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Home My WebLink AboutWOODLAND STATION PUD - PRELIMINARY - 18-94B - CORRESPONDENCE - PROJECT NARRATIVE((An@@P(A� urban design, inc. Neighborhood facilities proposed that are not otherwise required by City Code include a clubhouse, pool, playground, decorative walls & fences (along C.R. #9), and extensive landscaping. Of these items, only minimal landscaping in the arterial right-of-way is required by City Code; and the cost of that landscaping has not been included in the bonus calculation. A great many single family PUD's have been approved and constructed under the LDGS without providing these types of neighborhood facilities. Many others have voluntarily provided a more limited amenity package, but have - in the past - not needed to make a firm commitment on the point chart. " The changes that were seen as positive in the plans that achieved densities of less than 3/acre have been included in the current plan. Those - and other - changes include: Large 0 /3 acre t) lots have been located around the north and east perimeter of the subject property as a transition between the existing off -site lots, and the more typical urban density lots proposed in the center of the site. Access to Nite Court has been reduced to emphasize only pedestrian and emergency access. Street alignments are less rigid and include more cul-de-sacs than in earlier versions of the plan. The proposed variety in housing types should result in a more diverse neighborhood population. Neighborhood recreational facilities have been added, and placed away from existing homesites (as requested), as a buffer to County Road 9, with easy community access to the Day Care, and to provide a "neighborhood identity" element as recommended in the Fort Collins Goals and Objectives. The applicant feels he has done all that he can to reconcile adopted City Policy with the input received from Staff, the Neighborhood, Board Members, the Growth Management Committee, and market indicators; and that the plan before the Board tonight is appropriate: " The level of density restriction favored by the neighbors would amount to a spontaneous re -delineation of the UGA line in the southeast portion of the City, and a change in adopted policy. There is nothing so unique about this location that should make us treat it differently than Mountain Ridge, Stetson Creek, Woodridge, or the other PUD's approved in the City adjacent to large lot County Subdivisions or MRD's. " Storm drainage, utility service, school impacts,. and other elements considered with preliminary PUD's have reviewed, and found to be consistent with other development projects routinely approved by the City of Fort Collins. (( U�y7 @p urban design, inc. August 22: The Preliminary PUD was submitted to City with the number of lots reduced to 108 (3.1 d.u./ac.) October 5tht: Revised plans were submitted to City with the number of lots reduced to 105 (3/ac.) November 10th: At a Second Neighborhood Meeting we presented alternative plans with densities between 2.8/ac. t and 3.2/ac. The applicant agreed to evaluate the feasibility of a 2/ac. plan. November 14th: The applicant determined that - even if such a low density could be supported by the City and the neighborhood - the 2 d.u./ac. plan is not economically feasible under Fort Collins development standards. The applicant requested that the P&Z Board continue the plan to the December meeting to allow an additional meeting with the neighborhood. December 5th: Alternative revised plans were submitted to City with number of lots reduced to as low as 98 (2.8/ac.) The alternative favored by the applicant included 105 lots (3/ac.). December 9th: City Staff recommended approval of the proposed PUD to the P&Z Board at the regular work session; but changed the interpretation of the Residential Density Point Chart later that afternoon, forcing the applicant to request that the item be continued to the January 23, 1995 P&Z meeting. January 11th: Revised plans were submitted to City meeting current Point Chart interpretation, with a greater variety of land use and housing types, increased open space/neighborhood facilities, and the total number of units proposed at 110 (3.14/ac.) Note: Because the "contiguous" portion of the Hewlett Packard site is not developed, Woodland Station is required to utilize "Bonus Criteria" to achieve 60 or more points on the Residential Density Chart. Two criteria applied here that have rarely been used to gain credit in the past are 'k' (energy conservation) and 'p' (neighborhood facilities). For criteria 'k' the applicant has made the commitment that homes at Woodland Station will achieve a minimum Energy Score rating of "G-80" (vs. the code requirement of "G-70") or better. This can be achieved through a number of means including the provision of basement insulation, solar orientation reduced air leakage, increased wall insulation, and/or others. City Staff estimates that we could have taken three times the number of points (10) shown on the Point Chart; meaning that this criteria alone could have provided more than the 25 points needed in addition to the 35 achieved in the "Base" criteria. QY7 @a o �Ee,. ar t 9 9 s urban design, inc. 3555 Stanford road, suite 105 MEMORANDUM fort Collins, Colorado 80525 (303) 226-4074-4074 FAX (303) 226-4196 TO: Fort Collins Planning and Zoning Board ADD'L COPIES: Brad Bennett, Chateau Custom Builders, Paul Ross, ReMax Lucia Liley, March & Myatt FROM: Eldon Ward, Cityscape Urban Design, DATE: February 6, 1995 RE: Woodland Station - Preliminary PUD PROJECT #: 4630 (4630P&Z1 ) The Woodland Station site lies between properties on the west and south that are clearly destined for intense urban development with major employment, and other urban uses - and the existing large homesites to the north and east of the subject property. The basic question is "Should this site be made to be more in character with the adjacent properties to the north and east (with large sprawling semi -rural single family lots); or should it be required to be more in character with the urban properties to the south and west (which would suggest higher density adjacent to major employers and likely future transit lines); or should it be a reasonable transition between the two (with single family development at the lower end of the urban density range)?" We feel the plan as proposed represents a reasonable transition. Note: The smaller lots and increased density required in combination with greater open space in a classic "clustering" plan would seem to be less desirable to the neighborhood (as well as the applicant) than the plan as currently proposed. * Density has been the central issue in the lengthy review of Woodland Station. For the past year, the applicant has tried to determine a workable density that would meet City policy, respond to neighborhood concerns, and result in a desirable neighborhood on the subject property. Those efforts are summarized below: Feb. 7, 1994: At Conceptual Review, the applicant presented options between 3.5 and 4.9 d.u./ac. on Strachan Farm (south half of the current plan) alone. City Staff indicated that Fort Collins was considering adopting a 5 d.u./ac minimum density at that time. May 31 st: At a second Conceptual Review meeting, applicants proposed 135 lots on the subject property for a density of 3.9 d.u./ac. June, 1994: At the City Council hearings on the annexation; Council declined to impose a density restriction of less than 3/ac. as requested by neighbors. June 30th: At the required Neighborhood Meeting, the applicant presented a plan with the number of lots reduced to 127 (3.6 d.u./ac.)