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HomeMy WebLinkAboutGLENMOOR DRIVE PUD - Filed GC-GENERAL CORRESPONDENCE - 2004-08-05February 20, 1995 Planning and Zoning Board/Planning Department City of Fort Colii.ins P.O. Box 580 Fort Collins, CO 80522 Re: Proposed. rezoning - Glenmoor property - Glenmore Drive Dear Planning and Zoning Board and Planning Department: In accordance with Section 29-43 and Section 29-44 of the Code of the City of Fort Collins, the applicant submits a request for zoning reclassification of approximately 1.81 acres of land within a 2.7160 acre tract from the RL zone to the RM zone, as shown in the attached exhibit. The property is located 126 feet north of the intersection of West Plum Street and Glenmoor Drive. The entire property is level and contains no buildings or improvements. Along its northern boundary it borders 211 feet with the Moore Elementary School, along the property's eastern border runs 382 feet contiguous with the western property line of the School. It is bordered on the southwest with multi -family dwellings in the South Taft Hill Subdivision west of Glenmoor Drive and two single family lots along the southeast boundary, east of Glenmoor Drive. The western 282 feet borders two lots. The southern most is zoned RM both are currently vacant. An extension of north Glenmoor Drive juts into the property along the northwestern boundary line as part of the Glenmoor PUD Townhomes currently under construction. There is currently direct access from Glenmoor Drive to the property from West Elizabeth Street. When the Glenmoor PUD is completed there will also be direct access to Taft Hill Road from newly extended north Glenmoor Drive. Taft Hill Road is approximately 550' from the property's western boundary. On older tax maps the property appears to have been subdivided into two parcels. However, the current property records indicate that only one parcel exists. A portion of the property, as shown in the exhibit, is zoned RM. The property is bordered on the west and south by R�[ zoning and contains a little over an acre. It does not however, run to the northern property line. The remainder of the property is zoned RL and can be seen on the exhibit the RL zone boundary line is 150' on the west side, and runs in an L shape to the southeast side of the property bordering a portion of the South Taft Hill Subdivision including the right of way for Glenmoor Drive, the base of the RL property is approximately 1(50 feet. Public utilities are directly adjacent to the site. We believe that the Glenmoor property represents a unique in -fill housing opportunity in the area of northwest Fort Collins. The applicant proposes to construct, under the requirements of the RM zone, a subdivision containing duplexes, and triplexes. In order to accomplish this proposal the applicant proposes that the RM zone boundary be extended to reflect the property's actual configuration. Bordered on three sides by existing or possible multi -family development in the South Taft Hill subdivision and the Glenmoor PUD by the Moore Elementary School the property in question we believe should logically be rezoned to fill out the RM zone. This will then provide an opportunity to add to the affordable housing stock in Fort Collins. The proposed development, will act as a transition between the bulky apartment and townhomes to the single family area to the east of the property. Its proximity to the elementary school will allow for sidewalk access to the South Taft Hill subdivision and the Miller Third and Fourth Subdivision as well as to multi -family units both north and south of West Plum Street. It will provide a safer route for children attending Moore Elementary School. The RM zone requires the following 1) a minimum lot area of two times the equivalent total floor area of the building, but not less than 6,000 square feet for single family and two-family dwellings, and 9,000 square feet for any other residential uses. 2) Minimum lot width requirements are required to be 60 feet for a single family or two-family unit, or 75 feet for a multi -family dwelling. 3) Front yard setbacks are a minimum of 15 feet as are rear yard setbacks. 4) Side yard set backs are a minimum of 5 feet for single family and two- family dwellings, while higher densities are tied to a building height formula of one foot per each three feet of height. The applicants development proposal fits the requirements of the RM zone. There is no need to have a PUD to provide a mechanism to vary lot area sizes, setbacks, and boundaries. We believe the zoning proposed will be appropriate for our proposed duplex and triplex construction. The applicant submits the following grounds to support the zoning reclassification on the remaining portion of the property from RL Low Density Residential to RM Medium Density Residential. 1) The property in question should be considered as whole not as a series of unconnected and related fragments as is the case with the existing zoning. A portion approximately one third of the property is currently zoned RM. The boundary line runs through the middle of the property with no clear division or logic. On three sides of the property, to the north, west and south there is current RM zoned land. This includes Tracts 97152-03-001 and the apartment buildings in the South Taft Hill Subdivision west of Glenmoor Drive. It is our understanding that the two numbered tracts will be coming before the City shortly as multi -family development proposals. the Glenmoor Townhome PUD has been approved on a RL zoned property to the north and west of the property in question at a density of 6.6 units per acre. Almost 593 feet of the property boundary along the northeast and eastern property line is marked by a chain link fence delineating the boundary with the Moore Elementary School. In short, the zoning line should be adjusted to reflect the parcel's single ownership. Zoning boundaries should follow property lines. The UGA Agreement with the City and Larimer County, for example, has a provision that directly addresses this point. 2) The applicant's subdivision proposal acts as a logical transition between Glenmoor PUD's multi -family approval and the multi -family development along West Plum Street and the eastern part of the South Taft Hill Subdivision (approximately 4 units per acre). The applicant is proposing duplex and triplex units, some ownership, some rental, at a effective density between four and seven units per acre. The types of units proposed by the applicant will provide a further opportunity for housing diversity in the area. The storm drainage channel runs along the southern boundary of the property in question. It will serve in its approximate 50 feet width as a physical and visual buffer between the two single family homes in the east section of the South Taft Hill Subdivision. 3) The proposed rezoning is compatible with existing and planned uses in the surrounding area, in terms of nature of use, intensity of use, minimal impact on surrounding properties and acceptable impact on public facilities. The proposed development is less intrusive and of a lower density than can be approved through the City of Fort Collins PUD development review process. The setback and lot size limitations allowed in the RM zone make the property in question ideal for the lower intensity uses proposed. The proposed development of duplexes and triplexes will provide less bulk: elements and a less visible structure than could occur with LDGS process. The development, in appearance, will not only act as a transition of densities but will be compatible with the bordering neighborhoods. The proposed development would not overburden existing traffic, sewer, and water or other public facilities serving the area. The closest arterial intersection is West Elizabeth Street/Taft Hill Road is currently operating at an acceptable level of service. Both West Elizabeth Street .and Taft Hill Road have excess capacity. The property in question is served by the City of Fort Collins water, sewer and electric utilities. Sewer and water lines are adjacent to the property in Glenmoor Drive. 4) The applicants proposed zoning classification will provide a more direct opportunity to develop a cohesive project with similar architectural components and will act as a complete: development, rather than individualized lot development. The RM zone and City of Fort Collins subdivision process allows for a simple way to develop a small property. A process that is similar to the development used in the Miller Brothers Third and Fourth Subdivision and the South Taft Hill Subdivision. All of which are in the immediate vicinity of the property. In short, the RM zone change request is compatible with the patterns of development which have occurred in the area. The zone change, as proposed, will recognize the true property boundaries of the lot in question and will prevent a fragmented development pattern. The proposal will provide a logically zoned in -fill development lot as well as provide increased housing opportunities and safe access to Moore Elementary School. Sincerely, Kint Glover 2101 Lindenmeier Road Fort Collins, CO 80524 Redpeak Engineering 2061 Huntington Circle Fort Collins, Colorado 80526 (970) 498-0272 November 27, 1995 Mr. Mice Ludwig City of Fort Collins 281 N. College Avenue Fort Collins, CO 80522-0580 RE: Variance nce Request - Box Culvert End Treatment Dear Mr. 'Ludwig: As part of the Glemnoor Drive P.U.D., we are constructing a 2.8' X 30.0' reinforced concrete box culvert across Glenmoor Drive. The need for this culvert was identified in the West Plum Street Drainage Basin Master Plan recently adopted by the City of Fort Collins. We arc requesting a variance from the need to provide railings at each end of the proposed box cutvett. We are basing this request on the following: 1. This box culvert is located across a local street where speeds are expected to be 25 m.p.h. or less. 2. The box culvert is only 2.8 feet deep. 3. The box culvert has been extended to a 54 foot length to match the proposed iigbt-of-way limits. This length allows for a 3' 10" separation between the back of the sidewalk and the end of the box culvert. Mr. Mike Ludwig November 27, 1995 Page Two Please review this information and the attached drawing. We look forward to a favorable response to this request as well as any additional input relating to box culvert installations on local streets. Sincerely, Jeff Couclr P.E. Project Engineer Enclosure cc: Kint Glover, Developer Tom Peterson, Blackfox Realty Kerrie Ashbeck, City of Fort Collins om �w UZW�q N U p �m F I dg2py yg 00 pig . AI I a o i it d � 8qg � ILggegg i C� �8 it'll 133?J1S W(lld 153M —� a$G ise Q I yy I• I luslm ! 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