HomeMy WebLinkAboutWESTBURY PUD - PRELIMINARY ..... 4/25/94 P & Z BOARD HEARING - 11-94 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSVVeA,ekk71AYyr -- jq&l V-
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:
Each of the following applicable criteria must be answered "yes" and
implemented within the development plan.
1. On a gross acreage basis, is the average residential density in the
project at least three (3) dwelling units per acre? (Calculated for
residential portion of the site only.)
2. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE
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 the following:
30 - 40 percentage points
40 - 50 percentage points
50 - 60 percentage points
60 - 70 percentage points
70 - 80 percentage points
80 - 90 percentage points
90-100 percentage points
100 or more percentage points
= 3 - 4 dwelling units per acre
= 4 - 5 dwelling units per acre
= 5 - 6 dwelling units per acre
= 6 - 7 dwelling units per acre
= 7 - 8 dwelling units per acre
= 8 - 9 dwelling units per acre
= 9-10 dwelling units per acre
= 10 or more dwelling units per acre
Yes No N/A
❑
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
78 -
Linder
Real Estate
April 13, 1994
Mr. Steve Olt
City of Fort Collins Planning Department
P.O. Box 580
Fort Collins, CO 80522-0580
Dear Steve:
This is to request that a variance be granted for my Westbury
P.U.D. project preliminary approval regarding the 48 foot
right-of-way we are providing to the Gress property. It is my
understanding that the City is in the process of changing the
local street right-of-way requirement from 54 to 48 feet, but
this is not presently finalized. Since it appears most likely
that this will be approved and finalized before my anticipated
final approval on Westbury (7/27), we have shown it as 48 feet.
Please call me if you have any questions. Should the Planning
and Zoning Board have a problem with this variance, I will agree
to increase it to the present standard of 54 feet.
Very �truly yours,
Mark Linder
ML:cll
Specializing in Development Properties
3500 J.F.K. Parkway #221 ❑ Fort Collins, Colorado 80525 ❑ (303) 229-0544
Linder
Real Estate
April 6, 1994
Mr. Steve Olt, Project Planner
City of Fort Collins Planning Dept.
281 North College Avenue
Fort Collins, CO 80524
Dear Steve:
This is to request that a variance be granted from the
requirements of the solar ordinance for Westbury P.U.D. We have
made every attempt to design a development that conforms to the
spirit of the ordinance and feel that Westbury does. Since the
attached home lots (1-•20) are considered by the Planning
Department to be "multi -family" and therefore excluded from the
::alculation, Westbury achieves 53.5% solar lots (30/56). Lots
1-20, however, are single family lots and are on a conforming
east west line, and thus do conform to the spirit of the
ordinance. Counting these as such, our percentage is 67%. The
Westbury plan is equal to such plan incorporating the
provision", and for this reason I am requesting this variance.
These 20 "multi -family" lots as you call them, per site plan note
Number 7 may very well be built as duplexes in which case they
would qualify under the ordinance and this variance request would
not be needed.
This particular phase of Westbury will be the last phase
developed and will be done with a separate final P.U.D. plan and
I just haven't decided at this point in time whether to build
them as duplexes or attached townhomes. I feel this plan does
conform to the spirit of the ordinance and under the "equal to"
variance language this variance is justified.
Very/ trulyyyours,
Mark Linder
ML:cll
Specializing in Development Properties
3500 J.F.K. Parkway #221 ❑ Fort Collins, Colorado 80525 0 (303) 229-0544
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NEIGHBORHOOD INFORMATION MEETING
Did You Receive
Written Notification
of this meeting?
Correct
address.
Name Address Zip
Yes
No
Yes
No
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NEIGHBORHOOD INFORMATION MEETING
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Proj
Meetinz Loca
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Attendees: Please 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
Did You Receive
Correct
receive minutes of this meeting.
Written Notification
Address.
of this meeting?
Name Address Zip
Yes
No
Yes
No
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25.
Comment:
There must be some plans in
effect for
signalization at some intersections
in the area.
26.
Question:
Will the old Harmony Road, west of
the Ridge, be
torn up when the new street opens?
Answer:
That is yet to be determined.
27.
Comment:
I want to reiterate just how treacherous the
intersection at Harmony Road and
Shields Street
already is.
28.
Question:
What will be the width of your internal streets?
Answer:
They will be the standard 36'
wide streets,
flowline to flowline, in a 54' wide
right-of-way.
29. Question: How much will the lots sell for?
Answer: I plan to sell them for prices in the high 30's to
mid 40's.
30. Question: Where will your children go to school?
Answer: The Poudre R-1 School District will make that
determination.
31. Question: Where does the Richardson Farm name come from and
is the name for the development firm?
Answer: No, the name is probably not firm.
32. Question: Will Harmony Road be widened further west from
Shields Street?
Answer: Yes, but the timing is not yet determined as to
when the improvements will occur.
33. Question: Who will pay for the improvements to Harmony Road?
Answer: It probably will be funded as a capital
improvements project.
34. Comment: Harmony Road will, at some time, carry a lot more
traffic than Horsetooth Road.
35. Question: How do you control people using your streets as a
Harmony -Shields intersection by-pass? People are
always looking for short cuts.
36. Question: Where will a new stoplight be located along Shields
Street?
Answer: That is yet to be determined.
15. Comment: We tend to be microscopic with our views and do not
look at the "global" considerations for a larger
area.
16. Comment: This is an excellent conceptual plan. Go for the
bigger lots if you can get them.
17. Comment: Our streets are not supported by the City and we
are concerned about additional traffic being
directed through The Ridge.
18. Question: We have a concern about the construction traffic
for this development. Where will it occur? We do
not want it coming through The Ridge.
Answer: There should be no need for the construction
traffic to go through the Ridge and that kind of
traffic can be controlled.
19. Comment: I am concerned about the closeness of the proposed
homes at the southwest corner of your development
to our home in the Ridge.
20. Question: How will you deliver my water to me on the Gress
property from the Pleasant Valley & Lake Canal?
Answer: That will be determined with the grading and
drainage plans for this development.
21. Question: What will the setbacks for the homes on the east
side, next to the Gress property, and what kind of
buffering and fencing will be done along the
townhomes? We would like this to be considered.
Answer: As a minimum I am subject to the standard building
setbacks as specified in the City Code and I am not
22. Question: Will there be other builders involved with this
development or will you be doing all the building?
You are sensitive to the surroundings but all
builders might not be.
Answer: There will be other builders involved in the actual
construction of the homes. This development will
have strict architectural controls that will be
maintained.
23. Question: Will you have any fencing guidelines for your
development along the Ridge?
Answer: We will develop specific fencing guidelines with
our covenants.
24. Comment: Shrubbery will help in tandem with the fences.
5. Question: What is the proposed rear building setback for the
townhomes?
Answer: A minimum of 151.
6. Question: Where is parking for the townhomes planned?
Answer: In the garages and driveways for the units.
7. Comment: The townhomes will be fee simple units and are not
intended to be rentals. The prices of the homes
will probably preclude rentals.
8. Question: When the City widens Harmony Road will it encroach
into the Ridge's open space?
Answer: Yes, it probably will encroach somewhat.
9. Question: Will there be sidewalks on the south side of
Harmony Road?
Answer: Yes, there will be.
10. Comment: Several of the existing trees on this property
create real visual problems for traffic and should
be trimmed or removed.
11. Comment: There used to be 2 right -turn (north) lanes from
the west -bound lanes on Harmony Road, east of the
intersection. This creates a real jam at the
intersection.
12. Question: Will there be street lights in this development and
how close will they be? Also, the yellow style
lighting (high pressure sodium) is much more
desirable than white lighting.
Answer: There will be City street lights in this
development. The height and spacing is determined
by the required foot candles for the streets.
13. Comment: I would like your CC & R's to be more in keeping
with the Ridge's.
14. Question: Would you make this development fully single family
lots if the City would allow and approve this
concept?
Answer: I have no objection to all single family homes if
the City doesn't have concerns about the density of
the project.
Commun._y Planning and Environmental 2. __ vices
Planning Department
Neighborhood Information
for
THE RICHARDSON FARM
Meeting Minutes
Date: January 27, 1994
Applicant: Mark Linder
Linder Real Estate
3500 J.F.K. Parkway
Fort Collins, CO. 80525
City Planner: Steve Olt
PROPERTY
The potential applicant, Mark Linder, has expressed an interest in
developing a mixed unit type residential project on vacant land
south and west of the intersection of South Shields Street and West
Harmony Road, adjacent to the Gress property.
The purpose of this meeting was to introduce Mr. Linder 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. Comment: The proposed lots are on the average of 10,000 to
12,000 square feet in size. There could be much
smaller lots on the east side of the project.
2. Comment: My plan at this time is not to connect a street
through this property to the Ridge development. The
city will determine, however, if a connection of
this nature must be made.
3. Comment: My anticipated timetable is as follows:
* Submit preliminary plans in March for the April
Planning and Zoning Board hearing.
* Possibly starting the first phase in September,
1994.
* Anticipate 1 to 1-1/2 year build out for the
single family homes.
4. Comment: The townhomes will be similar to the existing
Sundering Townhomes on South Shields Street
adjacent to Hill Pond.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
V1 2,t-E4112 -f- 0•— 'CYeACVLF s
DENSITY CHART
Maximum Eamed
Criterion Credit Credit
a 2000
r
feet of an existing or approved neighborhood shopping center rt V1e�V U e _ W -O
2050
-b-- 650
feet of an existingffa-nsit stop
LU170
-
C 4000
feet of an existing or approved regional shopping center
10%
d 3500
feet of an existing or reserved neighborhood park, community park, or community facility
20%
1000
feet of a school, meeting all requirements of the State of Colorado compulsory education laws
10%
L U
f 3000
feet of a major employment center 47" ta.tx
2017,1
Qg
1000
feet of a child care center
5%
m
h "North"
Fort Collins
20%
j
The Central Business District
20%
JA
project whose boundary is contiguous to existing urban development. Credit may be eamed as follows:
30%
0% For projects whose property boundary has 0 - 10% contiguity;
10 - 15% For projects whose property boundary has 10 - 20% contiguity;
15 - 20% For projects whose property boundary has 20 - 30% contiguity;
20 - 25% For projects whose property boundary has 30 - 40% contiguity;
25 - 30% For projects whose property boundary has 40 -520% contiguity.
k
If it can be demonstrated that the project will reduce non-renewable energy usage either through the application of
alternative energy systems or through committed energy conservation measures beyond those normally required by
City Code, a 5% bonus may be eamed for every 5% reduction in energy use.
Calculate a 1% bonus for every 50 acres included in the project.
M
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.
0
If part of the total development budget is to be spent on neighborhood public transit facilities which are not
otherwise required by City Code, enter a 2% bonus for every $100 per dwelling unit invested.
p
If part 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
N
income families, enter that percentage as a bonus, up to a maximum of 30%.
zf
If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type "A"
O
and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows:
"A" "A"
m
Type .5 x Type Units
Total Units
In no case shall the combined bonus be greater than 30%
Type "B" 1.0 x Type "B" Units
Total Units
$
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.
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 7590 or more of the parking in a structure;
6176 For providing 50 - 74% of the parking in a structure;
3% For providing 25 - 49% of the parking in a structure.
mitment is being made to provide approved automatic fire extinguishing systems fur the dwelling units,
[=e'n
onus of 1017c.
TOTAL
(02,
-79-
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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
a =a
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
1.2 Comprehensive Plan
�,GD
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 Buildino 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
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
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-
CULYWP@
urban design, inc.
C. Within walking distance to an existing or planned
elementary school; and
d. Within walking distance to an existing or planned
neighborhood park and within easy access to a
community park; and
e. In which a collector street affords the primary access.
Development of Westbury is expected to begin in the fall of 1994, and continue
through 1995. The developer will submit for final approval on the first phase of 19 lots (1-10
and 48-56) after preliminary approval. The balance of the property will be submitted for final
in late 1994 or early 1995.
CU6n@@P*
urban design, inc.
WESTBURY PUD
Statement of Planning Objectives
March 7, 1994
Westbury is planned as a mixed use residential community to provide for a variety of
housing types, as well as being compatible with adjacent neighborhoods. Westbury is
surrounded by the Front Range Community College on the East, The Gress Gallery and
residence to the Northeast, the Ridge estate lots to the West, and vacant land to the South.
To achieve neighborhood compatibility, the applicant is proposing to locate attached
multifamily and small lot single family homes adjacent to Shields Street. These homes will
be buffered from Shields by an open space corridor that contains the stormwater retention
facilities. These homes then transition to larger estate lots immediately adjacent to The Ridge.
Opportunities for future access to adjacent parcels have also been provided.
The applicants planning goals are consistent with the adopted Goals and Objectives
and the Land Use Policies Plan of the City of Fort Collins with regard to neighborhood
planning, compatibility, mixed use development, and locational criteria for various land uses.
Applicable policies include:
Policy 3 The City shall promote:
a. Maximum utilization of land within the city;
d. The location of residential development which is close to
employment, recreation, and shopping facilities.
Policy 12 Urban density residential development - usually at three of more
units to the acre - should be encouraged in the urban growth
area.
Policy 74 Transitional land uses or areas (linear greenbelts or other urban
design elements) should be provided between residential
neighborhoods and commercial areas in order to enhance the
concept of a mixture of.land uses.
Policy 75 Residential areas should provide for a mix of housing densities.
Policy 79 Low density residential uses should locate in areas:
a. Which have easy access to existing or planned
neighborhood and regional/ community shopping centers;
b. Which have easy access to major employment centers;
SCHOOL PROJECTIONS
PROPOSAL: WESTBURY PUD - Preliminary
DESCRIPTION: 76 homes on 24.50 acres
DENSITY:
General Population
76 units x 3.5
3.10 du/acre
(persons/unit) = 266
School Age Population
Elementary - 76 (units) x .450 (pupils/unit) = 34.2
Junior High - 76 (units) x .210 (pupils/unit) = 15.96
Senior High - 76 (units) x .185 (pupils/unit) = 14.06
Design
Affected Schools Capacity Enrollment
McGraw Elementary 568 449
Webber Junior High 900 977
Rocky Mountain Senior High 1312 1404
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City of Fort Collins
Commun..yr Planning and Environmental IL —vices
Planning Department
MEMORANDUM
To: Planning and Zoning Board Members
From: Steve Olt,
Project Planner 4W
Ref: Westbury P.U.D. - Preliminary, #11-94
Date: April 25, 1994
The developer and/or property owner of the Westbury P.U.D. is
providing a 48' wide dedicated right-of-way (R.O.W.) for future
street access from Westbury P.U.D. into the Gress property. The
R.O.W. location is on the east side of Westbury Drive approximately
150' north of Belleview Drive. The Engineering Department has
stated that the proposed location may not be acceptable. This, in
conjunction with the need for a future street connection into the
Neilon property to the west, may necessitate street and lot layout
changes on the Westbury P.U.D. prior to final approval. Staff is
recommending a condition of preliminary approval stating that:
1. The street and lot layout of Westbury P.U.D. may have to be
changed prior to final approval based on the need for and
acceptable locations of future street connections from this
development to the Gress property (approximately 7 acres) to
the northeast and the Neilon property (approximately 3.5
acres) to the northwest.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
Westbury PUD - Preliminary, #11-94
April 25, 1994 P & Z Meeting
Page 4
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.
RECOMMENDATION:
Staff recommends approval of the Westbury P.U.D. - Preliminary,
#11-94 based on the following findings of fact:
* The gross residential density is 3.1 dwelling units per
acre. The density is supported by the Residential Uses
Density Point Chart.
* It meets the applicable All Development Criteria of the
Land Development Guidance System.
* The proposed land use is considered to be compatible with
the surrounding land uses.
* The additional traffic generated by the project can be
accommodated on the existing and future street system.
* No vehicular access is being provided between this
development and the Ridge, to the west.
Staff recommends approval of the applicant's request for a variance
to the City's adopted Solar Orientation Ordinance.
Staff is recommending a condition of approval stating that the
applicant provide sufficient right-of-way for a future local street
connection from Westbury Drive in the Westbury P.U.D. to the west
property line contiguous with the existing Neilon property.
Westbury PUD - Preliminary, #11-94
April 25, 1994 P & Z Meeting
Page 3
The 20 "attached home" lots are identified to be either townhome or
duplex lots. These lots are planned for a future phase, and if they
are developed as duplex lots then they would be subject to and
comply with the ordinance. In that eventuality, compliance to the
ordinance would be 50 of 76 lots, equalling 66%. The applicant has
submitted a request for a variance to the Solar Orientation
Ordinance, stating that the plan does conform to the spirit of the
ordinance and feels that the variance is justified. Section 29-
627(a)(3) of the ordinance states that "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 believes that the applicant's request for a variance to the
Solar Orientation Ordinance is justified and recommends approval of
the request.
4. Neighborhood Compatibility:
A neighborhood information meeting was held on January 27, 1994,
with 21 affected property owners or potentially affected interests
in attendance. The concerns centered around the proposed density of
the development and the compatibility of these homes to those in
the Ridge, the possibility of a future vehicular street connection
from this development into the Ridge, and the traffic impacts on
West Harmony Road and its intersection with South Shields Street.
A copy of the minutes of this meeting are attached to this memo.
5. Transportation:
This property will be accessed from West Harmony Road and South
Shields Streets by an internal, continuous local street (Westbury
Drive). There will be four cul-de-sacs (from Westbury Drive)
serving the majority of the lots. A 48' street right-of-way for
future access into the Gress property to the northeast is being
provided. Future street access should also be provided to the 3
acre single family residential Neilon property to the northwest.
Staff is recommending a condition stating that the applicant
provide sufficient right-of-way for a future local street
connection from Westbury Drive in the Westbury P.U.D. to the west
property line contiguous with the existing Neilon property. No
vehicular access is being provided between this development and the
Ridge, to the west. The existing streets in the Ridge are not
constructed to City standards and are privately maintained. There
is little potential for future development to occur west of the
Ridge and the property to the south of the Ridge is the City -owned
Cathy Fromme Prairie natural area. The City does not want to create
a collector -like street into that area.
Westbury PUD - Preliminary, #11-94
April 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; vacant
E: RLP; existing single family residential, school (Front Range
Community College)
W: RLP; existing single family residential (the Ridge)
The property was annexed into the City with the Ridge Annexation in
April, 1989.
2. Land Use:
This is a request for 56 single family lots and 20 townhome or
duplex lots on 24.5 acres located south of West Harmony Road and
west of South Shields Street. The gross residential density is 3.1
dwelling units per acre. It has been evaluated against the
Residential Uses Density Point Chart and the applicable All
Development Criteria of the Land Development Guidance System,
earning 62% on the density chart for: a) being within 2,000 feet
of an approved neighborhood shopping center (Pineview O.D.P.); b)
being within 3,500 feet of an approved neighborhood park
(Westfield, Ridgeview); c) being within 3,000 feet of a major
employment center (Front Range Community College); and d) a
percentage of the total acres in the project that are devoted to
recreational use. The proposed gross residential density is
supported by the density chart.
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 parkways along West Harmony Road and South Shields Street 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:
The single family lots are subject to the City's adopted Solar
Orientation Ordinance that requires a minimum of 65% of the lots
meet the definition of a solar oriented lot. A total of 30 of the
56 single family lots, equalling 53.6%, comply with the ordinance.
a
ITEM NO. 23
MEETING DATE 4/25/94
STAFF Steve Olt
-
PLANNING AND ZONING BOARD
-- -
STAFF REPORT
PROJECT: Westbury P.U.D. - Preliminary, #11-94
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 56 single family lots and 20 townhome or
duplex lots on 24.5 acres located south 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 is a request for 56 single family lots and 20 townhome or
duplex lots on 24.5 acres located south of West Harmony Road and
west of South Shields Street. The gross residential density is 3.1
dwelling units per acre. It has been evaluated against the
Residential Uses Density Point Chart and the applicable All
Development Criteria of the Land Development Guidance System,
earning 62% on the density chart. The applicant is, in addition to
the preservation of as many existing Siberian Elm trees as
possible, providing street trees in the parkways along West Harmony
Road and South Shields Street at 40' on -center. There will also be
shade, ornamental, and evergreen trees provided in the active open
space and common open space areas. The applicant has submitted a
request for a variance to the Solar Orientation Ordinance and staff
recommends approval of the request. Staff is recommending a
condition stating that the applicant provide sufficient right-of-
way for a future local street connection from Westbury Drive in the
Westbury P.U.D. to the west property line contiguous with the
existing Neilon property.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANMNG DEPARTMENT