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HomeMy WebLinkAboutCIMARRON SQUARE - Filed GC-GENERAL CORRESPONDENCE - 2003-07-31III UTTER Suite 141 No. 1 Drake Park 1 333 W. Drake Rd. Fort Collins, Colorado 80521 Ph. (303) 221-1450 1 TP November 3, 1976 Mr. Lloyd McLaughlin Engineering Department Cii,y uF For•i, Col Tins 300 LaPorte Ave. Fort Collins, Colorado 80521 Dear Lloyd: This is just a letter to confirm our talk on the phone last Monday November 1, 1976, regarding drainage of the 13.2 acre site at the corner of Drake Road and South Shields Street, which we are developing a P.U.D. Package for. As I now understand, we can drain our entire site into the pipe at the south east corner of the lot by means of a swail of our own as well as by means of the drainage ditch already available. Also, any additional detention of our own need not be required. If I am incorrect or have misinterpreted either of these items, I would appreciate your calling. Thank you for all your help and I look forward to working with you in the future. Your very truly 4ohn J . De 1 er I I�f Project Architect JJD:]a] SCHOOL IMPACT ASSESSMENT PWOPOSAk: Cimarron Square P.N.D., Preliminary Plat. 0141-76) f !"i I W� 192 unit multi-fami lv P.U.D. (Drake Rd. at Shields St.) S,hool Pupils Generated: Flemrntary - (152 units) q (.028 pupils/dwelling unit) = 5 .Junior High - (152 units) n (.O08 pupils/dwelling unit) = 2 High School - (152 units) Y (.008 pupils/dwelling unit) = 2 A(1ected Schools Ca lcity Enrollment f-ap Reserve - - - - Capacity Kennett_ Hlemcntnry 630 533 97 11" 1 t r Junior high 800 743 57 NockV MoHnta i n High 1450 1.193 257 Summary: rhis development would not have a significant impact on the affected :sl koo IS. a� "UTTER hJn. 1 Dt '.,e Park 333 W. Drake Rd. Fort Collins, Colorado 80521 Ph. (303) 493-5198 February 15, 1978 City of Fort Collins Community Development 300 La Porte Avenue Fort Collins, Colorado 80521 Subject: Cimarron Square Planned Unit Development, A Multi -Family Complex for Fort Collins, Colorado. Dear Sirs: The intent of this letter is to lay down the written documentation required for preliminary PUD submittal which has not been included on the site plan submitted for subject project. It shall include statements as to the considerations allow- ed in developing the design layout as presented, as well as the advantages gain- ed in this particular PUD. Additional information as to site conditions and suitability to development, drainage, utilities, ownership, phasing, etc. shall also be provided. This letter shall be divided into the following categories; Objectives of this PUD, Design Approach, Design Development, Advantages of this PUD, Development Information, and Summary. I. OBJECTIVES OF THE CIMARRON SQUARE PUD. The main objective of this PUD is to provide a harmonious development both within and to the elterior components that provides maximum visual and func- tional comfort and is economically feasible to development. Maximum density should be realized and yet an aesthetic blend must be accomplished at the east and south boundaries with the single family housing bordering there. Higher density areas should then be developed away from single family areas and around common open space to provide maximum separation between buildings and enable the use of such spaces for active recreation. A recreational area to provide pool, clubhouse, and tennis courts that provides ease of access and yet induces as little visual effect on the complex as possible vill be provided. Noise control should be accomplish- ed through building separation and landscaping. II. DESIGN APPROACH —SITE ANALYSIS. The property is located at the southeast corner of West Drake Road and South Shields Street. Site analysis indicates that the general slope of the property is between .7' and 10/0' almost directly east. Sanitary sewer Cimarron Square PUD February 15, 1978 page 2 facilities exist in both Drake Road and Shields Street as do water services. Electrical service adequate to serve the project is located in both Drake Road and Shields Street and would be extended into the site as required to meet the site demand. Heating will be by electric, gas will not be required. Soil conditions are suitable and the water table is not a problem as indi- cated by a soils investigation conducted on the property by Empire Labora- tories of Fort. Collins, Colorado for Wood Brother's Homes and dated 22 April, 1971, Project No. 889-71. Since the site, is relatively flat, site drainage has been designated as a primary consideration in development of the property. The in drain- age ditch__aa--f-he soud-h_._a.f_-the-proper.ty__is af-a8equate-5i4e3-as_is_-_down stream detentions to _handle run off from the site. Therefore, en-si_te_de- tenon __ ret dention i_s not a requirer ttm property. It was decided Trom the outset -to grade the banks of the existing' rainage ditch on the south of the property at 4:1 slope and drain the entire site east and south into the existing storm water system located there. Sanitary sewer, service elevations are deepest in Drake Road with an estab- lished flow to the east. Some of the western portions of the site may be drained into the service located in Shields Street as elevations and eco- nomics permit. However, the majority of the site sanitary system will be drained to thE� sanitary sewer service located in Drake Road through the northeast corner of the site. Other utilitiE�s will be provided from services in Shields Street and Drake Road with the water system to be looped through the site between Shields and Drake service main. Fire protection is also a consideration in the layout of buildings on the site. Building separations should be maximized as much as possible with minimum separation of 15' 0" between buildings. All buildings shall be accessible within 200 feet of hose from two directions accessible by truck. Three fire hydrants will be located on the site such that no building is 500 feet from a hydrant. Since both Drake Road and Shields Street are main traffic arteries, it is felt that curb cuts should be kept a minimum of 300 feet from their inter- section for traffic stacking purposes. It is also felt that curb cuts should be held to the minimum required to adequately serve the site in terms of fire access and traffic in and out of the site. Separation of pe-estrian and auto traffic on the site is considered a major design re- quirement. Building orientation and parking pockets are considered to be effective tools for accomplishing these ends. Building orientation should be such as to prevent, as much as possible, direct views across commons into adjacent structures both on and off the site. Building orientation should also be used as much as possible to create smaller, neighborhoods around small common areas which bleed into Cimarron Square PUD February 15, 1978 page 3 circulation systems linking the entire project. The clubhouse should be located such that access may be had from any point on the site without having to cross automobile circulation areas, if possible. Since this area has the potential as a noise generator, it is felt that al- though it should be accessible from all points of the complex, it was not desirable to have the clubhouse as a focal point of the complex. Every effort should be made to buffer it from the complex and surrounding prop- erty as much as possible. Outside traffic should have direct access to the clubhouse facility without having to pass through the apartment complex. III. DESIGN DEVELOPMENT It is desired to have some lower density lots that will have duplex to four- plex type structures on them and will be subdivided to provide marketing flexibility to the development. These lots will be located as a buffer be- tween the higher densities desired and the single family housing in the Wood Brothers Subdivision. Multi-plex lots will have common access to a street and shall have garages or parking turned from the street to give this area a more residential appeal rather than an apartment appearance. If garages are to be provided then automobiles will be required to park in them. Those units without garages will be provided with parking stalls. All guest parking will take place on the street. A slightly higher density area of four-plex structures without garages and on common access and common parking would then be provided to buffer the perimeter multi-plexes from higher densities to be accomplished at the northwest corner of the site. These two areas would orient onto common space that would provide openness to the area and allow for interaction among tenants. These oppen areas would then flow into the clubhouse and recreation area. It is :.ost important to maximize the separation of ped- estrians and automobiles in these higher density areas due to the concen- tration of automobile circulation required to service them. Direct orientation of buildings onto the tennis courts and pool areas was held to a minimum as much as possible except when such orientation was across a large open area. Boise and visual effect of the clubhouse and tennis area will further be controlled and softened with the use of landscaping. All areas will be subdivided into platted lots in order to allow for maxi- mum marketing flexibility. Areas of higher density will have building lo- cation controlled through more restrictive building envelopes. Lower den- sity areas to the south and east will have building location controlled with the use of set -back limi:.ations. Once buildings are in place, the remaining a! ---as will be dedicated to the commiDn access and enjoyment of the members and tenants of the PUD. The homeowners association and agreements will provide for the common raintenance of all landscaping and green areas. An architectural control committee will be established to control the aesthetic appearance of buildings erected on marketed lots. Homeowners' Cimarron Square PUD February 15, 1978 page 4 agreements will provide for maintenance of structures which are not responsibly kept by their owners. The homeowners' association will also provide for the upkeep of paved areas not dedicated to the City of Fort Collins. IV. ADVANTAGES OF THIS PUD. The single -lot family subdivision bordering the property on the south and east is buffered with a possible end orientation of multi-plex units that will pose less building surface to this area than a single lot subdivision of single family dwellings would. This end orientation of structures will also minimize the effect of direct overlook into single family properties. Parking access for the multi-plex area has been provided through common access and privately owned driveways reducing the effects of curb cuts and parking on the new roadway. The now open and hazardous ditch to the south of the property will be swaled to allow for landscaping and reduce the hazards. Parking at higher density areas has been clustered to maximize efficiency and to allow for ease of softening through landscaping. Building set -back at Shields Street and Drake Road has been made irregular and varied to provide for variety and reduce monotony of structure. Major open spaces have been provided at the higher density areas to sepa- rate structures and provide recreation for the higher concentrations of population on the site. This also maximizes interaction among tenants. Separation of pedestrians and automobiles has been maximized. Fire hazard has been reduced through building separation and by providing easy access to all structures. All units will be within 500 feet of a hydrant. Direct overlook into surrounding properties and between buildings has been minimized. Maximum parking is provided. Maximum unit density achieved and marketing flexibility. Double loading of most utility mains. V. DEVELOPMENT INFORMATION The following is a summary of site information and data included herein. Cimarron Square PUD February 15, 1978 Total Area of PUD 13.2 a. + Number of Units 158 allowed Area Covered By Building Envelopes 3.19 a. ± ( 95% + building coverage @ multi-plex area ) ( 85% - building coverage @ all other areas ) ( not including clubhouse ) Area Covered By Dedicated Roadway .95 a. ± (includes one walkway) Area Covered By Private Drives & Parking 1.82 a. - Total Paving (Less Walks) Total Remaining Area To Commons (Based on Bldg. Envelopes not Coverage) Total Area To Active Recreation Space page 5 100 % 152 proposed 24 % ± (22 % - building coverage) 2.77 a. ± 21 % 7.24 a. + 55 % + 2.84 a. ± 22 % ± It is anticipated that the project will be built out over a three to five year period. Most of the project will be built out by the present owner and then finished buildings may be sold in their entirety or condominiumized. Some developed lots will be sold to individual builders. No further subdivi- sion of lots as shown on the preliminary submittal is anticipated. All units in the larger lot multi-plex area will be either two or three bedroom units with two units of off street parking per unit provided. Remain- ing higher density units will be mostly one or two bedroom units. Some three bedroc,r units may be utilized but would not be allowed in such numbers that would _/"ceed parking as provided based on ratios as indicated in the PUD Ordinance. Parking in the higher density areas has been provided at a 1.84 stalls/unit ratio for a total of 160 stalls. These parking areas would be under the private oti,,,ership of the ho;:e­erners' association and maintained by them. Character of the PUD will be established with contemporary structures of wood stud with the possibility of some masonry treatment. Siding will be rough textured, style rustic conte!:,porary and clean in detail. Lanscaping will be used to accentuate and e,:hance the visual impact of site and structures and soften parking areas. Poof lines will be pitched at two story struc- tures and flat or pitched at structures in excess of two stories. It is anticipated teat buildings in the multi-plex area would be somewhat more broken than the character sketch submitted. However, the remaining higher density areas would be very similar to the character of the sketch submitted. Cimarron Square PUD February 15, 1978 VI. SUMMARY page 6 This PUD provides for a harmonious and pleasant living atmosphere and it will blend with the surrounding existing development compatibly with maximum posi- tive effect. Additionally, this PUD provides for maximum marketing flexi- bility which will substantially help to make it successful. We hope that these comments will serve to explain the approach and reasoning utilized in the development of the submitted plan. We look forward to pre- senting the plans to the Planning Board and Fort Collins City Council. Cordially, Robert A. Sutter, A.I.A. RAS:sfj • CONSULTING ENGINEERS City of Fort Collins Engineering Department P. 0. Box 580 Fort Collins, Colorado 80521 Attention: Mr. Maurice E. Rupel, P.E. Development Engineer Dear Sir: May 3, 1978 Re: Cimarron Square P.U.D. First of all let me thank you for your prompt review of the preliminary roadway plan for the Cimarron Square P.U.D. As the developer is anxious to start work we are most appreciative of the quickness with which you have re- turned your comments. Per your letter dated April 28, 1978, we see no problems with complying with Item 2. With respect to Item No. 1, Rick Dvorak, one of our technicians spoke with you about the deceleration lanes and indicated that after deter- ming the existing pavement widths on both Shield & Drake that deceleration lanes would not be required. If the items discussed above are not in agreement with your thoughts, please contact us as soon as possible as we are now prepared to begin final engineer- ing drawings. Thanks again for your help, and we look forward to working with you in the future. Respectfully, Larry E. Stanton, P.E. Taranto, Stanton & Tagge Consulting Engineers cc: R. A. Sutter Architecture 116 W. HARVARD l SUITE 41/, I FORT COL.LI NS / COLO.80521 /PHONE (303) 226-0557 112 WEST 11th AVENUE 1 HOLD REGE / NEBRASKA 68949 / PHONE (308) 995-66,77 v� s UTTER Suite 141 No. 1 Drake Park City of Fort Collins Community Development 300 LaPorte Ave. Fort Collins, Colorado 333 W. Drake Rd. Fort Collins, Colorado 80521 Ph. (303) 221-1450 80521 November 16, 1976 Subject: Cimarron Square Planned Unit Development, An Apahtment Complex for Fort Collins, Colorado Dear Sirs: The intent of this letter is to lay down the written documentation required for preliminary P.U.D. submittal which has not been inlcuded"OK the site plan sub- mitted for subject project. It shall include statements as to considerations allowed in developing the design layout as presented as well as the advantages gained in this particular P.U.D.. Additional information as to site conditions and suitability to development, drainage„ utilities, ownership, phasing, etc. shall be put forth as required and when not provided elsewhere. This letter shall be broken into the following categories; Objectives of this P.U.D., Design Approach, Development Information, and Summary. I. Social, economic, and functional influences play a vital part in all human activities, from the sciences, to the art. But there are other factors which also have to bE' taken into account - our feelings and emotions. Perhaps the two strongest senses influencing our emotions are those of sight and hearing. Although the other three also have affect, it is these two which we are most able to control with Architecture and Planned Development. Our main objective therefore, is to provide for a harmonious social, economic, functional, and emotional interaction within the elements of this P.U.D. as well as without. Just how this particular plan influences the existing activ- ities without its perimeters is considered to be as important as how it affects those activities within. The following secondary objectives have been established as paramount to the achievement of the main objective: To create small communities within a greater apartment community by means of a planned layout allowing for orientation of several living units onto smaller commons areas. Page 2 Cimarron Square Planned Unit Development November 16, 1976 To establish a greater commons area including clubhouse, pool, tennis courts, qa rden plots,, .:and open space as a node to the smaller commons. To achieve the separation of people and cars. n improve site conditions from the present state by means of effective land- s c6 p i ng and building location. aronte an effective buffer and transition zone between existing housing and .;p apartment complex, to cut down on noise transfer and building overlooks. K. CESIGN APPROACH SITE ANALYSIS: The property is located at the southeast corner of West Drake Road and South 'Melds Street.. Site analysis indicates that the general slope of the property s ao between .7% and K almost directly oast:. Sanitary sewer facilities exist n hoth Crake Road and Sh P 4 Stre i nq do water services. Discussions with Nr Doug Martine Df the City ` ery i : F partment indicates that electrical srrvice adequate to serve the project is located in both Drake Road and Shields t rrat: and wool d he extended into the ite as required to meet the site demand. Heating will be by 1ectric; gas Kil r t: be required. „,r conditions are suitable and the water table is not a problem as indicated by a veils investigation conducted on the property by Empire Laboratories of r _. ,° 0114s, 00rado for Wood Brother's tlnwps and dated 2.2 April, 1971, Project No. m-Jl. Since the Ote is relatively flat site drainage has been designated as a primary considera'.ian are Jevelopmer! " the property. Aa_cqr;ling, to_Mr. Lloyd McLaughlin of the "c, # Collins -EL!nrct r: �� tea e ze, ��. i -_the ,' .intream� degtendi tcfi on ire _. ooth o - on, to handle There ore, on -site ten or retention is not a require- i'JI1 li i � i % .:. .kf� _a .. ,T:,., r r ` . , dec i des r'ar1 sc t and verified as accept- - nt )r i qti .c 1� writ_ z `,!r t� My {ulh! to r ,+e, the backs of the u ,fisting drainage ditch on the nuth A the propprt, slope and drain the entire site east and south into the existing storm woter system locates" t 5ani"nary sewer service elevations are deepest in Drake Road with an established low try tlrp pl t. Snie of the western portions of the site may be drained into nho <,,,-O e lon;,Q in Sh'-lds. Street as elevations and economics permit. However, jc ri t.y K t L i :c ni teary System will be drained to the sanitary sewer _r� 'v r a ed i g Drake nood through the northeast corner of the site. Page 3 Cimarron Square Planned Unit Development November 16, 1976 Other utilities will be provided from services in Shields Street and Drake Road with the water system to be looped through the site between Shields and Drake service mains. Fire Protection is also a main consideration in the layout of buildings on the site. Building separations should be maximized as much as possible with minimum separation of 15'0" between corners of buildings and 20'0" between ends and faces of buildings. All buildings shall be accessable within 200 feet of hose from two directions accessable by truck. Three fire hydrants will be located on the site such that no building is 500 feet from a hydrant. Since both Drake Road and Shields Streets are main traffic arteries, it is felt that curb cuts should be kept a minimum of 300 feet from the intersection for traffic stacking purposes. ;his requirement was verified by the Fort Collins Traffic Engineer. It is also felt that curb cuts should be held to the minimum required to adequately serve the site in terms of fire access and traffic in and out of the site. Separation of pedestrian and auto traffic on the site is con- sidered a major design requirement. Building orientation and parking pockets are considered to be effective tools frr- accomplishing these ends. Building orientation should be such its to prevent, as much as possible, direct views accross commons into adjacent structures both on and off the site. Build- ing orientation should also be used as much as possible to create smaller neighbor- hoods around small commons areas which bleed into circulation systems linking the entire project. The clubhouse should be located such that access may be had from any point on the site without having to cress automobile circulation areas if possible. Since this area has the potential as a noise generator it is felt that although it should be accessable from all points on the complex, it was not desirable to have the clubhouse as a focal point to the project. Every effort should be made to buffer it from the complex and surrounding property as much as possible. Outside traffic should have direct access to the clubhouse facility without having to pass through the apartment complex. The asphalt tennis courts should not be a focal point to the complex if possible. DESIGN DEVELOPMENT: Several site layouts were considered preliminarily with various clubhouse locations, parking layouts, and building layouts. Gridiron, combination gridiron and irregu- lar, and irregular layouts were considered. Gridiron plans forced direct views, building to building and into back yards. Parking was very lineal and stagnant. Combination gridiron and irregular had some of the same disadvantages plus a sig- nificant loss in density. The irregular plan seemed to provide the most benefits with the fewer compromises. This was, the plan that was chosen and its advantages will be discussed later. Page 4 Cimarron Square Planned Unit Development November 16, 1976 The other major consideration was the location of the clubhouse/recreational facilities. Because of the noise potential and asphalt tennis courts it was not desireable to have this facility as a focal point to the complex although it was felt that it should be accessable from commons areas. Location of the facility centrally off of Drake Road or Shields Street forced a higher density of housing to the perimeters which created more direct back yard overlooks or roadways adjacent to existing perimeter housing. Additionally, it was imposs- ible to separate noise and tennis courts both from surrounding apartment units. It was felt that separating the pool area from the perimeter housing by more than 100 feet and buffering it with landscaping noise would not be a problem to either the complex or surrounding housing at its present location. It also allowed maximum separation of housing units from each other and surrounding existing structures and minimum direct. overlooks and density near the perimeters. Additionally the chosen location allowed for location of tennis courts away from a focal point status and allovied their effect to be softened more completely with landscaping. ADVANTAGES OF SCHEME PRESENTED: Following is a summary of advantages clained through the irregular plan chosen and presented: Parking areas softened from main streets and from interior traffic arteries by means of green buffer zone (including berms, grass, trees, etc.). Irregular drives which slow traffic and heighten visual effect. Separation of pedestrian and automobile. Direct traffic access co clubhouse without entering the Complex roadway system. Chance for interaction within the apartment community as you move from private, to semi -private commons,to a greater commons area at clubhouse. Pleasant, changing surroundings with ample green open areas and plantings. Maximum green buffer zones at perimeters. Minimum direct vision between building and over fenpes. Isolation of noise areas from complex housing units and surrounding property. Common recreational facilities and garden plots accessable through common green areas. Page 5 Cimarron Square Planned Unit Development November 16, 1976 A minimum of 60 feet setback (one exception of 40 feet which slopes back from that point) from lot line to any apartment structure as opposed to 15 feet minimum in normal residential zoning. Close -in parking provided for 1.9 cars per unit. Maximum Unit density effiency. Site drainage following the natural contours. Double loading of most utility mains. A grassed and gently sloped (1:4) drainage ditch to replace the potentially hazardous existing one running along the south boundary. Most effecient plan in relation to Fire protection requirements. Irregular plan also makes spread of fire due to wind more difficult. All units within 500 feet of a fire hy?rant and access from at least two directions within 200 feet of a firs tr,k. III. DEVELOPMENT INFORMATION The following is a surmarization of site data, some of which is included on the drawings submitted, and duulicated i,_re for convenience! Total units of 152 two bedroom units with six rooms each. Units are combined into four and eight unit strictures of two stories. Structures with eight units will have a two hour fire separation wall or be of one hour construction. The parcel area approximates 13.192 acres or 574,643 square feet in size. Approximate area of site covered by building including an open carport allowance for parking is 135,000 square feet, There will be no requirement for on -site retention or detention as verified by the Fort Collins Engineering Department and stated earlier. Gross and net residential density is 11.52 units per acre, less than the 12.00 units per acre allowed. Approximate total area of open space including roads and parking is 479,643 square feet or 83% of site. Approximate total ;area suitable for active recreation is 136,625 or 24% of total area and I 5q time; the minimum area required. Page 6 Cimarron Square Planned Unit Development November 16, 1976 The project will be developed in two phases as indicated on the enclosed plan. The entire project shall be developed and owned under one ownership presently known as T. D. Murphy Construction Company. Character of the subdivision will be established with contemporary wood structures finished with rough textured siding and clean in detail. Landscaping will be ased to accentuate and enhance the visual imput of site and structures and F;often parking areas. Some parking will be covered with open type roof stru which will serve to break-up parking areas visually and thereby soften the i of larger asphalt areas. IV. SUMMARY We would like to take some space here to address the advantages we see that development of this property under P.U.D. requirements have over development under regular subdivision requirements. The brochure which the City of Fort Collins has made ava i 1 abl e to t'�e publ -i r p(,,i nts out some of these advantages. Following is a summary of some additional advantagese P.1I.D. requires an enforced landscaping and maintenance plan for the entire site. This assures the potential tenant and surrounding property owner of effective transition elements that once established will remain permanently. subdivision requirements require very little if any landscaping or maintaner standards. AP P.U.D. allows for individual input of surrounding property owners to th'e'. planning process. Their approval or disapproval of proposed improvements is a major factor influencing the final outcome of the P.U.D.. A P.U.D. assures a more harmonious transition between areas of dissimilar density and usage through an extensive review process of proposed plans and presentations for development. A P,U.D. usually allows for a more economically efficient development plan and a greater amount of open space. We hope that these comments will serve tc explain the approach and reasoning utilized in the development of the submitted plan. We look forward to presenting these plans to the Planning Board and City Council. Yours very truly Robert A. Sutter, A.I.A. d 1 RAS:Ial A151- t, Qmmnron Square P.U.D.: Preliminary Plan Background 'rh i <; i ,, :r pro I i m i , !plan for a 152 unit conventional multi -family rental nor;rt P" nt < ow!W. t i the preliminary plan is approved by Council it will ;rr thr K i r orpp rrnl ion of the final plat and site plans which must. l>r A ' the Ci v. The developer's intent is to phase the project t: d im the north then the south halves of the site. 1�, t i-: by artarial streets on the north and west (Drake and i, i r . , 1 ) ..;��! f,, ,) Ir-� �;rr,rr t rr�sident�_al lots on the east and south (Woodwest !11(r rowplc:: would putAll ' apnrtment units in 24 buildings, 14 of which would !t ! i n r i AW (8) "Pits onc h , ,,. d ten (1 Q) of which would contain four (4) units h. All buildings �ould k 1 ories with wood exteriors. Land Use Breakdown Total area . . . . . . . . . Pw l i i ng units . . . . . . . (u 1 l un i n n ro ? bedroom) �'),, i < v . . . . . . . . . . Cov ran( huiidings . . . . . . . . . parking and driveway . . . open area . . . . . . . . . 13.19 acres 152 apartmeits 11.52 units/acre lb.` % of site 257 of sii_e 187 of si-te 66. I`�_-- -- 0!)o!1 ;ire'a !ct ive recreNtfanal . . . . . . 25% of site landscaped . . . . . . . . . . 33% of site IW A l . . . . . . . . . . . . 587 of site Nor, rk i n pr, rpquircd . . . . . . . . . . . 281 spaces provided , . . . . . . . . 285 spaces Comments In i;� nr�r.rl , w— rm 1 that this P.U.D. proposal is well done. The plan is largely ,ur u( n— Fu I i u Nuh i - i w � its major design objectives of a) breaking the large complex "p ir.!r qmnl for livir y areas, b) providing useable open space directly accessible r . ,- k building, r) prpylding good vehicular r irculation with close -in parking i l ( I rr r; c 1 v seprrrn t i ng automobile .rears fron living areas, d) providing peri- h, rai t rPNLmpnt which gPuorall: orients well adjacent residential and arterial nl r-wts. Soo the arc hitcWR statement of planning objectives which is attached. r- i "nos r ecompo"Wd by the svaf f include the following: !�rrr luhhour;P qrea should be revised to create greater distance !r t wrw sw i rim i nq ppn l and tennis court facilities and the adjacent single - WHY residential uses, Page 2 #140-76/Strachan Fourth Annexation 2. the disproportionate growth to the south, 3. traffic congestion along College Avenue, 4. the disproportionate distribution of commercial locations throughout the City, 5. excessive reliance on the automobile, 6. the importance of re -orienting citizens to Downtown Fort Collins and commercial activity along North College Avenue, 7. the increasing incidence of urban -density development in the County near the south edge of the City, 8. and so on. The petitioner has had a study completed by the economic consultants Hammer, Siler, George and Associates, entitled Market. Potentials for Retail Development at South College. Avenue and Horsetooth Road Fort Collins, Colorado, completed November, 1976. The study is for a 14 acre site at the northeast intersection of South College Avenue and Horsetooth Road. This 14 acre site includes the seven (7) acres within the present Strachan Fourth Annexation petition. The study concludes that the ultimate capacity of this site is 120,000 square feet of leasable retail area, with 80,000 square feet for the initial phase of development. According to the study, "The concept proposed is that of a speciality shopping center anchored by one or more large speciality shops but without a major department store . . . As such we estimate that by 1980, if fully developed, the site could capture eight percent (8%) of the available shoppers goods market within the primary trade area." (pp. 32) Recommendation: Annexation - The staff recommend that the City proceed with annexation of the entire 21.58 acre enclave of which the proposed Strachan Fourth Annexation comprises thee west section. Zoning - Designation of the H-B, Highway Business District, to the proposed site would set the stage for the development of a major shopping center. An analysis of the full range of implications of this additional shopping center at this northeast corner of South College Avenue and Horsetooth Road far exceeds the limitations of the Planning Department. However, additional time is necessary to prepare a potential general impact analysis of large scale commercial uses, which seem inevitable for the site if H-B zoning is approved for the 7.13 acres in question.