5 spaces 2 Bedroom Apartment 255.5 spaces Total Residential Demand 329 spaces Provided Covered 92 spaces Open 217 spaces Handicapped 23 spaces Residential Subtotal 332 spaces Commercial 10 spaces Motorcycle 16 spaces Bicycle 84 spaces Total Vehicles 442 spaces Max. Building Height 40 ft. ` Net Area excluding Future Development Site 11.8 acres 16.13 acres 12.71 acres 12.89 du/ac 15.34 du/ac 9.11 % 0.58 % 15.98 % 23.32 % 26.75 % 24.26 % 51.01 % * Not including car wash 1.70 / unit (9 Plus 1 Handicapped) (6/rack) ' "I. % PINECONE APARTMENTS CONVENIENCE CENTER (ONLY) LAND USE BREAKDOWN January 6, 1993 Area Gross 66,902 sq. ft. 1.54 acres Net 42,514 sq. ft. 0.98 acres Coverage Buildings 3,800 sq. ft. 5.68 % of Gross Canapoy, Parking & Drives 23,273 sq. ft. 34.79 % of Gross Total Coverage 27,073 sq.ft. 40.47 % of Gross Landscaping: Planting 11,940 sq. ft. 28.08 % of Net Walks 3,500 sq. ft. 8.23 % of Net Total Landscaping 15,440 sq. ft. 36.32 % of Net Pinecone Apartments and Neighborhood Convenience PUD, Final- #60- 91E January 25, 1993 P & Z Meeting Page 2 COMMENTS: 1. Backaround The surrounding zoning and land uses are as follows: N: T, b-p and r-p; Vacant (C.S.U. and Pinecone ODP- low and medium density residential) S: b-p and r-p; Vacant (Approved for new Fort Collins High School) W: R-L-P; Existing single family residential and open space (Timberline Village) E: r-p; Vacant (Pinecone ODP-proposed City Neighborhood Park) This 15 acre parcel was originally a part of the Blue Spruce Farm which was annexed into the City in 1987. In February of 1992, the parcel was rezoned from T, Transitional to b-p, planned business with a condition that any use not permitted in the R-M, Medium Density Residential, Zoning District, be submitted as a PUD and R- P, Planned Residential. Pinecone Apartments and Neighborhood Convenience Shopping Center PUD 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). 2. Land Use The approved Overall Development Plan designates Parcel D to be "Multi -family, Residential and Neighborhood Convenience Shopping" on 15.1 acres. The ODP 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 approved preliminary PUD was for 195 units in 11 buildings and 6,000 square feet of commercial. This request for 195 units in 13 buildings and a 3,000 square foot neighborhood convenience store, with gas pumps and a covered car wash, is therefore, in substantial conformance with the approved Overall Development Plan and Preliminary PUD. 3. Design A. Apartment Complex The major change from the approved preliminary plan is that two of the larger 24 unit buildings have been split into two (four total) 12 unit buildings. One of these buildings was located along Vermont Drive. The smaller buildings reduce the scale and mass of building surface and provide opportunity for enhanced landscaping PINECON&ARTMENTS PUD 16,-WE f ALL .DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the alterbn applkoble7 WIN the crllerlon be satisfied? If no, please explain Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability 2. Neighborhood Character X 3. Land Use Conflicts X X 4. Adverse Traffic Impact X X PLANS AND POLICIES 5. Comprehensive Plan I Ix I X PUBLIC FACILITIES & SAFETY 6. Skeet Capacity X 7. Utility Capacity 8. Design Standards X X X 9. Emergency Access X 10. Security Lighting 11. Water Hazards X X RESOURCE PROTECTION 12. Soils & Slope Hazard X 13. Significant Vegetation X X . 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit X W. Eco-Sensitive Areas X 18. Agricultural Lands X ENVIRONMENTAL STANDARDS 19. Air Quality X X 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations X X 24. Exterior Lighting 25. Sewages & Was tes SITE DESIGN 26. Community Organization X ". X 27. Site Organization X X 28. Natural Features 29. Energy Conservation 30. Shadows X X 31. Solar Access 32. Privacy 33. Open Space Arrangement X X 34. Building Height, X 35. Vehicular Movement 36. Vehicular Design 1 37. Parking X X 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience X X 41. Pedestrian Conflicts 42. Landscaping/Open Areas X X 43. Landscaping/Buildings X X 44. Landscaping/Screening X X 45. Public Access X X 46. Signs x X 11'i, ,5alcvt GYiP; ba-h�,rq, >c '!g. X� x -12- Pinecone Apartments and Neighborhood Convenience PUD, Final- #60- 91E January 25, 1993 P & Z Meeting Page 3 along Vermont Drive. It was also possible to retain additional existing trees with the new layout. Parking for 195 units, which are divided between 49 one bedroom units and 146 two bedroom units, is provided in two looped parking areas interior to the site. Three hundred and thirty-two spaces are provided for a total residential demand of 329 spaces. Ninety- two spaces are provided in covered garages. 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 first floor front entries will be at grade. Modest berming will occur away from the entries to soften the height of the structures. The buildings will be a combination of deep tone red/brown brick and earth tone grey siding, with 'weathered wood' asphalt shingles and a contrasting earth tone trim. Architectural character of the apartment buildings, recreation building, garages, and convenience store will be compatible, using common materials, textures, colors, pitched roofs, and other common architectural elements. The architectural design provides a unified, cohesive and residential character for the area. The site is well landscaped with street trees provided along Timberline Road and Vermont Drive. The streetscape along Timberline will follow the more traditional and formal pattern that has been established for arterial streets. Landscaping along Vermont Drive is being coordinated with the school district plans for the High School site. The Vermont streetscape is well landscaped in a less formal pattern with substantial berming, evergreens, and shrubbery planted between the walk and curb to deter apartment residents from parking on Vermont. Foundation plantings are provided in detail on the plans. There are also numerous shade trees in the interior areas of the site. Landscaping of the 'greenbelt' area along the north and east edge of the site is sensitive to, and is meant to, enhance the wetland characteristics of the regional stormwater channel which runs along the north part of the property. B. Convenience Center The convenience center was evaluated using elements of the Neighborhood Convenience Shopping Center: Design Guidelines, Policies, and Criteria. The center was evaluated for land use Pinecone Apartments and Neighborhood Convenience PUD, Final- #60- 91E January 25, 1993 P & Z Meeting Page 4 designation, at the time of preliminary approval, against the Neighborhood Convenience Shopping Center Point Chart of the LDGS. The maximum combined coverage of buildings, parking, drives, canopy, etc. is 40.47% which does not exceed the guideline of 55- 65% of the gross site area. Landscaped coverage of 36.32% exceeds the guideline of 25-35%. The convenience store meets both the minimum building setbacks from the major arterial and collector streets and minimum setbacks from the property line of the adjacent residential use. These setback areas are sufficiently landscaped. North and east of the convenience store, two garage buildings form an L-shaped buffer wall and provide screening for the two uses. Additionally, foundation plantings, the side wall of the car wash, and evergreen trees provide buffering from the activity at the car wash and convenience store. Landscaped berms along Timberline and Vermont have been widened and enhanced to screen the gas pump area and convenience store. A brick wall feature, in materials matching the apartment buildings and convenience store, at the corner of Vermont and Timberline will also serve to screen the gas pumps, drives, parking, and the convenience store. Parking shown on the preliminary plan has been removed from adjacent to Timberline and moved to the north and south sides of the store. Bike parking for employees has been provided near the north parking area, behind the building so as not to interfere with the building entry or encroach on pedestrian sidewalks. An additional bike rack is located east of the building, near apartment building B, which can also be used by convenience store customers. Stacking for the car wash occurs at the north side of the building and is adequately screened from the residential use by garage buildings and from Timberline Road by berming and landscaping. The covered canopy meets the minimum distance of 40' from the major arterial street and 30' from property lines of residential uses. The minimum setbacks of 301, for gas pumps, from residential land uses has also been met with this plan. The canopy pillars will be covered in a brick to match the buildings. Circulation and parking guidelines have been addressed to result in a plan• that encourages safe and efficient vehicular circulation, pedestrian movement, and parking. Parking is being provided at a ratio of 3 spaces per 1,000 square feet, which is the minimum Pinecone Apartments and Neighborhood Convenience PUD, Final- #60- 91E January 25, 1993 P & Z Meeting Page 5 guideline. An additional 6 "shared" spaces are provided between the apartments and the convenience store site. The convenience store will be "front loaded" for service. There will not be a rear loading/service area. The trash receptacle will be in the rear, screened with materials similar to the building. Rooftop mechanical equipment will be screened from view with the pitched parapet wall design of the roof. Lighting of the parking area, building, and drives will be identical to lighting provided for the residential area. A pole mounted, down -directional "shoe box" fixture with a sharp cut-off of light is being proposed. Under canopy lighting will be fully recessed and the underside of the canopy will be painted a mute color to further reduce glare and light spillage off -site. Signage is addressed through the Neighborhood Signage Guidelines and will be reviewed and enforced by the Building Department. In general, the architecture, site design, and landscaping of the convenience center are compatible with the adjacent residential units and complementary to the image of the community as a whole. 4. Neighborhood Compatibility A neighborhood information meeting was held on January 29, 1992 for the entire 238 acre Pinecone ODP, which, at that time,. included the 68 acre high school parcel. The minutes of 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 of the ODP. Timberline Road, classified as a major arterial, is found to be a significant barrier that allows the transition from single family to multifamily on the west side of the project. The northwest corner of Timberline and Vermont was approved for 168 multi -family units on 14.54 acres in March of 1984. This PUD 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. The northerly parking lot for the new Fort Collins High School will be located across Vermont Drive to the south of this project. The school building will be approximately 650' south of Vermont Drive. The placement of a multi -family complex and convenience shopping Pinecone Apartments and Neighborhood Convenience PUD, Final- #60- 91E January 25, 1993 P & Z Meeting Page 6 area at the edge of a high school campus provides a transition of intensity that benefits the entire ODP. Because of physical characteristics which allow transition and separation, the proposed Pinecone Apartments and Neighborhood Convenience PUD- final is found to be compatible with the surrounding area and in conformance with the approved preliminary. 5. Transportation The site takes primary access from Vermont Drive. There are two access points for the apartment units and one access point for the convenience center off of Vermont Drive. For the apartments, each access serves one-half of the project. The west half and east half are not internally connected with a drive aisle. The pedestrian system is designed to carry internal traffic. The plans have been modified from the preliminary to address a Planning and Zoning Board concern that service and tanker trucks would be forced to negotiate through the residential area to exit the site.. The final plans have been reconfigured to allow a right -out exit drive onto Timberline Road primarily for the commercial area. The west half of the apartment complex will have the opportunity to use the Timberline exit, but it has been located and designed so that it is not a particularly convenient access point for most of the apartments. The City Transportation Department has reviewed the plans and finds this exit will operate acceptably. The site was analyzed for traffic impacts from a 200 unit apartment complex and a 6,000 sq. ft. convenience store/gas station. 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 the Pinecone ODP developments and the 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 the 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. 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 Pinecone Apartments and Neighborhood Convenience PUD, Final- #60- 91E January 25, 1993 P & Z Meeting Page 7 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 center, 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 for a total of 78 spaces. 6. Stormwater Construction and realignment of the regional stormwater channel and existing CSU irrigation pipe will be coordinated with the Stormwater Utility. Timing of construction and landscaping will be coordinated as per a note on the landscape plan. RECOMMENDATION Staff finds that the request for Pinecone Apartments and Neighborhood Convenience PUD, Final is in substantial conformance with Parcel D of the Pinecone Overall Development Plan and the approved Preliminary PUD. The request complies with the applicable All Development Criteria of the LDGS. The two uses are found to be compatible with the surrounding area. Staff, therefore, recommends approval of Pinecone Apartments and Neighborhood Convenience PUD, Final #60-91E. City of Fort Collins Commu r Planning and Environmental _vices Planning Department MEMORANDUM TO: Planning and Zoning Board FROM: Kirsten A. Whetstone, Project Planner DATE: January 25, 1993 RE: Pinecone Apartments PUD This is a follow up to questions concerning illumination of the red stripe on the gasoline canopy at the convenience store at Pinecone Apartments PUD. I spoke with Peter Barnes and learned that the illuminated stripe would not be considered a sign element subject to the Sign Code, but rather, is an element of the PUD, to be reviewed by the Planning and Zoning Board. Staff has reviewed this element of the PUD against both the Land Development Guidance System and the Neiahborhood Convenience Shopping Center: Design Guidelines Policies, and Criteria and finds that illumination of this stripe is not supported by these documents. Staff finds that criteria #2 and #24 of the LDGS, are not addressed by the plan, if the red stripe is illuminated. Criterion #24 reads as follows: Is the exterior lighting, except for overhead street lighting and warning emergency or traffic signals, installed in such a manner that the light source will be sufficiently obscured to prevent excessive glare on public streets and walkways or into any residential area? The installation or erection of any lighting which may be confused with warning signals, emergency signals or traffic signals shall not be permitted. Criterion #2 reads as follows: Is the development compatible with and sensitive to the immediate environment of the site and neighborhood relative to architectural design, scale, bulk and building height, identity and historical character, disposition and orientation of buildings on the lot, and visual integrity? Staff also finds that guidelines for "outdoor lighting", in section 4.9 of the Neighborhood Convenience Shopping Center... have not been addressed by the present plan. The goal of these guidelines, as stated in the document, is to allow outside lighting for the 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 functional and security needs of the Neighborhood Convenience Center, without adversely impacting adjacent properties. The guidelines are written as follows: *Lighting shall enhance the overall aesthetics of the site. *Security lighting shall be provided, particularly at pedestrian walkways. *Lighting shall be integrated with the architectural design of the buildings. *Light sources (light bulbs) shall not be visible. They shall be shielded to reflect down onto the ground and not out onto the streets or neighboring property. Therefore, Staff would like to amend the Staff's recommendation to include a condition of approval. Staff recommends approval of Pinecone.Apartments PUD, with a condition that, the red stripe on the gasoline canopy not be illuminated, by back lighting, or any other means.