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HomeMy WebLinkAboutNORTHBROOK PATIO HOMES AT FAIRBROOKE PUD - FINAL - 7-94B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSActivity A: ALL DEVELOPMENT CRITERIA -- AL-L-CRI-T-ER-1 APPL-IC-ABLECRITERIX­6 L� CRITERION Is the criterion applicable? Will the cr terio be satisfied? ' If no, please explain a a LL Z.n a` < Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation ✓ tj�;Q,, �� rctJ- -.- __- 1.2 Comprehensive Plan ✓ Q ,, u o� 1.3 Wildlife Habitat 1.4 Minecal Deposit f/ 1.5 Ecologically Sensitive Areas reserved reserved 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 Transoortation L,11 I I ✓ 2.2 Building Placement and Orientation ✓ 2.3 Natural Features 2.4 Vehicular Circulation and Parking ✓ 2.5 Emergency Access t/ 1/ 2.6 Pedestrian Circulation V 'l/ 2.7 Architecture ✓ t/ 2.8 Building Height and Views 2.9 . Shading. 2.10 Solar Access I/ ✓ 2.11 Historic Resources 2.12 Setbacks 1/ 2.13 Landscape ✓ V 2.14 Signs V 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 V' Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -61- SCHOOL PROJECTIONS PROPOSAL: NORTHBROOK PATIO HOMES @ FAIRBROOKE PUD - Final DESCRIPTION: 42 paired housing units on 6.12 acres DENSITY: 6.86 du/acre General Population 42 (units) x 3.5 (persons/unit) = 147 SchoolAge Population Elementary - 42 (units) x .450 (pupils/unit) = 18.7 Junior High - 42 (units) x .210 (pupils/unit) = 8.82 Senior High - 42 (units) x .185 (pupils/unit) = 7.77 Design Affected Schools Capad Enrollment Bauder Elementary 725 728 Blevins Junior High 900 754 Rocky Mountain Senior High 1312 1404 &' 0. r& <F OVCk G WMo 5!.VL: I•nNO' p O 10 i I� MML'.OVL- IR[I KAHt Nw rok I-a� LANP16AM WY 60MMOM NAMA WfANUL L AMt 61/A HA WPRtTeAW MPUNTAIW ALYI 4iJOW cyRWp• yoPeJG AUWPArM..IA _O_W, MALUL 6P, IYi" yG 1P yPFINy NptF0.euP rWM KFINq PFJNUi LFFANdPRFA ITIUNDiFU.WP' IW •J JUIIIP••1RR11l JIwIrNw yTTAIB1l!IYYNA hufPddlA1Lo' 5gAL sNtU;LfDALo bPIRM.A ANIrMON1G 4.NOW MOYND' S owm.a PP I�AtEA Tyfl&4 Ot �AtIV/WrE r6AR t tFti OY y1Y LPMMOA UAM• WANUAL "MO I s1iF AL 1 AM&k160 LINP•N TILLA AMMLIAANA L"NL MA Z MARSHALL's stwLeu AW rR1%INw PWNc( MAk41LALL'4 yttPL•H' 'A' yN 4 cNAPFM=K LOU 4NPIf.'NA ?RIA6ANMM INFFMI' 'NIAPtMAiiCF' L' TP 4 YNJNPtRLLouP PLUM MtU C6RAn1r RFA IVR" AP • AJe1kuW PIN, rINJF NINIRA G uu PP • PONPIFUiA PIN& PINIK PONPFR L' •J ly 0pFJUNIMK JOM.W,0b "W"'WIPMAW' NNMRaAtoMJFruFA Wb 661. 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IC.4 IQ P2V TM%b'�a UJa it � A/Ii� !TT•y .r°. — — f u'YmnT� palwaw aVM_ s _ 11 / / / � Rt ii. ♦: R' _ y a4Y4'00' 4 l4B.H _ iH � �1Y1rh Pal °I �yi l':•_ aw Two NVIyW.W 1l rll pcs y IlV/ I44, lu' S D IO Lo p0 IOD yp . v 410E W,p(4 yNV.LING I I I BED&. pNYELDPE MArI ;IRol Vl61pITY MAP r.l....• - Nana a fAH1.0PMWh—^°F'^Af°°K ?AiID fiE11N °.�. D. � O Na} 4U6 b.l T• 4L ST 6wai 4u 1.0' Al NNN YD tow ✓I wo{ t ompM elkp TL�. 6%N} tONINB tI.. Ptoroaao Yc6 OW.GN FA}lo MM" - J :Sk N0. OP JHlfs 41 OJP6%�. 4a NNI}5 Na} "WY 4.6 YNITb/LL. 49. JNITs, 40. nLOq. N}. W ry4% a WWII, Z/YNR W a' rgklw4q " V"Mgw cj'bNi/YNIP N 5 /iDVEKA'OO MAKDDWW: Pav"taP .1"I C.o.N. 5o LvO a. I! !N %IIANy Fv0}PKIN} 95,4D0 aP 94 V. OPEN ewo ht44t6 AA' 10-16,980 xR 61. LANOa.Oxpa ox Le1Y 114,1tM rP It ✓• TOTAL— M164,5&1X l000• � I. iPy}i L '8'a'LNa 4•x 4W[b �, PoWj" �w • 0 1nL}•v' o °OLarr, ulxpY vWxs4e oA4aMNn. ,•••••:•"�• w e•••�•:•—••• i. NY {ufW'I ul4 0( FIWuw VONa 1M h�Di6: WP tot .. m:aa•1+Yaurobtlw° .d .r.r..,�, '.j�—1N014Ma5 IOh MaNhx. LI{Y +OUF [p1alILL11M GF11Yk14. '!. A VNtuwi fa 91a 5tnu oIibNATioN 15 oP a WP opolxwrb WM CON°D B! iFlb 2 uuka Mlarr hOLLt aRx°pls. ryWNIN4 LNv sowMy °LWO Ar Tla ,�e,N•ry b,::_, xpwnlNNpY Ni4ltlxy. rlwww._re _ l4/46 - 84X.O{ Yxlln 49 ad/K 0tllNhaO. WEST PROSPECT Y •] .IN I:I A \Zell•] \m VAV 9 rem _ r• !\I:4:i:10101 A=1s1s 'L!: Northbrook Patio Homes @ Fairbrooke PUD - Final, #7-94B August 22, 1994 P & Z Meeting Page 6 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 decisionve 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 for the filing of an appeal of such $'final decision" shall be counted from the date of the BoardIs decision resolving such dispute. Northbrook Patio Homes @ Fairbrooke PUD - Final, #7-94B August 22, 1994 P & Z Meeting Page 5 FINDINGS OF FACT/CONCLUSIONS In evaluating the request for Northbrook Patio Homes at Fairbrooke PUD, Final, staff makes the following findings of fact: 1. The final application conforms with the approved preliminary plans for this P.U.D., including the condition to provide access to Hampshire Road. 2. The final application meets the condition imposed by the City Council at their hearing on the appeal of the P&Z Board's. 3. The fencing provided on Prospect and Hampshire Roads is appropriate and does not give the impression that the patio homes will become an enclave within the overall Fairbrooke ODP area. 4. The design of the project has provided for efficient and safe conveyance of stormwater runoff behind lots 31 through 42 as required by the Stormwater Utility. RECOMMENDATION Staff recommends approval of the Northbrook Patio Homes at Fairbrooke PUD, Final with the following condition: 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 (October 24, 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 Northbrook Patio Homes @ Fairbrooke PUD - Final, #7-94B August 22, 1994 P & Z Meeting Page 4 6. Stormwater Stormwater and drainage were the major issues to be addressed with this final submittal. The concerns were with the conveyance of runoff behind lots 31 through 42 and a ponding problem that was anticipated at the corner of Northbrook Drive. Resolution of these issues was still pending when this staff report was prepared. This issue will be discussed in detail at the P&Z hearing. 7. Preliminary Approval The Northbrook Patio Homes at Fairbrooke PUD, Preliminary was approved by the Planning and Zoning Board on March 28, 1994. Approval included two conditions imposed by the Board: a. Access to the development would be changed to Hampshire Road (the application reviewed by the P&Z Board showed a single access from Prospect Road). b. The fencing proposed on Prospect and Hampshire Roads be reviewed for its impact on creating an enclave within the larger neighborhood (P&Z discussion had considered that with a single access to Prospect Road as proposed and fencing along Hampshire Road the development might become an isolated enclave within the larger neighborhood of the Fairbrooke ODP). 8. Appeal The P&Z Board's decision was appealed to the City Council on April 10, 1994. The grounds of the appeal was that the Board failed to hold a fair hearing by considering false and misleading evidence and did not properly interpret and apply relevant laws. Primarily, the concern was focused on changing the access to the development from Prospect Road to Hampshire Road. A secondary issue involved adequate drainage from the site. The City Council heard the appeal on May 10, 1994 and upheld the decision of the P&Z Board. However, they did modify the Board's approval by adding the Prospect Road entrance back into the Plans. Northbrook Patio Homes @ Fairbrooke PUD - Final, #7-94B August 22, 1994 P & Z Meeting Page 3 3. Solar Orientation Only 15 of the 42 lots (36%) meet the requirements for solar orientation. While this is far below the required minimum of 65%, Preliminary approval included a variance to the solar orientation requirements. 4. Design The paired patio homes will be located on individual lots with an average lot size of 4,000 square feet. Front yard setbacks are 201, rear yard setbacks are 5' for interior lots and 15' for other lots, and side yards vary from zero to 51. Pedestrian access is provided at the end of the Northbrook Court cul-de-sac and between lots 28 and 29 where a trail connects to the existing trail on the City's detention area to the east. Each lot will front on a local street and be individually owned. All homes will be ranch style constructed of brick with pitched roofs and wooden trim and accents. Building height will not exceed 201. Each home will have a two car attached garage, private patio area with privacy fencing and, where possible, a full basement. All landscaping outside of the individual building envelope will be maintained by a homeowner's association. A 6' high brick column and cedar fence will be provided along Prospect and Hampshire Roads. Street trees are provided along Hampshire Road and Prospect Road. Additional landscaping is provided along Prospect Road. This fence, combined with the potential of a single access on Prospect Road, was an issue of concern during the P&Z Board's discussion of the preliminary application. Concern was expressed that these two conditions would result in Northbrook becoming an enclave that was not integrated into the overall Fairbrooke neighborhood. It was also noted that changing the access to Hampshire Road would help resolve this perception. 5. Transportation Access to the development will be from both Prospect and Hampshire Roads. Local streets within the development are proposed to be dedicated as public streets and built to City standards for 36' wide streets. Northbrook Patio Homes @ Fairbrooke PUD - Final, #7-94B August 22, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are: Zoning North RL, Low Density Res. South RL, Low Density Res. East RL, Low Density Res West RL, Low Density Res. Land Use Existing Single Family Homes Existing Single Family Homes Within The Fairbrooke PUD Existing City Stormwater Detention Pond Bauder Elementary School This property is designated Tract G on the 100 acre Fairbrooke ODP which was originally approved in 1982 and included apartments, townhouses and a church site. Tract G was originally designated as the church site and later included a day care facility. This use was changed through an administrative change to allow single family residential. This tract, plus tract A, are the two remaining tracts to be developed within the ODP. Currently, approximately 75% of the ODP area is developed or developing. This site was previously owned by the City of Fort Collins as a result of a failed special improvement district. The Planning and Zoning Board approved the Northbrooke Patio Homes at Fairbrooke P.U.D., Preliminary on March 28, 1994 for 42 paired patio homes on 7.07 acres. 2. Land Use The request is for 42 paired patio homes at a density of 5.9 DU/acre. This exceeds the minimum of 3 dwelling units per acre required by the Land Development Guidance System. The final P.U.D. conforms to the approved preliminary P.U.D. and meets the applicable All Development Criteria of the LDGS. The two conditions of preliminary approval concerning access to Hampshire Road and consideration of the fencing proposed for Prospect and Hampshire Roads have been met. ITEM NO. 17 MEETING DATE �?�Q4 STAFF Rob lanrhar� City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Northbrook Patio Homes at Fairbrooke PUD - Final, #7-94B APPLICANT: Stewart and Associates 103 S. Meldrum Fort Collins, CO 80521 OWNER: Nebarado Construction c/o Stewart and Associates 103 S. Meldrum Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request for final approval of a PUD for 42 paired single family patio homes on 7.07 acres. The project is located on the southeast corner of West Prospect Road and Hampshire Drive. The zoning is RL, Low Density Residential. RECOMMENDATION: Approval with condition EXECUTIVE SUMMARY: This request conforms with the amended Fairbrooke Overall Development Plan (ODP), the preliminary PUD including conditions of Board approval and the condition placed on the PUD by City Council at the appeal hearing. The proposed use is compatible with surrounding land uses. It complies with the All Development Criteria of the Land Development Guidance System (LDGS) and the proposed gross density of 5.9 DU/acre is supported by a score of 90% on the Residential Density Chart. A variance to the Solar Orientation Ordinance was granted at preliminary P.U.D. approval. Preliminary approval was granted to this project on March 24, 1994. This approval was appealed to the City Council who modified the decision of the P&Z Board by adding an access onto Prospect Road. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT