HomeMy WebLinkAboutSIENA (OVERLAND RIDGE) PUD - FINAL - 39-95A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSrWestern
Mobile
Aggregate • Asphalt - Concrete
February 6, 1996
John Minatta
Minatta Family Partnership
2037 Lexington Ct.
Ft. Collins, CO 80526
Re: Siena P.U.D.
Dear John:
Post Office Box 2187
Fort Collins, CO80522
303-482-7854
Metro: 534-4583
FAX'224-5564
Upon review of the January 5, 1996 plans for the Siena Project, Western Mobile sees no problem
in the construction or maintenance of the alleys as proposed in conjunction with this development.
Standard paving equipment with an extendible screed can be utilized in the initial construction or
an overlay of the alleys. Some hand work may be required if fences are built right up to the
pavement. My biggest concern would be the overhead clearance for the trucks, however any
trees could be trimmed and the utilities should be underground.
Please let me know if I can be of further assistance in this matter.
Sincerely,
Mark Van Ronk
Project Manager
MVR/le
-An Equal Opportunity Employer -
Cultu , , Library and Recreational ServiL ,
Park Planning & Development Division
City of Fort Collins
To: Ted Shepard, Planning
From: Craig L. Foreman, Park Planning
Date: February 13, 1996
Subject: Overland Trail Park Path to Clearview Ave.
The new development to the north of the park/stormwater land has raised
a question about the path that connects the park to Clearview Ave. to
the east. Concerns have been expressed about the closeness of the path
to future backyards.
There are several locations throughout the parks and trail system where we
are located close to private property. The concerns for privacy and a sense
of buffering are shared by the landowner and the trail/path user. When this
path was constructed in 1988, care was taken to try and stay as far as possible
from the future backyards and still leave a shoulder near the drop-off into the
detention pond.
The feasibility to move the path at this time is limited due to the stormwater
detention pond configuration. The pond would need to be adjusted through
future development needs to provide for another location for the path. Presently
Parks and Recreation has no funding available to relocate the path. Our
"life cycle" program will have funding to replace the path. The path should
last about 15 years; so our funding is not available until about 2003.
Parks has in the past worked with the new homeowners to add
landscaping to help buffer trail/path close areas. Since we do not have a
water supply to the path area maybe the City could supply trees and the
homeowners could help with the watering. This type of partnership seems
to have worked in other areas and may help in this area. We would need
to involve the City Forestry Dept. and work site by site so trees do not
obstruct someones view of the park, cause obstruction to path users, etc.
If you need anything else on this matter please let me know.
281 North College Avenue • Fort Collins, CO 80524 • (303) 221-6360
City of Fort Collins
Comma. y Planning and Environmental, .vices
Current Planning
MEMORANDUM
TO: Planning and Zoning Board
FROM: Ted Shepard, Senior Planner
DATE: March 1, 1996
RE: Re -worded Condition of Approval - Siena Final P.U.D.
Condition number one, as written in the Staff Report, is now obsolete due to an
agreement reached between the developer and the Engineering Department and
Stormwater Utility.
Staff recommends that the new condition read as follows:
"The Final P.U.D. is approved subject to a public alley design that
accommodates the 100-year storm in accordance with the requirements of the
Engineering Department and Stormwater Utility as outlined in the memorandum
from City Staff dated February 26, 1996."
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750
FAX (970) 221-6378 • TDD (970) 224-6002
FINAL SITE AND LANDSCAPE PLAN
LDGIIo
"
i�L1.
'MINOR I
ENTRY LANDSCAPE PLAN
i oa
LANDSCAPE CATEGORM
um.w ra.
m r rota
PLANT MATERIALS LIST
®w.
•e�w0 wYee�r YICr M'
.a.r •urr r ter.
s� ra�ur >ura r ar.
.� e.rre.v ear.er aurr r ar r
a.a. warm. vµ r rrr
.rrar
�oas.a
..ear
rr..r e.ne.roer.
:.:v orr�aa°a
lacer
.+tiw.wor
GENERAL NOTES
TYPICAL FRONT LOADED LOT
IDENTIFICATION SIGN WALL ELEVATION
PERIMETER FENCE ELEVATION
LAND USE TABLE
�n«nw
eusr
wr
eonr rr.
�.ue+.wer.roe
..�.oAewrww
.rrr
ewer
ar+r
r
iw
e..ensr.n.eo
m..e.ewsn
serve z.s.m
TYPICAL REAR LOADED LOT
SIGNATURES AND APPROVALS
FINAL SITE AND LANDSCAPE PLAN
S I E N A P. U. D.
FORT COLLINS. COLORADO
6ui6v
SHEET 1 OF 1
FEBRUARY f. 9996
Ismimimi
Mk1VIy■J=i'sA1a1■JI■TARL.1=.111]0
R imm
loll
Siena P.U.D. - Final, #39-95
March 4, 1995 P & Z Meeting
Page 8
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.
Siena P.U.D. - Final, #39-95
March 4, 1995 P & Z Meeting
Page 7
2. The P.U.D. is approved subject to an analysis of the potential flooding of
the Pleasant Valley and Lake Canal. If such an analysis reveals that
flooding could cause problems on private lots, then a conveyance channel
must be constructed for the safe discharge of these flows. Such an
analysis and potential channel must be included as part of the Final Utility
Plans.
3. 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 (April 22, 1996) 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, 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 if such presentation is made at the next
succeeding or second succeeding monthly meeting of the Board. 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 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
Siena P.U.D. - Final, #39-95
March 4, 1995 P & Z Meeting
Page 6
9. Findings of Fact/Conclusion
A. The Final P.U.D. is in substantial compliance with the Preliminary.
B. The P.U.D. satisfies the All Development Criteria and the Residential Uses Point
Chart of the L.D.G.S.
C. The project maintains the character of the existing neighborhood and is
compatible with the surrounding area.
D. The P.U.D. features design elements that are considered "neo-traditional" that
promote pedestrian safety and streetscape beautification.
E. The proposed street pattern ties into the existing and proposed network.
F. The traffic impacts have been evaluated and the affected intersections do not fall
below established levels of service criteria.
G. By being on a Transfort route and connecting to the existing path in Overland
Trail Park, the P.U.D. promotes alternative modes of travel and recreational
opportunities.
H. The condition of approval regarding Lots 22 through 26, inclusive, has been
satisfied by a plan to modify the existing Clearview pond which has been
reviewed and approved by both Stormwater Utility and the Department of Natural
Resources.
The two conditions of approval regarding alley design and canal flooding
analysis are intended to provide clear direction to the applicant in the finalization
of the Final Utility Plans.
RECOMMENDATION:
Staff recommends approval of Siena Final P.U.D. #39-95A, subject to the following
condition:
1. The P.U.D. is approved subject to a public alley design that accommodates
the 100-year storm within the alley right-of-way without encroachment onto
private property. The ultimate design of the alley must be included as part
of the Final Utility Plans.
Siena P.U.D. - Final, #39-95
March 4, 1995 P & Z Meeting
Page 5
The stormwater runoff for this project will be accommodated in the adjacent Clearview
Pond without the need to modify Lots 22 through 26, inclusive. Modifications to the
pond will involve a small disturbance to the existing wetlands. These modifications
have been reviewed by the Department of Natural Resources which has approved the
plans. In fact, it is the opinion of the Department of Natural Resources that the
proposed modifications will not only help solve some existing problems upstream, but
will result in an enhanced wetland area superior to what is there now.
Staff, therefore, finds that the condition of Preliminary approval is satisfied.
7. Alley Design
There are concerns regarding the design of the alley. (Please see the attached memo
from the Engineering Department and Stormwater Utility.) The concern is that for the
100-year storm, the alley lacks sufficient capacity to properly convey the storm flows
and there will be drainage encroachment onto the adjacent lots. The concern is that
private property owners may place obstructions (fences, sheds, landscaping, etc.) on
their property that may inhibit these storm flows. Since the alleys are public, all storm
flows must be contained in the alley right-of-way. Staff, therefore, recommends the
following condition:
The P.U.D. is approved subject to a public alley design that accommodates the
100-year storm within the alley right-of-way without encroachment onto to private
property. The ultimate design of the alley must be included as part of the Final
Utility Plans.
8. Pleasant Valley and Lake Canal - Potential Flooding
The Pleasant Valley and Lake Canal at the southwest corner of the property has
experienced flooding in the past. (Please see the attached memo.) The potential for a
spill should be investigated. Staff is concerned that if the canal floods, private lots may
be affected. It may be necessary, therefore, to construct a conveyance channel to
discharge these flows in such a way as to not cause property damage. Staff
recommends the following condition:
The P.U.D. is approved subject to an analysis of the potential flooding of the
Pleasant Valley and Lake Canal. If such an analysis reveals that flooding could
cause problems on private lots, then a conveyance channel must be constructed
for the safe discharge of these flows. Such analysis and potential channel must
be included as part of the Final Utility Plans.
Siena P.U.D. - Final, #39-95
March 4, 1995 P & Z Meeting
Page 4
Out of 116 lots, 92 are oriented to within 30 degrees of a true east -west line resulting in
a compliance rate of 79%. This exceeds the requirement of 65%.
5. Transportation
The P.U.D. gains access to West Elizabeth from an extension of Rocky Road. A
second access will be an extension of Clearview Avenue at the southeast corner of the
parcel. A third point of access is being planned for with a potential extension of the
existing Pleasant Valley Road from the west in Overland Trail Farm. Until the
intervening property to the west develops, Pleasant Valley Road will terminate at the
western edge of the P.U.D.
The traffic impact analysis evaluated the short term (1997) and long term (2015)
impacts on three key intersections: (1) West Elizabeth Street/Rocky Road, (2) West
Elizabeth Street/Taft Hill Road, and (3) Deerfield Drive/Clearview Avenue. It is
expected that 95% of the projected trips will utilize the West Elizabeth/Rocky Road
intersection and 5% will use the Deerfield Drive/Clearview Avenue intersection.
Based on level of service analysis, excellent levels of service (A and B) will prevail at
the West Elizabeth/Rocky Road and Deerfield/Clearview intersections in both the short
and long term. At the West Elizabeth/Taft Hill intersection the level of service will be
acceptable (D) in the short and long term. An important improvement is the addition of
a left turn phase at the traffic signal for east and westbound Elizabeth. This left turn
phase is scheduled for installation by the City in the next several months, independent
of the P.U.D..
The P.U.D. is located on Transfort Route 2/3. There are bus stops at West Elizabeth
and Taft (Cedarwood Plaza, 2,500 feet) and at West Elizabeth and Overland Trail
(2,000 feet) as measured from Rocky Road. The project is found to be feasible from a
traffic engineering standpoint and promotes transportation policies. (The Traffic Impact
Analysis was included as an attachment to the Preliminary Staff Report.)
6. Condition of Preliminary Approval: Stormwater Detention Capacity
At Preliminary, the P.U.D. was conditioned as follows:
Preliminary approval of this P.U.D. shall not grant an expression of layout
and density on Lots 22 through 26, inclusive, due to the need to further
refine stormwater modeling which may modify stormwater detention
requirements in the southeast portion of the site.
Siena P.U.D. - Final, #39-95
March 4, 1995 P & Z Meeting
Page 3
3. Neighborhood Compatibility:
Two neighborhood meetings were held prior to consideration of the Preliminary P.U.D.,
August 24 and October 10, 1995. Neighborhood compatibility issues were discussed at
length during the Preliminary consideration. Issues surrounding school capacity, water
pressure, park usage, stormwater runoff facilities, traffic, and street improvements were
thoroughly addressed. The Final P.U.D. is found to be sensitive to and maintain the
character of the surrounding area as well as satisfy the All Development Criteria
pertaining to neighborhood compatibility.
4. Design
The following elements represent the design characteristics of the P.U.D.
A. Alleyways/Garages
Approximately one-half the lots will be served by alleys providing access to the
garages. Placing garages at the rear of the lots will remove the "garage -row" effect
from the street. For lots on the perimeter with no alleys, garages will be setback from
the front building line by five feet to minimize the impact of garages on the streetscape.
B. Detached Walks/Street Trees
The sidewalks will be detached from the curb by six feet. Within the parkway strip,
street trees will be planted in a formal, traditional spacing. This will create a safer
pedestrian area and beautify the streets.
C. West Elizabeth Streetscape
The sidewalk on West Elizabeth will also be detached creating a 9 - 10 foot wide
parkway strip featuring a formal row of street trees. Perimeter fencing along the rear lot
lines will be restricted to four feet in height but placed on a two foot high berm to allow
for better visual and acoustic screening. This is a creative solution to the typical six foot
solid fence that has proven to be unattractive along arterial streets.
D. Path Connection to Park
A pedestrian/bicycle path will connect the project to the existing path to the south in the
City's stormwater detention area and Overland Trail Neighborhood Park.
E. Solar Orientation
Siena P.U.D. - Final, #39-95
March 4, 1995 P & Z Meeting
Page 2
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: R-L;
Existing single family
S: R-L;
Vacant (Clearview Stormwater Detention Ponds)
E: R-L;
Existing Single Family
W: R-L,
Vacant
The property was annexed and zoned in 1970. There have been no previous
submittals on this parcel.
The Preliminary P.U.D., known as Overland Ridge, was approved on November 13,
1995.
2. Land Use:
The request for 116 single family lots on 28.26 acres equals 4.10 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.
In addition, the P.U.D. was reviewed by the variable criteria of the Residential Uses
Point Chart of the L.D.G.S. The project scores 72% which exceeds the minimum
required score of 60%. Points were awarded as follows:
d. Being within 3,500 feet of an existing neighborhood park (Overland Trail
Park).
Being within 3,000 feet of a major employment center (C.S.U. Foothills
Campus and Cedarwood Plaza Shopping Center).
Having 45% of the perimeter boundary contiguous to existing urban
development.
V. Providing pedestrian and bicycle connections to the existing City path in
Overland Trail Park.
The P.U.D., therefore, is supported by the performance on the Residential Uses Point
Chart of the L.D.G.S.
ITEM NO. 7
MEETING DATE 344796
6
6gi
STAFF led_Shg.pard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Siena P.U.D., Final, #39-95A
APPLICANT: John, Sam and Al Minatta
c/o Bruce Hendee
BHA Design
2000 Vermont Drive
Fort Collins, CO 80525
OWNER: John, Sam and Al Minatta
c/o John Minatta
2037 Lexington Drive
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for 116 single family lots on 28.26 acres located on
the south side of West Elizabeth Street at Rocky Road. The site is located north of the
City's Clearview Ponds stormwater detention area. The property is zoned R-L, Low
Density Residential. At Preliminary, this project was known as "Overland Ridge" P.U.D.
The new name is Siena P.U.D.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The Final P.U.D. is in substantial compliance with the Preliminary. The Final continues
to satisfy the All Development Criteria of the L.D.G.S. The project scores 72% on the
variable criteria of the Residential Uses Point Chart. The P.U.D. is found to be
sensitive to and maintains the character of the surrounding area. The P.U.D. is on a
Transfort route and is feasible from a traffic engineering standpoint. There are three
recommended conditions of approval. One regards the alley design, one regards
potential flooding of the irrigation ditch, and one regards the timely filing of the Utility
Plans and Development Agreement.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT