HomeMy WebLinkAboutRAINTREE TOWNHOMES PUD PRELIMINARY - 42 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS1 � p
will- be at level of service B and C. The intersections along
Raintree Drive will be at level of service A for all movements.
1 The right-in/right-out access to Shields Street is recommended
because it will greatly reduce the "non Senior Center traffic" that
1 will be using the main access due to the access easement which will
be provided. The right-in/right-out access to Shields Street will
operate acceptably. It is recommended that this access be located
on/near the property line between the vacant parcel and the parcel
1 on which the 12 dwelling units are being considered. This location
will provide a single point of access while serving two properties.
This location is about 300 feet south of Raintree Drive. It is
1 recommended that the right-in/right-out have a right -turn auxiliary
lane. Provision of this auxiliary lane will move the west curb of
Shields Street about 10 feet to the west. It will likely use the
1 sidewalk area on the bridge that crosses the New Mercer Canal. The
sidewalk and bike path can be provided on a separate structure to
the west of the existing bridge.
1 A long range analysis was not performed. Peak hour traffic
volumes on Shields Street are expected to grow modestly over the
next 20 years. Traffic growth on Shields Street will likely occur
1 during the non -peak hours. The signalized Shields/Raintree/Centre
intersection will operate acceptably for many years into future.
Acceptable operation will occur at the Raintree stop sign
1 controlled intersections with a more than five times increase of
the traffic volumes shown in Figure 6. It is not likely that
future uses along Raintree Drive will create a five times increase
in traffic.
1 III. Conclusions
The following summarizes the significant findings as a result
1 of this study:
The Fort Collins Senior Center traffic can be accommodated
on the area streets.
1 - Current traffic operation at the area intersections is
acceptable.
1 - In the short range future (1995) with the Senior Center
traffic, the key intersections operate acceptably.
1 - In the short range future (1995) with the traffic from the
Senior Center, fast food restaurant, and 12 dwelling units, the
key intersections will operate acceptably.
■ - The access easement in the southeast corner of the Senior
Center parcel will provide better access to the properties to the
1 4
1
.=
y
r
p
^
WCN
�
ao
=
22/23/14
39/42/25
N
M
cm
N A
Go
L
�zM
37/55/28
INN
�34
+
�--8 16 it
�14/333/35
15130/25
2/5/2 �/
RAINTREE
17/25/16
f r
19/32/21
4/20 15
=i to
0/1
o Z ado
N
LEGEND
AM / NOON / PM
N
n
� Of
in
c
54 109/136
N C7 10
f_ 2 5 .
7/13/20
51/132/83
CENTRE
co to cn
6/34�P34
�N
\��
�Mtf7
M
O
M
1995 PEAK HOUR TRAFFIC
WITH SENIOR CENTER, FAST FOOD
RESTAURANT AND 12 DWELLING UNITS
Figure 6
Table 3
1995 Peak Hour
Operation With Senior Center
Level of Service
Intersection
AM
Noon
PM
Shields/Raintree/Centre
(signal)
6 Phase
B
B
C
Raintree/Shopping Center Access/
Senior Center Access
(stop sign)
NB LT/T/RT
A
A
A
SB LT/T/RT
A
A
A
EB LT
A
A
A
WB LT
A
A
A
Raintree/West Access to
Senior Center
(stop sign)
SB/LT/RT
A
A
A
EB LT
A
A
A
Table 4
1995 Peak Hour Operation With Senior Center,
Fast Food Restaurant, & 12 D.U.
Level of Service
Intersection AM Noon PM
Shields/Raintree/Centre (signal)
6 Phase
Raintree/Shopping Center Access/
Senior Center Access (stop sign)
NB LT/T/RT
SB LT/T/RT
EB LT ,
WB LT
Raintree/West Access to Senior Center
(stop sign)
SB/LT/RT
EB LT
Shields/Right-in/Right-out (stop sign)
EB RT
B B C
A A A
A A A
A A A
A A A
A A A
A A A
A A B
40 40
development. The roads considered for the operations analysis are
Raintree Drive and Shields Street.
Background traffic for impacted streets was. projected for 1995
for the Senior Center alone and for the Senior Center with the
previously discussed uses that would utilize the Senior Center
access. The through traffic on Shields Street was assumed to
increase at the rate of three percent to the year 1995. The site
generated traffic is added to the background traffic.
Trip Distribution
Trip distribution was determined based upon an evaluation of
trip. productions and the most likely routes available to travel
from those productions. The directional distribution of the
approaching and departing traffic generated at the Senior Center
is a function of:
- Geographic location within the City of Fort Collins;
- Location of employment/business centers and residential uses
which are likely to produce trips;
- Access to the site.
Figure 4 illustrates the trip distribution percentages used in the
subsequent traffic assignments.
Traffic Assignment and Intersection Operation
Using the vehicular trip generation estimates presented in
Table 2, the site generated traffic was assigned to the area street
network. The street network consisted of Shields Street and
Raintree Drive as they are today. The analyzed intersections
were Shields/Raintree/Centre with signalization, and the
accesses
'
to this site from Raintree Drive.
The previously discussed right-
in/right-out to Shields Street was also analyzed.
Figure 5 shows the short
range (1995) peak hour
traffic
assignment. This assignment
also includes the increase in
background traffic as described
earlier in this report
and the
traffic generated by the Senior
Center. Table 3 shows
the peak
■ hour operation at the key intersections. Calculation forms are
provided in Appendix D. The signalized Shields/Raintree/Centre
intersection will be at level of service B and C during the peak
hours. The accesses to Raintree Drive will be at level of service
A for all movements.
Figure 6 shows the short range (1995) peak hour traffic
assignment, which includes background traffic on the area streets,
the Senior Center traffic, and the traffic generated by the
adjacent uses as discussed earlier. Table 4 shows the peak hour
operation at the key intersections. Calculation forms are provided
in Appendix E. The Shields/Raintree/Centre signalized intersection
1 3
n Iet-in
/Right -out
(SHIELDS
Assumed as Future
Fast Food Restaurant I
(Existing
Private. I
Residence)
I I
c
rn
3
N
T
L_.J
p
1 STREET
4$Z
NO SCALE
Future
Access Easement
w
W
N
Z
OaC
Raintree
Shopping
Center
SITE PLAN Figure 3
ioperation is acceptable and the overall intersection operation is
acceptable. Analyses performed for the future conditions assumed
a six phase signal.
' III. Proposed Development
The Fort Collins Senior Center is proposed on a 5 acre parcel
of land west of Shields Street and north of Raintree Drive. A
schematic site plan is shown in Figure 3. It is proposed that the
main access will be across from the Shopping Center access. A
' secondary access will be located further to the west along Raintree
Drive. A third access may be built as the parking area expands to
the west.
There is an existing private residence and a small vacant
parcel east of the proposed Senior Center. While no proposals have
been put forth for these properties, it is likely that they will
' be redeveloped as a commercial use. For analysis purposes, it was
assumed that these parcels would be combined and have a fast food
restaurant. This was considered to be the likely highest intensity
' use for this site. At a meeting involving all the adjacent
property owners, it was agreed that an access to this commercial
parcel would occur via an access easement through the Senior Center
main access to Raintree. Drive. Right-in/right-out access from
Shields Street to this parcel was also discussed.
The property north of the proposed Senior Center is being
considered for development with 12 dwelling units. Access to this
property would be via Shields Street. It was suggested in the
aforementioned meeting that access to this parcel from Shields
Street be shared with the future commercial parcel. This access
to Shields Street would be right-in/right-out. Therefore, both of
these adjacent properties would have access via the easement to the
Senior Center main access.
Trip Generation
Trip generation estimates for the adjacent uses were obtained
from Trip Generation, 5th Edition, ITE. The trip generation for
' the Senior Center was estimated based upon conversations with Fort
Collins Senior Center staff. Table 2 shows the trip generation
used for the various uses considered in this study.
Background Traffic
Background traffic is defined as the traffic that is and/or
will 'be on the area streets but is not related to the proposed
2
6
L
Table 1
1992 Peak Hour Operation
Level
of Service
Intersection
AM
Noon
PM
Shields/Raintree/Centre (signal)
4 Phase
B
B
B
6 Phase
B
B
C
Raintree/Shopping Center Access (stop
sign)
NB LT/RT
A
A
A
WB LT
A
A
A
Table 2
Trip Generation
A.M
Peak
Daily
(Noon
Peak)
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in
out
Senior Center
700
30
10
20
50
(60)
(60)
12 Dwelling Units
120
2
7
8
4
(5)
(5)
Fast Food - 2.0 KSF
1260
57
34
38
35
(61)
(59)
ft
FORT COLLINS SENIOR CENTER
SITE ACCESS STUDY
FORT COLLINS, COLORADO
OCTOBER 1992
Prepared for:
City of Fort Collins
300 LaPorte Avenue
Fort Collins, CO 80521
Prepared by:
MATTHEW J. DELICH, P.E.
3413 Banyan Avenue
Loveland, CO 80538
Phone: 303-669-2061
00
Cl)
0
00
u.i
a
WN
3
W
s
I--
July 12, 1993 (File: 9350LT01)
o Mr. Mike Herzig
Fort Collins Development Engineer
o P.O. Box 580
Mo Fort Collins, CO 80522-0580
m
Dear Mike:
Raintree Townhouses PUD is proposing to build a 28 foot wide
public street within the development. According to the Fort
Collins Design Criteria and Standards for Streets, this street
width will require a variance by the City of Fort Collins.
The reasons for requesting/granting this variance are listed `
below:
- The street that is proposed to be 28 feet is a cul-de-
sac.
- The cul-de-sac will access an arterial street (Shields
Street). Given the constraints of the subject property,
the primary access must be from Shields Street. The
access to Shields Street is proposed to be a right-
in/right-out with a deceleration lane on Shields Street.'
However, it is proposed that there will be alternative
access through other properties to the south.
- The street will have less than 750 ADT on it. The
development itself will have 12 dwelling units, which
will generate 120 vehicle trips on an average weekday.
The "Fort Collins Senior Center Site Access Study,
October 1992, assumed a fast food restaurant on the
parcel to south of the Raintree Townhouses PUD. This is
likely to be the highest intensity use from a traffic
z perspective. This land use will add 470 ADT to the
Ui street segment that is just west of Shields Street.
z Therefore, the highest traffic volume just west of
z Shields Street will be 590 ADT.
J - It is proposed that the townhouses would be built on one
> side of the street.
v
Z I recommend that the street in Raintree Townhouses PUD be 28
F feet wide (curb to curb). Given the layout of the Raintree
a Townhouses PUD site, I recommend on -street parking be allowed
0 only on one side of the street.
Ln
If you have any questions or desire additional information,
do not hesitate to call me.
U
LL Sincere1
Matthew J. Delich, P.E.
Kral VA,ir`p to Tn,--I^L",I CPS
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
. APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion aoplicoole?
Will the criterion
be sbfisfieb?
If no, please explain
QO:�`��b' �Q4°�0
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Compatability. .
t/
2. Neighborhood Character
3. Land Use Conflicts
4. Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan V/
PUBLIC FACILITIES & SAFETY
6. Street Capacity
7. Utility Capacity
B h /- b✓2 -43
8. Design Standards
cvn / orL 0A
9. Emergency Access
_,54r,
10. Security Lighting
11. Water Hazards
I/
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
Vol
28. Natural Features
29. Energy Conservation
30.Shadows
31. Solar Access
32. Privacy
33. Coen Space Arrangement
34. Building Height
35. Vehicular Movement
✓
36. Venicular Design
37. Parxing
x/
38. Active Recreational Areas
39. Pflb'aTe Outdoor Areas
✓
V
40. Pedestrian Convenience
v
V
I
41. Pedestrian Conflicts
V
1
1
V
42. Lcnascaoing/Open Areas
Vp
I
I
\/
43. LonoscapingfBuildings
\/
I 30e, Cb i C1t+
44. LandscapingfScreening
`/
1 rr 1,
45. Pudic Access
✓
I
46. $iC❑5
a
s
Rain+rep, Townl.o�scs
f U�
DENSITY CHART
Maximum
Earned
Criterion
Credit
If All Dwelling Units Are Within:
Credit
a
20%
1
2000 feet of an existing or approved neighborhood snapping center. Vt O
zo
b
10%
650 feet of an existing transit stop.
to
C
10%
4000 feet of an existing or approved regional shopping center.
d
20%
3500 feet of an existing or reserved neighborhood park community park Of community facility. ^�1 ftor&
w
lllatColorado.
/v
W
e
10%
1000 feet of a school, meenrg all the requirements of me compulsory education laws of the State '
(J�
f
20%
3000feet at a major employment center. ev.+re,
4r Ar J I-ck r
zO
g
5%
1000 feet of a child care center.
h
20%
'North"Fori Collins
I
20%
the Central Business District.
A project whose bounwN is contiguous toexisling urban tlavelopmeni. Credit may be earned as fdksw&
0%—For projects whose property boundary has to 10%configuily
j
30%
10 to 15%—For molectswhose oroperty boundary has 10 to 20% contiguity .
15to20%— For projects whose property boundary has 20to30%Contiguity:
30
20 to 25%— For projects whose property boundary has 30 to 40%contiguity,
25 to 30%—For projects whos property boundary has 40 to 50%contiguity.
.
If it can be demonstrated that the project will redo enon-renewable energy useoge eitherthrough the application of alternative energy
k
systems or through committed energy conservation measures beyond mat nomlally, required by City Code, a5% bonus may be earned
for every 5%reduction in energy use.
I
Calculate a l% bonus fig every 50 acres inclucie0 in the ofolect.
m
Calculate the percentage of the total acres in the project that are devoted to recreational use. enter W ofmat percentage as a bonus.
If the applicant commits to presenting permanent offsite open space that meets the Citys minimum requirement& calculate the percentage,
n
of this open space acreage to the total developmentaaeage. enter this percentage as a bonus
If pan of the total develooment budget a to be spent on neighborhood pudic transit facilities which are not otherwise required by City Code,
O
enter 2%bonus for everv$100 per dwelling unit invested.
If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code.
P
enter al%bonus for eVerv$100Der aweningunit mvestea
If a commitment is being made to develop a speciffeci percentage of the total number of dwelling Units for low inCOfne families. enter that
q
percentage at a bonus up to a maximum of 30%.
It a commitment is being made to develop a specified oercentoge of the total number of dwelling unitstor Type 'A" and Type'"handicapper
Z
housing as defined by the City of Fort Collins calculate the bonus as follow&
Or
Type "A'— Slimes TTaIA�fi
LLts
iype'B"-1.011mes Type Ir U-1—ts
oTTa w
In no case shall the combined bonus be greater than 30%.
If the site or odlacent properly contains an historic building or place. a bonus may be earned for the following
3% — For preventing or mitigalig outside influences (e.g. environmental land use. aesthetic, economic and=at factors) adverse to its
5
preservation:
3% — FIX assuring that new structures will be in keeoingwim the character of the building or place. whikeavdding total units
3% — FonpropoungowptNeu ofinebuiWirgorpimematwillleoatoriswntinwme.preserwtionandimprovementinan
appropnotemonner.
If a portion or all of the required parking in the mumble family project is provided underground.within the building. or non elevated parking
V=tufe as an accessory use to the primary structure, a bonus may be earned m follows
t
9% — For providing 75% or more of the parking in a structure;
6% — Far providing 50-74%of the parking in a structure
3% — For providing 25-49% ofthe parking in a structure.
u
If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling wit& enter a bonus of 10%.
TOTAL too
-30-
ACTIVITY: Residential Uses
DEFINITION:
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 ,prov,i.ding meeting Irlaces 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
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 El ❑
SHALL BE BASED ON THE FOLLOWING:
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 DUELLING UNITS/ACRE.
•,±
property is owned by the City of Fort Collins.)
10. There are a lot of animals and critters who use the area
between the ditches. It is a corridor of sorts between Spring
Creek over by the Centre for Advanced Technology and the open
space area at Rolland Moore Park. There are deer, foxes,
rabbits, lots of birds, and lots of other animals who use the
corridor. I would hate to see this corridor interrupted.
11. Where is the existing road or path located, between the two
ditches?
If you mean the ditch rider road, there are roads along both
ditches, along the south side of the ditch, I believe. We
would not be able to disturb those access roads.
12. Have you talked to the ditch company yet? When you do,, could
you ask them to clean up the area and ditches more often.
No, we haven't talked to them yet, but when we do we will pass
along your comments.
13. Would it be possible for the City to incorporate the ditches
into the Stormwater System?
I don't know about that, but we will be talking to Stormwater
about this topic as we prepare our drainage plans.
14. The wildlife in the corridor is a major concern of mine. I've
lived in this area for a long time and have enjoyed watching
the wildlife in this area. This is a major concern of mine.
15. Where is the nearest Fire Station? Would emergency vehicles
have to make a left turn into this site?
STAFF: I believe that Station No. 4 at Rossborough is the
closest and it is located on Taft Hill Road, south
of Drake Road. If this is the case, they would be
coming from the south and would have to make a left
in.
16. Will the units be rented to students if not seniors.
We certainly can not discriminate against students, but the
townhouses would be on individual lots, individually owned not
rented. If the owner were a senior who chooses to rent to
students, we couldn't prevent that.
17. What price range are you looking at?
Somewhere around $100,000 per townhouse.
5.
G'p,
VA
8.
What is the access point to the property to the south? What
is the reason for it?
The City has requested that we provide a possible future
access point from our street to allow for internal circulation
between the three properties along Shields and Raintree in the
event that the other two properties along Shields redevelop
and access off of Shields becomes difficult.
We don't want that access street or drive going down the back
of our property.
The City would not be building an access drive. If the
properties never develop, then the drive would never be built.
The access only provides you the opportunity to gain access to
Raintree Drive from your property in the event that.an access
drive is agreed to. It doesn't preclude access through the
property that is developing. The City will want to combine
curb cuts on Shields Street in the future.
Wouldn't there be a lot of traffic using the access drive,
which looks like it would have to exit through the Senior
Center parking lot in order to get to Raintree Drive?
We would have to look at the traffic numbers to determine
whether this would be a problem. Right now we don't know how
the properties on Shields will develop. The traffic from 12
units would not be a problem and it would be mostly the
northbound traffic that would use the access drive to avoid
the dangerous left hand turn out of the townhouse street.
I still think the access drive is a problem, it goes through
my property and I don't want it.
CITY TRANSPORTATION: The City looks at future access as
projects come forward. It is
important to look at the big picture
and to try to do some future
planning to provide a safe and
efficient circulation system for the
area in the future. The access
drive would not be built with this
project.
9. How will the area between the ditches be landscaped?
We haven't really decided that yet. It may come down to the
targeted market. If the occupants are young families or
professional couples it might be desirable to put in a more
developed, active recreational type landscaping with turf and
an irrigation system. If we are looking a seniors, we.may
want to leave it more natural. At this time we really don't
know. (At the time of this meeting the applicants understood
that they owned the property between the ditches, in fact, the
J
SUMMARY
The following are QUESTIONS, CONCERNS, and RESPONSES expressed .at
a Neighborhood Meeting for Raintree Townhouses PUD. The applicant
is proposing approximately 12 townhouse units on 4 acres, located
on the west side of Shields Street, north of Raintree Drive and
south of Rolland Moore Park. The property is zoned RP, Planned
Residential. Townhouses are not a use -by -right in the RP Zoning
District and therefore, the proposal would be reviewed as a Planned
Unit Development, and must meet the criteria of the Land
Development,Guidance System.
MEETING PLACE: Faith Evangelical Free Church
MEETING DATE: October 28, 1992
MEETING TIME: 7:00 p.m.
CITY PLANNER: Kirsten Whetstone
COMMENTS, QUESTIONS, CONCERNS
1. How many stories would the townhouses be?
We are thinking that most of the units would be 1 story ranch
townhouses, although some units may be 2 stories (maximum of
34' in height). It depends somewhat on our eventual market,
we would like to target the senior market with the ranch style
units, similar to the Sundering Townhouses.
2. What about parking?
Each unit would have an attached 2 car garage with a 2 car
driveway. We would provide some additional guest parking in
a landscaped area in the center of the cul-de-sac.
3. What about stormwater? Do you have plans yet to show where
the water will be directed?
We.are not far enough along in the design to have the details
of the grading. and drainage plan worked out. We will
negotiate with the ditch companies to see if we can release
directly into the ditches as one alternative. We will have a
stormwater plan prepared prior to submitting the project to
the City for review. We can make copies available to you.
4. How are the townhouses oriented relative to the Senior Center?
They are north of the Center. The backs of the units would
face out towards the park, along the north and west property
lines. We have designed the layout so that they wouldn't back
to the Senior Center Building.
PLANNING & ZONING APPROVAL
OWNER'S CERTIFICATION
SOLAR ORIENTATION
PROJECT STATISTICS
PLANT NOTES
6 Yl I�O.p. wwm, aRlnm
. ..wr[w ro.�uammga.Yw
'.Im.f M�un�"isa M. R�wuuf W
a .,wsw r..c��..svav uan
PROJECT NOTES
.�v �al.]a.I. ro.Yvi Wf
♦�ln/®lO.��la t.�91. M..
w wOI1M...YY.IY.Tumw
PLANT KEY
o
VICINITY MAP
PRELIMINARY SIFE dF
UNIDSCAPE PLAN
LEGAL. DESCRIPTION
FILE NO. 959904
PAGE 1 OF 1
RAINTREE TOWNHOMES
"EXIBIT A"
A TRACT OF LAND SITUATE IN THE SOUIHEAST 1/4 OF SECTION 221 RagNSHIP 7 NORTH,
RANGE 69 WEST OF THE 6TH P.M., AS BEARING SOUTH 00 DEGREES 21 MINUTES FAST AND
WITH ALL BEARINGS OONTAINED HEREIN RELATIVE THERETO, BEGIN AT THE SaMMASP
CORNER OF THE NORTH 1/2 OF THE SaMMAST 1/4 OF SAID SECTION 22, AND RUN
THENCE ALONG THE SOUTH LINE OF SAID NORTH 1/2 OF THE SO(M A.ST 1/4, NORTH 89
DEGREES 53 MINUTES 30 SECONDS WEST 650.20 FEET TO THE SOUIHE RLY BaJNDARY OF
THE NEW MERCER DITCH; THENCE ALONG THE SOUTHERLY BOUNDARY OF THE NEW MERCER
DITCH, NORTH 34 DEGREES 55 MINUTES FAST 78.58 FEET, AND AGAIN NORTH 52
DEGREES 08 MINUTES 35 SECONDS EAST 263.74 FEAT, AND AGAIN SOUTH 60 DEGREES 20
MINUTES FAST 160.26 FEET, AND AGAIN SOUTH 74 DEGREES 18 MINUTES FAST 119.06
FEET, AND AGAIN NORTH 86 DEGREES 54 MINUTES EAST 142.55 FEET TO A POINT ON THE
THE FAST LINE OF SAID SOUTHEAST 1/4; THENCE ALONG SAID EAST LINE SOUTH 00
DEGREES 21 MIWrES EAST 123.70 FEET TO THE POINT OF BEGINNING, EXCEPT THAT
PORTION AS CONVEYED TO THE CITY OF FCRT COLLINS, COLa:ADO BY GRANT DEED
RECORDED JANUARY 10, 1975 IN BOOK 1630 AT PAGE 972, AND. MORE PARTICULARLY
DESCIBED AS FOLLOWS:
A TRACE OF LAND SITUATE IN THE SOUIHEAST QUARTER OF SECTION 221 TUQNSHIP 7
NORTHr RANGE 69 WEST OF THE 6TH P.M., IN THE CITY OF FCRr COLLI2ZSI COUNTY OF
LARIMER, STATE OF COLORADO, WHICH OONSIDERI2, THE EAST LINE OF THE SOCTTHEFST
1/4 OF SAID SECTION 22, AS BEARING SOUTH 00 DEGREES 21 MINUTES FAST AND WITH
ALL BEARINGS OONTAINED HEREIN RELATIVE THERETO, IS CONTAINED WITHIN THE
BOUTIDARY LINES WHICH BEGIN AT THE SOUTHEAST OOL0ER OF THE NORM 1/2 OF THE
SOUTHEAST 1/4 OF SAID SECTION 22r AMID RUN THENCE ALCM THE SOUTH LINE OF SAID
NORTH 1/2 OF THE SOUTHEAST 1/4, NORTH 89 DENS 53 M 2UTE5 30 SECONDS WEST
50.00 FEET;
THENCE NORTH 00 DEGREES 21 MINUTES WEST 123.95 FEET;
THENCE NORTH 86 DEGREES 54 MINUTES FAST 50.00 FEET TO A POINT ON THE EAST LINE
OF SAID SECTION 22;
THENCE A 43 SAID FAST LINE, SOUTH 00 DEGREES 21 MIN(TI1'S FAST 123.70 FEET TO
THE POINT OF BEGINNING.
0
�~ /
�'Qon
+o�dDr,
nfie ld fir.
INirrormere
Sundering
Qr.
Cir.
Gilgalad CRd.
0'6� _
.'
w
gh�te Ct. Chetwood Or.
o
County �a��� '
c f
J
w��Aa°c
�
o
3
Mee ..
j N 1
Worthin9fop -pitch
Dr.� New
of Pie.
av Germantowr)
Ord > �' Or Centre
)Po�ntrea
� a
et�y .a i
U co D Q
W. ra a Rd.
HavenCr
Lno
Ct.
Glen
tr
9a wheel
rn Or.
iastin
s D
d
c
�c
avidsun
inchester
r-'♦
Dr,
r fl
C
o�c
�u
O
��,
Q4,Racky
I
a.
Dr G
f= �
3
0
5
ca
-
a
GO
z
0
u
St.cors
FF-:
Mountain
•:
j h
°°,
a°iv
~°'
Swallow
J
c
j
u
c
o rontle� c
�w
Ct.E `4i
W.
Rd.
w
>
o
-
0
Q
V .4.; Q
E-cc
I
U
D:
ca
Sioux
Blvd.
>
y
s
o` Iu nt
°
o
Nee Perce
y
a
o
°° CIO
047
3
t.
a`„n
cn
��r°
0
°g
Grand
3
-`
in14"
.��° y, °':
ITEM: RAINTREE TOWNHOMES PUD-Prelim.
North
NUMBER: 42=93
Raintree Townhouses PUD, Preliminary #42-93
August 30, 1993 P & Z Meeting
Page 5
1. That additional shrubs and trees be provided between the
masonry wall and Lot 1, to enhance the sound barrier.
2. That the design of the pork chop at the intersection with
Shields Street be approved by the City Engineering and
Transportation Departments prior to final.
3. That off -site drainage easements be obtained and approved by
the City Parks and Recreation Department and the City
Stormwater Utility prior to final approval.
Raintree Townhouses PUD, Preliminary #42-93
August 30, 1993 P & Z Meeting
Page 4
two canals (the preference being to leave it in a natural state),
architecture of proposed buildings (that it blend with the Senior
Center), and safety issues concerning the proposed entrance off of
Shields Street (addressed in the "Transportation" section of this
report).
5. Transportation
All lots within this subdivision will gain access from a local
street, Evenstar Court. A "pork chop" at the intersection with
Shields Street will restrict access and egress to right turns only.
There are safety issues with the hill on Shields Street, with the
two canal bridges/culverts, and with existing street trees. A
decel lane will be constructed or striped for this project. Staff
recommends a condition that the design of the pork chop at the
intersection with Shields Street and be approved by the City
Engineering and Transportation Departments prior to final. Any
street trees which are in the proposed travel lanes, will be
relocated, if possible. Additional street trees will also be
planted.
At some time in the future, when properties to the south redevelop,
a possible connection to Raintree Drive and the signalized
intersection with Shields Street, will be constructed. The Senior
Center PUD has dedicated part of this access easement on that
subdivision plat.. The current Raintree Townhouses proposal does
not exclude the future access from occurring. Transportation has
reviewed the project and does not have concerns with the
preliminary plans, at this time.
6. Storm Drainage
The Stormwater Utility has reviewed the preliminary plans and is
recommending a condition that off -site drainage easements be
obtained and approved by the City Parks and Recreation Department
and the City Stormwater utility prior to final approval.
RECOMMENDATION:
The proposed density is supported by the Residential Density Chart.
The project meets the applicable All Development Criteria of the
LDGS. The proposal is in compliance with the solar orientation
ordinance. Staff finds the land use and design to be compatible
with the surrounding land uses. Therefore, staff recommends
approval of Raintree Townhouses PUD Preliminary- #42-93, with the
following conditions:
Raintree Townhouses PUD, Preliminary #42-93
August 30, 1993 P & Z Meeting
Page 3
The maximum building height will be 27 feet. The buildings will be
frame construction with earth tone, hardboard siding with brick and
a stone cap to be compatible with the Senior Center. Additional
architectural details will be provided at the time of final
approval. The roofing will be wood shingles. The product is
similar to the Sundering PUD townhomes constructed to the north and
east of this site.
All units have a two car garage and driveways wide enough to
accommodate two cars. All driveways will be at least 20' long,
with the exception of Lot.7, which will be 181. Additional guest
parking will be available in a landscaped area located at the end
of the cul-de-sac.
The.developer will provide each unit with a concrete rear patio and
will install an 8' section of 6' high cedar fencing between each
unit for privacy. The rest of the lots and open spaces will not be
fenced. .All landscaping is to be installed by the developer and
will be maintained by the Homeowner's Association, including the
landscaping in the. street right-of-way.
Buffering along the north property line, between the Rolland Moore
Park property and the proposed townhouses, has been enhanced with
additional landscaping of trees and shrubs. The area between the
two canals, which was platted with the Rolland Moore Park plat and
which is owned by the City of Fort Collins, will remain in its
natural state. This area provides an additional buffer of 90 to
150 feet.
The unit closest to Shields Street will have a 26' side yard
setback from the flowline. A masonry wall, in materials to blend
with the Senior Center, evergreen trees and shrubs, and street
trees will provide visual screening and a barrier to decrease the
sound of traffic on Shields. Staff is recommending a condition
that additional shrubs and trees be provided between the masonry
wall and Lot 1, to enhance the sound barrier.
Pedestrian circulation is accommodated throughout the site on a
sidewalk system, a paved connection to the Senior Center, and via
open space tracts between buildings. A pedestrian connection to
Rolland Moore Park is accommodated on the sidewalk system along
Shields Street, where the 2 canal crossings already are in place.
4. Neighborhood Compatibility
A neighborhood meeting was held for this project on October 28,
1992 in conjunction with the Fort Collins Senior Center proposal.
Items of concern,were the use of the open space area between the
Raintree Townhouses PUD, Preliminary #42-93
August 30, 1993 P & Z Meeting
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N:) R-L; Rolland Moore Park, New Mercer Canal, and Larimer
County No 2 Canal,
S: r-m-p; Proposed Fort Collins Senior Center PUD, Raintree
PUD (Raintree Village Shopping Center), and
R-L; existing single family home,
E: i-p; Centre for Advanced Technology,
W: R-L; Rolland Moore Park.
The property was annexed in 1970 with the Southwest Annexation.
There have been no previous development plans for this parcel. The
property is currently vacant and unplatted. This is an infill
development project.
2. Land Use
The proposed land use consists of 12 duplex units on 1.93 acres.
The proposed density of 6.22 DU/ac is supported by a score of 100%
on the Residential Density Chart of the Land Development Guidance
System. Points were awarded for proximity to a community park
(Rolland -Moore Park), a neighborhood shopping center (Raintree
Village Shopping Center), a transit stop (Shields and Raintree), an
employment center (Centre for Advanced Technology), and for
contiguity to existing urban development (Raintree PUD, Centre for
Advanced Technology PUD, and Senior Center PUD).
The proposed project meets applicable criteria of the All
Development Chart of the LDGS. Ten of the 12 lots meet the
definition of a solar oriented lot; therefore the proposal is in
compliance with the Solar Orientation Ordinance with 83% of the
lots meeting the requirements.
3. Design
The site plan consists of 6 one and two-story duplex buildings for
a total of 12 townhouses. Each unit will have two bedrooms, a two
car garage, and private patios. Each unit will be situated on an
individually owned lot. Most of the buildings are oriented to take
advantage of the southern exposure. All units take access from a
local street, which is being designed and constructed to City
standards as a 28' local street. This width is acceptable, as only
one side of the street will have dwelling units.
ITEM NO. 17
MEETING DATE 8/ 3 0/ 9 3
STAFF Kirsten Whetstone
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Raintree Townhouses PUD, Preliminary #42-93
APPLICANT: John McCoy
c/o Jim Sell Design
117 E. Mountain Ave.
Fort Collins, CO 80524
OWNER: John McCoy
3665 JFK Parkway Building 1
Fort Collins, CO 80525
PROJECT DESCRIPTION:
A request for 12 duplex lots for 12 townhouses on 1.93 acres,
located on the west side of South Shields Street, south of Rolland
Moore Park and north of the proposed Fort Collins Senior Center.
The property is zoned R-P, Planned Residential.
RECOMMENDATION: Approval with conditions
EXECUTIVE SUMMARY:
This project consists of a request for 12 duplex lots for 12 units
on 1.93 acres of unplatted, vacant property. The units will be one
and two stories, with a maximum building height of 271. The units
will have 2 car garages, driveways for 2 additional cars, private
patios, and open space areas between duplexes. Additional guest
parking will be available in a landscaped parking area in the cul-
de-sac bulb. The site is located on the west side of South Shields
Street, south of Rolland Moore Park and north of the proposed
Senior Center. The proposed PUD meets applicable criteria of the
All Development Point Chart of the Land Development Guidance System
LDGS . The proposed density of 6.22 dwelling units per acre
(DU/ac) is supported by a score of 100% on the Residential Density
Chart. The proposed plans are in compliance with the solar
orientation ordinance with 10 of the 12 lots (83%) meeting the
definition of a solar oriented lot. Conditions regarding
landscaping, design of the "pork chop", and off -site drainage
easements are being recommended by Staff.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 For[ Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
N
N
DENSITY CHART
Maximum
Earned
Criterion
Credit
If Al Dwelling Units Are Within:
Credit
20%
11
2000 feet of an existing or approved neigrborhood shopping Center .'Ro"k �OKn/
a
1 11
b
10%
650feet ofanearsungtransit shop.
IO
C
10%
4000 fee' of an existing or oppovedregional snapping centet.
Wd
20%
3500fearofanexistingorreservedneighborhoodparkcommunityparkacommunitylacility.
QM
e
10%
1000 feet of a school, meeting all thefequiremenry ts of the compul5oedacatiOn OW110(theState Of Colorado.
W
f
20%
3000fee of a motor employment center. C4NkTYC dv.T A.t&'a 0
n
20
g
55%
1000 feel of a child care center.
h
20%
"North"FLACblllm.
I
20%
The Central Business District
�(1' �{/11pye
wIf
°
Apotect which has alledst l/6 of its poPeM boundary contiguousto existing sjnbatdevelopmenl.
30
itcan be demonstrated In of me project will reduce non-renewable energy useage either thraupn the application of allernotive energy
me oasures rm beyond that hodN required 3 City Code.a 5% bones mov be earned
it
systems a through committed energy coreva ertin
for every, 5% reduction in erergy use. '
I
Calculate a l% bonus for every 50 acres included in the Project.
m
Calculate the percentagedfthe total aces In MG PfOlea MWore devoted to recreational use. enter V2 of tttW pefcenloge dt a bona
n
0 the applicant commits to pesen ingpermanent offsfte open space that meets the Cltys minimum requirements colcuksle the percentage
of this open space acreage to Me total devebpnehtacfeoge. enter mis percentage as a bonus.
If Part of the total development budget is to be spent on neighborhood public honslt facllMeswhich ore hotothetwlse required by ON Code.
O
enter 2%bonus lot every$100 per dwelling unit invested.
If part of the total developrent budget Is to be spent on neighborhood focllllle5 and ser iceswhich we not otherwise required by City Code.
rj
enter al% bonus lot every S100 per dwelling unit Invested
Ba commitment is being nude 10devebp o SPealBegpercentage of the total number ofdwelling uNh fa lowmcome tamllles. enter that
30%.
C1
percentoge,as0 bonus. up ro a marenum of
If a commitment is being hustle to develop0 speclfled percentage of the total number atdw+elling unth fa Type Wand Type Whtandloapp5d
Z
housing as defined by me City Of Fort Collins calculate the bonuf mtollow5:
O
r
Typew— .5hmes Type 'A"unih
Toot iuTn7ts -
(W
Type"B"—tOhmes Type i units
m ho cow shall the combined bonus be greater than 30%.
If the site or adjacent property contains an historic building or place, a bonus may be earned for the following
3% — Fa preventing or mitigating outside influences (e g. environmental land sue, desmerlt. economic and soclal factors) Verse to Its
S
preservation.
3% — For assuung that new structures will be in keeping with the ChalOCter of the building a place, while avoiding total units
3% — For proposing oduptive uw of the building or place that will lead to its continuance. pretervatlonand lmplovemenr in an
appropriate reanner.
If a portion or all of the required parking in me multiple family project is provided underground within me looming. or In an elevated parking
stfeCiureosor� ' easory use to lhn pot, -Fystructure. a bonus may be earned aS fOlk>\v5.
t
9% ... Forprc
6% - Fapoviding5074% of the POningina structure;
3% — For providing 2549% of the parking in a structure.
u
If a commitment is being made to Provide approved automatic lire extinguishing systems for the dwelling units enter a bonus Of 10%.
TOTAL ►od
-30-
ACTIVITY
DEFINITION:
Residential Uses
0
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 recreational uses as a principal use; uses
providing meeting places and places for public assembly with inciden-
tal office space; and child-care centers.
CRITERIA Each of the following applicable criteria must be
answered "yes" and implemented within the development
plan. Yes No
1. On a gross acreage basis, is the average resi-
dential density in the project at least three (3)
dwelling units per acre (calculated,for residential
portion of the site only)?
2. DOES THE PROJECT SCORE A COMBINED TOTAL OF 100
PERCENTAGE POINTS OR MORE AS CALCULATED IN THE
"DENSITY CHART" THAT FOLLOWS?
-29-
%)AAfeeTot.-M ko USA, s
L--
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
WII the criterion
Is the criterion applicable? Fx; saLshed�
CRITERION °�;� Yes Na If no, please explain
pe„�'
Na,�a�°db
NEIGHBORHOOD COMPATABILITY
1. Social Compatibility
i
3y
2. Neighborhood Character
/
&
3. Land Use Conflicts
4, Adverse Traffic Impact
g
PLANS AND POLICIES
5. Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6. Street Capacity
7. Utility Capacity
8. Design Standards
QIIQi a r i
9. Emergency Access
i
/
10. Security Lighting
/
11 Water Hazards
yA6::
RESOURCE PROTECTION
12. Soils & Slope Hazard
13. Significant vegetation
i
14. Wildlife Habitat
15. Historical Landmark
16. Mineral Deposit`
17. Eco-Sensitive Areas
18, Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
/1►i
20. Water Quality
Aww
'.
21. Noise
22. Glare & Heat
9 `k .
23. Vibrations
i
t fir,
24. Exterior Lighting
25. Sewage & Wastes
SITE DESIGN
26. Community Organization
/
27. Site Organization
28. Natural Features
29. Energy Conservation
.�
. ea
30. Privacy
31. Open Space Arrangement
A�.
u,
i
32. Building Height
33. Vehicular MovementjtAzt
i S
34. Vehicular Design
35. Parking
i
36. Active Recreational Areas
37. Private Outdoor Areas
38. Pedestrian Convenience
39. Pedestrian Conflicts
N
w
i
40. Landscaping/Open Areas
i
41. Landscaping/Buildings
r>
i
42. Landscaping/Screening
r•.
43. Public Access
i
44. Signs
-12-
Land Use Policies
Land -use policies achieved by the proposed development include:
- Policy 12-- density of at least 3 units per acre.
- Policy 22-- contiguous to existing development.
- Policy 46-- energy conservation through solar orientation.
- Policy 80-- development has access to neighborhood center
Raintree Shopping Center); is close to community
park (Rolland Moore); water and sewer service
are existing; easy access to employment (Centre
for Advanced Technology and Raintree Village);
development is on the Transfort route; alternative
transportation is available by the bike route
through the park.
Thank you for your consideration, and we look forward to your com-
ments.
Sincerely,
JIM SELL DESIGN,INC.
K,j ` cl
Kay Force
■
Planning and Zoning Board Members
Planning Department
City of Fort Collins
RE: Raintree Townhouses PUD
Planning Objectives .
Dear Board Members:
Raintree Townhouses is a 2 acre planned residential. development of 12
units. It is bordered by Raintree Shopping Center, Fort Collins Senior
Center and Rolland Moore Park.
This project is an excellent example of "infill" planning. The proposed
senior market will be very compatible with the new senior center and
both shopping and recreation are within walking distance,with Raintree
Plaza to the south,and Roland Moore Park to the north. The site offers
dramatic views of the foothills over Rolland Moore Park.
Access & Circulation
Access and circulation consists of a cul-de-sac off of Shields Street.
Additional parking will be provided in the landscaped turn -around.
Pedestrian access to Rolland Moore Park will be provided by paths to
bridges.over the New Mercer Ditch and the. Larimer County Canal #2.
Land Use
.The lots in Raintree Townhouses are zero lot line of approximately
365.0 S.F. The target market is seniors. There .is access between the
units to the Open Space adjoining the,Park.
1 SculleSiSr'; biW'
_ F.-
I��i I■j■ �■ovI ia�ill��li!5��■�,=anm�u I I= -
MEAN EIEVATMNi LEFT EIEVATgN _ FNONT E VAT W T E AMN
UNIT A
� 'CI
■■ MI MI I�I - -
g �_ _i_
IL'll'II7Ii�lllll CIIII17IlIl IIIOIIIItlIAllll -
I.6.
NEW E AMN IEFT E VAI F T E AT 10G11T ELEVATgN
ve•. fo• �- UNIT B