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Home My WebLink AboutWESTBURY PUD, FIRST FILING - FINAL - 11-94A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSII )P� 1,114A(-r._ k71� __r�) _ ±-:;'TA 1 I Tl� 1=-;4 Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain Ea O 4' a � Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation diyia, 1.2 Comprehensive Plan V, t/ 1.3 Wildlife Habitat 1.4 Mineral Deposit 1.5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Energy Conservation ✓ 1.8 Air Quality 1.9 Water Quality 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 ✓ 2.4 Vehicular Circulation and Parking 2.5 Emergency Access ✓ 2.6 Pedestrian Circulation 2.7 Architecture 2.8 Building Height and Views Vf 2.9 Shading 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 t/ 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 • WESTBURY PUD,1 st filing - Final DESCRIPTION: 19 single family homes on 8.09 acres DENSITY: General Population 19 (units) x 3.5 2.35 du/acre (persons/unit) = 66.5 SchoolAge Population Elementary - 19 (units) x .450 Junior High - 19 (units) x .210 Senior High - 19 (units) x .185 Affected Schools McGraw Elementary Webber Junior High Rocky Mountain Senior High (pupils/unit) = 8.55 (pupils/unit) = 4 (pupils/unit) = 3.52 Design Capacity Enrollment 568 449 900 977 1312 1404 mwlmu+ox so. xo — xssxvim nµnxds .a N IOL.hD MIIMN 1NR MG 1NE!'V GM1`IIiE. IGTp9. Aa unun ufmn � .9xx— >xs xRNRn xNo d'M SINGLE FAMILY \ osr�..cc.c'ca, d wury rwxxsxr gyp+ cguxr csonus lml�� IT I 1 \ \ Is I 3 � \ nNext csxxse�naxs .. III / \ B \ LEGEND rno.asm nas � /j exlew rlaeTO NP1N. // o �xmNinaeroee lend.® /// GENERA. NOTES N ANT NOTiR V� � ! ._+urw �._•�r_...r..r � r ^rr Yr._4...n.n d► \U wlb LAND USE BB CIWN•••� ° I°O�, To Ib ALL RY MAP I1 Nx.xxarw.n.x.T 13 PLAMT UST12 _ \ \ SINGLE FAMILY (C.MSS) ON ESNs 1 11 III pp P " } ° e ♦ " �"" =TS I aBDaEnTr necxa nox r \ 1 FU VEL�OPT l-o 0Iil — — _ _ — _ _ — — _-- _ — -_ ��...r.rr...�i+.r..w_�... urocn design. inc lxlRir..l. �\�(��/ jIj' IjjII��(M PUT s x.wn BBiNATUBE BLOD% V l/ EW � V l) U ll IJ V DD / reoc eA ema `e°n..a 1 pro LMINCs °E FILM �1 IRe+eRer °rarer MPE OF MEPu nM Igxs; .Boon w.A Mw + y— PENCE DCTAIL At-. HARMONY a Ne Len w MO 1 a 1 .row-•'• 9 Westbury PUD - Final, #11-94A July 25, 1994 P & Z Meeting Page 5 for the filing of an appeal of such "final decision" shall be counted from the date of the BoardIs decision resolving such dispute. Westbury PUD - Final, #11-94A July 25, 1994 P & Z Meeting Page 4 RECOMMENDATION: Staff recommends approval of the Westbury P.U.D., First Filing - Final, #11-94A, with the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D. plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (September 26, 1994) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made.) If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time Westbury PUD - Final, #11-94A July 25, 1994 P & Z Meeting Page 3 5. Transportation: This property will be accessed from West Harmony Road by an internal local street (Westbury Drive). There will be two cul-de- sacs, one on either side of Westbury Drive, providing direct access for the majority of the lots. A condition of Preliminary approval requiring that sufficient right-of-way for a future local street connection from Westbury Drive to the west property line be provided has been met with the inclusion of a 48' wide right-of-way dedication from the west end of Mariposa Court to the common line with the Neilon property. 6. Resource Protection: There is an existing grove of (predominantly) Siberian Elm trees in the northeasterly portion of this development. The City Forester has inspected the trees and has stated that they have no ornamental value; however, the applicant plans to preserve as many of the trees as possible, depending on their visual and habitat value. This will be determined as each home is sited and built. The trees that are lost will be replaced with appropriate non -pest trees. Findings of Fact/Conclusions: In evaluating the request for the Westbury P.U.D., First Filing - Final, staff makes the following findings of fact: 1. The First Filing is in conformance with the approved Westbury P.U.D. - Preliminary. 2. The project meets the applicable All Development Criteria of the Land Development Guidance System. 3. The gross residential density is 2.35 dwelling units per acre. Subsequent filings within the Westbury P.U.D. will be required to include sufficient density for an overall density of 3.1 dwelling units per acre as approved in the Preliminary P.U.D. 4. The additional traffic generated by the project can be accommodated on the existing and future street system. 5. A condition of Preliminary approval requiring that sufficient right-of-way for a future local street connection from Westbury Drive to the west property line be provided has been met with the inclusion of a 48' wide right-of-way dedication from the west end of Mariposa Court to the common line with the Neilon property. Westbury PUD - Final, #11-94A July 25, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: RLP; existing church, overall development plan (Pineview) S: RLP; planned mixed density residential (Westbury P.U.D., Second Filing) E: RLP; existing single family residence, school (Gress property, Front Range Community College) W: RLP; existing single family residential (Neilon property, the Ridge) The Westbury P.U.D. - Preliminary was approved, with conditions, by the Planning and Zoning Board on April 25, 1994 for 56 single family lots and 20 townhome or duplex lots on 24.5 acres. 2. Land Use: This is a request for 19 single family residential lots on 8.09 acres located on the south side of West Harmony Road and west of South Shields Street. The First Filing is in conformance with the approved Westbury P.U.D. - Preliminary and meets the applicable All Development Criteria of the Land Development Guidance System. The gross residential density of the First Filing is 2.35 dwelling units per acre. The Preliminary P.U.D. addressed the overall gross residential density for the entire development, with that density being 3.1 dwelling units per acre. 3. Design: Landscaping: The applicant is, in addition to the preservation of as many existing Siberian Elm trees as possible, providing street trees in the parkway along West Harmony Road at 40' on -center. There will also be shade, ornamental, and evergreen trees provided in the active open space and common open space areas. Solar orientation: There are 8 of the 19 single family lots (equalling 42%) that are in compliance with the City's adopted Solar Orientation Ordinance requiring that a minimum of 65% of the lots meet the definition of a solar oriented lot. A variance to the Solar Orientation Ordinance, as it relates to the Westbury P.U.D., was requested by the applicant with the Preliminary P.U.D. and was approved by the Planning and Zoning Board. of Fort Collins STAFF REPORT ITEM NO. 7 MEETING DATE 7-25-94 STAFF Steve Olt PLANNING AND ZONING BOARD PROJECT: Westbury P.U.D., First Filing - Final, #11-94A APPLICANT: Linder Real Estate & Development Co. c/o Cityscape Urban Design, Inc. 3555 Stanford Road, Suite 105 Fort Collins, CO. 80525 OWNER: Guy and Kathy Richardson P.O. Box 270655 Fort Collins, CO. 80527 PROJECT DESCRIPTION: This is a request for final Planned Unit Development approval for 19 single family residential lots on 8.09 acres located on the south side of West Harmony Road and west of South Shields Street. The property is zoned RLP - Low Density Planned Residential. RECOMMENDATION: Approval with a condition EXECUTIVE SUMMARY: This project was granted preliminary approval by the Planning and Zoning Board on April 25, 1994. This application for final approval conforms with the preliminary approval. In addition, the Final P.U.D.: * provides for a gross residential density of 2.35 dwelling units per acre. The Preliminary P.U.D. addressed the overall gross residential density for the entire development, with that density being 3.1 dwelling units per acre; * meets the applicable All Development Criteria of the Land Development Guidance System; * has addressed a condition of Preliminary approval requiring that sufficient right-of-way for a future local street connection from Westbury Drive to the west property line be provided. The condition has been met with the inclusion of a 48' wide right-of-way dedication from the west end of Mariposa Court to the common line with the Neilon property. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT