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Home My WebLink AboutKNICKERS PRELIMINARY PUD - 10 91 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT PROJECT: KNICKERS, ( Louden Creek Golf Course ) - Preliminary PUD, #10-91 APPLICANT: Knickers Inc. 2190 West Drake Road, #405 Fort Collins, CO. 80526 OWNER: Phillip Collins 7029 South College Avenue Fort Collins, CO. 80525 PROJECT DESCRIPTION: This request is for a nine hole executive golf course and driving range, miniature putting course, and facilities to include a pro shop, a restaurant catering to golfers, and a game/entertainment arcade on 33.27 acres. The site is located approximately 1/2 mile south of Trilby Road and is on the west side of Colorado Highway 287 (South College Avenue). This property is zoned rp-Planned Residential and rlp-Low Density Planned Residential. RECOMMENDATION: Approval with conditions EXECUTIVE SUMMARY: This proposal is to develop a golf recreation center on 33.27 acres on Colorado Highway 287 (South College Avenue), approximately 1/2 mile south of Trilby Road. The land uses are to be an executive golf course, a driving range, and a miniature putting course with associated existing building facilities. The existing sign on the highway frontage is to be used but will require variances by the Zoning Board of Appeals prior to issuance of a certificate of occupancy for the property. This property has previously been a golf course and is adjacent to predominantly farm/agriculture land. The existing access to the site will be used incorporating necessary upgrades. Historic flows of surface stormwater must be maintained and existing vegetation will be preserved, as possible. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Bo: 580 Fort Coffins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT KNICKERS GOLF CENTER NEIGHBORHOOD MEETING SUMMARY The following are QUESTIONS, CONCERNS, and RESPONSES expressed at a Neighborhood Meeting for the Knickers, Inc. Golf/Recreation Center. This proposal is for an executive 9-hole golf course, a driving range, and, initially, two outdoor miniature golf courses. The property fronts on the west side of South College Avenue (Colorado State Highway 287) approximately 1/2 mile south of Trilby Road. MEETING PLACE: First Free Will Baptist Church MEETING DATE: January 8, 1991 MEETING TIME: 7:05 to 7:40 p.m. CITY PLANNER: Stephen Olt 1. CONCERN: I live just north of Carolyn's Cuisine and have concerns about the amount of traffic that exists and additional traffic that will be generated with this use. RESPONSE: There will be a traffic generation study done with this request. A right turn lane, for traffic approaching from the north, will be provided into this site. 2. QUESTION: Where is the existing drive? RESPONSE: It accesses off of South College Avenue at the north side of the property. 3. CONCERN: There is concern about traffic bottlenecking at this point similar to the situation to the north, at the light at Trilby Road. RESPONSE: A traffic study will be done as part of this request. 4. QUESTION: Have you acquired this property? RESPONSE: Yes, I have a lease on the property. 5. QUESTION: Where do you plan the off-street parking? RESPONSE: In designated parking areas on -site around the existing buildings. 6. QUESTION: Will the people enter from Highway 287? RESPONSE: Yes. 7. QUESTION: Will there be a green space along highway 287? RESPONSE: Yes, a landscape buffer is planned. 8. QUESTION: What are the chances of golf balls being hit across the highway? N 10 11. 12. 13 14 15 16 17 I3 19 RESPONSE: The way the site is being planned will minimize, and realistically negate, the possibility that golf balls will be hit toward the highway. QUESTION: What is being planned out by Highway 287? RESPONSE: Landscape buffers, in the form of plant materials and berming, will be implemented between the highway and the miniature golf courses that are proposed for this portion of the site. QUESTION: Is a stop light planned for the entry at Highway 287? RESPONSE: No. QUESTION: What type of signage is proposed for the entry? RESPONSE: Signage has not yet been considered. QUESTION: What are your irrigation plans? RESPONSE: The courses will be irrigated with water rights from the Louden Ditch that go with the property. QUESTION: Will there be a resident caretaker on the property? RESPONSE: No, but there will be security personnel on site. QUESTION: Will this project be 35 or 50 acres, as indicated in the letter? RESPONSE: The project will be submitted initially as a 35 acre site. There are no immediate plans to secure the additional 15 acres, as they are under separate ownership. QUESTION: Is this project to be privately funded? RESPONSE: Yes. QUESTION: Do you plan to have a clubhouse and restaurant? RESPONSE: Yes, both of those facilities are planned for this complex. QUESTION: Does this project include any of the old Hermitage Restaurant (Carolyn's Cuisine) property? RESPONSE: No. QUESTION: What will be your sanitary sewer system? RESPONSE: Sanitary sewer will be served by the South Fort Collins Sanitation District. QUESTION: Is this operation going to be seasonal? RESPONSE: For the most part, yes. We are planning to keep the driving range open year -around, weather permitting. 20. QUESTION: What will your attitude be toward businesses on the east side of Highway 287? RESPONSE: That is not relevant to this project. 21. QUESTION: Did the ownership of the Del Webb property revert back to Deines? RESPONSE: Yes, because Del Webb had not bought the property, they had an option to buy. 22. QUESTION: What is the status of the Fort Collins and Loveland School Districts boundaries and how does this affect your development? RESPONSE: The concerns and negotiations are ongoing. They have no discernible affect, however, on this type of development. The meeting was adjourned at 7:40 p.m. Kickers PUD (Louden Creek Golf Course) - Preliminary, #10-91 April 22, 1991 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land use is as follows: N: bp -Planned Business and FA-Larimer County; Carolyn's Cuisine Catering Service, farm/agriculture land in the County. S: rlp-Low Density Planned Residential; undeveloped farm/agriculture land. E: hb-Highway Business; Benson Lake, large acreage residential, and undeveloped. W: rlp-Low Density Planned Residential; undeveloped farm/agriculture land. This property was annexed into the City of Fort Collins with the Triangle Farms Annexation in August, 1981 and has not previously been subdivided. The property has been continuously used as a farm and/or horse operation for the last 18 (+/-) years. Prior to that, the property operated for about 10 years as a small golf course under the name of Tomahawk Golf. The irrigation system that serviced the course at that time is still in place and functional. 2. Land Use• This request is for the property to be used as a family golf recreation center. There is an existing home along with seven auxiliary outbuildings and the site is currently being used as an Arabian horse farm. Historically, the property was used as a golf course which ceased operation approximately 18 years ago. Uses included on -site are a miniature putting course between the existing home and Colorado Highway 287, a nine hole executive golf course (primarily Par 3), a driving range, restaurant and game/entertainment arcade. This project is being evaluated by the Auto -Related and Roadside Commercial Point Chart. It earns 24 of the 48 possible points, equaling 50%. The criteria it was awarded points for are: a. Not at two arterials, d. Two acres or more, g. Energy conservation (use of existing buildings), h. Contiguity. 3. Design• This site presently has a number of existing structures that includes one home and seven outbuildings being used for various Kickers PUD (Louden Creek Golf Course) - Preliminary, #10-91 April 22, 1991 P & Z Meeting Page 3 purposes. All the structures, with the exception of the large pole barn at the west end of the building complex, are proposed to remain and be modified by remodeling or renovating to accommodate the proposed facilities for the golf/recreation operation. The complex is to offer a golf pro shop, a restaurant catering to the golf clientele, and an arcade providing entertainment primarily for youth. The exteriors of the structures will show little change. The existing utilities, vehicular access to the site from Colorado Highway 287, driveways, and parking areas are to be upgraded and used for this operation. The parking on -site will be accommodated in the existing areas primarily to the south and west of the structures. The signage proposal is to use an existing sign at the northeast portion of the site along Colorado Highway 287. This sign is in the shape of a large golf tee with a golf ball perched atop. There are some modifications to the original sign to reflect the Arabian horse farm use and these modifications will be eliminated. Variances through the Zoning Board of Appeals, concerning the overall height of the sign relative to the highway grade and its setback distance from the street ROW line will be required to allow this sign to remain and revert back to its original intent. The variances must be approved prior to issuance of certificates of occupancy. Staff supports the use of this sign for the proposed golf/recreation use. The Preliminary Landscape Plan as submitted shows the existing vegetation, mostly in the form of existing older Cottonwoods, being located primarily in and around the building complex and along the Louden Ditch. There are two new earth berms proposed either side of the existing entry to the property with Hackberry for street trees interspersed. Honeylocust are planned inside the miniature putting course, and Green Ash and Austrian Pine are shown in conjunction with two new earth mounds on the golf course. Clumps of Pampas Grass are proposed bordering the 5th and 6th greens. The northwesterly and southwesterly portions of the site, as shown on the Landscape Plan, do not include vegetation other than grasses. 4. Neighborhood Compatibility: A neighborhood meeting was held for this request and the meeting summary is included in the staff report. Issues raised were proposed access to the property, traffic impacts to the area based on this use, proposed signage and facilities, and how the site is to be serviced from a utility standpoint. The proposed use is compatible with surrounding uses. The golf course and recreation center creates an active open space area Kickers PUD (Louden Creek Golf Course) - Preliminary, #10-91 April 22, 1991 P & Z Meeting Page 4 adjacent to farm and agricultural lands. The food catering and special event facility to the north presents an opportunity for interaction between the uses. 5. Transportation: The only access to this site is from Colorado Highway 287, being a major arterial. The proposed uses are not considered to be high traffic generators; therefore, the impacts of additional traffic to the site will be minimal. An Access Permit must be applied for and approved by the Colorado Department of Highways and the City of Fort Collins. Staff is requesting that a sidewalk along the east property line adjacent to Colorado Highway 287 be constructed at this time. The location of a sidewalk and its interface with the wetland area is a critical element of the design. The Applicant has shown a 7' sidewalk for future installation on the Site Plan. Staff is recommending a condition stating that The issues relating to the timing for design and construction of the sidewalk along the frontage of Colorado Highway 287 must be resolved prior to Final approval. 6. Storm Drainage: The ponds on -site are to be modified and some earthwork is proposed on the Site and Drainage Plans that could impact the surface drainage patterns. Therefore, staff recommends a condition stating that Any changes to the historic surface stormwater flows from the site relative to Colorado Highway 287 must be substantiated and highway overtopping addressed in the Final Drainage Report and Plan prior to Final approval. 7. Resource Protection: The existing vegetation on this site will be preserved and protected to the degree possible. There will be some trimming and cleaning out of the old Cottonwoods to give the best possible appearance. The existing pond/wetland at the base of the site along Colorado Highway 287 will be retained, enlarged, and enhanced. Staff recommends a condition stating that Detailed design and landscaping for the pond and wetland area will be provided on the Final Drainage and Landscape Plans and show evidence of approval by the U.S. Army Corps of Engineers. RECOMMENDATION: This proposal meets the applicable criteria of the Land Development Guidance System, being the All Development Chart and the Auto- Kickers PUD (Louden Creek Golf Course) - Preliminary, #10-91 April 22, 1991 P & Z Meeting Page 5 Related and Roadside Commercial Point Chart. Staff recommends approval of KNICKERS - Preliminary PUD, #10-91, with the following conditions: 1. Any changes to the historic surface stormwater flows from the site relative to Colorado Highway 287 must be substantiated and highway overtopping addressed in the Final Drainage Report and Plan prior to Final approval. 2. Detailed design and landscaping for the pond and wetland area will be provided on the Final Drainage and Landscape Plans and show evidence of approval by the U.S. Army Corps of Engineers. 3. The issues relating to the timing for design and construction of the sidewalk along the frontage of Colorado Highway 287 must be resolved prior to Final approval. by Harmony _ hb g- Voc Tech Center = Walmort AREA MAP ALP Clarendon Hills b I W. ......... . C) rJ flu FORT COLLINS Urban Growth Area City -.,-n!TS LOI e-� VELAND- -,-on Growth Area ------- )0- City Limits rip ALSO AVAILABLE 1! j 3 rip SUBJECT PROPER? bp Lbp - ' Ockridge rp, rp bp rip Southridge Y rip rip rip County Roca 32 CV e, , D^am Z2 �W ly I OR Ir 57th Street PRELIMINARY SITE PLAN FOR KNICKERS P.U.D. (LOUDEN CREEK GOLF COURSE) FT. COLLINS, COLORADO / "- 1 f G wR �\ PHA • II ^ a 11 , rw,xi ws rrrunwl \ f It n r i �� ../ 11 � xb �• I �._�-�. ;1 I VICINITY MAPI i �I F (y �PARI(ING AREA PLAN CD SHEAR ENGINEERING CORPORATION �F r^'`MK M Y °' • sr r ..� .sse W. w.. ere, . M xwn Co agasua suns LOUDEN CREEE GOLF COURSE ..w. va-e,w. 1Y 1 MqM: ]W YN-SLY ]OJ) }]F�q, ,Af CAYM INP.VO E ' 1 1 1 ,►�� i� I ,1�C7 � I ��n� �y2P� �-v o f -� 1 LL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY ITERION FNEIGHBORHOOD Is the criterion appliCable? Will the criterion be Satisfied? If no, please explain ,ele,13F�' • Fro Yes No OD COMPATABILITY ompatability orhood Character e Conflicts Traffic Impact OLICIES 5. Comprehensive Plan ✓ PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity ✓ 8. Design Standards ✓A&Afiiii 9. Emergency Access 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 ✓ 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. Landscaping/Screening ✓ 45. Public Access 46 Sions ✓ -12- YNJ I /'.k_� rt2/1�1 11�_71 a T___) ( I _I o. /,.oI I, /' I r will AUTO -RELATED AND ROADSIDE COMMERCIAL j POINT CHART D For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable Yes No I IV Circle The Correct Score Yes WV' No Multiplier Points Earned 1x11 Maximum Applicable Points a. Notattwoarterials X X 21 0 2 4 b. Part of planned center X X 2 0 3 6 c. On non -arterial X IX 2 0 4 8 d. Two acres or more X X 2 0 3 6 e. Mixed -use X X 2 0 3 le 6 f. Joint parking 112 0 3 — — g. Energy conservation X N 2 0 4 k 8 h. Contiguity X I X 2 0 5 (p 10 i. Historic preservation 1112 0 2 — -- 1 1112 0 k. 1112 0 l 1112 0 \/W—Very Well Done Totals Percentage Earned of Maximum Applicable Points V/VI = VII Gj0 vl I 4/tI/aI C-C-0