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Home My WebLink AboutSHENANDOAH P.U.D., FIRST FILING - FINAL - 47-95A - P&Z PACKET - RECOMMENDATION/REPORTShenandoah PUD, First Filing - Final, #47-95A March 24, 1997 P & Z Meeting Page 6 applicant's request, a "follow up" neighborhood meeting was held on March 6, 1997 at the Redeemer Lutheran Church. The purpose of the meeting was to update the neighborhood on the project since there has been a significant gap between the preliminary PUD approval in August, 1996 and the final PUD going to the Board on March 24, 1997. There were 11 affected property owners and interested participants in attendance. The questions asked at this meeting pertained to maintenance of existing irrigation ditches on the property, street improvements to South College Avenue, and signalization on South College Avenue. The existing irrigation ditch will be realigned on this property but water delivery to properties downstream, on the east side of South College Avenue, will not be adversely affected. Street improvements will include a raised median in the center of South College Avenue. There is a need for a northbound left turn lane into the Shenandoah PUD. Due to the limited distance between Triangle Drive and Victoria Drive, there will not be a southbound left turn lane into Victoria Estates. The stop light at the intersection of South College Avenue and County Road 32 is scheduled to be installed this spring, 1997. A copy of the minutes from the meeting is attached to this staff report. 5. Transportation: The proposed access point onto State Highway 287 (South College Avenue) is in conformance with the Amendment to the Ridgewood Hills OOP. It is approximately 2,900 feet south of Trilby Road, 2,500 feet north of County Road 32, and 700 feet north . of Victoria Drive (on the east side of the highway). Highway access permits are required for specific development proposals taking access onto the State Highway 287 (South College Avenue). There are two local street connections from the single family residential portion of this PUD into the Ridgewood Hills PUD, Second Filing and a future filing to the west. The Transportation Department has reviewed the Site Access Study that was submitted with this development request and finds that this final PUD is feasible from a transportation standpoint and meets City policies for transportation. 6. Resource/Historic Protection: There is an existing historic bam located in the proposed day care and private park/recreation area, adjacent to some of the residential units, that will be preserved and incorporated into the park. Shenandoah PUD, First Filing - Final, #47-95A March 24, 1997 P & Z Meeting Page 5 two-story "walkout' side (downhill). The office buildings will have sloped roofs, with gables in various locations on essentially all of the elevations, and will be approximately 26' high on the uphill side and 36' high on the downhill side. The main building material on all the non-residential buildings will be earth tone stucco, with reddish -brown brick veneer as trim work. The roofing material will be high profile, dimensional asphalt shingles. Landscaping: The landscaping will consist of canopy, ornamental, and evergreen trees, deciduous and evergreen shrubs, and groundcover and wildflower mixes. There will be deciduous street trees along the collector streets and a mix of deciduous and evergreen trees and shrubs in the office park, the day care center, park, and open space areas. A series of retaining walls and bermed areas will be landscaped with a variety of plant materials in the office park, due to the relatively steep topography. Parking: Each single family residential dwelling unit will have two off -site parking spaces. There will be 101 parking spaces provided for the 35,000 square feet of non-residential uses (office and day care), which equates to 2.9 spaces per 1,000 square feet of gross leasable floor area. Solar Orientation Ordinance: All 111 single family lots are subject to the City's adopted Solar Orientation Ordinance. A total of 65 of the lots meet the intent of the Solar Orientation Ordinance (65 of 111 = 59%) that requires a minimum of 65% of all single family and two-family lots comply with the ordinance. The Planning and Zoning Board granted a variance to the ordinance with the approval of the Shenandoah PUD, Preliminary. Signage: The property is in the Residential Neighborhood Sign District and all proposed signage is subject to the requirements of the City Sign Code. This District is more restrictive than other more commercially oriented Districts. Two neighborhood meetings had been held prior to the Planning and Zoning Board's review and approval of the Shenandoah PUD,Preliminary on August 12, 1996. At the Shenandoah PUD, First Filing - Final, #47-95A March 24, 1997 P & Z Meeting Page 4 community, and the setting and scenic backdrop that the natural landscape provides, are qualities that will be diluted if the cities are allowed to grow together. This document has not been adopted by the Cities of Fort Collins and Loveland or Larimer County. It is presently an advisory document only. The site making up the Shenandoah PUD, First Filing - Final is located in Subarea 8 of the Plan for the Region Between Fort Collins & Loveland. This subarea extends from Shields Street/Taff Avenue (County Road 17) to State Highway 287 from Trilby Road on the north to 57th Street on the south. * The north section of this subarea (Shenandoah PUD being a portion of the Amended Ridgewood Hills ODP) is within the City of Fort Collins, and is master -planned for mixed -use development. * The center section of this subarea should be kept open to preserve the rural character. Agriculture or restored prairie is the preferred scenario here, with rural residential as an alternative. * The south section of this subarea is within the City of Loveland, and is master -planned for mixed -use development. The stated policy is for mixed use in the north and south sections, in a master -planned campus setting. The Shenandoah PUD, First Filing - Final provides for a mix of land uses that include residential, office and business services, day care, and private park/open space. The remainder of the Shenandoah PUD (Parcels B-2, B-6, B-7, B-81 and B-9 of the Amended Ridgewood Hills ODP) will provide future uses such as multi- family residential, additional business services, a neighborhood convenience center, and a grocery store -based neighborhood service center. The current final PUD is considered to be in conformance with stated policy in the Plan for the Region Between Fort Collins & Loveland. Again, this presently is an advisory document only. 3. Des' Architecture: The day care center will be a one-story structure with a sloped, hipped roofline. It will be approximately 18' high at the top of the roof. There will be three office park buildings, each with a footprint of about 5,000 square feet. Due to the unique topography in this area, a terraced, walkout approach is being proposed. Each building allows entry on both the one-story "high" side (uphill) and the Shenandoah PUD, First Filing - Final, #47-95A March 24, 1997 P & Z Meeting Page 3 The Amendment to the Ridgewood Hills ODP, for 548.47 acres of mixed uses, was approved by the Planning and Zoning Board on August 12, 1996. The amended ODP contains residential, day care, business service, neighborhood convenience and neighborhood service center, and private park/open space land uses. The Shenandoah PUD, Preliminary was approved by the Planning and Zoning Board on August 12, 1996 for 111 single family dwelling units, a 5,000 square foot day care center, and 30,000 square feet of office uses on a site with a gross area of 43.76 acres. 2. Land Use: This is a request for final PUD approval for 111 single family dwelling units, a 5,000 square foot day care center, and 30,000 square feet of office uses on a site with a gross area of 47.73 acres (including street right-of-way except the State Highway 287 right-of-way) located at the northwest comer of South College Avenue and County Road 32 (extended). The breakdown of specific land uses and site areas in the First Filing is as follows: * 111 single family residential lots .......................................... 31.7 acres * 30,000 square feet of office uses ......................................... 4.1 acres * 5,000 square foot day care center ........................................ 1.2 acres * private neighborhood park ...... 6.6 acres .............................................. * Tract E (drainage, landscape, access & utility easement) .... 4.1 acres 47.7 acres The gross residential density for the First Filing is 3.5 dwelling units per acre (111 lots/31.7 acres). The lot sizes range from 6,755 square feet to 13,659 square feet, with the majority of the lots being approximately 8,000 to 9,000 square feet in size. The proposal is in conformance with the approved Shenandoah PUD, Preliminary, meets the All Development Criteria of the LDGS, and is in conformance with the Plan for the Region Between Fort Collins & Loveland. A Plan for the Region Between Fort Collins & Loveland: This is a document prepared for the City of Loveland, City of fort Collins, and County of Larimer that describes a plan for the region between the Cities of Loveland and Fort Collins. The purpose of this plan is to determine the future character and vision for the area between the Cities of Fort Collins and Loveland. Fort Collins and Loveland both have a unique identity as a community, and each consider the northern front range landscape an important part of their natural heritage. The identity at the heart of each Shenandoah PUD, First Filing - Final, #47-95A March 24, 1997 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: MMN -Medium Density Mixed -Use Neighborhood in the City; planned commercial (Fossil Creek Nursery). C - Commercial in Larimer County; existing residential and commercial (Front Range Stone, Mountain View Montessori, Thermal Concepts, pet clinic). S: MMN -Medium Density Mixed -Use Neighborhood and NC - Neighborhood Commercial in the City; future neighborhood shopping center and business service uses (Ridgewood Hills Amended ODP). E: LMN - Low Density Mixed -Use. Neighborhood and POL - Public Open Lands in the City; existing residential and lake (Benson Lake). FA - Farming in Larimer County; existing residential (Victoria Estates). W: LMN - Low Density Mixed -Use Neighborhood in the City; planned residential (Ridgewood Hills Amended ODP). The original overall development plan, the Del Webb ODP, was approved in 1984 for a mixture of uses on 557 acres. The uses included attached and detached single family residential, multi -family residential, school/park site, office/research & development, neighborhood retail, convenience center/office, and recreation/health center. The Colorado & Southern Railroad right-of-way (approximately 26 acres in size) was included in the total acreage. The Ridgewood Hills ODP, an Amendment to the Del Webb ODP, was approved by the Planning and Zoning Board in July, 1994 for a mixture of uses on 529 acres. This amendment changed the middle section of the ODP (253 acres in size): from attached and detached single family residential, multi -family residential, school/park site, recreation/health center, and office/research &_development to low density residential, duplex/patio homes, cottage homes, multi -family residential, convenience/day care, potential neighborhood park, potential elementary school, and business services. The Colorado & Southern Railroad right-of-way (approximately 26 acres in size) was excepted from the total acreage of the approved Ridgewood Hills ODP. ITEM NO. 7 " ;, . MEETING DATE 3/24/97 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Shenandoah PUD, First Filing - Final - #47-95A APPLICANT: Vaught -Frye Architects 1113 Stoney Hill Drive Fort Collins, CO. 80525 OWNER: Shenandoah Land, LLC 8101 East Prentice Avenue, Suite M180 Englewood, CO. 80111 PROJECT DESCRIPTION: This is a request for final planned unit development (PUD) approval for 111 single family dwelling units, a 5,000 square foot day care center, and 30,000 square feet of office uses on a site with a gross area of 47.73 acres (including street right-of-way except for the State Highway 287 right-of-way) located at the northwest comer of State Highway 287 (South College Avenue) and County Road 32 (extended). The property is zoned MMN - Medium Density Mixed -Use Neighborhood District., RECOMMENDATION: Approval with a condition EXECUTIVE SUMMARY: This request for approval of the final PUD: * is in conformance with the Shenandoah PUD, Preliminary that was approved by the Planning and Zoning Board on August 12, 1996; * meets the All Development Criteria of the Land Development Guidance System (LDGS); * is in the Residential Neighborhood Sign District and all proposed signage is subject to the requirements of the City Sign Code; * is feasible from a transportation standpoint and meets City policies for transportation; * is considered to be in conformance with stated policy in the Plan for the Region Between Fort Collins & Loveland that presently is an advisory document only. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES _81 N. Ccilege A e. '^. 3cx SU Por Cailins. CC • 3_-U F!: _.-.., PUNNING DEPARTMENT