HomeMy WebLinkAboutLINDEN GROVE PUD - PRELIMINARY - 49-94 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS15. What will be the impact of this development on the school system?
A. The City will notify the School District of this development. The school does its own
planning.
16. What about fire protection?
A. Poudre Fire Authority will also be routed the plans. It is their decision to build a new
fire station. If they believe there is a need, they will begin to look for a new site.
17. Why are the new houses being built? Is there a need'?
A. We believe there is a need for this type of housing in the community.
18. How long will the project take?
A. Could be many years before it is built out.
19. When will realignment of the flood channel occur?
A. This is being evaluated by the feds and the City Stormwater Department . Possibly
within the next three to four years. This realignment would take Alta Vista out of the
flood plain.
20. What about the water in the Lake Canal?
A. We don't plan to change the way the Lake Canal operates.
9
5. Will there be a fence around the development?
A. Probably along Lemay. Probably not along South or West boundary, will be left up to
individual lot owners.
6. Would like a fence along Alta Vista property.
7. Would there be a connection to Alta Vista, for instance a street? We don't want one.
Our streets aren't built to handle additional traffic. People would cut through to get to
Vine Drive and miss the traffic signal.
A. The realignment of the flood channel would make it hard for one to have access to Alta
Vista. City wants us to consider pedestrian access.
8. Does this effect Redwood Street? Will it be put through?
A. Yes, it is planned to connect to Vine, someday. This development probably will not
trigger it.
9. Will there be a bike trail along the canal?
A. On the old master plan a bike path is shown. At this point we are not sure if it will go
in. City may have trail go up along Redwood.
10. What is the size of the park do you propose?
A. 200 ft. by 200 ft. or approximately one acre.
11. Has a traffic study been done?
A. One is currently being done.
12. We are concerned about traffic delays, especially on Lemay and conflicts with the
railroad.
13. Andersonville will be impacted the most by traffic.
14. Will an overpass be built over the railroad tracks?
A. Maybe someday, with new alignment of Lemay Avenue.
2
NEIGHBORHOOD MEETING MINUTES
PROJECT: Lindengrove, PUD
DATE: June 8, 1994
APPLICANT: Cityscape Urban Design
CONSULTANT: Terence Hoaglund
PLANNER: Kirsten Whetstone
The meeting began with an introduction to the City of Fort Collins Planning Department and
their planning process. The property is owned by the Schlaegel's. They have proposed a
mixed residential development consisting of 213 units. There would be duplexes, single
family homes, patio homes, and a small park. There is a plan to realign Dry Creek and
Lemay Avenue.
QUESTIONS, CONCERNS, COMMENTS
1. How many duplexes are proposed?
A. 26 buildings with 52 units.
2. What will be the price range for the homes?
A. $125,000 to $180,000. This will be a mixed use development with an average of 3 1/2
dwelling units per acre.
3. Traffic Signals, location of.
a. At openings to Lemay
b. Left turn lanes
A. a. Only when warranted by traffic count and accident records.
b. May be necessary, depends on traffic study.
4. Show us duplexes and square footage.
E�
DENSITY CHART (continu
Criterion
t
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m V
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 strucrure;
3% For providing S _ 49% of the parking in a structure.
If a commitment is being made to provide ap
enter a bonus of 10'io. proved automatic fire extinguishing systems for the dwelling units,
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 project
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado. Revised August 1994
- 79a -
TOTAL
Credit
DENSITY CHART
Criterion Maximum Eamed
Credit Credit
C! 20W feet of an existing or at: proved neighborhood shopping center; or _ _ _ _ 2 Credit
--- 7e ----------------------
2000feetofanapproved o otconstructedneighborhoodshoppngcenrez------- ----
1090
b 650 Ieet of an existing transit step (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 1090
d 3500 feet of an existing neighborhood or community park: or
1,� — _ _ _ _ _ _ 20_90
3500 feet of a publicly owned, but not developed neighborhood or commun'ty
L U
@
t - par 1090
2500 feet of an existing school, meeting all requirements of the State of Colorado compulsory education 10%
laws
Q
f
3000 feet of a major employment center
9
20% J
1000 feet of a child care center
590
h
"North" Fort Collins
2090
j
l
The Central Business District
2090
j
A project whose boundary is contiguous to existing urban development. Credit may be earned as follows: 30%
0% 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 - 3090 contiguity; r
20 - 2590 For projects whose boundary has 30 40%
property - contiguity;
25 - 3090 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
altemadve energy systems or through committed energy conservation measures beyond those normally required by
City Code, a 590 bonus may be earned for every 5% reduction in energy use.
j
I Calcuiate a 190 bonus for every 50 acres included in the project
m
Calculate the percentage of the totai acres in the project that are devoted to recreational use. Enter 1/2 of that
percentage as a bonus.
i
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.
C IIf
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 290 bonus for every S 100 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.
CI
If a commitment is being made to develop a specified percentage of the total number of dwelling units for low
income families, 'a
enter that percentage asbonus, up to a maximum of 30%.
z
r
If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type "A"
"B"
0
and Type handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows:
"A"
m
Type i x Type "4" ilnirc
Total Units
In no case shall the combined bonus be greater than 30%
Type "B" 1.0 x Type "B" Units
Total Umrs
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;
390 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
MA
ATTACHMENT "B"
' 20u) - pce,[�L1,
ACTIVITY: v
Residential Uses H
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
1. DOES THE PROJECT EARN THE MINLMUM PERCENTAGE 0
POINTS AS CALCULATED ON THE FOLLOWING "DENSITY
CHART' FOR THE PROPOSED DENSITY OF THE RESIDENTIAL
PROJECT? The required earned credit for a residential project shall be
based on [he 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 ueveopment lruraance bystem for Planned Unit Developments
The City of Fors Collins, Colorado, Revised August 1994
N/A
- 78 -
htit. VA-a-cc-4-
0.9
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterion
be satisfied?
If no, please explain
z �
F ? Z a
2 g
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
1.2 Comprehensive Plan
v
1.3 Wildlife Habitat
1.4 Mineral Deposit
1.5 Ecologically Sensitive Areas
reserved
reserver!
1.6 Lands of Agricultural Importance
1.7 Energy Conservation
✓
1.8 Air Qualit
✓
1.9 Water Quality
1.10 Sewage and Wastes
A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular Pedestrian, Bike Transportation
Ll
2.2 Building Placement and Orientation
✓
✓
2.3 Natural Features
✓
2.4 Vehicular Circulation and Parking
t/
2.5 Emergency Access
2.6 Pedestrian Circulation
2.7 Architecture
2.8 Building Height and Views -
c/
2.9 Shading
i
2.10 Solar Access
_/
V
2.11 Historic Resources
2.12 Setbacks
t/
✓/
2.13 Landscape
✓
✓
2.14 Signs
X/
2.15 Site Lighting
2.16 Noise and Vibration
,/
2.17 Glare or Heat
2.18 Hazardous Materials
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
/
3.2 Design Standards
✓
✓"
3.3 Water Hazards
„,
3.4 Geologic Hazards
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
61-
SCHOOL PROJECTIONS
PROPOSAL: LINDEN GROVE PUD - Preliminary
DESCRIPTION: 213 single family homes on 58.71
DENSITY: 3.63 du/acre
General Population
213 (units) x 3.5 (persons/unit)
SchoolAge Population
Elementary - 213 (units) x
Junior High - 213 (units) x
Senior High - 213 (units) x
745.5
.450
(pupils/unit) =
95.85
210
(pupils/unit) =
44.73
.185
(pupils/unit) =
39.41
No Text
No Text
November 2, 1994
Mr. Steve Olt
City of Fort Collins
Planning Department
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522-0580
Re: Linden Grove P. U.D.
Project No. 10-793-000
Dear Steve:
I am writing to confirm my understanding of what the Preliminary Plans submitted to the City
of Fort Collins on Wednesday, October 26, 1994 depicted. The plans showed and stated that
some of the lots in Linden Grove P.U.D. cannot be sold or built upon at this time. The lots to
which I am referring are located in the Southwest corner of the site, Block 5, Lots 11 through
38 (as depicted on the Preliminary Plat). Some of these lots are within a Federal Emergency
Management Agency's (FEMA) 100-year Floodway delineation. The FEMA Floodway is the
reason why these lots are unbuildable at this time. The proposed Dry Creek Channel
improvements will remove the Floodway from the aforementioned lots. Therefore, the lots will
not be sold or built on until such time as the Dry Creek Channel improvements are completed
(up to our site) or until such time as the FEMA Floodway delineation is removed from the
proposed lots.
I am requesting that, for the purposes of obtaining preliminary approval for the overall
development, that all lots be included in the review process.
Don Schlagel
MBR/lg
cc: TST, Inc., Consulting Engineers
Linden Grove PUD - Preliminary, #49-94
November 14, 1994 P & Z Meeting
Page 4
occur in the floodway and all structures in the floodplain must be
elevated a minimum of 18" above the 100 year flood elevation. Lots
44 through 71, as proposed, are either in the floodway or are
dependent on access from streets that are in the floodway. The City
Stormwater Utility and Federal Emergency Management Agency (FEMA)
are in the process of reviewing a realignment of the Dry Creek
channel that would likely take this portion of the development out
of the floodway. Until the channel realignment occurs, Lots 44
through 71 cannot receive final P.U.D. approval.
FINDINGS of FACT/CONCLUSIONS:
In evaluating the request for the Linden Grove P.U.D., Preliminary,
staff makes the following findings of fact:
* It scores 83% on the Residential Uses Density Chart in
the L.D.G.S. The Density Chart supports the proposed
gross residential density of 3.57 dwelling units per
acre.
* It meets the applicable All Development Criteria in the
L.D.G.S. except A-3.1 Utility Capacity, A-3.2 Design
Standards, and A-3.3 Water Hazards.
* It is in compliance with the City's adopted solar
Orientation Ordinance.
* Lots 44 through 71, as proposed, are either in the Dry
Creek floodway or are dependent on access from streets
that are in the floodway. Until channel realignment
occurs, Lots 44 through 71 cannot receive final P.U.D.
approval.
RECOMMENDATION:
Staff recommends approval of the Linden Grove P.U.D., Preliminary
-#49-94, with the following condition:
1. That Lots 44 through 71 are being shown for Preliminary P.U.D.
approval only. A plan for these lots cannot be submitted to
the City for final P.U.D. review and approval, nor can
building permits be issued, until the Dry Creek channel
realignment is completed, thereby taking this area out of the
floodway.
Linden Grove PUD - Preliminary, #49-94
November 14, 1994 P & Z Meeting
Page 3
Parking:
The project will provide 2 unobstructed, off-street parking spaces
per dwelling unit.
Solar orientation:
There are 123 of the 187 lots that comply with the definitions of
a solar oriented lot in the Solar Orientation ordinance. This
equals 66%, exceeding the minimum 65% as set forth in the
ordinance.
4. Neighborhood Compatibilit
A neighborhood information meeting was held on June 8, 1994 to
enable the developer's design consultants to present the proposal
to interested citizens. Primary comments and concerns centered
around a potential street connection between Linden Grove and Alta
Vista, the impacts to the schools, and fire protection. Some
residents of Alta Vista expressed concern about their streets being
able to accommodate additional traffic if a connection is made
between developments. In general, the residents of this northeast
portion of Fort Collins are concerned about fire protection for
existing and new development without a fire station north of the
railroad tracks. A copy of the minutes from this meeting are
attached to the staff report.
5. Transportation:
The access to the homes in this development will be from local
public streets via two street connections to North Lemay Avenue.
There will be a street connection made to the northwesterly
property line of this development, between Lots 33 & 34, to allow
for a future vehicular connection across the Lake Canal into the
Redwood P.U.D. The applicant is providing a street connection to
the south from Little Leaf Court. This connection will occur when
the property to the south develops. These street connections are
important as neighborhood connectors, thereby reducing the need for
all vehicular traffic to rely on the closest arterial street (in
this case being North Lemay Avenue) for circulation between
neighborhoods. From a transportation standpoint, local street
connections should be made to avoid the creation of neighborhood
enclaves.
6. Storm Drainage:
The southwest portion of the Linden Grove P.U.D is located in the
existing Dry Creek floodway and the middle portion of the
development is in the Dry Creek floodplain. No development can
Linden Grove PUD - Preliminary, #49-94
November 14, 1994 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: RIM, RLP; existing single family and multi -family residential
S: RL, RLP; existing single family residential
E: RLP; vacant property
W: RLP, IP; existing single family residential, vacant
The property was annexed into the City of Fort Collins with the
East Vine Drive Fifth Annexation in May, 1978.
2. Land Use•
This is a request for preliminary P.U.D. approval for a total of
213 residential dwelling units (125 single family residential lots,
36 patio home lots, and 52 duplex dwelling units on 26 lots) on
59.61 acres. The gross residential density is 3.57 dwelling units
per acre, exceeding the required minimum of 3.0 dwelling units per
acre as set forth in the L.D.G.S.
The request was evaluated against the Residential Uses Density
Chart and the applicable All Development Criteria of the Land
Development Guidance System (L.D.G.S.). It scores 83% on the
Density Chart, earning points for: a) being within 3,500' of an
existing neighborhood park (Greenbriar); b) being within 3,000, of
a major employment center (North College Avenue, East Vine Drive);
c) being located in "North" Fort Collins; d) having 25% of its
property boundary contiguous to existing urban development; e) the
project containing between 50 and 99 acres; and f) the project
providing/containing between 7 and 8 acres devoted to recreational
uses (including the Dry Creek regional drainage channel). The
Density Chart supports the proposed residential density for this
development.
3. Design•
Landscaping:
The proposed landscaping on the North Lemay Avenue street frontage,
in the common open space areas, and in the storm drainage
facilities will be installed by the developer and maintained by a
Homeowner's Association or other private entity. The City will not
be responsible for the installation or maintenance of these areas.
ITEM NO. 8
MEETrNG DATE 11 / 14 / 94
STAFF Steve Olt
PLANNING AND ZONING BOARD
l
STAFF REPORT
PROJECT: Linden Grove P.U.D., Preliminary - #49-94
APPLICANT: Don Schlagel
c/o Cityscape Urban Design, Inc.
3555 Stanford Road, #105
Fort Collins, CO. 80525
OWNER: Don Schlagel
1131 North Lemay Avenue
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
This is a request for preliminary planned unit development (P.U.D.)
approval for a total of 213 residential dwelling units (125 single
family residential lots, 36 patio home lots, and 52 duplex dwelling
units on 26 lots) on 59.61 acres. The property is located on the
west side of North Lemay Avenue between East Vine Drive and Conifer
Street and is zoned RLP, Low Density Planned Residential.
RECOMMENDATION: Approval with conditions
EXECUTIVE SUMMARY:
This request for preliminary P.U.D. approval:
Scores 83% on the Residential Uses Density Chart in the
Land Development Guidance System (L.D.G.S.), exceeding
the minimum earned credit of 60 percentage points, which
supports the proposed gross residential density of 3.57
dwelling units per acre;
* meets the applicable All Development Criteria in the
L.D.G.S.;
* is in compliance with the City's adopted 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