HomeMy WebLinkAboutSCENIC VIEWS PUD - FINAL ..... FIRST PLANNING & ZONING BOARD HEARING - 3-96A - REPORTS - RECOMMENDATION/REPORTScenic Views P.U.D. - Final, #3-96A
December 16, 1996 P & Z Meeting
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however, in the event that a dispute is presented to the Board for resolution
regarding provisions to be included in the development agreement, the
running of time for the filing of an appeal of such "final decision" shall be
counted from the date of the Board's decision resolving such dispute.
Scenic Views P.U.D. - Final, #3-96A
December 16, 1996 P & Z Meeting
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E. The Final P.U.D. is feasible from a transportation perspective and promotes City
transportation goals and policies.
RECOMMENDATION:
Staff recommends approval of the Scenic Views Final P.U.D., #3-96A subject to the
following condition:
1. The Planning and Zoning Board approves this planned unit development final
plan upon the condition that the development agreement, final utility plans,
and final P.U.D. plans for the planned unit development be negotiated
between the developer and City staff and executed by the developer prior to
the second monthly meeting (February 24, 1997) of the Planning and Zoning
Board following the meeting at which this planned unit development final plan
was conditionally approved; or, if not so executed, that the developer or the
City staff, at said subsequent monthly meeting, apply to the Board for an
extension of time. The Board shall not grant any such extension of time
unless it shall first find that there exists with respect to said planned unit
development final plan certain specific unique and extraordinary
circumstances which require the granting of the extension in order to prevent
exceptional and unique hardship upon the owner or developer of such
property and provided that such extension can be granted without substantial
detriment to the public good.
If the staff and the developer disagree over the provisions to be included in
the development agreement, the developer may present such dispute to the
Board for resolution. The Board may table any such decision, until both the
staff and the developer have had reasonable time to present sufficient
information to the Board to enable it to make its decision. (If the Board elects
to table the decision, it shall also, as necessary, extend the term of this
condition until the date such decision is made.)
If this condition is not met within the time established herein (or as extended,
as applicable), then the final approval of this planned unit development shall
become null and void and of no effect. The date of final approval for this
planned unit development shall be deemed to be the date that the condition
is met, for purposes of determining the vesting of rights. For purposes of
calculating the running of time for the filing of an appeal pursuant to Chapter
2, Article II, Division 3, of the City Code, the "final decision" of the Board shall
be deemed to have been made at the time of this conditional approval;
Scenic Views P.U.D. - Final, #3-96A
December 16, 1996 P & Z Meeting
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The proposal would provide access to/from the multi -family portion of the development via
West Elizabeth Street and South Overland Trail; access to/from the duplex portion of the
development would also be gained via South Overland Trail and West Elizabeth Street.
West Elizabeth Street is designated on the City's Master Street Plan as a "minor arterial"
(four lanes) street, and South Overland Trail is designated as a "major arterial" street (six
lanes).
The traffic study submitted with the Preliminary proposal states that 65% of the anticipated
trips generated from this development, will be traveling eastbound on Elizabeth Street,
toward shopping, CSU, employment, and most other destinations. The proposed Final
plans allow for recirculation of auto traffic from the duplex portion of the site to West
Elizabeth Street, allowing vehicles to travel to the east or the north (depending on which
part of the site the vehicle is coming from) without having to make more than one turn onto
an arterial. The condition put on the Preliminary requires this desired on -site recirculation
of vehicles, ensuring that recirculation of vehicular traffic is not forced to occur on the
arterial street system. As the condition has been satisfied, recirculation of traffic can now
occur as desired, internally.
Overall, the studied intersections are projected to operate at acceptable levels of service.
As required by the City of Fort Collins, Overland Trail and Elizabeth Street will be improved
adjacent to the project site; however, no additional roadway or intersection improvements
would be necessary due to the proposed project. The Scenic Views Final P.U.D.,
therefore, is feasible from a transportation standpoint, and promotes City transportation
goals and policies.
7. Findings of Fact/Conclusions:
A. The Scenic Views Final P.U.D., #3-96A continues to satisfy the applicable All
Development Criteria of the L.D.G.S.
B. The Final P.U.D. continues to exceed the minimum density requirements of the
L.D.G.S. and the required minimum point total (100 points) on the Residential Uses
Point Chart (Point Chart H: Density Chart) with a score of 105 points.
C. The Final P.U.D. is compatible with the surrounding area and exceeds solar
orientation requirements.
D. The Stormwater Utility Department recommends approval of the Scenic Views Final
PUD based on adequate on -site retention and Pleasant Valley and Lake Canal
approval.
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December 16, 1996 P & Z Meeting
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6. Stormwater:
There have been significant storm drainage concerns associated with the Scenic Views
development. The developer was required to acquire downstream easements that would
convey storm runoff from this PUD to the Plum Creek channel, which is located to the east
of the proposed pond. The developer had sought downstream easements from various
property owners, but to this date has been unable to acquire said easements. Instead, the
current proposal shows a retention pond. A retention system is one that would retain all
drainage in the pond without release; thus, no easements would be required from
downstream property owners. As proposed, the retention pond would include a pump
system that discharges all retained storm drainage runoff into the Pleasant Valley and Lake
Canal.
Due to the high groundwater levels on the subject site, especially during the irrigation
season, it is anticipated that there will be considerable seepage of groundwater into the
retention pond. In order for this pond to still be able to handle surface runoff, the developer
will need to show that the provided pumping system can hold the retained water down in
a manner that would maintain the required retention volume. This volume is equal to twice
the developed runoff generated by a 100-year storm on the subject property.
The developer will also need to seek and obtain approval from the Pleasant Valley and
Lake Canal company (PV&L) to implement the above described system. This approval will
be required prior to Stormwater Utility's signing -off on the Utility Plans associated with this
development. Thus, the approval of this development, subject to the recommended
condition would, in turn, also require the developer to obtain approval from the Pleasant
Valley and Lake Canal Company. In other words, the City will neither sign the Scenic
Views PUD Development Agreement, nor file its plat until PV&L has approved the plans.
It is based on these specific conditions that the Stormwater Utility recommends approval
of the Scenic Views Final PUD. It should be noted that these type of issues are commonly
resolved during the utility plan and development agreement reviews that are carried out
after final Planning and Zoning Board approval.
7. Transportation:
Pedestrian/bike circulation is provided by connecting sidewalks from within the
development to South Overland Trail and West Elizabeth Street. Similarly, the West
Elizabeth sidewalk will be connected with the sidewalks along South Overland Trail. The
developer will be installing a pad site on West Elizabeth Street for a future Transfort bus
stop. In addition, the proposal provides for connections to the bike lanes on both West
Elizabeth Street and South Overland Trail.
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4. Design:
The streetscapes along West Elizabeth Street and South Overland Trail would be defined
by sidewalks detached from the curb by approximately eleven (11') feet and eighteen (18')
feet, respectively. Within the resulting parkway strips, street trees would be planted in a
formal, traditional spacing. Trees would also be planted behind the sidewalks, filling in the
spaces formed by the street trees. Together, this serves to create a safer pedestrian area
while beautifying the streets. The eastern border of the site is bounded by a
pedestrian/bike path that would run alongside the existing ditch and provide access to the
proposed 167,878 square foot (3.85 acre) retention pond/recreation area. Pedestrian/bike
access to this retention pond/recreation area is also provided off of Overland Trail. Where
existing homes are found adjacent to the site, significant landscaping has been proposed
in an effort to provide visual screening, buffering, and privacy.
The proposed site and landscape plans provide for entry features at the main access
points off of both Elizabeth and Overland Trail. Internally, the site layout is designed to
provide for efficient use of land and substantial accommodation of pedestrian circulation.
Adequate parking is being provided in accessible garages and outdoor parking areas. The
proposal also includes a community clubhouse and swimming pool, as well as a 2000
square foot child care facility. Front yard setbacks for the duplexes would be at least 20
feet, and rear yard setbacks would be at least 10 feet. The closest structure to Overland
Trail would be more than 52 feet from the curbline. The closest structure to West Elizabeth
Street would be more than 35 feet from the curbline.
The architectural elevations submitted with this proposal depict two-story structures with
pitched roofs. The notes on these elevations state that "compatibility of elevations will be
created through the use of materials and colors. Considerations will also be given to
existing buildings, materials, and colors surrounding the site." To avoid a monotonous
color scheme, a variety of colors will be used; base colors will include tans, beiges, and
soft pastels, with white trim and brighter and/or bolder accents. The potential materials list
includes asphalt shingle roofing, and brick, stone, or masonite lap siding (or equal).
5. Solar Orientation. -
Of the 15 applicable lots, 12 are oriented to within 30 degrees of a true east -west line, or
have a minimum of 50 feet of unobstructed access along the south lot line. This results
in a compliance rate of 80%, which exceeds the required minimum of 65%.
Scenic Views P.U.D. - Final, #3-96A
December 16, 1996 P & Z Meeting
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(CSU Foothills Campus, see attached letter of verification); 5 points under base criterion
"g" for being within 1000 feet of a child care center (located within the proposed project);
10 points under bonus criterion "k" for achieving a minimum energy score rating of G-80;
10 points under bonus criterion "m" for devoting of open space to recreational use; 15
points under bonus criterion "q" for committing to develop a minimum of 15% of the total
number of dwelling units for low income families; and, 5 points under bonus criterion "v" for
connecting to the nearest City sidewalk and bicycle path/lane. The Final PUD continues
to achieve 65 base points and 40 bonus points for a total of 105 points, thereby continuing
to satisfy the requirements of the Residential Uses Point Chart.
The P.U.D., therefore, continues to be supported by its performance on the Residential
Uses Point Chart of the L.D.G.S., as amended by Ordinance Number 161 on December
19, 1995.
3. Neighborhood Compatibility:
A neighborhood meeting was held on January 18, 1996, prior to submittal of the
Preliminary P.U.D. Neighborhood compatibility issues were discussed at length; issues
surrounding school capacity, density, water pressure, park usage, occupancy, stormwater
runoff facilities, views, traffic, and street improvements were thoroughly addressed. The
Preliminary P.U.D. was found to be reasonably sensitive to and maintain the character of
the surrounding area. The request satisfies the applicable All Development Criteria
pertaining to neighborhood compatibility. These findings continue to be applicable to the
review of this Final P.U.D.
The surrounding area has been in a relative state of flux; that is, many of the remaining
infill sites found in this area of the City seem to be developing in close temporal proximity.
For example, the proposed Scenic Views PUD site is across the street from the platted
Lory Ann Estates subdivision, which has approval for 29 multi -family lots on 10.8 acres;
Lory Ann Estates is currently under construction. Not far south of the proposed Scenic
Views PUD, on the west side of Overland Trail, final approval has been granted to the
Ponds at Overland PUD (an RF Cluster Plan of 284 single-family). In addition, along
Elizabeth Street, west of Taft Hill Road, final approvals have also been granted to the
Siena PUD (116 single-family units currently under construction), the West Plum Street
PUD (thirteen single family units currently under construction), and the Jefferson Commons
PUD (192 multi -family units currently under construction); consequently, the area is
developing as a neighborhood of mixed residential densities. This proposal contributes to
this mix of residential densities in a compatible fashion.
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows
N: RP; One existing single-family home, a vacant lot, then County land (Mtn. View
Acres).
S: RLM; Lory Ann Estates (under construction) approved for 29 multi -family lots.
E: RL; Vacant, then Happy Heart Farm.
W: FA-1; CSU Equine Teaching and Research Center.
In July of 1985, this site was granted Final PUD approval for 210 two -bedroom units in
four- and six-plex configurations with a day care center, a community clubhouse, and
tennis courts on 23.6079 acres. An extension on the approval, until January 24, 1988, was
later granted; however, as no site improvements were made, the PUD approval has since
expired. The current proposal is the first request involving this parcel of land since the
approved Final PUD expired on January 24, 1988.
2. Land Use:
All Development Criteria:
The request for 222 dwelling units (15 duplexes and 24 eight-plexes) on 20.9 acres equals
10.62 dwelling units per acre. The P.U.D., therefore, exceeds the minimum requirement
that there be at least 3.00 dwelling units per acre on a gross acreage basis.
At Preliminary, pursuant to All Development Criteria A-2.4 (Vehicular circulation and
parking), staff recommended a condition of approval which would connect the two portions
of the Planned Unit Development while providing access to both arterial streets, Elizabeth
and Overland Trail. This condition has been satisfied with the Final development plans;
thus, the request satisfies all applicable All Development Criteria of the L.D.G.S.
Residential Uses Point Chart (Point Chart H):
At Preliminary, the P.U.D. was reviewed by the variable criteria of the Residential Uses
Point Chart of the L.D.G.S, as amended by Ordinance Number 161 on December 19,
1995. The project scored 105% which exceeds the minimum required score of 100%.
Points were awarded as follows: 20 points under base criterion "b" for being within 650 feet
of an existing transit stop; 20 points under base criterion "d" for being within 3500 feet of
an existing neighborhood or community park (both Rogers Park and Overland Trail Park);
20 points under base criterion Y' for being within 3000 feet of a major employment center
ITEM NO. 5
MEETING DATE 12/16/96
STAFF Mitch Naas
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Scenic Views P.U.D., Final, #3-96A
APPLICANT: Solitaire Properties, LLC
% Cityscape Urban Design
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNER: Snowoods Land and Cattle
2900 Lincoln Center Building
Denver, CO 80264
PROJECT DESCRIPTION:
Jeanne A. Gidding
1532 Adriel Court
Fort Collins, CO 80524
This is a request for Final P.U.D. approval for 222 dwelling units (15 duplex lots containing
30 units and 24 multi -family structures containing 192 units) on 20.9 acres located at the
northeast corner of West Elizabeth Street and South Overland Trail. The proposal includes
such amenities as 4.33 acres of recreational open space, bike/pedestrian connections from
the public sidewalks to the recreational open space, a day care facility, a community
clubhouse, and a swimming pool. The parcel is zoned rp, Planned Residential with a
P.U.D. condition.
RECOMMENDATION: Approval with a condition.
EXECUTIVE SUMMARY:
The Final P.U.D. request continues to satisfy the All Development Criteria and the
Residential Uses Point Chart of the L.D.G.S. The Preliminary P.U.D. was approved with
the condition that the proposed "twenty foot emergency access" be changed, at final, to a
permanent roadway connection, of at least twenty-four (24') feet in width, between the
duplex and multi -family portions of this development; this condition has been satisfied.
The land use is compatible with the surrounding area. The project is feasible from
stormwater and traffic engineering perspectives, and it promotes City transportation
policies.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT