HomeMy WebLinkAboutPROSPECT GREENS PUD - PRELIMINARY - 15-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNEIGHBORHOOD INFORMATION MEETING
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Project: -
Meeting Location:
Date:
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s Attendees: Please sign this sheet. The information will be used to
4 update the project mailing list and confirm attendance at neighborhood -
meetings. Contact the Planning Department (221-6750)
receive minutes of this meeting.
if you wish to
Did You Receive
Written Notification
of this meeting?
Correct
Address.
Name
Address
Zip
Yes
No
Yes
No
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16. Question: How wide will the street be?
Answer: It will be 20' wide plus parking pockets on both
side.
17. Question: These are not to be attached dwelling units?
Answer: No, except for possibly the units at the south end
of the development.
18. Question: Will construction traffic be from Prospect Road?
Answer: Yes, that is the only place it can access from.
19. Question: Will the City look at other properties, and
potential land uses, in conjunction with this
development?
Answer: It is possible that the Transportation Department
will want this development to provide for access
into adjacent properties and limit the access
points onto Prospect Road.
20. Question: How large ar the lots going to be?
Answer: They will be 4,000 to 5,000 square feet in size.
21. Question: What is the difference between these homes and the
townhomes in the Vineyards development?
Answer: We are not that familiar with those units.
22. Question: Will this be like a retirement village?
Answer: That remains to be seen. These will probably be
empty -nester units.
23. Question: What will the building materials be?
Answer: They will be painted masonite.
24. Question: How bathrooms per unit will there be?
Answer: That is not yet determined.
25. Question: Each unit will have a lot that it will maintain?
Answer: The lots will be minimal in size, with more common
maintenance areas.
5. Question: Will this land be lower than the property to the
east?
Answer: Yes, it probably will. There will be swales to
capture the surface water along the east property
line.
6. Question: Will you change the natural slope of the land?
Answer: Yes, we will.
7. Question: You are out of the Spring Creek floodplain?
Answer: Yes, we are.
8. Question: Do you know what the City's plan is for access to
Prospect Road?
Answer: No, we do not at this time.
9. Comment: The City should consider an access control plan
along East Prospect Road...
lo. Question: How soon can you start this project?
Answer: We would like to start as early as August, 1995.
il. Question: There are overhead power lines along Prospect Road.
Will they be undergrounded at the time of this
project?
Answer: The City Light & Power Department is in the process
of a 15 year phased undergounding program. They
will determine when these lines go underground.
12. Comments: I have concerns about provisions for irrigation
water to the property to the east.
13. Question: Will you use the irrigation water for this
development?
Answer: Not for domestic use, but it could be used to
irrigate the common areas.
14. Question: At what point will the potential traffic increase
be addressed?
Answer: It will be addressed with the traffic study that
must be part of the preliminary development
submittal to the City for review.
15. Comment: I have a concern about the animals (livestock) that
live in the area.
Neighborhood Information Meeting Minutes
for the
PROSPECT GREENS P.U.D.
Date: March 8,.1995
Applicant: Pederson Brothers Home & Development
316 Ridgewood Drive
Fort Collins, CO. 80524
City Planner: Steve Olt
The potential applicant has expressed an interest in developing a
single family residential neighborhood located on the south side of
East Prospect Road between Stover Street and Ellis Street. The
property is directly south of Lesher Junior High School.
The purpose of this meeting was to.introduce representatives for
the development proposal to the affected property owners and other
potentially affected interests in attendance and enable them to ask
questions about, express their concerns about, or express their
support for the development proposal. The following questions,
concerns, and responses were expressed at the meeting: .
1. Question: Will there be a homeowner's association?
Answer: Yes, there will be..
2. Question: What will the HOA cover?
Answer: The HOA will mainly cover the common areas outside
of the individual lots.
3. Question: Will there be fencing on the east and west
perimeters of the property?
Answer: Yes, there will probably be a 6' high privacy fence
in those areas.
4. Question: What will you do with the existing irrigation ditch
and water conveyance across your property?
Answer: It will be piped underground.
Mr. Mike Herzig
City of Fort Collins
Development Review Dept.
Prospect Greens P.U.D.
Page 2
As stated above, the geometry of the site (long and narrow)
dictates this variance request. The parcel is only 165' wide and
standard street and right-of-way widths would prohibit this type of
proposed development.
If you have any questions or require additional information,
please do not hesitate to call.
Sincerely,
PARSONS & ASSOCIATES, INC.
- 411t
Gar A. Odehnal, P.E.
Project Manager
GAO/jd
P.1/1
MAY 16 '95 10:54 AH./ FT COLLINS CO..
May 16, 1995
Mr. Steve pit, Project Planner-, .
Community -Planning. &, Frnrironmental Services
City of Fort Collins
P.O. Box 580
Fort Coffins. 60'.60522. :
Re: Request for Variance from Solar Orientation Ordinance for. Prospect Greeris P.U.D.-
Dow Steve:
We are asking for a Variance from the Solar Orientation Ordinance based on hardship imposed by the
configuration of the project site due to the extreme narrowness of fie site in a North/South direction.
The requirements for a 44-foot street right-of-way makes it impossible to orient houses any other way
than East/West.
Please let us know if any further information is required. Thank you.
Cordially,
Robert Sutter AIA
Principal
RSfjIs
.co: Larry Pedersen
Ron Young
. PO Box 271217,
'Fort Collins; Colorado 80527
Postdt" brand fax transmittal memo v
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Faz,r
4730 S Coitegs Ave. Suite 206 • Fort Collins, Colorado 80626 • (303) 225-2704 • FAX 225 2791
23. Ice or low temperature water storage system
utilized for off-peak air conditioning and
reduced air conditioning equipment sizes
1.0
24. Electric resistance heat not used
0.2
25. Night air used for pre -cooling space with
building air handling system, automatically
controlled
0.1
26. Fluorescent lamps and electronic ballasts are
used throughout the building 0.2
27. Motion detector lighting control is used for
all lighting 0.2
28. Lighting watt density less than 2W/sq. fL 0.3
29. Building uses active solar, geothermal, wind,
or other non -depleting energy source (capable
of collecting, storing, and distributing) for
space heating, with a minimum savings fraction
of 0.4 3.0
30. Radiant heating used in lieu of unit heaters
02
31. Roof automatically cooled with water spray
0.1
32. Windows are shaded from summer sun (over-
hangs, window coverings, deciduous [tees)
02
33. Computerized energy management system
used with capability to cycle equipment,
automatic lights on/off, optimum start,
night/weekend setback
1.0
34. Use of an existing strucume that is in
compliance or is brought into compliance
with the adopted Model Energy Code
(entire structure must be in compliance)
1.0
35. Other methods (to accommodate new
technology).
Points will be assigned an a
I ff
�� b yw+ "m A t 4 t c
proportionate basis by
comparing the atnotmt of energy
(. of H po : S t �7 .: lot
I rNcg co ec- iNt�a po;r►+ re tAYWta4O
4► s P 3 I, I 9
11
Sthatcanbesavedbytbe
measure with the
v►�e
w r t (,l t 144t y f 0 r+On co �4a hem t h
proposed
amount of energy that can be
saved by utilizing other items
from the Method Two listing.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-122-
4.
Passive solar heating utilized by building
heating system with a minimum of savings
fraction of 0.4 (using orientation that
maximizes solar gain and window coverings)
3.0
5.
Natural daylighting utilized, with automatic
insulated covers with minimum R-value of 2.5
0.3
6.
Overall wall U-value is <0 2
1.0
7.
Overall roof U-value is <0.6
03
8.
Reflective glass or film used on all windows
02
9.
Vestibules, air locks, or revolving doors used
on all entrances
02
10.
Automatic night/weekend temperature
setback is
0.4
provided
11.
"Free Cooling" (using outside air) used for fan
systems of less than 5000 CFM
02
12.
Low leakage outside air and exhaust air
dampers used; 1% leakage maximum at 5" W.C.
03
13.
Variable air volume system used, with inlet
vanes or variable speed drives
OS
14.
High efficiency motors (as labeled by
manufacturer) used
0.1
15.
Water-cooled condenses used for
mechanical cooling systems
02
16.
Evaporative cooling used in lieu of
mechanical cooling
0.4
17.
Bot7as or furnaces used with firing
--_--
efficiencies greater than 82%
02
18.
Automatic spark ignition used for gas
,y
fired boilers, furnaces, unit heaters, etc.
0.1
19.
Automatic dampers used in combustion
air intakes
0.1
20.
Outside air reset used for boiler supply
water temperance control (boiler water
temp reset inversely from outside temp)
03
21.
Exhaust or condenser heat recovery utilized
03
22.
Waste water beat recovery utilized (car
washes, laundries, etc.)
2.0
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
- 121 -
APPENDIX "E"
EnerQv Conservation Methods
Method One: Direct comparison to Model Energy Code.
This method awards points based on the extent to which the proposed building exceeds the minimum
standard as established in the Model Energy Code using the systems approach. Certification by a
professional engineer licensed in Colorado will be required to demonstrate that the annual energy
consumption will be a certain percentage, less than the same building just meeting the minimum
standard as defined in the Model Energy Code.
Percentage below the
Model Energy Code Minimum
Points Awarded
15 - 25%
1.0 point
26-35%
2.0 points
36 - 45%
3.0 points
46% or more
4.0 points
Method Two:
Points will be given for the implementation of one or more of the energy conservation measures
listed below. The use of Method Two requires that the final approved PUD plans and construction
plans submitted for a Budding Permit must specify all of the energy conservation measures for
which points have been awarded in the approved plan. The total number of energy conservation
points earned will be based upon the following table:
0.6 - 1.5
1.0 point
1.6 - 2.5
2.0 points
2.6 - 3.5
3.0 points
3.6 or more
4.0 points
Method Two Enemy Conservation Measures -
1. Long axis of budding is east/west (budding
oriented to south, with majority of windows
on south wall) 02
2. Ratio of exterior wall area to interior floor
area is less than iS 0.3
3. Mass of exterior building walls greater than
301b/sq. fL 02
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
- 120 -
Criterion Ea;-.. -=
Credit
s If the site or adjacent property contains a historic building or place, a bonus may be earned for the following:
3% For preventing or mitigating outside influences adverse to its preservation (e.g. environmental, land
use, aesthetic, economic and social factors);
3% For assuring that new structures will be in keeping with the character of the building or place, while
avoiding coral units;
H 3% For proposing adaptive use of the building or place that will lead to its continuance, preservation, and
improvement in an appropriate manner.
Z t If a portion or all of the required parking in the multiple family project is provided underground, within the
0- building, or in an elevated parking structure as an accessory use to the primary structure. a bonus may be earned as
follows:
9% For providing 75% or more of the parking in a structure;
6% For providing 50 - 74% of the parking in a structure-
3 96 For providing 25 - 49% of the parking in a structure.
V If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units,
enter a bonus of 10%.
V If the applicant commits roviding adequate, safe and convenient pedestrian and bicycle connections between the
project and any of the de;ut::aon points described below, calculate the bonus as follows:
5% For connecting :o the nearest existing City sidewalk and bicycle path/lane;
5% For connecting to any existing public school, park and transit stop within the distances as defined in this I D
Density Chart; t
5% For connecting to an existing City bicycle trail which is adjacent to or traverses the project.
TOTAL..
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised September 1994
- 79a -
evi4riY-�,A / -OOl l /S, Yl N7 _ I . .. l
DENSITY CHART
Criterion Maximum Earned
Credit Credit
2000 feet of an existing neighborhood shopping center; or
20%
a---------------------------------------------
_ _
2000 feet of anapproved, but not constructed neighborhood shopping center.
----
1090
----
b
650 feet of an existing transit stop (applicable only to projects having a density of at least six [6] dwelling
2090
units per acre on a gross acreage basis)
C
4000 feet of an existing or approved regional shopping center
IO90
3500 feet of _an_existing _neighborhood _ or community park or _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _
_ 2045_
d
3500 feet of a publicly owned, but not developed, neighborhood or community park, or community
1090
LU
facility (except golf courses); or
(A
7331OU fee[ of a publicly owned golf course, whether developed or noC - - - - - - - -1
1090
Qe
2500 feet of an existing school, meeting all requirements of the State of Colorado compulsory education
10%
m
laws
l O
f
3000 feet of a major employment center
20%
1000 feet of a child care center
5q0
h
"North" Fort Collins
20%
I
The Central Business District
2090
J
A project whose boundary is contiguous to existing urban development Credit maybe earned as follows:
30%
09c For projects whose property boundary has 0 - 109e contiguity;
10 - 15% For projects whose property boundary has 10 - 2096 contiguity;
15 - 20% For projects whose property boundary has 20 - 309c contiguity;
20 - 25% For projects whose property boundary has 30 - 4096 contiguity;
25 - 30% For.projects whose property boundary has 40 - 5090 contiguity.
k
If it can be demonstrated that the project will reduce non-renewable energy usage either through the application of
alternative energy systems or through committed energy conservation measures beyond those normally required by
City Code, a 5% bonus may be earned for every 5% reduction in energy use.
Calculate a 1% bonus for every 50 acres included in the project
f17
Calculate the percentage of the total acres in the project that are devoted to recreational use. Enter 1/2 of that
bonus.
A-
percentage as a
n
If the applicant commits to oreserving permanent off -site open space that meets the City's minimum requirements,
calculate the percentage of this open space acreage to the total development acreage and enter this percentage as a
bonus.
C
If part of the total development budget is to be spent on neighborhood public transit facilities which are not
otherwise required by City Code, enter a 290 bonus for every $100 per dwelling unit invested.
P
If part of the total development budget is to be spent on neighborhood facilities and senzces which are not otherwise
H
required by City Code, enter a 1% bonus for every $100 per dwelling unit invested.
q
If a commitment is being made to develop a specified percentage of the total number of dwelling units for low
Z
income families, enter that percentage as a bonus, up to a maximum of 3090.
0
f
If a commitment is being made to develop a specified ppercentage of the total number of dwelling units for Type "A"
Type "B"
p0
and handicapped housing as defined by the Ciry of Fort Collins, calculate the bonus as follows:
Type "A" .5 x Tim "4" Units
Total Units
In no case shall the combined bonus be greater than 30%
Type "B" 1.0 x Tvne "9" Units
Total Units
Continued
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised September 1994
-79
A. 7 TM'CH' MENT "3"
ACTIVITY;
Residential Uses
DEFINITION;
reeuy -Fu-P -
H
All residential uses. Uses include single family attached dwellings, townhomes, duplexes, mobile homes,
and multiple Tani v dwellings: group homes: boarding and rooming houses; =Lerrlrry and seroriry .
houses: nursing hernes: public and private schools: public and nen-profit quasi -public re�^eational uses
as a principal 'use: uses providing meeting places and pieces for public assembly with incidental officespace: and chiic -az` centers.
CRITERIA;
Me following criterion must be answere "yes" and
implemented ;vv M',i^. _ e deveiooment _Dian.
Ye No .N/A
I. DOES T:= ? R C..CT
POLVTS ? S C.-7 C',L 1:aD ON TF = FOLI OWING "OEYS=
PROPOSED DaNS=OF' _ RESIDEtV'1'L�.L
?ROJEC'� : ".e-e:,tiired eaned c:..dit for a residential roject shall be
based on the '--mewing:
60 ce.-cenrasze wints = 6 wer dwellin er acre iy o E'0.tu�5
60 - 70 De -earn ge points = 6 - 7 dwelling units per ac'e
TO - 80 :=-enrage points = 7 - 8 dwelling units per ac;, �
80 . 90 pe-entage points = 8 - 9 dwelling -units per ace C-c � Xe,A.u4-i. &k
90- l00 er_ entage points = 9-.10 dwelling units per ace 66 4. G �J11 slitfi
100 or more; pe-antag�; points = 10 or more dwelling :nits p= acre
Lana Leveiopment txwciance bystem For Planned Unit Developments
e City of Fort Collins, Colorado, Revised August 1994
.78.
lwl. v_.
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterio
be satisfied?
If no, please explain
r a
E a s Y
a `<'
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
I
I
I
I vcur�aucc, 1�
1.2 Comprehensive Plan
1.3 Wildlife Habitat
1.4 Mineral Deposit
1
1
1.5 E-ccloalcally Sensitive Areas
I reserved
reserved
1
I
1.E Lands of Agricultural Importance
1
1
1.7 Enerav Conservation
1.8 Air Qualitv
1.9 Water Quality
I I
I
I
I
11.10 Sewage and Wastes
I
I✓ I
I
1.11 WatertonservationI
V/1
I
1.12 Residential Density
I ✓
A 2. NEIGHBORHOOD COMPATIBILITY CRITERIAI
�.1 Vehicular. Pedestrian. Bike Transoonation
I
I
I
2 2 �uiidinc ?;acement and Orientation
I, I
I I
1
2.3 Natural rear i-es .I
I I
I✓ I
I
2.4 Vehicular Circulation and Parking
IV/1 I
I ,/ I
I
2.� emergency Access _
I I I
I I
1
2.� Pedestrian Circuiation
IV/1 I I✓
I
I
2.7 Architecture
I
2 Buiialno Heicm and Views I
I I I
I
I
2.9 Shading I
I I I✓
I
I
2.10 Solar Access I✓1
I I
1
1-
2.11 Historic Resources
I 1 1
1
2.12 Setbacks
,I I I
✓ I
I
2.13 Landscaoe IVI
I I
I
2.14 Sicns II
I ✓
I
i
2.15 Site Lighting
2.16 Noise and Vibration
1 1
2.17 Glare or Heat
✓I
2.18 Hazardous Materials
1
1
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
3.2 Design Standards
V I 1
3.3 Water Hazards
3.4 Geologic Hazards
1 1
--
.�,
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised h 1994
us�
-61-
RATIONALE OF CHOICES MADE
The project is organized around a centrally located circulation system to promote the efficiency of use
of the system and allow the efficient use of the site, maximizing density. The central circulation
system is to be a publicly designated street ending in a cul-de-sac. The street has a slight variance
from straight line to enhance the aesthetic impact along the streetscape.
Housing units have been clustered together along the street to enhance land use efficiency and to
provide for pockets of open green space between every three units. The on -street parking has been
pocketed to further enhance variety of aesthetics as well as help to bring green elements of the project
to the curb/back of walk line. Pocketed parking will encourage on -street parking in pockets only.
Parking will not be allowed on street except in pocketed areas.
Two off-street parking stalls of minimum 18 feet in length have been provided in front of each unit's
garage. Parking in front of garages will not encroach on sidewalks.
The street has been developed with pocketed parking to also reduce the overall area of hard surface
on the project with a resulting positive impact on stormwater run-off. Due to the low number of units
within the development, it was felt that sidewalks on one side of the street will be adequate to handle
pedestrian access within the development. This also further reduces the amount of hard surface and
further enhances the ability to bring green space to the curb line.
Architecture in the development has been designed with second levels of all units built within the attic
area of the structures. This will serve to keep the scale of the project down and more "human" along
the streetscape by minimizing the impact of 2-story walls with lower eave lines of the roof systems.
This exterior design will also lend to steep roof pitches adding to the visual variety of architectural
elements along the street line. Garage doors will be held to 8 foot widths to mitigate their impact to
the streetscape.
All landscaped areas will be irrigated with a system in compliance with City standards and
requirements to promote conservation of this valuable water resource.
CONFLICTS OF LAND USES
There are no significant conflicts of uses. The project will be screened on its east and west
boundaries with a 6-foot high wood fence. Screening from the Spring Creek bike trail is accomplished
through separation and landscaping. Screening to the existing housing unit to the northeast will be
fencing and landscaping.
PROSPECT GREENS P.U.D.
Statement of Planning Objectives
March 20, 1995
CITY LAND USE POLICIES ACHIEVED
1. The project is an infil development contiguous on all sides to the City.
2. The project is close to mass transit - bus stop.
3. The project is close to recreation and shopping opportunities.
4. The project is higher than 3.0 units/acre of density being at 4.5 units/acre.
5. The project meets requirements and standards within the urban growth area.
6. The development of this project is consistent with development policies set forth in the "Land
Use Policies Plan" of the Comprehensive Plan for the City of Fort Collins.
7. The project meets and exceeds the requirements of the project impact assessment system
established in response to the "Land Use Policies Plan" through the criteria of the "Land
Development Guidance System".
8. The project promotes and honors pleasant, functional, and understandable inter -relationships
through and between land uses.
9. The project has access to existing utilities of adequate size.
10. The project is respectful and meets _ criteria in connection with the City's environmental
management plans.
11. The project provides direct access to the City's bike path system along Spring Creek as an
alternative to transportation.
12. The project meets Locational Policies for low density residential uses.
13. As a higher density single family development, it is being planned as a PUD.
14. The project affords additional "Public" access to the Spring Creek Trail System.
15. The project is close to and connected to a neighborhood park via the Spring Creek bike trail.
PROPOSED OWNERSHIP OF OPEN SPACE AREAS
Ownership of common open and active open spaces within the development shall be through the
Home Owner's/Property Owner's Association within the development. Care of such open spaces will
be the responsibility of the Association through the assessment of fees against lots within the
development.
SCHOOL PROJECTIONS
PROPOSAL: PROSPECT GREENS PUD
DESCRIPTION: 17 housing units on 3.75 acres
DENSITY:
General Population
4.5 3 du/acre
17 (units) x 3.5 (persons/unit) = 59.5
School Age
Population
Elementary -
17 (units) x
Junior High -
17 (units) x
Senior High -
17 (units) x
450
(pupils/unit) =
7.65
.210
(pupils/unit) =
3.57
185
(pupils/unit) =
3.15
PROD
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VICINITY MAP
NOT TO SCALE
PROSPECT GREENS P. U.D.
FORT COLLINS, COL ORAD 0
BEING A PORTION OF THE NORTH EAST QUARTER OF SECTION 24,
TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6th PRINCIPAL MERIDIAN,
LV THE CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
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LEGEND
SENERAL NOTES
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Prospect Greens PUD - Preliminary, #15-95
May 22, 1995 P & Z Meeting
Page 5
* It meets the applicable All Development Criteria in the
L.D.G.S.
* The request provides for future vehicular cross -access to
and from the undeveloped property to the west.
* A variance to the Solar Orientation Ordinance has been
requested by the applicant.
RECOMMENDATION:
Staff recommends approval of the Prospect Greens P.U.D.,
Preliminary - #15-95, with the following variance:
Staff is recommending approval of the developer's request for a
variance to the Solar Orientation Ordinance for the following
reason:
That by reason of exceptional conditions or difficulties with
regard to solar orientation or access, hardship would be
caused to a subdivider by the strict application of any
provisions of this Article.
Prospect Greens PUD - Preliminary, #15-95
May 22, 1995 P & Z Meeting
Page 4
(3) The applicant demonstrates that the plan as submitted is
equal to or better than such plan incorporating the
provision for which a variance is requested.
Staff is recommending approval of the developer's request for a
variance to the Solar Orientation Ordinance for the reason stated
in Subsection (2).
Parking:
Each dwelling unit will have two off-street parking spaces (either
in garages or in the driveways) . There will be recessed parking
areas, interspersed with landscaped islands, on both side of the
street.
4. Neighborhood Compatibility:
A neighborhood information meeting was held at Lesher Junior High
School on March 8, 1995 to discuss this residential development
proposal. There were nine people in attendance and approximately
one-half of them represented the development proposal as either
property owner or developer. A City planner was present to
facilitate the meeting. The primary questions and concerns
expressed were related to the increased traffic associated with new
development and how the City was looking at access control along
East Prospect Road. Also, what impacts will this development have
on the existing farm animals in the area, on the adjacent larger
acreages, and how will the existing surface drainage patterns be
maintained. A copy of the minutes of the meeting are attached to
this staff report.
5. Transportation:
The development will be accessed from East Prospect Road by a
single street running north to south in the middle, with residences
being located on both the east and west sides of the street. The
street will terminate in a cul-de-sac at the south end,
approximately 700' from East Prospect Road. An easement for future
vehicular access from the public street in this development to the
undeveloped property to the west is being provided with this
request.
FINDINGS Of FACT/CONCLUSIONS:
In evaluating the request for the Prospect Greens P.U.D.,
Preliminary, staff makes the following findings of fact:
* It scores 64% on the Residential Uses Density Chart in
the L.D.G.S., which supports the proposed residential
density of 4.5 dwelling units per acre.
Prospect Greens PUD - Preliminary, #15-95
May 22, 1995 P & Z Meeting
Page 3
Landscaping:
The landscaping will consist of a combination of deciduous,
ornamental, and evergreen trees along the streetscape and in the
common areas next to and behind the homes. There will be upright
and spreading junipers used as an entry feature at East Prospect
Road.
Solar Orientation Ordinance:
The developer has requested a variance to the Solar Orientation
Ordinance, which requires a minimum of 65% of the lots to comply
with one of the definitions of a solar oriented lot, because only
3 of the 17 lots (equalling 18%) are in compliance. The developer
is stating that this is an in -fill project subject to pre-existing
geographic constraints.
The site is a long, linear parcel of ground, 165' wide by 990' in
depth, oriented north to south from East Prospect Road to Spring
Creek. The opportunity to orient single family detached homes with
the front of the homes being within 30 degrees of a true east -west
axis is extremely limited. After a street has been included in,
essentially, the middle of the property, there is only 60' to 70'
of lot depth available between the street/sidewalk and the property
lines to the east and west.
When permitted, the Planning and Zoning Board may authorize
variances under Section 29-627 of City Code upon its finding that
following requirements in (1), (2), or (3) have been satisfied:
(1) That by reason of exceptional topographical, soil or
other subsurface conditions of other conditions peculiar
to the site, hardship would be caused to a subdivider by
the strict application of any provisions of this Article.
Such variances shall not be granted if it would be
detrimental to the public good or impair the intent and
purposes of this Article. The decision of the Planning
and Zoning Board on any application for variance shall be
set forth in writing in the minutes of the Board.
(2) That by reason of exceptional conditions or difficulties
with regard to solar orientation or access, hardship
would be caused to a subdivider by the strict application
of any provisions of this Article. Such variances shall
not be granted if the same would be detrimental to the
public good or impair the intent and purposes of this
Article. The decision of the Planning and Zoning Board on
any application for variance shall be set forth in
writing in the minutes of the Board.
Prospect Greens
May 22, 1995 P
Page 2
COMMENTS:
1. Background•
PUD - Preliminary, #15-95
& Z Meeting
The surrounding zoning and land uses are as follows:
N: RL; existing school, church (Lesher Junior High, First Baptist)
S: RP; existing single family residential
E: RP; existing large acreage single family residential
W: RP; existing large acreage single family residential
The property was annexed into the City with the First East Prospect
Annexation in December, 1959.
2. Land Use•
This is a request for preliminary planned unit development (P.U.D.)
approval for 17 single family detached homes (1 existing and 16
new) on 3.75 acres. The gross residential density is 4.5 dwelling
units per acre. It was evaluated against the applicable All
Development Criteria and the Residential Uses Density chart of the
L.D.G.S. The request scored 64% on the density chart, earning
points for: a) being within 3,500' of an existing neighborhood
park (Spring Park); b) being within 2,500' of an existing school
(Lesher Junior High); c) being within 3,000' of a major employment
center (Park Central, Women's Clinic, Stuart Street Medical Park);
d) a percentage of the total area of the project devoted to
recreational use; and e) providing adequate, safe and convenient
pedestrian/bicycle connections between the project and the nearest
existing City sidewalk and bicycle lane and an existing City
bicycle trail adjacent to the project. The density chart supports
the land use and residential density of the project.
3. Design•
Architecture:
The homes will be two-story structures 30' in height (+/-) and will
contain approximately 1,200 square feet of living space (excluding
basements and garages). The architecture has been designed with the
second levels of all the homes built within the attic area of the
structure, serving to keep the appearance of the project down to a
more "human" scale streetscape. The exterior design allows for
steep pitched roofs that will provide for a visual variety of
architectural elements. Garage doors will be V in width to
mitigate their visual impact from the street.
ITEM NO. 2
MEETING DATE 5/ 2 2/ 9 5
STAFF Steve Olt
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Prospect Greens P.U.D., Preliminary - #15-95
APPLICANT: Pederson Brothers Homes & Development, LLC
c/o Architectural Horizons
4730 South College Avenue
Fort Collins, CO. 80525
OWNER: Pederson Brothers Homes & Development, LLC
316 Ridgewood Drive
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
This is a request for preliminary planned unit development (P.U.D.)
approval for 17 single family detached homes (1 existing and 16
new) on 3.75 acres located on the south side of East Prospect Road
approximately 600' east of Stover Street. The property is opposite
Ellis Street to the north and is zoned RP - Planned Residential.
RECOMMENDATION: Approval with a condition
EXECUTIVE SUMMARY:
This request for preliminary P.U.D. approval:
* Scores 64% on the Residential Uses Density Chart in the
Land Development Guidance System (L.D.G.S.), which
supports the proposed residential density of 4.5 dwelling
units per acre;
* meets the applicable all Development Criteria of the
L.D.G.S.;
* provides for future cross -access to and from the
undeveloped property to the west;
* requires a variance to the Solar Orientation Ordinance.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT