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Home My WebLink AboutSTONEBRIDGE GARDEN APARTMENTS PRELIM PUD - 82 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSY--:. .1 It L-l"611 �IIV 'Ar ob jil ��!�- W V Z.4 . Li t.Y..>t•' � 1- M II v voa,r p ' 0♦ •'►u+.f .R.. I♦ Tss. :'r► dA+ .IY i u :> ".sit 0 n 1l ' 6 2� ♦ 9 ♦ b .4JI- O.aM . fs •.w.0 u A.A.4I.. fr. erwre +.w • SP+ I♦ .I 1 0 b 6 S 1 2 IT U e t L,,, Una 1. ", ULPTION.f i le.R.s•.-•sro) — y�4FC+61.+..1•ri; 1, 1r wR I.Y L...♦erwl: l.iw a� tat ......c•�.. end+•♦ iWIPRELIMINARY TECHNICAL SITE PLAN 1 SCALE 130 'e v Y ' y JAN VAPY 01 199e J � \ 4 � c P � ' D S ITY tHART Maximum Earned Criterion Credit If All Dwelling Units Are Within: Credit a 20% 2000 feet cloth existing or approved neighborhood shopping center. �) O b 10% 650 feet at an existing transit stop. C 10% 4000 feet of an existing or approved regional shopping center. OVl I o d 20% 3500 feet of on existing or reserved neighborhood park community pork or community tocility, x '6. LouivAiJe W/ a 10% 1000 feet of a school. meeting all the requirements of the compulsory education laws of the State of Colorado. Usl� f 20% 3000 feet of a major employment center. u O cog 5% 1000 feet of a child care center. h 20% Tlorth"FOrtColllns 20% The Central Business District. A project whose boundary is contiguous to existing urban development. Credit may be earned as follows 0%—For projects whose property boundary has 0 to 10% contiguity, - 30% 10 to 15%—For projects whose property boundary has 10 to 20%contiguity; . boundary has 20 to 30%contiguity; J .15 to 20%— For projects whose property 20 to 25%—For projects whose property bounaary has 30 to 40%contiguity. �x 25 to 30%—For projects wh05 property DOcnaOty has 40 to 50%contiguity, D It it can pe Demonstrated that the arojectwill reduce non-renewable energy usecge either through the application Of alternative energy k systems or through committed energy conservation measures beyond that normally required by City Code. a5% bonus may be earned for every 5%reduction In energy use. l Cctculafea l% bonus for every 50 acres included in the project m Calculate me percentage of the fOtal acres in the project that are devoted to recreational use, enter 1/2 of that percentage as a bonus, If me applicant commits to Dreseivng permonentoftsite open space that meets me C ly s minimum requirements. calculate the percentage In of this open space acreage to the total development acreage. enter mi s percentage as a bonus. ' If pan Of the total deveaament budget is to pe spent On neighborhood public transit facilities which Ore riot Otherwise required by City Code. O enter 2 % bonus for every S 100 per owelling unlnnvested. If pan of the total Oev000ment budget is to be spent On nelgnpomood facilities cnc services which ore not Otherwise required by CI1y Code. P enteral',' bonus for every S100 per aweiling unit invested. It a commitment is being made to Develop a specified Dercer-lage Of the total number of dwelling units for low income families. enter mat q percentage as a bonus. uo to a maximum 0130' It a commitment is being mace to develop a specified percentage of the total number of dwelling units for Type Warhol Type'B' handicapped housing as Defined by me City at Fort Collins, calculate the Darius as follows: O ! Type'A'— .SlieAwmes Tynunits uns LLJ Type'13"-1.Otimes Type B"unih oral units In no case shall the combined bonus be greater than 30%. " If the site or oajacent property contains an historic building or obce. a bonus may ce ecmea for me following: 3 % — For preventing or mitgoting outside influences(e.g. environmental. land use.aesthetic. economic and social factors)adverse to its S oreservanon: 3 % — For assuring mat new structureswiii be in keeDingwitn me cnaracterot the building or place, while avoiding total units 3 % — For proposing accori Buse Of the budding Or place mat will lead torts continuance, preservation and improvementin an appropriate manner. It a Damon Or all Of the required parking In me multiple family prclect is provided unaerground. within the building Or in an elevated baffling structure asan accessory use to the primary structure, a bonus may pe earned as follows: t 9% — For providing75% or more of the parking in a structure. 6% — For providing50-74% of the parking in a structure: 3 % — Fof DrO ding25-49 %otmep minginoVructute. u If a commitment is beingmace to provide cDDroved automatic fire extinguishing mems for me awelling units. enter a bonus of 10%. TOTAL o -30- ACTIVITY ° Ides ident is I Uses DEFINITION: H All residential uses. Uses would 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 rec- reational uses as a principal use ;_..uses.prpyi_ding meeting pFlaces and plaee-s 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 develop- ment. plan. Yes No 1.. On a gross acreage basis, is the average residential density in the project at least three (3) dwelling units per acre (calculated for El_ 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 RESI- DENTIAL PROJECT? THE REQUIRED EARNED CREDIT FOR A RESIDENTIAL PROJECT ��p�jj SHALL BE BASED ON THE FOLLOWING:El 30-40 PERCENTAGE POINTS = 3-4 DWELLING UNITS/ACRE; 40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE; 50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE; 60-70 PERCENTAGE POINTS = 6-7 DWELLING UNITS/ACRE; 70-80 PERCENTAGE POINTS = 7-8 DWELLING UNITS/ACRE; 80-90 PERCENTAGE POINTS = 8-9 DWELLING UNITS/ACRE; 90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE; 100 OR MORE PERCENTAGE POINTS = 10 OR MORE DWELLING UNITS/ACRE. MP40 c ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the crllerlon applicable? Will the criteeon be satistied? If no, please explain °e:�'`�F�'°°� ves No NEIGH8 RRHOOD COMPATABILITY 1. Social Compatability 2. Neighborhood Character 3. Land Use Conflicts x 4. Adverse Traffic Impact x PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8. Design Standards x 9. Emergency Access X 10. Security Lighting 11. Water Hazards X RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19, Air Quality 20, Water Quality 21. Noise 22. Glare & Heat )( 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27. Site Organization 28. Natural Features x 29. Energy Conservation 30. Shadows 31. Solar Access 32. Privacy 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37, Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience 41. Pedestrian Conflicts X x 42. Landscaping/Open Areas X 43. Landscaping/Buildings 44. Landscaping/Screening x 45. Public Access 46. SI ns - - � . u-r . 1 1C'U n/Li" Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY s the emenan wig ma cm acplieable? be saWalw7 CRITERION a Yes No a Y If no, please explain OMMUNITY-WIDE CRITERIA F lar Orientationmprehensive Plan ldlife Habitat I 1.4 Mineral Deposit 1.5 Te EcClcgically Sensitive Areas I reserved Lands of Acricultural Imocrtance I reserved 1.7 Energy Conservation , 1.8 Air Qualitv I XI I x 1.9 Water Quarts IV, I 1.10 Sewace and Wastes I I I A 2. N&GH80RHOOD COMPAT1131LITY CRITERIA 2.1 Vehicular. Pedestrian, Bike Transportation I ties � Irn, �M. 2.2 Building Placement and Orientation I 2.3 Natural Features ( I 2.4 Vehicular Circulation and Parking 2.5 Emergency Access 1xi I I X 2.6 _ Pedestrian Circulation I I 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 X I I I 3.3 Water Hazards 3.4 Geologic Hazards I 1XI 1 /I t�lg4 t r d .Z •':w P•awlwo 4600:990 u W 17 6 X. r.It eo w N Y I OP.l.•.uon .'I4. II{ e.ro •wl.f , f." t WH oa.. r+ait ewtn 2s Is e Q 1 IMP. t..ur... It • 1f a 11 L 1 . 2,e c 12 a e ' S P�Pt'ING pt.vo rD 0 Is 1, If 9 ♦ G Q- I uwInx (/ _ � rr/.Mil.4 w.Ww • W G i, 4 p 1 ! r. � / 7 / T'7• zrur,s ® eufw I.P..r . 1P° n e f t 1l not a�2 �µ ica w GG 12 /T—I— v L...uD unG c.�LOd L►T IoN I •"x.. a11M11tYe rh•.� JM.MO n.L :xo. wn / . G. ♦ ue. n.e.cse) \� i < / Pxe e�Iwu+e w•t..l•: ae, Na 'e. x...a / \\� • 4 \/\ cuJewwp: i,1Ge a/ o., 1L / / G41viuYY.1 /�iuW.: IM.'Y ♦ / ./ � / �hw nr "•{Py+ceo., 1•YI,'ao 1. r, e.,+e zrwm i Ho,�w2 I� dk ,/ - r� a 4 •. I — a' n♦' nN a' n.+r .i`a.. e..•+I...r l^�'"",<.".n�xv ^x — i �� it �..r Ma N �i�uw•�rt.rp i � / ♦ III / / r. I / ♦ x M MUJI. \ �Y\� a •r max.. / 17 `L ( Y +,• a'ati 1��"n�r'"�I.".I°Inln uP•....I) � , ✓/ CIPFIX 'lY, �! • / / ve'mJ+x� �.0 n+e•L c.s wwe 1` I� I� a I•f W /�:t_ / I - = n J_- RELIMINARY � s"I�L�n `"� � • �.>�. ;x,�:,,`�' n' - w"i� � TECHNICAL � �R�DGrE oErAl� SITE PLAN /^\ 0 G.. ,ni 4 � Noll: riw1K1-+. _r 1 Merrny.i+Niy.N W... �1 O SCHOOL PROJECTIONS PROPOSAL: STONEBRIDGE GARDEN APARTMENTS PUD - Prel. DESCRIPTION: 168 multi -family units on 10.12 acres DENSITY: 16.60 du/acre General Population 168 (units) x 3.2 (persons/unit) = 537.6 School Age Population Elementary - 168 (units) x .120 Junior High - 168 (units) x .055 Senior High - 168 (units) x .050 (pupils/unit) = 20.16 (pupils/unit) = 9.24 (pupils/unit) _. 9.25 Design Affected Schools Capacily Enrollment Kruse Elementary 568 481 Boltz Junior High 900 1015 Fort Collins Senior High 1300 1418 Stonebridge Garden Apartments P.U.D., Preliminary-'#82-93 January 24, 1994' P & Z Meetinci Page 9 RECOMMENDATION: This request is in substantial conformance with the approved Golden Meadows P.U.D., 5th Filing— overall Development Plan; therefore, staff recommends approval of the Stonebridge Garden Apartments P.U.D., Preliminary - #82-93, based on the following findings of fact: * It meets the applicable All Development Criteria in the Land Development Guidance System. * It scores 110% on the Residential Uses Density Point Chart in the Land Development Guidance System. The earned credit supports the proposed density of 16.59 dwelling units per acre. * The request is supported by policies 3, 12, 22, 26, 49, 74, 80, and 82 in the City's Land Use Policies Plan. * The request complies with the rules and regulations as set forth in the adopted Harmony Corridor Plan and is supported by land use policies LU-1, LU-31 LU-6, and LU-7 of the plan. Staff is recommending a condition of preliminary approval stating that: 1. A comprehensive traffic impact analysis for an area extending to South Lemay Avenue to the west, East Harmony Road to the south, McMurry Drive to . the east, and the Golden Meadows residential development to the north must be reviewed and approved by the City and the Colorado Department of Transportation prior to the Stonebridge Garden Apartments P.U.D. receiving final approval from the Planning and Zoning Board. The analysis must assume, for purposes of its calculations, the existing and proposed land uses in the area and their impacts on the function of the transportation network within that area. This area -wide transportation study will be used to determine whether the Stonebridge access point should occur directly across from the Monte Carlo Drive intersection or at an approximate "midpoint" location between Monte Carlo drive and East Harmony Road. Stonebridge Garden Apartments P.U.D., Preliminary-'#82-93 January 24, 1994 P & Z Meeting Page 8 4. Neighborhood Compatibility: A neighborhood information meeting was held on September 16, 1993, to discuss the Country Village (now Stonebridge Garden) Apartments P.U.D. The affected property owners notification list of approximately 331 names included single family home owners, commercial and business owners, and appropriate Homeowners Associations. There were 19 participants in attendance. Copies of the meeting minutes and the attendance sheet are attached to this memo. 5. Transportation: The City has concerns about the impacts that the combined traffic created by this development and the planned neighborhood shopping center, directly to the east across Wheaton Drive, will have on the surrounding area,. from Lemay Avenue south to East Harmony Road and east to McMurry Drive. The proposed access location into Stonebridge Garden Apartments must be considered in the context of its function with a probable access point from Wheaton Drive for the planned shopping center. It must be determined whether the Stonebridge access point should occur directly across from the Monte Carlo Drive intersection or at an approximate "midpoint" between Monte Carlo drive and East Harmony Road. Also, the potential need for a traffic signal at the intersection of East Harmony Road and Wheaton Drive must be determined. A traffic signal at this intersection would require approval of an amendment to the Harmony Road access control plan that would involve both the City and the Colorado Department of Transportation. A comprehensive traffic impact analysis, evaluating the impacts of the combined land uses in the area, is needed to assess the overall traffic impacts; therefore, staff is recommending a condition of preliminary approval stating that a comprehensive traffic impact analysis for an area extending to South Lemay Avenue to the rest, East Harmony Road to the south, McMurry Drive to the east, and the Golden Meadows residential development to the north must be reviewed and approved by the City and the Colorado Department of Transportation prior to the Stonebridge Garden Apartments P.U.D. receiving final approval from the Planning and Zoning.Board. The analysis. must assume, for purposes of its calculations, the existing and proposed land uses in the area and their impacts on the function of the transportation network within that area. This area -wide transportation study will be used to .determine whether the Stonebridge access point should occur directly across from the Monte Carlo Drive intersection or at an approximate 10midpointe, location between Monte Carlo drive and East Harmony Road. Stonebridge Garden Apartments P.U.D., Preliminary - #82-93 January 24, 1994 P & Z Meeting Page 7 They will be 2- and 3-story buildings, with a maximum height of 351. The six buildings positioned along East Harmony Road and Wheaton Drive will have 2-story end sections and will be oriented with the end sections toward the streets. Building materials will consist of horizontal wood lap siding and stone veneer on the exterior vertical walls, and composition shingles (to match the Courtney Park Apartments) on the 6/12 pitched hip roofs. There will be a 3,170 square foot clubhouse, approximately 14'-6" high, and three detached 12-car garages, approximately 10'-6" high, within the development. The architecture and materials of these accessory buildings will match that of the apartment buildings. Landscaping: There is extensive tree plantings proposed for this development. Deciduous canopy trees and evergreen trees, in conjunction with earthen berms, along the East Harmony Road and Wheaton Drive street frontages will provide ample sight and noise buffers to this multi- family residential development. The developer will also be providing large numbers of deciduous canopy trees, accented with ornamental and evergreen trees, within the site around the buildings and parking areas. Deciduous canopy trees and evergreen trees are being proposed, and provided by this developer, along the street frontage on the opposite side of Wheaton Drive and adjacent to Golden Meadows. This will enhance the streetscape and provide additional buffering between the proposed multi -family residential and the existing single family residential communities. Parking: The parking requirements for this development, based on the number of bedrooms per dwelling units proposed, are 278 total spaces. There will be 292 parking spaces provided, with 86 spaces being in parking garages and 206 spaces being open surface parking. The amount of parking being provided is considered to be adequate for this development. signage: There are two signs being proposed and they both will be located in the median of the street at the entry to this development. One will be an address sign, 2'-6" high by 6'-0" in length, that will be constructed of stone veneer to match the buildings. The second will be a Stonebridge project identification sign, approximately 10, in. height by 14' in width, that will be constructed of stone veneer and roofing material to match the buildings. The identification sign will have a 6/12 pitched hip roof, also to match the buildings. Stonebridge Garden Apartments P.U.D., Preliminary - #82-93 January 24, 1994 P.& Z Meeting Page 6 up -scale multi -family residential community representing an extension of the quality apartment community adjacent to the west. This development will provide a good transition between surrounding land uses. It will incorporate an architectural character comparable to the existing Courtney Park Apartments and include substantial buffering using plant materials and earthen berming. LU-7 Preserve a transition or cushion of lower intensity uses or open space between existing residential neighborhoods and the more intense industrial/commercial areas. This development is an appropriate transitional land use from the existing single family residential to the existing and proposed multi -family residential, to the business park and, ultimately, to the regional shopping center within 1/2 mile of this site. There will be extensive setback distances, berming, and landscaping between this development and the single family development to the north and east along Wheaton Drive. The project will also provide 801 to 1101 setbacks for the buildings and parking areas from the north edge of the street along Harmony Road. Extensive berming and landscaping will occur in the setbacks. This is in compliance with the Harmony Corridor Plan. 3. Desian• Setbacks and Building orientation: The buildings will be set back 25' from the west property line adjacent to the Courtney Park Apartments, 90' to 110' from the north curbline on East Harmony Road, and 45' to 60' from the west curbline on Wheaton Drive. The buildings along the street frontages will be oriented with the end elevations toward the streets and neighborhoods, minimizing the visual building mass and creating a more open ,appearance for the site. The end sections of all the buildings along the streets will be 2-story in height. Architecture: There will be 8 buildings containing a total of 168 dwelling units, with the breakdown being: No. of Bldas 2 2 4 No. of DUIs 27 23, 17 No. of Bdrms Unit 1 & 2 1, 2, & 3 1, 2, & 3 Stonebridge Garden Apartments P.U.D., Preliminary - #82-93 January 24, 1994 P & Z Meeting Page 5 This site is adjacent to or within one mile of several business parks, an existing City neighborhood park and golf courses, and existing and proposed neighborhood and regional shopping centers. Water and sewer services exist, in this area due to existing streets and development on all sides. #82. Higher density residential uses should locate in planned unit developments or in close .proximity to existing higher density areas. Multi -family residential was approved for this site with the Golden Meadows P.U.D., 5th Filing - O.D.P., which included mixed density residential and commercial. The overall Golden Meadows P.U.D. includes mixed densities in the form of single family and multi -family residential. This site is adjacent to the existing Courtney Park P.U.D., a multi- family residential project with a density of 15.7 dwelling units per acre. The Stonebridge Garden Apartments P.U.D. is in the adopted HARMONY CORRIDOR PLAN boundary and is, therefore, subject to all the rules and regulations as set forth in the plan and.the HARMONY CORRIDOR Design Standards and Guidelines. The GOAL STATEMENT of the plan is to encourage and support mixed land use development in the Harmony Corridor while discouraging "strip commercial" development and promoting the vitality and liveability of existing residential neighborhoods. This proposal is supported by the following land use policies: LU-1 Strive for excellence and high quality in the design and construction of buildings, open spaces, pedestrian and bicycle facilities, and streetscapes by establishing and enforcing design guidelines specific to the corridor area. The height, scale, and orientation of the buildings will minimise the visual impacts to the adjacent streets and neighborhoods. The streetscapes along both East Harmony Road and Wheaton Drive will include large berms and substantial amounts of plant materials, creating good visual buffers into the site. LU-3 Provide for the advance planning of large, undeveloped properties in the corridor area. The site for the Stonebridge Garden Apartments P.U.D. is a phase of the 59.45 acre Golden Meadows P.U.D., 5th Filing - O.D.P., which allows mixed density residential and commercial, with this phase being previously approved for multi -family residential at 12 dwelling units per acre. LU-6 Recognize the importance of the continued liveability and stability of existing residential neighborhoods as a means to expanding future economic opportunities in the corridor. The Stonebridge Garden Apartments P.U.D. is planned to be an Stonebridge Garden Apartments P.U.D., Preliminary - #82-93 January 24, 1994 P & Z Meeting Page 4 This site is adjacent to or within one mile of several business parks, an existing city neighborhood park and golf courses, and existing and proposed neighborhood and regional shopping centers. #12. Urban density residential development usually at three or more units to the acre should be encouraged in the urban growth area. The proposed gross residential density for this development is 16.59 dwelling units per acre. #22. Preferential consideration shall be given to urban development proposals which are contiguous to existing development within the City limits. The site for this development proposal is contiguous to existing multi -family residential to the west, single family residential to the north and east, and.a developing business park to the south. #26. Availability of existing services shall be used as a criteria in determining the location of higher intensity areas in the City. There are existing streets, water, and sanitary sewer services completely encompassing this site. #49. The City's Land Use Policies Plan shall be directed toward minimizing the use of private automobiles and toward alleviating and mitigating the air quality impacts of concentrated use of automobiles. This site is within one mile of employment, recreation, and shopping facilities. Developed bicycle/pedestrian linkages enable residents of this development to walk or ride bicycles as alternative modes of transportation. #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. There will be extensive linear greenbelts along Wheaton Drive, between the existing single family residential and this proposed multi- family residential, and along East Harmony Road, between this proposed multi -family residential and the developing business park on the south side of Harmony. Also, building placement, orientation, and design will create good visual transitions between uses. #80. Higher density residential uses should locate: a. Within close proximity to community or neighborhood park facilities; b. Where water and sewer facilities can be adequately provided; c. Within easy access to major employment centers. Stonebridge Garden Apartments P.U.D., Preliminary - #82-93 January 24, 1994 P & Z Meeting Page 3 COMMENTS: 1. Bachgroundl. The surrounding zoning and land uses are as follows: N: RLP; existing single family residential (Golden Meadows) S: bp, ip; existing and planned business park (oakridge Business Park) E: RP, bp; existing single family residential and planned shopping center (Golden Meadows) W: RMP; existing multi -family residential (Courtney Park) The property was annexed into the City with Council approval of the Harmony First Annexation in August, 1977. The Planning and Zoning Board approved the Golden Meadows 5th Filing, Overall Development Plan (O.D.P.) on June 27, 1984. The O.D.P. allows 209,000 square feet of commercial uses and 590 multi- family dwelling units on 59.45 acres. This site was identified as Phase 2 of the O.D.P. that allows 120 multi -family dwelling units on 9.99 acres, equalling 12 dwelling units per acre. 2. Land Use: This is a request for preliminary approval for 8 buildings housing 168 multi -family residential dwelling units on 10.1238 acres located at the northwest corner of East Harmony Road and Wheaton Drive. The project was evaluated against the applicable All Development Criteria and the Residential Uses Density Point Chart of the Land Development Guidance System. It scores 110% on the density chart, earning points for all dwelling units being within: a) 2,000 feet of an approved neighborhood shopping center (Golden Meadows), b) 4,000 feet of an existing regional shopping center (Harmony Market) c) 3,500 feet of an existing community facility (Collindale Golf Course), d) 3,000 feet of a major employment center (Oak Ridge Business Park); also, it earns points for. e) its outside boundary having more than 50% contiguity to existing urban development, and f) a commitment being made to provide approved automatic fire extinguishing systems for all the dwelling units. The earned credit on the Residential Uses Density Chart supports the proposed density for this development. The request is supported by the following policies in the City's Land Use Policies Plan (LUPP): #3. The city shall promote: a. The location of residential development which is close to, employment, recreation, and shopping facilities. Stonebridge Garden Apartments P.U.D., Preliminary - #82-93 January 24, 1994 P & Z Meeting Page 2 and approval by the City prior to final approval of Stonebridge Garden Apartments P.U.D. N ITEM NO. 14 MEETING DATE 1-24-94 iii STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Stonebridge Garden Apartments P.U.D., Preliminary - #82-93 APPLICANT: James S. Junge Junge/Reich/Associates 4141 Arapahoe Avenue Boulder, CO. 80303 OWNER: K. Bill Tiley 2839 South College Avenue Fort Collins, CO. 80525 under contract to: James Loftus 4700 Walnut Boulder CO. 80301 PROJECT DESCRIPTION: This is a request for preliminary approval for 8 buildings housing 168 multi -family residential dwelling units on 10.1238 acres located at the northwest corner of East Harmony Road and Wheaton Drive. The property is in the RP, Planned Residential Zoning District. RECOMMENDATION: Approval with a condition EXECUTIVE SUMMARY: This is a request for preliminary approval for 8 buildings housing 168 multi -family residential dwelling units on 10.1238 acres located at the northwest corner of East Harmony Road and Wheaton Drive. The project was evaluated against the applicable All Development Criteria and the Residential Uses Density Point Chart of the Land Development Guidance System. The earned credit of 110% on the Residential Uses Density Chart supports the proposed density for this development. The request is supported by policies 3, 12, 22, 26, 49, 74, 80, and 82 in the City's Land Use Policies Plan. The Stonebridge Garden Apartments P.U.D. is in the adopted HARMONY CORRIDOR PLAN boundary and is, therefore, subject to all the rules and regulations as set forth in the plan and the HARMONY CORRIDOR Design Standards and Guidelines. It is supported by land use policies LU-1, LU-3, LU-6, and LU-7 of the plan. Staff is recommending a condition of preliminary approval concerning the need for a comprehensive traffic impact analysis, including the planned shopping center to the east of Wheaton Drive, for review COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT