Loading...
HomeMy WebLinkAboutBRIDGEFIELD P.U.D. - PRELIMINARY - 45-94 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSB. Private open space will. be owned by individual homeowners, however will be maintained except for patio by HOA. C. It is intended that future ownership of all PUD units be by resident homeowners. 3. Estimate of number of empLo-yees Not applicable. 4. Description of rationale behind -assumptions and choices Our central assumption is that a significant portion of the housing market will value the quality, aesthetics, livability and convenience of the type of residential unit and neighborhood we are proposing as an alternative to townhouse and patio home communities with similar densities. Furthermore, we believe that the benefits of a well landscaped, attractive, pedestrian -friendly neighborhood with streets and sidewalks in appropriate scale to the housing justifies the flexibility in standards interpretations which is required. 5. Completed point charts Enclosed . Variance request letters for solar orientation and right-of-way width are also enclosed. 6. Conflicts between land use There are no conflicts of land uses. The residential development proposed is consistent and compatible with residential uses to the east (condominiums) and to the west (townhouses). Furthermore, it is well buffered and consistent with single family residential uses across Prospect Street to the north and along Stuart Street to the south. A landscape buffer is proposed between project and Prospect Road, and also between project and adjacent single family house to the northeast. Fifty foot,wide ditch (Larimer County Canal #2) and substantial dense natural vegetation and large trees will act as a buffer between project and Heatheridge Condominiums. STATEMENT OF PLANNING OBJECTIVES 1. City Land Use Policies achieved bypro ose Ilan A. Maximum utilization of land within city. B. Promotes alternative transportation modes. C. Promotes use of mass transit (adjacent bus stop). D. Residential development close to employment, recreation, shopping facilities, park and daycare. E. Availability of existing utilities at site. F. Contiguous to existing development within city limits G. Maintenance and enhancement of existing natural open space areas both on and adjacent to site along Larimer County Canal #2, around periphery of project and between project and Heatheridge Pond. H. Landscape buffer along Prospect Road, roadway landscape offset buffers including street trees (to be maintained by HOA), front and rear landscaped yards including trees and shrubs to enhance roadway and driveway streetscapes (to be maintained by HOA). I. Provide a mix of diverse housing options within the context of three proposed basic models to meet the differing needs and budgets of consumers. J. Aesthetic pedestrian -friendly neighborhood.. K. Access to "The Bridges" city owned open space (adjacent) and Rolland Moore park as well as smaller nearby neighborhood parks (via bikeways) L. Nearby to Spring Creek bike path with future possible proposed access by a path from "The Bridges" open space along the ditch right-of-way to Rolland Moore park. 2. Ownership of Public and Private open space and intention with regard to future ownership of PUD A. Public open space (open space adjacent to Prospect, entry feature, roadway landscape offsets) will be owned and maintained by Homeowners' Association. 8. Assumption / R Our central assumption is that a):,, significant. portion of the housing market will value the quality, aesthetics, livability., and convenience of the type of residential unit and neighborhood`, we`:are proposing as an alternative to townhouse and :patio 'home communities with similar densities, and b) we can design and :.bulU a unique pedestrian -friendly, environmentally sensitive community that works -.;well in harmony with the adjacent natural open spaces. 9. Phasing Development of property will occur in two or three phases scheduled beginning spring 1995. Residential units will be constructed on a schedule based on quality of construction and market demand. We estimate build out at two years or less. We look forward to working with the City of Fort Collins and to your favorable consideration of this project. Please contact me with any questions you may have. Sincerely, Jo J. Prouty President dk 2 sensitive pedestrian - vehicle• way around ahe .;periphery of community which allows the attractive :front yards and .house _frontages to face open space (as opposed to ugly garages)', allows..houses'lo be set back 43' or more from open space, and creates a new :conceptualization for this project of a small private ,drive :which is adequatefor serving access needs and at the same time aesthetically and environmentally sensitive. 7. Achievement of Planning Purg_oses We feel that our proposed ,plan :for Bridgefield , achieves many of the purposes of Fort Collins' Land Develol2ment: Guidance System. Goals and Objectives and Land Use Policies, including but not limited to the following: a. Meeting community needs, superior design, creativity, compatibility with adjacent land use and healthy community growth pattern (in -fill). b. Higher residential uses near: core area, parks, existing water and sewer service, major employment centers, public transportation, alternative modes of transportation (bike path), and existing high density areas. c. Encourage and promote location and development of residential units in areas which can conveniently and economically, provide public and private facilities and services needed by residents. d. Diversity of housing types allowing mixture of income levels in neighborhood. e. Reduction of street width in new residential developments where appropriate. f. Neighborhood identity, proximity to parks, private and common open space, limitation of extraneous traffic. g. In harmony with nature coupled with superior landscape and aesthetic design. h. Construct a pedestrian -friendly neighborhood and promote bicycle and bus alternative transportation. Fifty foot wide ditch easement and subsfaritial natural vegetation and large trees along ditch (New Mercer) will buffer projectfrom The Bridges townhouses to the west. Natural open space vegetation atsouthwest'and south. of i, project will be enhanced and lightly buffered to ensure the best:possible transition between the project and open space both from the standpoint of wildlife and. aesthetics. J. It is planned that the attractive fronts of;houses (garages to the rear out of sight) and front yards face onto the open space to make the views -of the project from the open space as aesthetically pleasing as possible. •Furthermore .it is anticipated that we will use a minimum width and aesthetically.pleasing,private drive around the periphery of project which will create an approximate 46' setback of houses from open space and create the opportunity for further bufferng.asa result of_street trees, yard trees and yard landscaping. 5. Pedestrian -Friendly Neighborhood Central to our concept of this patio home community is that it be pedestrian -friendly, and that the public roadway, parking, sidewalk, and related landscaping be designed to help accomplish this. We have proposed meandering 20' travel lanes (asphalt) with parking offsets (concrete) alternatively on each side of street interspersed with 5' landscape right- of-way islands throughout project and sidewalk one side. This results in an aesthetic and pedestrian -friendly right-of-way. Furthermore, the private roadway around the periphery of project will be designed with high sensitivity to environmental considerations. It' will be minimal in terms of width, no curbs,.4' gravel transition to open space and very importantly, no towering streetlights but rather small tasteful, low intensity lighting provided at front of each house. Also, units have 35' and 40' frontages and only minimal front yards. Minimum permissible roadway, parking and sidewalk as well as landscaping are essential to keep the streetscape and space between houses on each side of street in appropriate scale with residences and yards, and to prevent the impervious surfaces (asphalt and concrete) from being the dominant aesthetic feature of these streetscapes. Very importantly, house design, lot layout and access, and private drive configuration are all being designed with an eye toward maximum environmental sensitivity. We have designed an environmentally Ll Private side yards permit views from house into side yard and enhance the openness of the house with .this indoor - outdoor relationship. On perimeter lots, front patio space will be provided in addition. Highly efficient and aesthetic interior ;layout and design are incorporated into three major house plans: a). ranch plan, b), two story with main floor master, and c) two story with bedrooms up. Garage access is by private drives which are softened by their proximity to the adjacent open space and )I! dscaping; as well as overhanging tree canopies from adjacent private yards and other landscaping. — -- Housing will -be a mix of detached and duplex units. Duplexes are necessary in order to locate side yards adjacent to ROW at the end of each row of houses rather than having a zero lot line with house right up against ROW. In such cases, it is planned that a ranch unit be coupled with a two story unit so that attached units read as single family detached units with separate identity notwithstanding their common duplex wall. Our goal is to provide three basic model concepts, each of which can be tailored with floor plan and features to meet individual consumer's needs, design tastes and budget. Our goal, furthermore, is to provide for the diverse housing needs of empty nesters, singles and couples, single parents, and small families, whose needs include low maintenance, small yards and the convenience of central location proximate to shopping, schools, parks, bike paths and employment. 3. Single Family Houses Five premium single family lots will be located at the south end of parcel with access by common private drive from Stuart Street. 4. Landscaping IN A landscape buffer is proposed between project and Prospect Road, and also between project and adjacent single family house to the northeast. Fifty foot wide ditch (Larimer County Canal #2) and substantial dense natural vegetation and large trees will act as a buffer between project and Heatheridge Condominiums. proposed lots comply with solar ordinance (53% compliance necessitating a variance request for the 12% .not in compliance). To accurately provide for ordinary' access. as well : as emergency access, and in addition to design roadways that are in scale with the proposed housing, contribute to aesthetic streetscapes and'. are sensitive to the needs of a sensitive transition where 'adjacent :to :open space, we propose the following types of roadways and 'drives to serve this project: A. 43' public right-of-way proceeding from Prospect Road south to bridge over Larimer County Canal3#2__y,Two.10'_travel lanes. 7' parking on each side of the street alternating with 7' landscape offsets. 4' sidewalks on each side. B. 34' public right-of-ways for interior roadways. Two 10' travel lanes, 7' parking one side alternating with landscape offsets. 4' sidewalks one side. C. 32' private roadways, single loaded, around periphery of project and where adjacent to open space. 7' parking one side alternating with 7' landscape offsets. Sidewalks one side only. 20' of private roadway permitting two-way traffic, comprised of 16' environmentally sensitive hard surface roadway and 4' permeable roadway surface, the latter providing a transition to open space. No curbs. D. 20' private driveway lanes for access to garages. 2. Patio Home Concept We are proposing an innovative patio home concept with attractive streetscape, small side yard, and attached rear two -car garage which enables us to create a very aesthetic and functional residential community while still achieving townhouse density. We believe this is a superior alternative to monolithic blocks of townhouses or patio homes with two -car garage as their predominant streetscape feature. Bridgefield will have an attractive streetscape with contemporary / traditional patio home designs with front porches and generous landscaping in front yard and ROW islands. 11 n August 22, 1994 City of Fort Collins Planning and Zoning Board 281 North College Avenue Fort Collins, Colorado 80524 RE: Bridgefield Preliminary PUD Submittal / Statement of Planning Objectives / Phasing Schedule Dear Planning and Zoning Board Members: The purpose of this letter is to describe in summary the proposed Bridgefield housing development in the context of City of Fort Collins planning, goals, objectives and policies. 1. Site 16.2 acre site is located at the south of West Prospect Road and South Bryan Avenue. It is bordered at the north by West Prospect Road, at the south by Stuart Street, at the east by Heatheridge Condominiums and at the west by The Bridges townhouses and city owned open space (The Bridges open space). It has been for sale for apartment density development, however, it is our goal with this project to a) develop at lower patio home density, b) develop project in a way that has maximum sensitivity to adjacent open space / natural resource areas and c) sell a portion of property to City to increase their open space / natural resources area. Site is located on bus route; accesses nearby Rolland Moore park and Spring Creek bike path by means of bike lanes (in the future possibly by means of a bike path along the New Mercer ditch); less than one-half mile from neighborhood shopping center and professional medical / office park; less than two miles from regional shopping centers; less than two miles from CSU; less than one mile from area schools and parks. 55 of the 99 3307 South Colleae Avenue, Suite 200. Fort Collins. CO 80525 DENSITY CHART (continued) Criterion t If a portion or all of the required parking in the multiple family project is provided underground, within the 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% For providing 25 - 49% of the parking in a structure. z U If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10%. mV If the applicant commits to providing adequate, safe and convenient pedestrian and bicycle connections between the project and any of the desination points described below, calculate the bonus as follows: 5% For connecting to 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 Density Chart; 5% For connecting to an existing City bicycle trail which is adjacent to or traverses the moiect. TOTAL 16, D Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised August 1994 - 79a - DENSITY CHART Criterion Maximum Earned 20 feet — Credit Credit an existing or roved neighborhood shopping center; or a - -- _ _ _ _ _ 20_90_ 2000 feet of an approved, b. .:or 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 20% units per acre on a gross acreage basis) C 4000 feet of an existing or approved regional shopping center 10% d 3500 feet of an existing neighborhood or community park_; or _ �pu —7LZE _ _ �_ 20_90_ _ _ _ 3500 feet of a publicly owned, but not developed, neighborhood or community _ --� park. 1090 1 LU a 2500 feet of an existing school, meeting all requirements of the State of Colorado compulsory education 1090 Q f laws Q 3000 feet of a major employment center 2090 m g 1000 feet of a child care center 5% h "North" Fort Collins 2090 j The Central Business District 2090 A project whose boundary is contiguous to existing urban development Credit may be earned as follows: 30% 090 For projects whose property boundary has 0 - 10% contiguity; 10 - 1590 For projects whose property boundary has 10 - 20% contiguity; 15 - 20% For projects whose property boundary has 20 - 30% contiguity; 20 - 2590 For projects whose property boundary has 30 - 40% contiguity; 25 - 30% For projects whose property boundary has 40 - 50% 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 normarequired by lly City Code, a 590 bonus may be earned for every 5% reduction in energy use. j Calculate a 1% bonus for every 50 acres included in the project f'fl Calculate the percentage of the total acres in the project that are devoted to recreational use. Enter 1/2 of that percentage as a bonus. n If the applicant commits to preserving 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. O If pan of the total development budget is to be spent on neighborhood public transit facilities which are not otherwise required by City Code, enter a 2% bonus for every S100 per dwelling unit invested. p If pan of the total development budget is to be spent on neighborhood facilities and services which are not otherwise 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 income families, enter that percentage as a bonus, up to a maximum of 3090. Z f If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type "A" "B" Oand Type handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows: "A" •'.4" m Type .5 x Tune Units Total Units In no case shall the combined bonus be greater than 30% Type "B" 1.0 x Tvne'•B^ Units Total Units g 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 total units; 3% For proposing adaptive use of the building or place that will lead to its continuance, preservation, and improvement in an appropriate manner. Continued Land. Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised August 1994 -79- ATTACHMENT 11B11 ACTIVITY; Residential Uses DEFINITION; All residential uses. Uses include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings; group homes; boarding and rooming houses; fraternity and sorority houses; nursing homes; public and private schools; public and non-profit quasi -public recreational uses as a principal use; uses providing meeting places and places for public assembly with incidental office space; and child care centers. CRITERIA; The following applicable criterion must be answered "yes" and implemented within the development plan. Yes No . N/A 1. DOES THE PROJECT EARN THE VII�Ii MLrM PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART' FOR THE PROPOSED DENSITY OF THE RESIDENL TIAL 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 percentage points = 6 - 7 dwelling units per acre 70 - 80 percentage points = 7 - 8 dwelling units per acre 80 - 90 percentage points = 8 - 9 dwelling -units per acre 90-100 percentage points = 9-10 dwelling units per acre 100 or more percentage points = 10 or more dwelling units per acre Lana Levetopment Utudance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised August 1994 -78- Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain E LL = a a y Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan 1.3 Wildlife Habitat1.4 Rreserv�l Mineral Deposit1.5 Ecologically Sensitive Areas reserver! 1.6 Lands of Agricultural Importance 1.7 Energy Conservation 1.8 Air Qualit ✓ �/ 1.9 Water Qualit ✓ ✓ 1.10 Sewage and Wastes ✓ A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular Pedestrian Bike Transportation ✓ 2.2 Building Placement and Orientation 2.3 Natural Features Vt✓ 2.4 Vehicular Circulation and Parking ✓ 2.5 Emergency Access 2.6 Pedestrian Circulation 2.7 Architecture 2.8 Building Height and Views 2.9 Shading t/ ✓ 2.10 Solar Access 2.11 Historic Resources 2.12 Setbacks 2.13 Landscape 2.14 Signs ✓ 2.15 Site Lighting ✓ 2.16 Noise and Vibration 2.17 Glare or Heat N ✓ 2.18 Hazardous Materials A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards 3.3 Water Hazards V 3.4 Geologic Hazards ✓ ✓ Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 HE SCHOOL PROJECTIONS PROPOSAL: BRIDGEFIELD PUD - Preliminary DESCRIPTION: 94 patio homes, 4 single family units on 13.51 acres DENSITY: General Population 98 (units) x 3.2 7.25 du/acre (persons/unit) = 313.6 SchoolAge Population Elementary - 98 (units) x .450 (pupils/unit) = 44.1 Junior High - 98 (units) x .210 (pupils/unit) = 20.58 Senior High - 98 (units) x .185 (pupils/unit) = 18.13 TYPICAL M"ATIOM G BRIDGEFIELD P.U.D. FORT C.OLLWS COLORADO a z a 0 s WCST rROS &T ROAD LAND5GAPE NOTE5° m 1. Lo of th, dM9 Ikh an Rota ma cam m apm a,tio arMO y Land! be impotea roap on outamat'c underarountl n pohea �3 on — — As 2. M plant mat —al shal meal fpecllkatbne of me American [ Aesocea ialof Nuree.ymm (AM) farmtrer nue 9mae All O treed moll the balled and hurloppea w e '.Hfdl r3. Landscaping along >r,.t Read and canna. apm apace ar ]hNl be tales by me developer and maintained by a Mama a so Ownei a Aseoclal onro I® Q A. Tram andl not be pleated close than four feet to any Sae or p r eledne ane and w m doethan la fast to onr notor In Tras plealing east he caordnatad nth Puhlic Srnce er W Company Locahana el dl amities Andy be vwlne -n the Q Co Q read. �,Ip^U - - field prior to planting A nalzontal delon. of 40 betram _ A tb,Q1,.7F — street these and slrtet lights each he maintained. O 'Y�f ��VVQ V - 5. A free parfait must be City nighobtain" f-s the CITY farntm before Lees ne ait sae tI Car of- y GD _C 6. Lanaxapnq shal he 'natmlea orthare .ith a letter of � cr dt aura+ w performance Dana for t2h1[ of the wlue of In. I auaPing prw to the 'sweace of a Certlrcole el n L`r.R' ` ikc ern r Ul _ ). Plwrt "at far landscape weae ddp t to natlwl weae to he ma. y awnative spetive or spec. esNtin9 In nOt.,al wrea, PLANT MATERIAL LEGEND! -•-" �'-sJ Q� rRoroscD Dcuwous cAnorr TRas _ •� (D rROIOSCD ORNAMCNTAL TRCCS x _ O ftO OSCD CVCRCAIU M TREES, - © "OPOSro sttRln e ._ — Q CASINO TRKS • (hass! A IRKS wAlt:AAItoNIAl MLEC ALCWrz KaA'IeIKM sal et nlowc ells re1eL ulAscAA nw� �IAF]/R�jY�REIII -- WEST STUART STRCCT �.�..�aar. rmr_aM SRIDGEFIELD P.U.D. �,,,�„ hr fee "WItGAR RAN FORT GOLLINS GOLORADO ashes; Is LRTPLEY ABBOCIATF9 aw oosnxc w:woa¢ 8` \ y Lake 9 m OP OY F 3TS' p \ \'�<�9Y IIXfD Iw di I all If 400 z .' •t �� % N p' of n u \ R a a l r , : o I oA) : �� °� �° k C pie° g o L_J L_I °� b. WYAM AYE �Y •Aa - ]�' STV£t \/ / G, L 1�1 rl+O21 co F+rview spy �t 1 a Il,e aueewito+ L ° U se I x \� ro o, N •Aa - I> yAu.r 21 L°J�II � 1 +II ,er I mot / : J� / �r 1( -1F 1 `� n° I •� I I s L��J L=J L '� far// "II +' II s+ll+4 llr L_ <'J • 1r �r �r �r �r �r �r �r - �J y•ll%bollo 1112 Yvrcti Maaw� Tlr &idpse P.UD. �_� . m a• ar w wm �w \ LND UK ■WA1 DUM 6 A MO 2 — OAW IO A!lIIDYAL on.�samxirr—... YonY r» E IELD P D vinw n:aw� — �i+5'�,'68uESJffiFClW�:C�iN� BRIDG F .U. . FORT COLLINS COLORADO R ■ „T est Stuart street rdd"Mif-jum Y :1104I1141=1�I=141AU II1=Jdz arefpem mufrinpr- a w%-mmz Bridgefield P.U.D. - Preliminary, #45-94 November 14, 1994 P & Z Meeting Page 7 No. 2 and north of the existing pond in the Heatheridge Lake Condominiums, containing 36 lots, for use as a natural area. * If the natural areas purchase is completed, the project would remain in conformance with the City's rules and regulations. * Variances to the street design standards are not warranted due to safety issues. * A variance to the Solar Orientation Ordinance is warranted due to pre-existing development constraints. TION: Staff recommends denial of the Bridgefield P.U.D., Preliminary - #45-94, based on the request not meeting All Development Criteria A-2.4, A-2.5, A-2.6, and A-3.2 in the L.D.G.S. Bridgefield P.U.D. - Preliminary, #45-94 November 14, 1994 P & Z Meeting Page 6 7. Resource Protection: The City Natural Resources Division is actively negotiating with the developer to purchase a portion of the property located south of the Larimer County Canal No. 2 and north of the existing pond in the Heatheridge Lake Condominiums, containing 36 lots, for use as a natural area. In the event that the City is successful in negotiating a purchase, then the 36 lots and street/facility infrastructure would not occur. At that time the Bridgefield P.U.D. would consist of 63 lots on the remainder of the property between West Prospect Road and the Larimer County Canal No. 2. This revised project would still meet the requirements of the L.D.G.S. with a density of 5.04 dwelling units per acre. The Natural Resources Division has several concerns with the plans for the Bridgefield PUD. The buffer zones are narrower than staff recommended (20-25' next to ditches instead of 30' and 35' next to wetlands instead of 1001). FINDINGS of FACT/CONCLUSIONS: In evaluating the request for the Bridgefield P.U.D., Preliminary, staff makes the following findings of fact: * It scores 60% on the Residential Uses Density Chart in the L.D.G.S. The Density Chart supports the proposed gross residential density of 5.84 dwelling units per acre. * It does not meet All Development Criteria A-2.4 Vehicular Circulation and Parking, A-2.5 Emergency Access, A-2.6 Pedestrian Circulation, and A-3.2 Design standards in the L.D.G.S. * The lots in this development will gain their vehicular access from internal public and private local street via a single point of access from West Prospect Road. A paved emergency vehicular access drive will be provided from the southeast corner of this development to an existing parking lot in the Heatheridge Lake Condominiums * The City purchased an easement on 2.44 acres in the southerly portion of this property that specifically prohibits any building or other structure in the easement. * The City Natural Resources Division is actively negotiating with the developer to purchase a portion of the property located south of the Larimer County Canal Bridgefield P.U.D. - Preliminary, #45-94 November 14, 1994 P & Z Meeting Page 5 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. (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 reasons stated in Subsections (1) and (2). 4. Neighborhood Compatibility: A neighborhood information meeting was held on August 10, 1994 at the Plymouth Congregational Church on West Prospect Road. There were approximately 25 affected property owners or potentially affected interests in attendance with the developer of the project and members of City staff. Primary concerns expressed were the impacts of the development on the natural areas on and around the site, the residential density of the project, and increased traffic on West Prospect Road and north on Constitution Avenue to West Elizabeth Street. A copy of the minutes of the meeting is attached to this staff report. 5. Transportation: The lots in this development will gain their vehicular access from internal public and private local street via a single point of access from West Prospect Road. A paved emergency vehicular access drive will be provided from the southeast corner of this development to an existing parking lot in the Heatheridge Lake Condominiums (as shown on the Site Plan). A copy of an agreement for the emergency access, signed by the developer of the Bridgefield P.U.D. and the president of the Heatheridge Lakes Condominium Association, is attached to this staff report. There will not be any vehicular access to this development from West Stuart Street. 6. Storm Drainage: The southerly 2.44 acres of the property will remain as open space that will be used by the City's Stormwater Utility as part of its regional channel/detention facility. The City purchased an easement on this property that specifically prohibits any building or other structure in the easement. Bridgefield P.U.D. - Preliminary, #45-94 November 14, 1994 P & Z Meeting Page 4 section of these streets should be a 20' wide asphalt drive surface with 8' wide parking spaces and 4' wide sidewalks along the front yards of the lots. Based on the proposed street design and pedestrian circulation for the development plan before the City for review, staff is unable to answer "yes" to All Development Criteria A-2.4 Vehicular Circulation and Parking, A-2.5 Emergency Access, A-2.6 Pedestrian Circulation, and A-3.2 Design standards in the L.D.G.S., and is, therefore, recommending denial of the preliminary P.U.D. Solar orientation: The developer has requested a variance to the Solar Orientation Ordinance, requiring a minimum of 65% of the lots to comply with one of the definitions of a solar oriented lot, because only 55 of the 99 lots (equalling 56%) are in compliance. The developer is stating that this is an in -fill project subject to pre-existing geographic constraints: a) There is a single access from West Prospect road to the north; b) there is an outlot (adjacent single family residence) at the northeast corner of the development which must be respected; and c) There is a ditch (the Larimer County Canal #2) which bisects the property from east to west, thereby creating an approximate eight -sided parcel north of the ditch and an approximate triangular shaped parcel at the south of the ditch. The Planning and Zoning Board may authorize variances under Section 29-627(a) of City Code upon its finding that one of the following requirements 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 Bridgefield P.U.D. - Preliminary, #45-94 November 14, 1994 P & Z Meeting Page 3 alternated with landscape islands. The parking spaces are proposed to be 7' in width, which is less than the City standard of 8'. City staff will not support a variance request for the decreased parking width prior to a parking study being done to determine if the 7' width allows for safe parking and unobstructed vehicular movement along the narrow streets. Engineering Standards: The developer is proposing street widths of 34'-0" in a 43' right- of-way (R.O.W.), 27'-0" in a 34' R.O.W., and 27'-0" in a 28'-6" R.O.W. These widths are all less than the City's design standards. There are two situations where 27' wide public streets transition into 20' wide private garage drives. This does not meet the City's Street Design Standards nor emergency vehicle circulation and access requirements. The developer has submitted requests for five variances to the City's street standards: 1) A variance to the R.O.W. width of a Local Street from 54' to 431. The "on -street" parking would be reduced from 8' wide to 7' wide. 2) A variance of the Local Access Street R.O.W. width from 54' to 34' and the street width, flowline to flowline, from 36' to 291. 3A) A variance for the two short Local Access Streets whereby an egress loop will be permitted by means of connection to a private driveway lane. 3B) As an alternative to 3A), a variance for these two Local Access Streets allowing a public hammerhead turn -around at the end designed to meet City of Fort Collins alley hammerhead specifications. 4) A variance for curve radiuses permitting less than the standard 240' (30 mph design speed). Staff is not supporting these variance requests because of concerns about the overall safety for both pedestrians and vehicle drivers in this development. There is concern about the possibility for on - street parking in areas where parking is not allowed, thereby creating potential obstructions for emergency circulation. The developer is proposing 16' wide asphalt roadway with 4' alternative pedestrian way/vehicle hard surface around the majority of the perimeter of the development. No sidewalks on the inside of these streets, adjacent to the front yards of the homes, are shown on the Site Plan. City Street Design Standards require the cross- Bridgefield P.U.D. - Preliminary, #45-94 November 14, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: RL; existing single family residential S: RL; existing single family residential E: RP; existing multi -family residential (Heatheridge Lake Condominiums) W: rp; existing multi -family residential, natural area (The Bridges Condominiums, City -owned [Natural Resources, Stormwater Utility]) The property was annexed into the City of Fort Collins with the Anderson Annexation in December, 1972. 2. Land Use• This is a request for preliminary P.U.D. approval for 99 single family and duplex dwelling units on 16.93 acres located on the south side of West Prospect Road between South Shields Street and South Taft Hill Road. The gross residential density is 5.84 dwelling units per acre. The request was evaluated against the Residential Uses Density Chart and the applicable All Development Criteria in the L.D.G.S. It scores 60% on the Density chart, earning points for: a) being within 3,500' of an existing community park (Rolland Moore); b) being within 2,500" of an existing school (Bennett Elementary); c) having greater than 50% of its property boundary contiguous to existing urban development. The gross residential density of this development proposal is supported by the Density Chart. 3. Design: Landscaping: Deciduous canopy trees will be provided along the West prospect Road frontage and all the internal local street frontages. There will also be canopy trees on the rear of the lots along the private driveways. Evergreen and deciduous ornamental trees will be included in the common open space areas for accent. Parking: The developer is providing 2 parking spaces per lot, totalling 198 spaces, for the proposed 99 dwelling units. There will be 99 guest parking spaces provided in parallel parking areas along the street frontages, in front of the homes. These parking areas will be ITEM NO. 17 MEETING DATE STAFF Steve Olt PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Bridgefield P.U.D., Preliminary - #45-94 APPLICANT: Jonathan J. Prouty, President Lagunitas Company 3307 South College Avenue Fort Collins, CO. 80525 OWNER: Same As Applicant PROJECT DESCRIPTION: 11/14/94 This is a request for preliminary planned unit development (P.U.D.) approval for 99 single family and duplex dwelling units on 16.93 acres located on the south side of West Prospect Road between South Shields Street and South Taft Hill Road. The property is zoned RLP, Low Density Planned Residential and rp, Planned Residential. RECOMMENDATION: Denial EXECUTIVE SUMMARY: This request for preliminary P.U.D. approval: * Scores 60% on the Residential Uses Density Chart in the Land Development Guidance System (L.D.G.S.I, meeting the required minimum earned credit of 60 percentage points, which supports the proposed gross residential density of 5.84 dwelling units per acre; * does not meet All Development Criteria A-2.4 Vehicular Circulation and Parking, A-2.5 Emergency Access, A-2.6 Pedestrian Circulation, and A-3.2 Design standards in the L.D.G.S.; * requires a variance to the City's adopted Solar Orientation Ordinance. This variance is warranted due to pre-existing development constraints; * requires variances to the Street Design Standards. These variances are not warranted due to safety issues. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT BridgefieldNVest Prospect Patio Homes Traffic Impact Analysis I Signal Warrant Analysis: The City requested that a signal warrant analysis be performed at the new entrance of the proposed project with West Prospect Road to determine whether a signal at this intersection would ever be warranted. The signal warrants analysis is based on Warrant 11 - Peak Hour Volume form the Manual of Uniformed Traffic Control Devices (MUTCD). The MUTCD peak hour warrant is based on a sliding scale comparing the sum of both the major street approaching volumes with the greater minor street approaching volume. As the major street volumes increase, the conflicting minor street becomes less to warrant a signal. The MUTCD, however, has a 100 volume minimum for a lower threshold for the minor street. As previously presented, the peak hour outbound movement from the project to West Prospect Road is approximately 35 vehicles in the a.m. peak hour which is about one-third the minimum threshold for warranting a signal. Therefore, the project as proposed will not warrant a signal at this location. I 11 I �J I I IMerrick & Company Page 11 I I Bridgefield/%Nest Prospect Patio Homes Traffic Impact Analysis 3. Although there will be some delay to make this movement, the demand for this movement is only 4 vehicles per hour in the AM and 2 in the PM. This volume is insignificant in perspective of all the remaining vehicles traveling through this intersection with excellent levels of service. It is however, proposed, that the lane configuration for the outbound movement be of sufficient width to accommodate a separate left turn, so as to not impact and delay the heavy right turn movement out of the site. Year 2015 Peak Hour Analysis In addition to the existing plus project traffic impact analysis, the City of Fort Collins requested a year 2015 peak hour analysis of the intersection of West Prospect Road and Bryan Avenue. The 2015 forecasts were based on 2015 forecasts from the Centre for Advanced Technology Site Access Study prepared by Mathew J. Delich, P.E. in May of 1994. The resulting a.m. and p.m. peak hour traffic forecasts and resulting level of service analysis is presented in Table D as follows: Table D - Year 2015 Plus Project West Prospect/Bryan Intersection Level of Service Intersection AM PM Vol. LOS Vol LOS North Bound Left 4 E 2 E North Bound Through - D - E North Bound Right 31 A 17 A South Bound Left 53 E 47 E South Bound Through - D - E South Bound Right 3 A 11 A East Bound Left 6 A 3 B Eastbound Through 1,113 - 541 - Eastbound Right 1 3 - Westbound Left 6 C 31 A Westbound Through 257 - 955 - West Bound Right 26 62 - Merrick & Company Page 1 I II II I1, III, II I1 I D I I 11 I Bridgefield/V1lest Prospect Patio Homes Traffic Impact Analysis Existing Plus Project Traffic Level of Service: The resulting existing plus project peak hour levels of service for the intersections of West Prospect Road at Bryan Avenue and Shields Street are presented in Table C. Table C - Existing Plus Project Intersection Level of Service Level of Service Intersection AM PM West Prospect Road/Bryan Ave. (Two Way Stop) North Bound Left D D North Bound Through D D North Bound Right A A South Bound Left E E South Bound Through D D South Bound Right A A East Bound Left A A West Bound Left B A West Prospect Road/Shields Street (Signal) D D As can be seen, west bound left turns into the site and northbound right turns out of the site will operate at excellent levels of service. The northbound left turn out of the site is measured at level of service "E". Based on Merrick's observations, it is our opinion that this will not be a significant impact for the following three reasons. - The unsignalized intersection level of service analysis methodology used is based on random arrival rates, which predict the probability in a vehicle having a sufficient gap to make a left turn from a minor street to a major street. Observations on Prospect indicate a direct correlation of platooning to up and down stream signals. In between these platoons, gaps are available for making left turns. 2. Prospect has a continuous left turn lane, which allows vehicles making a left, to turn into the left turn lane, accelerate and move into the travel stream. The LOS methodology is not sensitive to continuous left turn lanes. Merrick & Company Page 61 I I I I I I D J I I I I I Bridgefield/West Prospect Patio Homes Traffic Impact Analysis Figure 5 - Total Traffic 0 n West Prospect Road c°$ N M uO 26/62 co 130/275 171 /688 254/644 .J 1 6/3 134/465 4J 6/3 216/117 981 /420 7611358 1 /3 92/71 �.� N�0 1 �M M CY N 1 Project Site Legend: AM/PM Peak Hour Merrick & Company Page I Bridgefield/West Prospect Patio Homes Traffic Impact Analysis Figure 4 - Project Traffic d � c m a� > Q N � C � d West Prospect Road �—` 6131 1/3 t N 1 Project Site Legend: AM/PM Peak Hour LO 4/21 4J 1 5/3 it21/11 5/3 La Merrick & Company page 2 51 Bridgefield/West Prospect Patio Homes Traffic Impact Analysis Table B - Project Trip Generation AM AM AM PM PM PM UNITS ADT IN OUT TOTAL IN OUT TOTAL Trip Generation Rates Single Family DU 9.55 .19 .55 .74 .66 .35 1.01 Patio Homes DU 5.86 .07 .37 .44 .36 .19 .55 Trip Generation Single Family 5 48 1 3 4 3 2 5 Patio Homes 87 510 6 32 38 31 17 48 Total 92 558 7 35 42 34 19 53 Trip Distribution: The trip distributions for the proposed project is based in part on the location of the project within proximity to the City of Fort Collins and in part on the existing traffic counts collected at the intersection of South Bryan Avenue. Currently and in the anticipated future, the majority of jobs and shopping are located to the east of the project. Based on the traffic counts of the existing residential development to the north of West Prospect Road, it became apparent that a significant majority of the residential traffic in this area travels east on West Prospect to Shields. At Shields, the predominant movement is eastbound on West Prospect Road with some traveling north and south on Shields. Based on field count observations it was estimated that approximately 90 percent of the arriving and departing traffic would be toffrom the east on West Prospect and 10 percent to/from the west on West Prospect. Of the 80 percent traveling to/from the east, 60 percent were estimated to continue east of Shields on Prospect and 15 percent would travel to/from the north and 15 percent travel to/from the south on Shields. Trip Assignment: Applying the trip distribution percentages times the a.m. and p.m. peak hour trip generation yields the project traffic volumes as presented in Figure 4. Adding the project traffic with the existing a.m. and p.m. peak hour traffic yields the existing plus project ■ traffic volumes as presented in Figure 5 Merrick & Company Page 1 1 1 1 I Bridgefield/West Prospect Patio Homes Traffic Impact Analysis Figure 3 - Existing Traffic Volumes d m Ch HN M West Prospect Road c(o C4 N n M 130/275 26162 �.�• 171 /688 250/6,23 134/465 6/3 1 ■� 211/114 981 /420 740/347 87/68 w CO 1 1 Project site Legend: AM/PM Peak Hour Merrick & Company Page 5 1 Bridgefield/West Prospect Patio Homes Traffic Impact Analysis Traffic Volumes: Existing a.m. and p.m. peak hour turn movement traffic volumes for the intersections of West Prospect Road and South Bryan Avenue. Existing a.m. and p.m. peak hour traffic volumes for West Prospect Road and Shields Street were provided by the City of Fort Collins Transportation Division. These volumes are used in the intersection level of service analysis and the signal warrant analysis and are presented graphically in Figure 3. Existing Levels of Service: Intersection level of service analysis was performed at the two intersections under investigation. Level of Service (LOS) is a grading system as to how well an intersection operates, ranging from "A" which is excellent to "F" failure. LOS of "D" or better is the City of Fort Collins threshold for being acceptable. The existing levels of service for the intersections analyzed are based on the 1985 Highway Capacity Manual and are presented in Table A. The calculations sheets for this analysis is presented in the appendix of this report. As can be seen, level of service "E" occurs for southbound left turns from Bryan to Prospect. This is do to the heavy east/west traffic on Prospect. It should be noted that based on observations, the traffic along Prospect tends to be in platoons, allowing gaps in traffic for the southbound movement to occur. Table A -Existing Intersection Level of Service Level of Service Intersection AM PM West Prospect Road/Bryan Avenue (Two Way Stop) South Bound Left E E South Bound Right A A ' East Bound Left A A West Prospect Road/Shields Street (Signal) D D Project Impacts Trip Generation: The a.m. and p.m. peak hour trip generation rates for the proposed single family residential units are based on the single family detached residential land use designation from the Institute of Transportation Engineers 5th edition of the Trip Generation Manual. The patio homeswere based on the residential condominium/townhouse designation. The trip generation rates and resulting trip generation for the proposed project are presented in the following table. Merrick & Company Page 4 10 BridgefieldANest Prospect Patio Homes Traffic Impact Analysis Figure 2 - Site Plan j L WEST PROSPECT ROAD Merrick & Company Page I, ISM So C:._N -- � . mots uWool 111: .11l1:5= IItiG11S�� ■ ;:: 11111111M.: --P�111' - W/A'1 0 ,(it Bridgefield/West Prospect Patio Homes Traffic Impact Analysis BRIDGEFIELD/WEST PROSPECT PATIO HOMES IIntroduction The following traffic impact analysis is for the proposed Bridgefield/West Prospect Patio Homes development located on the south side of West Prospect Road at the intersection with South Bryan Avenue. The location of this site is presented in Figure 1. As will be presented, the analysis evaluates the impacts of the proposed project traffic when added to existing a.m. and p.m. peak hour traffic conditions at the intersection of West Prospect Road at Bryan Avenue and Shields Street. This analysis also examines the 2010 conditions at the intersection of West Prospect Road and Bryan Avenue. Based on this analysis, no significant traffic impacts were identified and the intersections evaluated will operate at acceptable levels of service without and with project traffic. Furthermore, the ' traffic study will indicate that the project traffic will not warrant a signal at the intersection of West Prospect Road and Bryan. ' Project Description The proposed project site plan is presented in Figure 2. The proposed project consists of ' a maximum number of 92 units. This includes 53 Patio Homes north of the Larimer County Canal, 34 Patio Homes south of the canal and five single family dwelling units off of West Stuart. Primary access to the proposed project will be via the fourth leg of the 1 intersection of West Prospect Road and South Bryan. Access to the five single family dwelling units will be via West Stuart Street. Secondary emergency access will be available via the Heatheridge Lake Condominium site to the east of the proposed ' development. The product is proposed to be appointed with upper end amenities with 70 percent directed to empty nesters. ' Existing Conditions Roadway Characteristics: West Prospect Road is a four lane roadway and is designated Major Arterial in the City of Fort Collins Urban Growth Area Master Street Plan. West Prospect has a designated 35 mile per hour speed limit and has a continuous left turn lane and improved curb, gutter and sidewalks. As previously mentioned, the entrance to the proposed project will be the fourth leg of an existing local two lane residential street with parking to the north, South Bryan Avenue. Merrick & Company Page 1 II 0 i II I 1 II I I I I I I 1 I 1 I BridgefieldlWest Prospect Patio Homes Traffic Impact Analysis TABLE OF CONTENTS PAGE 1 Introduction.................................................. Project Description ............................................. 1 1 Existing Conditions ............................................. 1 Roadway Characteristics .................................... Traffic Volumes .......................................... 4 4 Levels of Service ......................................... 4 Project Impacts ............................................... 4 Trip Generation ........................................... Trip Distribution .......................................... 6 6 Trip Assignment .......................................... 9 Level of Service .......................................... Year 2015 Peak Hour Analysis .................................... 10 Signal Warrant Analysis ........................................ 11 LIST OF FIGURES 1. Vicinity Map ............................................... 2 2. Site Plan ................................................. 3 3. Existing Traffic Volumes ....................................... 5 4. Project Traffic .............................................. 7 5. Total Traffic ............................................... 8 LIST OF TABLES A. Existing Intersection Level of Service .............................. 4 B. Project Trip Generation ....................................... 6 C. Existing Plus Project Intersection Level of Service ..................... 9 D. Year 2015 Plus Project Intersection Level of Service .................. 10 Appendix: Level of Service Analysis Merrick & Company Page 1 2 EI BRIDGEFIELD/WEST PROSPECT PATIO HOMES TRAFFIC IMPACT ANALYSIS August 22, 1994 Presented to Lagunitas Company Prepared by Merrick & Company 19 Old Town Square Suite 238 Fort Collins, Colorado 80524 X NEIGHBORHOOD INFORMATION MEETING Written en NYouo iification of this meeting? Aeceive ddress, Name Address Zip Yes No Yes No Dp aLrilMLjA i iod &cS2� (� �j e- 5 5 ell Q �- �70 %�e4%ate. , �A/a2 p�sZ6 i �.,/ S ✓ Ur4( L' Pzvod gc,�7z& v NEIGHBORHOOD INFORMATION MEETING for Proj Meetina Loca V I Attendees: PIease sign this sheet. The information will be used to update the project mailing list and confirm attendance at neighborhood meetings. Contact the Planning Department (221-6750) if you wish to receive minutes of this meeting, Did You Receive Written NotificationAddress? of this meeting? Correct Name Address Zip Yes No Yes No c Pr g-Ue '1 U!1 4a., e- Zo,[ S/zlubox� 4/ 5.3 1J 33 LZ J L "to r" G �S+ KJ f� I S 6-vt" h N e 17v8 Co if 0 n4s� N��son 2v Q��� i705 i�cQ l k B 0 X �• c } e 2� �. � 11 /J f% /� 1 t` (� � "l.f �' S• [ CL' 1 /�Ci ©n � �'� S'Z n, S ti( I7-H /D o 0 Gl/. AO1< M A L-1 fc 1 yo i s /;)'yhly se, SZ/ i m'kkW1oSZ� x X 15. Question/Comment: How much time have you spent standing between the Larimer No. 2 and New Mercer ditches? There are foxes, golden eagles, and other wildlife that constantly use this area. There are four schools that regularly use this area as a natural laboratory. 16. Comment: We thought, about two years ago, that the City had committed to, and had, purchased this property. Response: No, that did not happen. 17. Question: Who do we talk to, how do we get in touch with the right people in the City to stop or preclude development in the area between the ditches on the property? Answer: The City Natural Resources Division is the appropriate place to start. 18. Question: Are natural habitats protected? Answer: Portions of properties can be protected in some fashion if the values of the areas can be established. 19. Question: What is the City's viewpoint on protection of lands of natural and wildlife value? Answer: We would like to pick up a large swath of property along this corridor. 20. Question: Is this property identified as a high priority for acquisition and preservation by the Natural Resources Division? Answer: The property we previously purchased was, but I cannot tell you tonight how we view the priority on this property. 21. Question/Comment: How much money is needed to purchase this land? Perhaps we can help find ways to raise the needed additional money. There are many organizations or trusts that could participate. 22. Question: How can we end the density that is occurring in this area? 4. Question: Have you done the hydrologic tests yet to see if you can do these homes? Answer: only at a cursory level to date. 5. Question: Are those homes along the south property line, along Stuart Street? Answer: Yes, that is the proposal. 6. Question: Would those homes back up to the ditch? Answer: Yes, they would. 7. Question: Will there be trees planted along Prospect Road to replace the ones they bulldoze? Answer: Yes, there will be plantings along the street frontage. 8. Question: Is it possible to have only one point of access to this development from Prospect Road? Answer: Yes, it is, except from an emergency access (fire protection) standpoint. 9. Comment/Question: A lot of our concern is with the 18 to 21 year old traffic and a thru-way for the Ram's Village crowd. What's to keep students from buying these homes? 10. Comment: There are concerns about the interface of small children with the potential traffic between Prospect Road and Elizabeth Street. 11. Comment: Very strict covenants can be instrumental in discouraging student residency in a development. 12. Comment: Your plan is an attractive plan and would be a welcome addition to the neighborhood if the property has to be developed. 13. Comment: This property is a very important amenity as an open space and natural area. 14. Question: What size are your lots? Answer: About 3,000 square feet in size. City of Fort Collins Commui__j Planning and Environmental __vices Planning Department Neighborhood Information Meeting Minutes for PROSPECT PATIO HOMES Date: August 10, 1994 Applicant: Jon Prouty Lagunitas Company 3307 South College Avenue Fort Collins, CO. 80525 City Planner: Steve Olt The potential applicant, Jon Prouty, has expressed an interest in developing a single family residential project on vacant land located on the south side of West Prospect Road between South Shields Street and South Taft Hill Road. The purpose of this meeting was to introduce Mr. Prouty 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: What portion of the property are you interested in selling to the City? Answer: I cannot speak to the actual area that the City is interested in at this time. Our discussions, to date, have not been at a detail to firmly establish the areas of interest. 2. Question: How much will these homes sell for? Answer: They will probably range from $130,000 to $155,000. 3. Question: What will be the size of the homes? Answer: The ranch style home is 1,280 square feet, the one and a half story home is 1,680 square feet, and the two-story home is 1,743 square feet. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 City of Fort Collins DATE: TO: FROM: RE: Comma; Planning and Environmental vices recycledpaper Natural Resources Division MEMORANDUM November 9, 1994 Steve Olt, City Planner Susie Gordon, Environmental Planner,/, Bridgefi.eld PUD (ivjyJ\ The Natural Resources Division has several concerns with the plans for the Bridgefield PUD on West Prospect. The buffer zones are narrower than we recommended (20-25' next to ditches instead of 30' and 35' next to wetlands instead of 1001). The plan also fails to address the landscaping design for these areas. Therefore, we would like to see the following four conditions set on the Planning and Zoning Board's preliminary approval. 1. The developer must show that the project's stormwater management design and the buffer zone between his roadway and Heatheridge Pond is adequate to protect the water quality of the pond from the development after it is constructed. 2. The developer must indicate whether the buffer zone between his road and the pond, and along the southwestern -most corner of the project, will be disturbed during construction. If so, the developer must define the area of disturbance and indicate how it will be mitigated. 3. Natural Resources strongly recommends that the developer provide a reasonable amount (not to exceed $2,000) of off -site landscaping in the area between his project and the pond in order to reduce the impacts of the development. Vegetation will create a visual and physical screen to the new housing for visitors to the pond. It will also provide some mitigation for habitat loss to wildlife, which will occur as a result of the development. The landscaping should be designed as a natural planting, using emergent native wetland species along the shore and transitioning to larger native upland shrubs. 4. We also recommend that the developer work with the City Forester to establish a tree management program for the buffer zone along the banks of Larimer County Canal No. 2, to be maintained by the homeowners association. 281 N. College Ave. • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6600 City of Fort Collins DATE: Commw_ J Planning and Environmental :.__vices Planning Department M E M O R A N D U M November 10, 1994 TO: Steve Olt, City Planner �/IJ FROM: Mike Herzig, Development Engineering manager/ lR RE: Bridgefield P.U.D. - Request For Street Standard Variances I received a letter dated November 2, 1994, from Stewart and Associates, the developer's engineer, requesting several variances to the City street standards. At this point I can only endorse the requests for narrower rights -of -way. The rights -of -way are narrowed along with a widening of the utility easements along side, leaving plenty of room for the utilities to install their facilities. I still cannot support the request for narrower street parking lanes. The Board approved the narrower parking lanes in the Indian Hills P.U.D. I saw that as an experiment for a special circumstance. I do not support that for another project until we see if it works. The Indian Hills development has not yet been started. So, I recommend Denial. The Developer proposes the use of "hammer head" turn arounds instead of cul-de-sacs. Two of these were also approved for use in Indian Hills as an experiment for limited use dead end public streets. Where they are proposed for use in this project, the streets would have heavier use. I do not want to see the use of hammer heads expanded until we have made an evaluation of the Indian Hills experiment. I recommend Denial. The Developer also requests the use of narrower street lanes or the encroachment of a walkway into the travel area of the street. Transportation and Engineering both object to the mixing of the two uses. The City Code does not speak to this being acceptable. Until the Code is changed, which would require evaluation, we recommend Denial. If you have any further questions, let me know. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 3. Accordingly, 55 of our 99 lots (53%) comply with the solar orientation ordinance, however , we fall 12% short of the required 65% compliance. Therefore, we respectively request a variance to the solar ordinance permitting 12% (11 lots) non-compliance and finding that 53% (55 lots) compliance is satisfactory. The basis for this variance request is Section 29-627 (a), Subsections (1) and / or (2) which authorize Planning and Zoning Board to grant variances in the event that exceptional conditions peculiar to the site result in hardship caused to subdivider if solar ordinance is strictly applied (Subsection 1) and in the event that exceptional conditions or difficulties exist with regard to solar orientation which will cause hardship to subdivider if solar ordinance is strictly applied, (Subsection 2). SincE Jonat Presi dk August 22, 1994 City of Fort Collins Planning and Zoning Board 281 North College Avenue Fort Collins, Colorado 80524 RE: Bridgefield / Solar Orientation Variance Request Dear Planning and Zoning Board Members: Our Bridgefield project is limited by certain preexisting constraints that affect our ability to comply with the solar orientation ordinance. 1. This is an in -fill project subject to the following preexisting geographic constraints: a) There is a single access from West Prospect Road at the north. b) There is an outlot (adjacent single family residence) at the northeast corner which must be respected,. c) There is a ditch (Larimer County Canal #2) which bisects the property east - west creating an approximate eight -sided parcel north of the ditch and an approximate triangular shape parcel at the south of the ditch. 2. The street and lot layout is dictated by our ability to reasonably access houses and results in an east loop plus west loop configuration north of the ditch and a loop configuration south of the ditch. In addition, there are five lots at the south of parcel accessing off Stuart Street which present no problems and meet solar orientation requirements. 3307 South College Avenue, Suite 200, Fort Collins, CO 80525 2. A variance of the width of Access Street ROW from 54 feet to 34 feet and the flow line to flow line width from 36 feet to 29 feet, Table 1, Page T-1. The A.D.T. for each street where this section is proposed is 600. The street would have parking on one side only, and no parking signs will be provided by the developer. The parking would be reduced from 8 feet to 7 feet, the sidewalks would be 4 feet wide, and the driving lanes would remain 10 feet wide. The 7 foot wide parking area will be delineated by being concrete, with the two 10 foot wide driving lanes being asphalt. There should not be problems in handling the traffic since the driving lanes remain 10 feet wide. The standard cannot be met with the garages in the rear of the lot which is desirable in order to not have the streetscape be all garage doors but rather permit the attractive house frontages and public - private, landscape - right-of-way areas as we have designed. We request that this variance be granted by reason of conditions peculiar to the site, namely the existing constraints including a) a single access from West Prospect Road at the north, b) an outlot (adjacent single family residence) at the northeast corner which must be respected, and c) a ditch (Larimer Canal #2) which bisects the property east - west creating an approximate eight -sided parcel north of the ditch and an approximate triangular shape parcel at the south of the ditch. Because of the existing constraints, there is no other way to lay out a project of this nature except in a looped right-of-way configuration with houses accessed off loop in a fashion similar to what we have shown. Furthermore, this plan is equal or better than a plan without this variance would be because this permits this innovative plan of smaller single-family houses however with character, quality, down -scaled right-of-way feel and excellent public -private, landscape - streetscape frontage. 3. A variance of Access Streets whereby egress loops will be permitted by means of connection to private driveway lane provided a) a public easement shall be granted for such use, b) all maintenance of private driveway lane shall be responsibility of Bridgefield HOA, and c) visual differentiation in paving shall be provided at connection point between the Public Street and the private drive. The justification for this is the low amount of traffic which will occur and will require turn -around for this street. This variance is required by the preexisting constraints of the project as described above. Granting this variance will not adversely affect the public health, safety or welfare and in fact will result in a project that is equal or better than it otherwise would be. If you have any questions regarding the variance requests, please call. Sincerely, Qu,�� �Cam?✓ Richard A. Rutherford, P.E. rd L.S. President STEWART&ASSOCIATES Consulting Engineers and Surveyors August 22, 1994 Mr. Mike Herzig City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 Dear Mike: This is a request for variances for residential streets in the proposed Bridgefield project located south of West Prospect Road and South Bryan Avenue. The variances are as follows: 1. A variance of the width of a Local Street ROW from 54 feet to 43 feet,Table 1, Page T-1. The parking would be reduced from 8 feet to 7 feet, the sidewalks would be 4 feet wide, and the driving lanes would remain 10 feet wide. The 7 foot wide parking area will be delineated by being concrete, with the two 10 foot wide driving lanes being asphalt. There should not be problems in handling the traffic since the driving lanes remain 10 feet wide. The standard cannot be met with the garages in the rear of the lot which is desirable in order to not have the streetscape be all garage doors but rather permit the attractive house frontages and public - private, landscape - right-of-way areas as we have designed. We request that this variance be granted by reason of conditions peculiar to the site, namely the existing constraints including a) a single access from West Prospect Road at the north, b) an outlot (adjacent single family residence) at the northeast corner which must be respected, and c) a ditch (Larimer Canal #2) which bisects the property east - west creating an approximate eight -sided parcel north of the ditch and an approximate triangular shape parcel at the south of the ditch. Because of the existing constraints, there is no other way to lay out a project of this nature except in a looped right-of-way configuration with houses accessed off loop in a fashion similar to what we have shown. Furthermore, this plan is equal or better than a plan without this variance would be because this permits this innovative plan of smaller single-family houses however with character, quality, down -scaled right-of- way feel and excellent public - private, landscape - streetscape frontage. James H. Stewart and Associates, Inc. 103 S. Meldrum Street P.O. Box 429 Ft. Collins, CO 80522 303/482-9331 Fax 303/482-9382 OCT-11-94 TUE 13:47 ..CAROUSEL PROPERTIES TL A0.2261766 Jct 11.94 J ACT-05-94 WFb 14 e36 P.02 9:26 P.02 P.04 $. Developer may Indicate to City Heatheridge's possible Interest In 19ss1110 long term or selling Heatheridge Lake and property surrounding lake . immediately adjacent to developer's property on the condition that City provide fencing, buffering, other terms as mutually agreed. Developer may direct City to contact Heatheridge It It Is Interested"in pursuing this matter. 3. Heatheridge confirms that it has granted City a storm drainage easerent to Heatheridge Laka and the Immediately : adlacsrit, property. which* juts out into developer's property sand understands, .that..,f3Ciifgefield's:.;.storm ;water.,wlll- be. e...i..... .Y1.......:�..... ar.W— a. going across this drainage easement -into thls lake to be detained there, at developer's sole expense for all required construction. ry i 4. This agreement -'shall be axpressly contingent upon the City of Fort Collins approval of developer's Bridgefleld PUD plan, and In the Avant that such plan does not receive final approval on or before April 1, 1995, then this letter of agreement shall be null and void and all related eaAements which may have boon exeouted shall also be. null and void. . Up to. 60 day time. , extension shall be, allowed if developer is making reasonati1A pr60ress towatds City prajeei approval. Sincerely, Jonatt►an J. Prouty President Agreed s abo e: Date Jonatha utyPresident LapunitaPanY -�--------__--- .bnc7 -- Date Ji IefkAn, Preal ent H heridge Lakes Condominium Association dk OCT-11-94 . d. TUE 13:4T P.01 '4,CAROI'SEI. PROPERTIES TtL- NO.2261766 OCT-05-4?4 IJFD 14135 September 28, 1994 Oct 11,94 9:26 P.01 Post ttm brand fax transmittal memo 76711 a of pages ► 2 From n u Co. Dept.Phone Fax gzl— axe Board of Directors Heatherldge Lakes Condominium Association 1708 Heatherldge Road-, Fort Collins, QA 80526 RE! Letter of Agreement Dear Board of Directors Members: P.03 .:. .... ..... . .... Following up your $eptember 27, 11994," Boaird . oP Directors- meeting, anti your favorable motion and decisions with regard, to -our-Bridgefield' project, 'f would like to sum up our mutual agreements and.- underst`andinds' are as follows: 1, 1. Heatheridge shall grant emergency &d6i des easement to' City of Fort Collins which shalt be primarily for the benefit of proposed Bridgefield project on the following oonditions: A. 20' wide connection from Heatheridge north parking lot to developer's property Including looked gate or chaln " to 'meet fire department emergency access requirements in ' all respects shall be constructed at developer's sole expense. B. Developer shall grant ah emergency access easement to the City across any Bridgefleld private .streets neoessary to . provide emergency access to Heatherldge. C. Developer shell provide sallefactory )andsoaping at his sole expense designed with City Forester and Heatherldge -13oard of Directors review and advice for areas adjlident to emergency a 6998` bBtween' north Heatherldgo parking lot and Brldgefield property, and furthermore such landscaping shall be Included In developer's PUD plan as off.att lands 'Aplmp. " D. Heatherldge shall grant developer temporary construction easement for purpose of construction of such emergency a00689, gate and landscaping. Fifty foot wide ditch easement and substantial natural vegetation and large trees along ditch (New Mercer) will buffer project from The Bridges townhouses to the west. Natural open space vegetation at southwest and south of project will be enhanced and lightly buffered to ensure the best possible transition between the project and open space both from the standpoint of wildlife and aesthetics. It is planned that the attractive fronts of houses (garages to the rear out of sight) and front yards face onto the open space to make the views of the project from the open space as aesthetically pleasing as possible. Furthermore it is anticipated that we will use a minimum width and aesthetically pleasing private drive around the periphery of project which will create an approximate 46' setback of houses from open space and create the opportunity fqr further buffering as a result of street trees, yard trees and yq0 landscaping: 7. Energy conservation worksheet Not applicable.