HomeMy WebLinkAboutMARTINEZ PUD - PRELIMINARY - 4-97 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS'Vj Qt) w-n U l
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NEIGHBORHOOD INFORMATION MEETING
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14. Question: How will the co -housing residents deal with the softball lights?
Answer: There is a concern; however, there is new lighting technology that
could help mitigate the lighting. Noise from the ballfields is also a
concern. These issues have influenced the layout and design of the
project.
15. Question: How do you recruit residents for your co -housing community?
Answer: We do not want to emphasize a single race or ethnic community. We
would like a diverse group. The homes will range from $100,000 to
$200,000 so the economics will play a role in the diversity.
5. Comment: The biggest concern is where we're going to put the tree limb chipper
(during our annual Spring cleanup) when this project is built (this
comment drew a big laugh from the "crowd").
6. Question: What is going to happen during the construction phase of this
development, in terms of keeping construction traffic out of our
neighborhood?
Answer: We will do whatever we can to ensure that the construction traffic will
be minimized in your neighborhood.
7. Question: Could the City, as a partner in the development, facilitate better
sidewalk connections along the west side of North Sherwood Street
for improved pedestrian access to the park?
Answer: That is something that can be discussed.
8. Question: The City is doing a Phase I (contamination) study for the entire site,
and not only for what they are acquiring?
Answer: Yes, that is correct.
9. Comment: The co -housing group has been very concerned about how much
traffic is going to occur in this area and they do want to maximize the
bicycle/pedestrian emphasis in this project.
10. Comment: It may be beneficial to have the existing Greyrock Community co -
housing representatives (in Fort Collins) talk to this group about their
process, conflicts, and compromises.
11. Comment: We have concerns about noise generated during construction, such
as loud radios, etc.
12. Question: What construction company, builder will you be using?
Answer: Probably Dennis Sovick, who is a local builder in Fort Collins.
13. Question: Is this project in a flood -prone zone?
Answer: No, it is not.
Commu.aty Planning and Environmental _.-rvices
Current Planning
City of Fort Collins
PROJECT:
DATE:
APPLICANT:
CONSULTANT:
STAFF:
NEIGHBORHOOD MEETING MINUTES
Martinez PUD
April 21,1997
Wonderland Hill Development
Mikal Torgerson, Architect
Steve Olt
City Planner
The proposed development plan is for 10 single family residential lots, each with
a loft apartment above a detached garage, 34 co -housing residential units, and a mixed
commercial/residential building on approximately 11 acres located south of
and adjacent to Lee Martinez Park.
1. Comment: There is a contamination area possible on this site that may require
some sort of cleanup action.
2. Comment: There is a foundation for an old railroad roundhouse that may require
some form of preservation action.
3. Question: What was the notification area used for this meeting? I'm not sure that
it has been extensive enough.
Answer: The notification area, by City Code, had to be a minimum of 500 feet
in all directions from the proposed project. The applicant provided the
City with the list of affected property owners. Also, there was an
article in the neighborhood newsletter notifying all the residents of this
meeting.
4. Question: When do you anticipate breaking ground for this project?
Answer: Optimistically, sometime this year. We would like to potentially occupy
some of the units early next year.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Criterion
i -Ifit an be demonstrated that the project will reduce non-renewable energy usage either through the application of alfanative energy.
aystrnned n or through commi'eaergy aoasrrvation beyond those beyothose normally required by City Code, a 5-K bonus may be
earned for every 5 h reduction in energy use.
IIl Calculate a 1% bonus for every 50 acres included in the project
Il Cakvlate the PCV ntage of the total acres in the project that are &voted to recreational use. Finer !S of that percerdsge as a bonus '
O If the applicant oommits to preserving permannent off-aite open space that meets the City's minimum requirements, calculate the
peroectage of this open space acreage to the total development acreage and enter thus percentage as a barns
Ifpart of the total development budget is to be spent on neighborhood public transit facilities which are not required by City Code,
P enter a 2% bonus for every S 100 per dwelling unit invested
Ifpart ofthe taunt dcselopmat budgd is to be spent on neighborhood facilities and services which are not otherwise required by City.
q _ Code, eater a I h bonus for every S 100 per dwelling unit invested.
Ifthe project oodaias dwelling units set aside for individuals earning g0°h or less of the median income of City residents, as adjusted
i, for family size, and paying less than 30°h of their gross income for housin& including utilities (Affordable Dwelling Units h
calculate the percentage of Affordable Dwelling Units to the total number of dwelling units in the project and enter that percentage
as a borers, up to a maxiaium of 15% (Ifthe project is proposed to be constructed in multiple phases the Affordable Dwelling Units:
must be constructed as a part of the phase for which approval is soughL) In order to insure that the Affordable Dwelling Units remain
affordable for a period ofnot less than 25 years, the developer shall record such protective covenants as may be required by the City
under Sec. 29-526(Jx4}
Ifs eo®itment is being made to develop a specified percentage of the total number of dwelling units for Type "A" and Type "B"
handicspped lousing as defined by the City of Fort Collirq calculate the bonus as follows:
S Type "A" .5 x Type "A" Units
Total Units
In no case shall the combined bonus be greater than 30°h
Type "B" . 1.0 x Type "B" Units
Total Units
If the site or adjacent property containsa historic building or place, a bonus may be carved for the following
t 3% For preventing or mitigating outside influences adverse to its prnavation (e.g.. environmental, land use, aesthetiq
economic and social factors}
3% For assaing that new Stawtrros will be in keeping with the character of the building or place, while avoiding total traits'
3% For proposing adaptive use of the building or place that will lead to its continuance, preservation and improvement in an
appropriate manner
Ifs portion or all ofthe roguced parking in the multiple family project is provided underground, within the building or in an elevated
u parking structure as an Acc ssory use to the primary strtucftue, a bonus may be earned as follows:
94/, For providing 75% or more of the parking in a Structure;6% For providing 50 - 74%of the parking in a strudnro;
3% For providing 25 - 49%ofthe parking in a structure.
VIfs commit era is being made to provide approved automatic fire extinguishing systems for the dwelling units, eater a bonus of 10°h
If the applicant commits to providing adequate, safe AM convenient pedestrian and bicycle connections between the project and any
W of the destination points described below, calculate the bonus as follows:
S°h For erecting to the ncassst adding City sidewalk and bicycle pa lvlaw,,
°h For wmcding to any existing public stool, park and transit stop within the distance as defined in this Density Chart;. r
5% For correcting to an existing City bicycle trail which is adiace t to or traverses the rrniect ` D
TOTAL I I I 0
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Maximum
Cnlenm Credit . Credit
2000 fed ofan chastuhg neighborhood service center, or a neighborhood service out" to be constructed as a part
d
ofdwpmjocL (If the project is proposed to be constructed in multiple phases, such neighborhood semi Deafer
must be constructed as a part of the phsse for which approval is sought)
-
650 fed of an shorting tramh stop (applicable only to projects having a density of at least six [6) dwelling units
'
2004LP
. per acre on a gross acreage basis)
4000 feet of an ehoriing commmityhegional shopping neater, cc a comahamityegioml shopping center to be
Joe/s
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C
constructed as a part of the project (If the project is proposed to be constructed in multiple phase; such
` D
communityhegional'shopping center mud be coosmLoted as a part of the phase for which approval is sought)
3500 fed ofan aosuhg neig hborbood croormuurty park. or a ooamwaity facility (EXCEPT GOLF COURSES?
or
20^. .
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3500 fed of a publicly owned, but net developed, aeighborbcod. or communitypark, or community facility
10°.ti
(EXCEPT GOLF COURSES) or
--------------------------------------------------------
3500 fed of a publicly owned golf course; whether developed or not
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2300 fed of an existing school, meeting all requirements of the State of Colorado con'Pul. education laws
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3000 fed of an coming major employment center, or a major employment center to be constructed as, a part of
20% '
the project. (Ifthe project is proposed to be constructed in multiple phase; such major employment aver mud
be constructed as a part of the phase for which approval is sought) No building, oboe or business perk,. or
n n
&hopping center which has served as the basis for the cbtiming'of credit- any other "base" criteria, of this
Density Chad can also be used as the basis for claiming credit under this criterion.
g
1000 feet of an existing child care center, or a child care center to be constructed as a pad of the prcjecL (If the
5%
project is prnpcwd to be constructed in multiple phases; such child taro caner mum be constructed as a pad of the
--•,I
phase for which approvals sought)'
1
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"North Fort Collins"
20"ti
I
The Central Btuineas District
. 20eA
A project whose boundary is contiguous to e)dsting urban development Credit may be earned as follows:
30% .
.
..
0aA For projects whose property boundary has 0 - 10% contiguity,
.
10 - I S% For projects whose property boundary has 10 - 20s/• contiguity,
1 S - 20% For projects whose property boundary has 20 - 30s/. contiguity;
20 - 25% For projects whose property boundary has 30 - 400A oariiguity,. .
23
- 30 A For projects whose property boundary has 40 - 50-A contiguity.. .
Ifthe project contains dwelling units ad aside for individuals earning 80s/o or less of the median income of City
15%
residents, as adjusted for family size, sod paying leas than 30°/. of their gross income for housing, including
k
utHitie ("A adabic Dwdling Unbz"I mlarlme the pacrntage of Affoordable Dwelling units to the tetra! number
ofdwelling units in the project and rater that percentage, up to a maximum of 150A (If the project is proposed
to be constructed in multiple phases, the Affordable Dwelling Units must be constructed as a pail of the phase for
which approval. is sought) In order to inswe that the Affordable Dwelling Units remain affordable for a period
trot less than 25 ytw-3, the desrlopershall record such protective covenants as maybe required by the City under
?r2»»
Seo. 29 526(JX4}
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EFMTION:
All residential uses: Uses would include single family attached dwellings, townhomesjnon-profit
mobile homes, and multiple family dwellings; group. homes; boarding and roomi
fraternity and sorority houses;. nursing homes; public and private schools; public andquasi-public, recreational uses as a principal use; uses providing meeting places and
public assembly with incidental office space; and child care centers.
CRITERIA:
The following applicable criteria must be answered "yes" and implemented within the
development plan.
Yes No N/A
1. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE
POINTS AS CALCULATED ON THE FOLLOWING "DENSITY
CHART H" FOR -THE PROPOSED DENSITY OF THE
RESIDENTIAL PROJECT? The required earned credit for a
residential project shall be based on the following:
60 percentage points = 6 or fewer dwelling units per acre
60 - 70 Rercentage points = 6-7 dwelling units per acre
70 - 80 percentage points = 7-8 dwelling units per.
80 = 90 percentage points = 8-9 dwelling units per acre 6
90 -100 percentage points = 9-10 dwelling units per acre
10.0 or more percentage points = 10 or more dwelling units per acre
2. DOES THE PROJECT EARN AT LEAST 40 Yes No N/A
PERCENTAGE POINTS AS CALCULATED
ON THE FOLLOWING "DENSITY CHART H"
FROM BASE POINTS? .
Land Development GuidanceSystem for Planned Unit Developments.. The City of Fort Collins, Colorado.
.Revised as per Ordinance No. 2, 1996.
BUSINESS
SERVICE USES POINT CHAflE
For All Criteria Applicable Criteri
the I II IIICriterion Applicae circle Mumplier Poithe EarnYes No Correct score Ix
a. Transit Route X 2 0 2 —
b. South College Corridor X X 2 0 4 8
c. Part of Center X X 2 0 3 O 6
d. Two Acres or More X X 2 0 3 (0 6
e. Mixed -Use X X 2 0 3 6
f. Joint Parking 1 2 0 3
g. Energy Conservation X 1 2131410 2 g
h. Contiguity X X 2 0 5 l 10
i. Historic Preservation 1 2 0 2
j' 1 2 0
k. 1 2 0
I.
1 2 101
Totals C7 D
v A
Percentage Earned of Maximum Applicable Points V/VI = VII 12, %
vu
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-73-
Business Service Uses (continued)
h. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing
urban development?
i. If the site contains a building or place in which a historic event occurred, has special public value
because of notable architecture, or is of cultural significance, does the project of lfM the following
criteria?
1. Prevent creation of influences adverse to its preservation;
2. Assure that new structures and rues will be in keeping with the character of the building or
place. Imitation of period styles should be avoided; and
3. Propose adaptive use of the building or place that will lead to its continuance, conservation,
and improvement in an appropriate manner while respecting the integrity of the
neighborhood.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-72-
ACTIVITY:
Business Service Uses E
DEFINITION:
Those activities which are predominantly retail, office, and services uses which would not qualify as a
neighborhood service, neighborhood convenience, or community/regional shopping center. Uses include
retail shops; offices; personal service shops; financial institutions; hotels/motels; medical clinics; health
clubs; membership clubs; standard and fast-food restaurants; hospi�=s', mortuaries; indoor theaters;
recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which
are of the same general character.
CRITERIA:
Each of the following applicable criteria must be answered "yes" and implemented within the
development plan.
Yes No N/A
1. Does the project gain its primary vehicular access from a stree[ other than
South College avenue?
2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF
THE MAXIMUM POINTS AS CALCULATED ON POL NT CHART
"B" FOR THE FOLLOWING CRITERIA?
a. Is the activity contiguous to an existing transit route (not applicable
for uses of less than twenty-five thousand (25,000] square feet GLA or
with less than twenty-five (25] employees, or located in the Central
Business District)?
b. Is the project located outside of the "South College Avenue Corridor"?
c. Is the project contiguous to and functionally apart of a neighborhood
or community/regional shopping center, an office or industrial park,
located in the Central Business District, or in the case of a single user, employ or will employ a
total of more than one hundred (100) full-time employees during a single eight (8) hour shift?
d. Is the project on at least two (2) acres of land, or located in the Central Business District?
e. Does the project contain two (2) or more significant uses (for instance retail, office, residential,
hotel/motel, or recreation)?
f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing
or future off -site parking areas which contain more than ten (10) spaces?
g. Does the activity reduce non-renewable energy usage through the application of alternative energy
systems or through energy conservation measures beyond those normally. required by the Model
Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to
use for calculating energy conservation points.
Land uevelopment Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-71-
Activity A: ALL DEVELOPMENT CRITERIA
Al I rRITPRIA I
A.1. COMMUNITY-l•VIDE CRITERIA
-- - • _...,siVNLY
s :he c:renonHssatisrje,07
acplicacle7CRITcR10N aIf nc, please explain
1.1
Solar Onentation
I D< I I I ➢< . I
1.2
Comprehensive Plan
1.3
Wildlife Habitat
I I I
1.id
Mineral Deposit
I I ICI
1.z.
1.6
E-coiccic2lly Ser.sitive Areas
L_nds cr Acricultural Inoorance
I ?served I I
1.7
Enercv Conservation
ID< I I DC I I
1.8 .
Air Quality
I XI I I DC I
1.S
Wcrar Q'uallt`/
x I I
10
a=-w2ce anc Wastes
I ! I I X I I.
1 11
kN=te!-QonservP4tin
V I I x
1.12
Residential Density
I I I I I I
A. 2.
NE!GHEORHOOD CCMP.�TIE ILF, Y
CRITIER 1IA I
2. i
V_hic::iar. Ped=_stnan. Bike Transccration 19 I I I I I -
2
?uiidine P!ac=mant and Orient=tics
x I I X I I
2
Natural Features
I p<I I I ➢C I
=
vantcular Circuiaticn anc Parking
IX I I x I
I'
2.d
E.nerge^cy Accass
IVG i
r
2.
r-edestrian Circulation
I DCI I I p( I I
2. ;
lrnitec.ura
_
I I I I 'J< I I
..doing !ne!cnt and Views
I I IPCI I I
IS .
Shading
IpCI I I'� I
2.10
Solar Accass
I DC I l I)<
2.1 i
Historic RescurCes
I I ( I I
2.12
Set"acks
I 2.13
L =_ndscace
i xl I I><I I
2.1 ;
Sicns
V<I I I I i
2.1�
Siia Lighting
I I
2.16
Noise and Vibration
2.17
'!are or Heat
I DCI I I
2.18
Hazardous Materials
A 3.
ENGINEERING CRITERIA
3.1
Utility Capacity
DPI
3.2
Design Standards
I I I I I
3.3
Water Hazards
3.4
Geologic Hai=_rds
I i
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado. Revised . 5 1994
� U4�
-61-
WONDERLAND
PROPOSED VISION STATEMENT
FOR MARTINEZ PARK COHOUSING COMMUNITY
Our vision for the Martinez Park CoHousing community includes the following elements:
1..An affordable community that offers an efficient and rewarding lifestyle to an economically
diverse group of households.
2. A community that demonstrates a high level of environmental responsibility and sustainability
in practical and efficient ways.
3. A community that provides a safe and nurturing environment for children growing up and for
seniors to practicing eldering and that includes a diverse mix of household types ranging from
traditional young families and singles to seniors.
4. A community that will provide a positive influence in the stewardship of the Lee Martinez Park
and the Martinez Park neighborhood to help improve the quality of the neighborhood.
5. A community that is planned to take advantage of practical and affordable technological
innovation to provide for progressive communication networking that will foster educational and
work -live opportunities.
(This preliminary vision statement has been prepared by Wonderland based on the specific site
and location characteristics and Wonderland's experience with other CoHousing communities.
We anticipate that once a communityfor the Martinez Park CoHousing site has formed, the
community will ratify and/or modify this vision through their group process)
Wonderland Hill Development Company
745 Poplar Avenue, Boulder, Colorado 80304
r3n31 a49-3939 FnY. r3n31 4a9.397.9;
D. Rationale for Choices made by Applicant
The plan for the Martinez PUD has been based on significant neighborhood input in an
effort to provide a development that is economically viable but also contributes the least
negative impact to the surrounding Martinez Park residential neighborhood and has the
greatest potential to positively influence the neighborhood and the City.
E. Point Charts
See enclosed Point Chart.
F. Potential Conflicts between Land Uses
Conflicts between residential and commercial land uses have been significantly mitigated by
placing the commercial portion of the development to the east where it has easy access to
the downtown area without driving through the residential portion of the site or the
adjacent residential Martinez Park neighborhood.
G. Energy Conservation
Wonderland Hill Development Company has a long-standing reputation for building
exemplary energy conservation developments. See materials enclosed. Also see completed
Energy Conservation Worksheet enclosed. Buildings in the project will be built to
standards that will generate 3 points under Method Two of the City's Energy Point System,
5. DEVELOPMENT PHASING SCHEDULE
The PUD is being submitted as a one phase development. It is anticipated that construction
will begin on the residential portions of this site soon after approvals are obtained by late
1997. The construction on the commercial portion will begin within 2 years of approval.
All construction will be completed on the site within 3 years of approval of the PUD.
nm✓cona„smg/k.doc 01/15/97 a
The work -live opportunity will be enhanced through the use of state -of the art wiring for
electronic communication technology, including the potential for shared networking of
computers as well as the sharing of other office equipment.
5. Landscaping for a Pedestrian Friendly Environment.
Street trees will be provided along the private drive as well as in the private open spaces.
Arbors and other entry features will be used at entry points into the CoHousing community.
An attractive entry feature and plaza will be provided at the east entry point to the site
where it connects to the downtown commercial area.
6. More Sustainable Lifestyle
The Martinez PUD will offer and encourage a lifestyle that is much less auto -dependent due
to the development's convenient location near both downtown shopping and service
opportunities as well as near the recreation facilities offered by the adjacent park. The need
for automobile use by residents will be significantly reduced, enabling some residents to live
auto -free if they so desire. In addition, the CoHousing community will likely take a
proactive position encouraging a more sustainable lifestyle for both its residents and others
in the neighborhood.
B. Ownership of Public and Private Open Space Areas
The eastern portion of the PUD will be sold to the City of Fort Collins as an addition to Lee
Martinez Park. Other open space areas as well as drives and parking will be owned and
maintained by owners' associations. The drive through the PUD will be owned and
maintained by a master association consisting of all properties within the PUD. It is
anticipated that the open space and parking areas for the CoHousing community will be
owned and maintained by that community's homeowners association. The open space areas
on the single family lots will be maintained by private owners of those homes. The parking
and plaza area surrounding the commercial building will be owned and maintained by the
owners of that building with an agreement to share parking and maintenance of the parking
with the City Parks Department.
C. Employees
At this time we would estimate that the commercial portion of the site will provide
employment for between 10 and 20 employees who live off -site. In addition, there will be
significant employment opportunities for many individuals living within the PUD.
vm✓cohousn%tmuVwk.doc _ 01/15/97 3
MARTINEZ PARK PLANNED UNIT DEVELOPMENT
4. Statement of Planning Objectives
A. Appropriate City Land Use Policies Achieved by the Proposed Plan
The Martinez PUD will provide the following elements which are consistent with the City
of Fort Collins Land Use Policies:
1. Diverse housing
The project will include a diversity of both housing types and prices. Homes will range
from small I or 2 bedroom attached units priced under $100,000 to single family detached
homes with prices which will likely range to over $200,000, as well as work -live loft
condominiums over commercial space.
2. Energy conserving and solar access.
The site plan allows for nearly all the units to have good solar access. In addition,
Wonderland will commit that all housing units will be built to comply with the State of
Colorado E-Star Program as well as the Metropolitan Denver Home Builders Association
Green Builder Program
3. Pedestrian -friendly environment.
The Martinez PUD has been designed to emphasize a pedestrian environment. The interior
of the CoHousing portion of the site will be entirely auto -free, providing a safe area for
small children. Pedestrian access is provided through the site from east to west. Parking
for the commercial development on the east portion of the site has been concentrated in a
large lot at the east entrance of the site, allowing easy auto access to the commercial area
and additional parking for Lee Martinez Park without have the traffic go through the
existing Martinez Park neighborhood or the residential portion of the proposed PUD. In
addition, the private street that provides auto access through the residential portion of the
site is purposely made as narrow as possible to calm traffic. Appropriate signage will also
be added to encourage traffic speeds below 20 miles per hour within the residential portion
of the site.
4. Mixed Use
The PUD will provide for a mixture of residential and neighborhood oriented commercial as
well as work -live facilities. A variety of attractive work -live opportunities will be offered
within the PUD, ranging from loft condominiums above the commercial space at the east
end of the site, potential home offices over garages for carriage homes in the single family
area, and home offices and shared office space in the common house of the CoHousing.
mm/cohousing/vwtp=k.doc 01/15/97 2
SCHOOL PROJECTIONS
Proposal: #4-97 Martinez P.U.D.: Preliminary
Description: Mixed -use development to include 10 single family residential lots with 9
apartments above the garages, 33 multi -family units, and 11 residential
units on the second floor of the commercial use on 9.046 acres..
Density: 6.96 du/ac
General Population:
10 (single family units) x 3.35*(persons/unit) = 34
9 (single family units) x 2.00#(persons/unit) = 18
33 (multi -family units) x 2.71^(persons/unit) = .89
11(multi-family units) x 3.35%(persons/unit) = 37
TOTAL =178
School Age Population:
Elementary: 19 (units) x .396 (pupils/unit) = 8
44 (units) x .104 (pupils/unit)= 5
Junior High: 19 (units) x .185 (pupils/unit)= 4
44 (units) x .050 (pupils/unit)= 3
Senior High:
19 (units) x .166 (pupils/unit)= 3
44 (units) x .046 (pupils/unit)= 2
TOTAL = 25
*Figures are calculated on 3 bedroom single family residential units.
#Figures are calculated on 1 bedroom single family residential units.
"Figures are calculated on 1,2 and 3 bedroom multi -family residential units.
%Figures are calculated on 3 bedroom multi -family residential units.
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Martinez PUD, Preliminary, #4-97
April 28, 1997 P & Z Meeting
Page 5
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Martinez PUD, Preliminary, staff makes the following
Findings of Fact:
It scores 72% on the Business Service Uses Point Chart (exceeding the
minimum 50% required) of the Land Development Guidance System
LD S .
It scores 110% on the Residential Uses Density Chart (exceeding the
minimum 80% required to support the proposed density of 7.39 dwelling
units /acre) of the LDGS.
It meets the applicable all Development Criteria of the LDGS.
It is located on a site that is excluded from the Residential Neighborhood
Sign District. All signage will be regulated by the Fort Collins Sign Code that
is administered by the Zoning Department.
RECOMMENDATION:
Staff recommends approval of the Martinez PUD, Preliminary - #4-97.
Martinez PUD, Preliminary, #4-97
April 28, 1997 P & Z Meeting
Page 4
Parking:
The commercial/residential building at the east end of the project will provide for 70 parking
spaces in one parking lot between the building and the entry into the development from
Cherry Street.
Each single family residence will have a detached two -car garage on the lot and there will
be additional parallel parking spaces on the south side of the private drive adjacent to the
lots.
The co -housing area is providing two separate parking lots, one at each end of the co -
housing area, with a total of 55 spaces in these two lots. There will be additional parallel
parking spaces on the south side of the private drive adjacent to this area.
Signage:
The property is located on a site that is excluded from the Residential Neighborhood Sign
District. All signage will be regulated by the Fort Collins Sign Code that is administered by
the Zoning Department.
4. Neighborhood Compatibility:
A neighborhood information meeting was held on April 21, 1997 at the Farm at Lee
Martinez Park, with approximately 26 affected property owners and neighbors present. The
neighborhood, being the impetus and designers of this development proposal, is generally
supportive of the project. The primary concern expressed dealt with how the construction
traffic will be handled during that phase of the project. A copy of the minutes from the
neighborhood meeting is attached to this staff report.
5. Transportation:
This development will be accessed by a public street from Cherry Street that ends at a
roundabout just north of the commercial/residential building and parking lot. The roadway
will turn into a private drive west of the roundabout. This drive will continue along the south
side of the single family lots and the co -housing area, eventually connecting into North
Sherwood Street just south of the entrance into Lee Martinez Park.
6. Height Analysis:
The single family and co -housing residential units will be 1- and 2-story structures and,
generally, will not exceed 30' in height. The commercial/residential building will be 3 stories
but will not exceed 40' in height.
Martinez PUD, Preliminary, #4-97
April 28, 1997 P & Z Meeting
Page 3
The request scores 110% on the Residential Uses Density Chart (exceeding the
minimum 80% required to support the proposed density of 7.39 dwelling units
/acre), earning points for:
Base Points (minimum of 40% required)
a) being within 4,000 feet of an existing community/regional shopping
center (downtown Fort Collins) .......................................... 10 points
b) being within 3,500 feet of an existing community park (Lee Martinez
Park)................................................................................... 20 points
c) being within 3,000 feet of an existing major employment center (City
of Fort Collins - City Hall, 281 North College Avenue, Wood Street
Service Center).................................................................. 20 points
d) being in "North Fort Collins" ............................................... 20 points
e) its outside boundary having at least 50% contiguity to existing urban
development...................................................................... 30 points
100 points
Bonus Points
f) provisions for adequate, safe and convenient pedestrian and bicycle
connections to the nearest existing City sidewalk and bicycle lane,
and connections to an existing City bicycle/pedestrian trail adjacent
to the project..................................................................... 10 points
Total % Points Earned .......... 110 points
3. Design:
Architecture:
The architectural styles to be used for the single family residential, co -housing residential,
and commercial/residential buildings will reflect the older character of the surrounding
residential and commercial neighborhoods. They will present a more front porch -based,
pedestrian oriented concept that is typically seen in "neo-traditional' neighborhoods.
Landscaping:
The landscaping will consist of deciduous, ornamental, and evergreen trees, a mix of
deciduous and evergreen shrubs, and a variety of ground covers and flowers (both annuals
and perennials). There will be an emphasis on the landscape buffers between this
residential community and the park to the north, and to the railroad tracks to the south.
Earthen berming will be provided between the private drive along the south property line
and the railroad tracks.
Martinez PUD, Preliminary, #4-97
April 28, 1997 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: POL; existing community park (Lee Martinez Park)
S: NCM, NCB, D; existing single family residential and commercial
E: POL, CCR; existing commercial (North College Avenue business district)
W: LMN, NCM, NCB; existing single family residential
The property is part of the Original City of Fort Collins; therefore, annexation has never
been necessary.
The property is part of the Original Town Site that was platted in January, 1873. This area
of the town site was platted as several large blocks.
2. Land Use:
This is a request for preliminary planned unit development (PUD) approval for a mixed use
development consisting of 10 single family residential lots (each with a second dwelling unit
above a detached garage), 34 co -housing (multi -family) dwelling units, a 36,000 square
foot retail/office/retail building (with 11 residential dwelling units on the second and third
floors), and two parcels of land (totaling 2.46 acres) that will become part of the existing
Lee Martinez Park. The property is 11.34 acres in size and is located on the south side of
Lee Martinez Park, west of North College Avenue, north of Cherry Street, east of North
Sherwood Street.
The property is zoned LMN - Low Density Mixed Use Neighborhood in the "new" Land Use
Code that became effective on March 28, 1997; however, this proposal was submitted prior
to March 28th and is subject to the rules, regulations, and requirements of the "old" LDGS.
It has been evaluated against the All Development Criteria, the Business Service Uses
Point Chart, and the Residential Uses Density chart in the LDGS.
The request scores 72% on the Business Service Uses Point Chart (exceeding the
minimum 50% required), earning points for: a) being located outside of the "South
College Avenue Corridor", b) being two acres or more in size; c) being a mixed -use
development containing residential and commercial (potentially office/retail) uses;
d) providing joint parking with Lee Martinez Park; and e) contiguity to existing urban
development.
ITEM NO. R
MEETING DATE 4/ 2 R/ 9 7
6iA
STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Martinez PUD, Preliminary - #4-97
APPLICANT: Wonderland Hill Development Company
745 Poplar Avenue
Boulder, CO. 80304
OWNER: Trillium Corporation
4350 Cordata Parkway
Bellingham, WA. 98225
PROJECT DESCRIPTION:
This is a request for preliminary planned unit development (PUD) approval for a mixed use
development consisting of 10 single family residential lots (each with a second dwelling unit
above a detached garage), 34 co -housing (multi -family) dwelling units, a 36,000 square
foot commercial building (with 11 residential dwelling units on the second and third floors),
and two parcels of land (totaling 2.46 acres) that will become part of the existing Lee
Martinez Park. The property is 11.34 acres in size and is located on the south side of Lee
Martinez Park, west of North College Avenue, north of Cherry Street, east of North
Sherwood Street, and is zoned LMN - Low Density Mixed Use Neighborhood.
RECOMMENDATION: Approval with conditions
EXECUTIVE SUMMARY: This request for preliminary PUD approval:
scores 72% on the Business Service Uses Point Chart (exceeding the
minimum 50% required) of the Land Development Guidance System
L( DGS);
scores 110% on the Residential Uses Density Chart (exceeding the minimum
80% required to support the proposed density of 7.39 dwelling units /acre)
of the LDGS;
meets the applicable all Development Criteria of the LDGS;
is located on a site that is excluded from the Residential Neighborhood Sign
District. All signage will be regulated by the Fort Collins Sign Code that is
administered by the Zoning Department.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES Z81 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT