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Home My WebLink AboutCARE HOUSING AT WINDTRAIL PARK APTS., AMEND. P.U.D - P & F - 66-93G - P&Z PACKET - RECOMMENDATION/REPORTCare Housing at Windtrail Park Apartments, Amended Preliminary and Final P.U.D., #66-93G February 4, 1999 P & Z Meeting Page 9 B. The proposed land use has been reviewed by and found to be in compliance with the draft West Central Neighborhood Plan. C. The Amended P.U.D. satisfies the All Development Criteria of the Land Development Guidance System. D. By achieving a score of 123 points on the Residential Uses Point Chart of the L.D.G.S., the proposed density of 8.66 dwelling units per acre is justified at this location. E. The Amended P.U.D. is found to be sensitive to and maintains the character of the surrounding neighborhood. F. The design and orientation of the dwelling units north of Rolland Moore Drive separates vehicles from common open space areas and, therefore, promotes the safety of children. G. Mobility by all modes is provided by connections to public sidewalks, on - street bicycle lanes, access to a future transit stop, and an extension of the collector and local street network. RECOMMENDATION: Staff recommends approval of Care Housing at Windtrail Park Apartments, Amended Preliminary and Final P.U.D., #66-93G. Care Housing at Windtrail Park Apartments, Amended Preliminary and Final P.U.D., #66-93G February 4, 1999 P & Z Meeting Page 8 7. Transportation: The site is served by an extension of Rolland Moore Drive. A "neck -down" featuring an enhanced crosswalk is provided to help with pedestrian safety and traffic calming. Rolland Moore Drive is classified as a collector street along the frontage of this P.U.D. East of this P.U.D., the street will be narrowed down to a local street. A future connection (Science Drive) over to Centre Avenue is anticipated when the adjacent CSURF property develops. Bridgefield Drive is classified as a local street and provides access to the signalized Shields/Rolland Moore Drive intersection for residents to the north This is an excellent example of connecting neighborhoods with a local street system. The increase from 21 to 50 dwelling units raises the trip generation from 200 to 270 daily trip ends. The City's Traffic Operations Engineer has determined that this increase is minor and does not warrant any improvements over what was originally approved back in 1994. Transit service runs on Shields Street. A new transit stop is anticipated upon build -out on Shields Street just north of the Rolland Moore intersection. Sidewalks are provided along all public streets enabling pedestrians to gain access to the future transit stop. Rolland Moore will feature on -street bicycle lanes. This will allow bicyclists to gain access to Rolland Moore Park. Access to the Spring Creek Trail is available via neighborhood local streets without having to cross Shields Street. Mobility by all modes is provided. The P.U.D. will construct its required public improvements and tie into the existing transportation facilities. 8. Findings of Fact: In evaluating the request for Care Housing at Windtrail Park Apartments Amended Preliminary and Final P.U.D., Staff makes the following findings of fact: A. The proposed land use is in compliance with the Centre for Advanced Technology, Tracts J and H, Amended Overall Development Plan. Care Housing at Windtrail Park Apartments, Amended Preliminary and Final P.U.D., #66-93G February 4, 1999 P & Z Meeting Page 7 now provided by the new signal at Shields/Rolland Moore Drive which helps those using the Shields/Hill Pond Drive intersection. D. Operations and Maintenance There is a concern that with the increase in density, there will more problems with tenants who may violate the rules about noise, parties, loud music, trash, etc. In response, Care Housing offers the example of their facility on West Swallow Drive across from Rocky Mountain High School. This project has been up and running and there have been no neighborhood complaints about tenant behavior or other operational issues such as trash pick up, snow removal, etc. In conclusion, Staff finds that Care Housing at Windtrail Park satisfies the applicable All Development Criteria with regard to neighborhood compatibility. The Amended P.U.D., therefore, is considered to sensitive to and maintains the character of the existing neighborhood. 6. Desian: The primary design feature of the Amended P.U.D. is the orientation of the dwelling units north of Rolland Moore Drive inward towards a common open space area that features a play area. Surface parking (there are no garages) is located in the rear of the units and served by a perimeter private drive/fire lane. This "central court" orientation is further enhanced by front porches and is ideal for young families. The central court is enclosed by a four feet high picket fence. Gates are accented by arbors. All units are within walking distance of the community building. As mentioned, a "neck -down" with an enhanced crosswalk is provided to help connect the south and north sides of the project. The eight units south of Rolland Moore Drive will be leased to senior citizens thus minimizing the crossing of a public street by children. Care Housing at Windtrail Park Apartments, Amended Preliminary and Final P.U.D., #66-93G February 4, 1999 P & Z Meeting Page 6 Neighborhood concerns and Staff evaluation of compatibility are summarized as follows: A. Density The concern is that the conversion from single family to townhomes with an increase from 21 to 50 dwelling units (net increase of 29) is incompatible with the neighborhood. In response, the project is bounded on two sides that feature residential projects. On the west is Windtrail Park Apartments (56 apartments divided among seven two-story buildings) with a density of 8.9 d.u./acre. On the north is Sundering Townhomes with a density of 7.8 d.u./acre. These densities are similar to the proposed density of 8.66 d.u./acre. The proposed two-story four-plexes are similar in mass, scale and height to the dwelling units in Sundering Townhomes. B. Bridgefield Drive Alignment The concern is that as originally approved in 1994, Bridgefield Drive divided the project. This would mean children on the west side of Bridgefield wanting to use the playground would have to cross a public street. In response, the developer has shifted Bridgefield to the west so that all units are on the same side of the street as the playground. C. Shields Street/Shire Court Intersection The original concept with the approval of Sundering Townhomes was that the Shields Street/Shire Court intersection would close when access to the Shields Street/Rolland Moore Drive signalized intersection would be open and become available to Hill Pond and Sundering via Bridgefield Court. The proposal is now to keep the Shields Street/Shire Court intersection open. This means cars can exit Shire Court by turning right (northbound) on Shields. The concern by some residents of Hill Pond is that this does not benefit those using the Shields Street/Hill Pond Drive intersection, which is not signalized, and requires "gaps" in the traffic in order to gain access to Shields. By not closing the Shields/Shire intersection, there will be fewer gaps on Shields. In response, the City Traffic Operations Engineer has evaluated the situation and recommends that the Shields/Shire intersection stay open. Gaps in traffic are Care Housing at Windtrail Park Apartments, Amended Preliminary and Final P.U.D., #66-93G February 4, 1999 P & Z Meeting Page 5 r. Containing dwelling units set aside for individuals earning 80% or less of the median income of City residents, as adjusted for family size, and paying less than 30% of their gross income for housing, including utilities, ("Affordable Dwelling Units"). (Credit for the Affordable Dwelling Unit criterion is allowed to be taken under both the "base" and "bonus" sections of the Residential Uses Point Chart of the L.D.G.S.) W. Providing adequate, safe, and convenient pedestrian and bicycle connections between the project and existing City sidewalks (Rolland Moore Drive and Bridgefield Drive). The project earns 80 points under the "base" criteria which exceeds the required minimum of 40 points. The total of 123 points allows a residential property of this density (8.66 d.u./acre) at this particular location. The P.U.D., therefore, complies with the variable criteria of the Land Development Guidance System. 5. Neighborhood Compatibility: Two neighborhood meetings were held for this Amended Preliminary and Final P.U.D. One was held on April 23, 1998 prior to submittal. Minutes to this meeting are attached. The second meeting was held on January 26, 1999, after packets are delivered, so minutes to this meeting will be provided at the P & Z Board's worksession. In evaluating neighborhood compatibility, Staff is guided by the language in the L.D.G.S. which states: "Neighborhood Compatibility (All Development) Criteria: These criteria deal with the aspects of development proposals that directly affect the immediate surroundings and neighborhoods. The intent of these criteria is to ensure that development proposals are sensitive to and maintain the character of existing neighborhoods. "Compatibility" as used in this section of the criteria does not require that development proposals be "the same as," but that they must fit in with, be sensitive to, and complement their surrounding environment and neighborhood." Care Housing at Windtrail Park Apartments, Amended Preliminary and Final P.U.D., #66-93G February 4, 1999 P & Z Meeting Page 4 supported by the citizen's advisory committee. Development of this parcel into townhomes at the proposed density of 8.66 dwelling units per acre is supported by the draft W.C.N.P. which calls for this area to be "multi -family." 4. Residential Land Uses Point Chart: The request for 50 dwelling units on 5.77 acres represents a gross density of 8.66 dwelling units per acre. The P.U.D. achieves a total score of 123 points on the Residential Uses Point Chart of the L.D.G.S. which exceeds the required score minimum of 86 points to justify the proposed density. Of the 123 total points, 80 points are earned on the "base" criteria which exceeds the required minimum of 40 points. Points are awarded as follows: a. Being within 2,000 feet of an existing neighborhood service center (Market Centre, Steele's Market, C.A.T. 191n) d. Being within 3,500 square feet of an existing community park (Rolland Moore Park). j. Having at least 40% contiguity with existing urban development (Sundering Townhomes, Rolland Moore Park). k. Containing dwelling units set aside for individuals earning 80% or less of the median income of City residents, as adjusted for family size, and paying less than 30% of their gross income for housing, including utilities ("Affordable Dwelling Units"). q. Devoting part of the total development budget on neighborhood facilities and services which are not otherwise required by Code (community building and playground).` • Points for "neighborhood facilities" calculated as follows: Clubhouse $111,680 (1,396 sq. ft. @ 80.00 per sq. ft.) Playground $ 5,500 Total $117,180 / 50 d.u. _ $2,344 x .01 = 23 points Care Housing at Windtrail Park Apartments, Amended Preliminary and Final P.U.D., #66-93G February 4, 1999 P & Z Meeting Page 3 Windtrail on Spring Creek O.D.P. was approved in 1993 for the vacant 35 acres. The O.D.P. was approved for a mix of residential housing types ranging from low density to medium density consisting of single family, townhomes and apartments. As mentioned, in 1994, the boundaries of the 35 acre Windtrail on Spring Creek O.D.P. and the abutting Centre for Advanced Technology, Tracts J and H, O.D.P. were simultaneously amended to confirm a land swap between the Windtrail L.L.C. and CSURF. (The CSURF parcel is now under consideration for the Community Horticulture Center.) This portion of C.A.T. Tract J is the subject parcel now under consideration for an Amended Preliminary and Final P.U.D. The Windtrail on Spring Creek O.D.P./C.A.T. Tract J O.D.P. have the following final approvals: 1. Windtrail Townhomes (37 townhomes) — January, 1994 2. Windtrail on Spring Creek (35 single family) — April, 1994 3. Windtrail Park Apartments (56 apts. and 21 single family) — November, 1994 The present request is to convert the 21 single family lots of Windtrail Apartments to 50 townhomes for an increase of 29 dwelling units. The request also shifts Bridgefield Court to the west so the townhomes are not divided by a public street. 2. Overall Development Plan: It may seem confusing but, as stated above, Windtrail Park Apartments P.U.D. is actually under the jurisdiction of the Centre for Advanced Technology, Tract J and H, Amended O.D.P. The Amended Preliminary and Final P.U.D. is located on a combination of two tracts, J and JA. These two parcels are designated as "Mixed Residential" on the O.D.P. The request for townhomes, therefore, is in compliance with the governing O.D.P. 3. West Central Neighborhood Plan: The site is located within the boundary area for the proposed West Central Neighborhood Plan. Planning for this sub -area began in 1996 but was delayed by the City Plan/Land Use Code projects. Although not formally adopted yet, the land use component of the W.C.N.P. has been in place and reviewed and Care Housing at Windtrail Park Apartments, Amended Preliminary and Final P.U.D., #66-93G February 4, 1999 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: MMN; Existing Townhomes (Sundering Townhomes) S: E; Existing Assisted Living (The Worthington) and Vacant E: E; Vacant (Centre for Advanced Technology, Tract H) W: POL; Rolland Moore Community Park This 5.77 acre parcel was originally a part of, and continues to be a part of, the Centre for Advanced Technology, Tracts J and H, Amended Overall Development Plan, approved in 1994 and now owned by the Windtrail L.L.C. In June of 1994, Tract J was traded by Colorado State University Research Foundation (CSURF) to the present landowner, Windtrail L.L.C., in exchange for a parcel more internal to the square mile section with frontage along the future extension of Centre Avenue. Although traded to Windtrail L.L.C., the parcel remains under the jurisdiction of the C.A.T. Tracts J and H Amended Overall Development Plan. The land trade of June of 1994 was documented by the following approvals by the Planning and Zoning Board: Centre for Advanced Technology, Amended Overall Development Plan, Parcels J and H, #53-85AH 2. Windtrail Park Apartments, Preliminary P.U.D., #66-93D By way of background for the surrounding residential area, Hill Pond on Spring Creek O.D.P. was a 94 acre parcel, on both sides of Spring Creek, that was approved by City Council in 1980. Under this master plan, Hill Pond Townhomes, Wilderland Townhomes, Sundering Townhomes and the single family homes on Wallenberg Drive were constructed on 59 acres. The other 35 acres remained vacant until the mid-1990's. In 1992, a Preliminary P.U.D. known as Hill Pond East was approved for 112 single family homes for these remaining 35 acres. This P.U.D. was superseded by subsequent Windtrail filings. ITEM NO. 5 MEETING DATE — �'' STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Care Housing at Windtrail Park Apartments, Amended Preliminary and Final P.U.D., (Windtrail Park 2"a Filing) #66-93G APPLICANT: Care Housing C/o Jim Sell Design 153 West Mountain Avenue Fort Collins, CO 80524 OWNER: Windtrail L.L.C. C/o Mr. John McCoy 3665 J.F.K. Parkway Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for an Amended Preliminary and Final P.U.D. for 50 townhomes on 5.77 acres located east of Shields Street on Rolland Moore Drive. The P.U.D. includes a 1,396 square foot community building and outdoor playground. The parcel is zoned MMN, Medium Density, Mixed -Use Neighborhood. The request is being considered as a P.U.D. reviewed by the Land Development Guidance System. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The P.U.D. is considered an "Amended Preliminary and Final' because of the conversion from single family to townhomes and the increase in 29 dwelling units over the original P.U.D. approval. The P.U.D. is the eastern one-half of Windtrail Park Apartments P.U.D. which was approved in 1994. The P.U.D. complies with the Centre for Advanced Technology, Tracts J and H, Amended Overall Development Plan. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. The score of 123 points on the Residential Uses Point Chart (with 80 base points) exceeds the required minimum to justify the proposed density of 8.66 dwelling units per acre. The P.U.D. is found to be sensitive to and maintains the character of the surrounding neighborhood. Mobility by all modes of travel can be accommodated by the existing and proposed public improvements. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT