HomeMy WebLinkAboutINDIAN HILLS VILLAGE PUD PHASE 2 PRELIM AND FINAL - 81-93B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSFebruary 21, 1995
Planning and Zoning Board Members
c/o Planning Department
City of Fort Collins
281 N. College
Fort Collins, CO 80522
RE: Indian Hills Village Phase II
Dear Planning and Zoning Board Members:
Thank you for your assistance in creating the Indian Hills Village patio home project
on Stuart Street which is now well under way and has received excellent market
acceptance.
This Indian Hills Village Phase II PUD involves integrating a small outlot and existing
residence which exists at the northeast corner of Indian Hills Village PUD.
The integration of this outlot into the Indian Hills Village project was anticipated and
planned for from landscaping, buffering, utility plan and drainage standpoints.
The most significant aspects of this mini PUD are:
A. Extension and completion of the Indian Hills Village Stuart Street frontage so
that it has a uniform aesthetic and landscape treatment.
B. Elimination of one curb cut (the existing driveway) from Stuart Street.
C. Control of the use, character and aesthetics of this outlot by virtue of
inclusion of same in the Indian Hills Village Homeowners Association subjecting it to
the covenants, rules and regulations of this project.
We respectfully request your approval of this mini PUD to enable this outlot to be
developed in a complementary fashion and coordinated with the Indian Hills Village
PUD.
Sincerely,
dk
3307 South College Avenue, Suite 200, Fort Collins, CO 80525 • (303) 226-5000 • Fax (303) 226-5125
DENSITY CHART (continued) 4
Criterion Creafic_
g 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;
H 3% For proposing adaptive use of the building or place that will lead to its continuance, preservation, and
improvement in an appropriate manner.
Z t If a portion or all of the required parking in the multiple family project is provided underground, within the
Obuilding, or in an elevated parking structure as an accessory use to the primary structure, a bonus may be earned as
go follows:
9% For providing 75% or more of the parking in a structure;
6% For providing 50 - 74% of the parking in a structure;
3% For providing 25 - 49% of the parking in a structure.
V If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units,
enter a bonus of 10%.
V If the applicant commits t;, oroviding adequate, safe and convenient pedestrian and bicycle connections between the
project and any of the desin,rion points described below, calculate the bonus as follows:
5% For connective to the nearest existing City sidewalk and bicycle path/lane;
5% For connecting to any existing public school, park and transit stop within the distances as defined in this
Density Chart;
5% For connecting to an existing City bicycle Will which is adjacent to or traverses the project.
TOTAL I fY
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised September 1994
- 79a -
3�16AL11 W 11 1.i8114L
Criterion CIedlt Credit
2000 feet of an existing neighborhood shopping center; or
2090
Q---------
�-----------------------------------
2000 feet of an approv but not constructed neighborhood
____
shopping center.
10%
b
650 feet of an existing transit stop (applicable only to projects having a density of at least six (6] dwelling
2096
units per acre on a gross acreage basis)
C
4000 feet of an existing or ved regional shopping center
1090
3500 feet o_f_ ex_isting_neighbor_hood _r community park_; or _ _ _ �¢
20%
d'
_ _ _ _ _
3500 feet of a pu c y owned but not developed, neighborhood or community pa>sk or community
_
1py,
W
facility (except golf courses); or
3500 feet of a publicly owned golf course, whether developed ornot — — — — — — —
1090
Qe
2500 feet of an existing'school, meeting all requirements of the State of Colorado compulsory education
10%
m
laws L94A.VW 3Wu z
0
f
3000 feet of a major employment center 1A Lif] .
20go
1000 feet of a child care center
5%
1 Gi
The Central Business District 20go
J A project whose boundary is contiguous to existing urban development. Credit may be earned as follows: 30%
0% For projects whose property boundary has 0 - 10% contiguity;
10 - 15% For projects whose property boundary has 10 - 2096 contiguity;
15 - 20% For projects whose property boundary has 20 - 3096 contiguity;
20 - or projects whose property boundary has 30 - 4096 contiguity; ;72p
25 0% F .projects whose property boundary has 40 - 5090 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 earned for every 5% reduction in energy use.
Calculate a 1% bonus for every 50 acres included in the project.
ftl 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.
If part of the total development budget is Co be spent on neighborhood facilities and services which are not otherwise
H P required by City Code, enter a 1 % bonus for every $100 per dwelling unit invested.
4 If a commitment is being made to develop a specified percentage of the total number of dwelling units for low
'� income families, enter that percentage as a bonus, up to a maximum of 3090.
OIf a commitment is being made to develop a specified percentage of the total number of dwelling units for Type "A"
CO r and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows:
Type "A" .5 x Tvne "A" Units
Total Units
In no case shall the combined bonus be greater than 30%
Type "B" 1.0 x TVnP "B" LiniLc
Total Units
Continued
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised September 1994
-79-
ATTACHMENT "B"
ACTIVITY;
Residential Uses
DEFINITION;
6 ue;' V i, VL04 e V17D
WIM
All residential uses. Uses include single family attached dwellings, townhomes, duplexes, mobile homes,
d an multiple family dwellings; group homes; boarding and rooming houses; fiaterniry 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;
The following applicable criterion must be answered "yes" and
implemented within d:e development plan.
Y No N/A
1. DOES i i PROJECT EAR �1 lTTz �i IIl9fU11 P=RC= TAGE
POIIVTS AS CAL CULATED ON TIE FOLLOWL�G "DENSITY
Q
CHART" FOR THE PROPOSED DENS-TY OF THE -USMFNTIAL
PROJECT? The required earned credit for a residential project shall be
based on the following:
60 percentage points = 6 or fewer dwelling units per acre
60 - 70 percentage points = 6 - 7 dwelling units per acre
70 - 80 percentage points = 7 - 8 dwelling units per acre
80 - 90 percentage points = 8 - 9 dwelling.units per acre
90-100 percentage points = 9-10 dwelling units per acre
100 or more pementagc points = 10 or more dwelling units per acre
II
Lana Leveiopment guidance System for Planned tint Developments
The City of Fort Collins, Colorado, Revised August 1994
P-4
-78-
Activity
A: ALL DEVELOPMENT
CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
-
Is the criterion
applicable?
a s >
a
a <
Will the criterio
be satisfied?
Yes No
If no, please explain
Al.
COMMUNITY -WIDE CRITERIA
1.1
Solar Orientation
1.2
Comprehensive Plan
1.3
Wildlife Habitat
t/
1.4
Mineral Deposit
1 5
e
Ecologically Sensitive Areas
Lands of Agricultural lmoortance
reserved
reserved
I
1.7
Enerav Conservation
I }
1.8
Air QualityI
I t/j I
✓
1.9
Water OUaIItV I
I
I I
.10
Sewace and Wastes
✓r I
111
Water ConservationI
I/C
1.12
Residential Densitv I
j ✓C j
✓
NEIGHBORHOOD COMPATIBILITY CRITERIAI
21
Venicuiar. Pedestrian, Bike T ransoomation
I tii I
✓ I I
2
Eui!ding P!acement and Orientation-1
I VI- 1
V I I
Natural Features I
I VI I.
✓
2.4
Vehicular Circulation and Parking
I ✓j
✓
2.B
=mergency Access _
I I
✓
2. 65
Pedestrian Clrcuiatlon I
I ✓1 I✓
I I
2.I
2.8
Arc; Iitegture I
Suiidina Heignt and Views I
I ✓I
I ✓I
I I
29
Shading I
I ✓I I
✓
2.10
Solar Access I
10
2.11 .
Historic Resources
I ✓I ✓I
2.12
Setbacks
I ✓ l
2.13
Landscaoe 11
I
2.14
Sicns
I,/I ,1
I I
2.15
Site Lighting
I V1 I
✓
2.16
Noise and Vibration
I
2.17
Glare or Heat
IV-f
2.18
Hazardous Materials
A 3.
ENGINEERING CRITERIA
3.1
Utility Capacity
3.2
Design Standards
,/
3.3
Water Hazards
106
3.4
Geologic Hazards
I I (
_
Land Development Guidance System for Planned Unit Developments
The City of Port Collins, Colorado, Revised ch 1994
- 61 - o U CE5t
SCHOOL PROJECTIONS
PROPOSAL: INDIAN HILLS VILLAGE PUD, 2nd Phase
DESCRIPTION: 2 housing units on .22 acre
DENSITY:
General Population
9.09 du/acre
2 (units) x 3.5 (persons/unit) = 7
School Age Population
Elementary - 2
(units) x
Junior High - 2
(units) x
Senior High - 2
(units) x
.450 (pupils/unit) _ .9
.210 (pupils/unit) _ .42
185 (pupils/unit) _ .37
i.
NOTES
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IAN HILLS
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LEGAL DESCRIPTION VICINITY MAP
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GENERAL NOTES _
AAA��
OWNER'S CERTIFICATION k
LAND USE BREAKDOWN�o
PLANNING AND ZONING
BOARD APPROVAL
D QTAS
2l i M Y
YFRYET
INDIAN HILLS
VILLAGE P.U.D.,
PHASE 2
FO,iT COLLMB C0.g1..00
0
Indian Hills Village P.U.D., Phase 2 - Preliminary and Final,
#81-93B
April 24, 1995.P & Z Meeting
Page 5
necessary, 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 decisions, 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 11final decision" shall be
counted from the date of the Board's decision resolving such
dispute.
Indian Hills Village P.U.D., Phase 2 - Preliminary and Final,
#81-93B
April 24, 1995 P & Z Meeting
Page 4
FINDINGS of FACT/CONCLUSIONS:
In evaluating the request for the Indian Hills Village P.U.D.,
Phase 2 - Preliminary and Final, staff makes the following findings
of fact:
* It scores 105% on the Residential Uses Density Chart in
the L.D.G.S., which supports the proposed residential
density of 8.7 dwelling units per acre.
* It meets the applicable All Development Criteria in the
L.D.G.S.
* It combines one existing single family residence with one
new single family residence on a 9,864 square foot site
that will be divided into two lots and an open space
tract.
RECOMMENDATION:
Staff recommends approval of the Indian Hills Village P.U.D., Phase
2 - Preliminary and Final - #81-93B, 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 (June 26, 1995) 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 or the City staff, 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. 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, as
Indian Hills Village P.U.D., Phase 2 - Preliminary and Final,
#81-93B
April 24, 1995 P & Z Meeting
Page 3
Lot 2:
There will be a new residence on Lot 2 that may incorporate the
existing garage for 601 East Stuart Street as an attachment to the
structure. If the garage is to be retained, then the west wall must
comply with Section 504 of the 1991 Uniform Building Code which
requires the addition of drywall and possible deletion of eaves to
bring it up to firewall standards. The access to this residence
will be from an internal private driveway in the first phase. This
lot is 3,101 square feet in size.
Open Space Tract A:
This is a tract of land 17' wide by 134'
size) that will provide a landscaped
residences and East Stuart Street. It
containing existing and new ornamental
3. Design:
Architecture:
long (2,293 square feet in
setback/buffer between the
will be a turfgrass area
and evergreen trees. -
The existing home on Lot 1 will remain in its present form,
architecturally. There will be a new garage added to the west of
the existing structure. The new home to be constructed on Lot 2
will be a custom home of similar architectural character, scale,
and height (maximum height of 301) of those in the first phase of
Indian Hills Village P.U.D.
Landscaping:
The landscaping will consist of deciduous and evergreen trees, both
existing and proposed, along East. Stuart Street and the internal
driveways. There will also be deciduous, ornamental, and evergreen
trees on both lots and within the open space tract.
Parking:
There will be two on -site parking spaces for each residence in the
form of enclosed garage parking.
4. Resource Protection:
Several deciduous/canopy trees and a significant number of
evergreen trees will be retained on -site, both on the lots and in
the open space tract.
Indian Hills Village P.U.D., Phase 2 - Preliminary and Final,
#81-93B
April 24, 1995 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: RM; existing single family residential (Bristol Subdivision)
S: rp; planned/approved single family residential (Indian Hills
Village P.U.D.)
E: RL; existing single family residential (Indian Hills
Subdivision)
W: rp; planned/approved single family residential (Indian Hills
Village P.U.D.)
The property was annexed into the City with the South College
Avenue Consolidated Annexation in April, 1957.
The property was platted as Lot 108 and a part of Tract A of the
Indian Hills West P.U.D. that was approved by the Planning and
Zoning Board in June, 1979.
2. Land Use:
This is a request for preliminary and final P.U.D. approval for two
single family lots and an open space tract on 9,864 square feet
(0.23 acre), The gross residential density is 8.7 dwelling units
per acre. The request was evaluated against the Residential Uses
Density Chart and the All Development Criteria of the Land
Development Guidance System. It scored 105% on the Density Chart,
earning points for: a) being within 650' of an existing transit
stop; b) being within 3,5001 of an existing neighborhood park
(Spring Park), c) being within 2,500" of an existing school
(Lesher Junior High), d) being within 31000' of a major employment
center (College Avenue retail/commercial corridor), e) being
within 1,000' of a child care center, and f) having greater than
50% of its outside boundary contiguous to existing urban
development.
Lot is
This is an existing two-story residence at 601 East Stuart Street.
It is presently being used as the construction office for the first
phase of Indian Hills Village P.U.D. The structure will be
converted back to a residence at the completion of the development.
The current access to this property is from a driveway off of East
Stuart Street, directly south of the section of Stover Street north
of Stuart Street. The new access to this residence will be from an
internal private driveway in the first phase of the Indian Hills
Village P.U.D. This lot is 4,470 square feet in size.
11
ITEM NO. 9 _
MEETING DATE 5/22/95 ,
STAFF Stever Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Indian Hills Village P.U.D., Phase 2 -
Preliminary and Final - #81-93B
(includes a Replat of Lot 108 and a part of Tract A
of the Indian Hills West P.U.D. and a part of Tract
A of the Indian Hills Village P.U.D.)
APPLICANT: Lagunitas Company
3307 South College Avenue, #200
Fort Collins, CO. 80525
OWNER: Same As Owner
PROJECT DESCRIPTION:
This is a request for preliminary and final planned unit
development (P.U.D.) approval for two single family lots and an
open space tract on 9,864 square feet (0.23 acre) located on the
south side of East Stuart Street between Stover Street and Busch
Court. The property is zoned rp - Planned Residential.
RECOMMENDATION: Approval with a condition
EXECUTIVE SUMMARY:
This request for preliminary and final P.U.D. approval:
* Scores 105% on the Residential Uses Density Chart in the
Land Development Guidance System (L.D.G.S.), which
supports the proposed residential density of 8.7 dwelling
units per acre;
* meets the applicable all Development Criteria of the
L.D.G.S.;
* combines one existing single family residence with one
new single family residence on a 9,864 square foot site
that will be divided into two lots and an open space
tract.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT