The URL can be used to link to this page

Home My WebLink AboutSUMMERHILL PUD FINAL FIRST P & Z BOARD HEARING - 41 93A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS(5) There. are some concerns in the plans submitted by the developer. For example, the school projections section has some incorrect numbers and does not recognize that CSU is building more married student housing in the neighborhood which also will impact the schools. Moore Elementary had 505 students in 1992, not 485 as stated, and this project along with the CSU project could push Moore beyond the design capacity. Another concern is the accuracy of the site plan discussed with Sherry Albertson -Clark. Has the Planning Department examined our concerns in this area? While we have many concerns about this project and how it has been handled up to this point, we have been very pleased with Sherry Albertson-Clark's willingness to answer our questions and attempts to be of assistance. We would like to be able to say the same about our Planning and Zoning Board members as well. Sincerely, Greg and Bonnie McMaster 1409 Skyline Drive Fort Collins, CO 80521 484-3348 cc: Ann Azari Jerry Horak Bob McCluskey Chris Kneeland Gina Jennett Bob Winokur Alan Apt Sherry Albertson -Clark October 20, 1993 Dear Planning and Zoning Board members: As residents of the neighborhood which will be impacted by the Summerhill PUD Project, we would like to make a few comments for the record regarding this project. We want to remind and/or inform the P&Z Board members that the initial notification for both the neighborhood information meeting and for the preliminary approval meeting was inadequate. In fact, to paraphrase Sherry Albertson -Clark (Chief Planner), this project was one of the worst casesfor mismanaged notification in many years. Many of the addresses were inaccurate by omitting 1 or 2 digits from the house number, resulting in many of the residents of the neighborhood not receiving notification of the meetings. Worse yet, several established residents (over 10 years) were not even included on the mailing list. Also, there was no posted sign on the property mentioning any development plans according to residents directly across from the property. Even if a sign was posted, Prospect Road was closed this summer, further limiting chances of notification. Given this obvious lack of due notification, we do not think that it is appropriate that preliminary approval has been recommended for this project and that the proposed project has been allowed to proceed to final approval consideration by the Planning and Zoning Board. Because due process simply has not taken place, how can the planning process continue past when due process was violated? As residents are gradually becoming aware of the existing project after the preliminary approval, growing opposition to the project is arising. Yet without the proper due process, their feelings are not being considered. We would like to emphasize that one of the 12 goals adopted by the City Council for 1993-95 is to "listen and respond to citizens by promoting opportunities for early involvement and meaningful participation" (City News - August 1993). We feel that since the developer and/or City is responsible for these inexcusable mistakes, that it is NOT the responsibility of the neighborhood residents to muster opposition to the project at this point in the planning process. We want to know what the P&Z Board members are going to do to resolve the situation fairly. There are a number of reasons why many of the neighborhood residents do not want to have the Summerhill PUD Project proceed. Some of the main reasons are listed below. (1) The past decade has seen a significant addition of multi -unit developments, which have increased the density of our nieghborhood to what we feel is beyond capacity and desirability. (2) The increase in high density developments has led to much greater traffic on both major and residential streets in the neighborhood. (3) The proposed project was only given preliminary approval in 1982, but was never continued to final approval, status. Some of the high density developments built since 1982 have been built immediately adjacent to the proposed project, others less than a mile from the proposed project on Prospect Street (the same street), and some less than a mile on other streets. (4) Most of the high density developments are for renters, primarily college students. While we have nothing against college students, the high proportion can result in less than desirable situations and effects throughout the neighborhood for homeowners. CK OLQhaLd P �� 0 .Orchard Pl Orchard PI. Broadvie z!m �Bayst or n c PL o N C & a T co 'Dw Plum St W N �� St. E �~— %w. E Q` c McAII ste _ Ct. W. Elizabeth St. °i Poplar Dr. '� d c p o 0 J e `o Leesdale Tamarac o o ti a o E Ct v Dr c B, 90 0` o C t E` r'rabtr a °'� c v U a F= Dr 6Apple co N ry c CI arview Pjeof, C 9 a (U v i` intrid PI. y fN ^ QQ v O p Drcr BradEurY c u cr)lrlgfield o 5 r'n t Lake Si. E « <n Ct �r Dr c- Lv� o c Fair° i o Ever green er b C t T 0 a J v Knotwood Ct WEST PROSPECT ROAD O� rYn W C° �� 0 m W. Lake St 7J CO. nL*orth QCt Crt,D�Cedorwood Dt �L. u c�- t St. Cit. guffolk Promenod / ...w.-Stuart 1/Go9b°°ro Shr shire a n K i n g sb Cor�. Ryeland Ave. °�° n Edg Pit S. a Ct o Ro �4h Dr. e a. '�� Ct H Dorset ro W, mne Ave W. Stuart St, Q" o $U V1O CtO o ¢. Sravrr o c �° Freedo n. RO77 eid r G a St g o Sanda� �. vies G r Glenwood Dr, Winfield 0< J x U p0 0 2 nith ~ c o q �] Gt cf �Cotswoid CoCie pr rive v e erino Ct e Ct. Pon ma �ccA 00011 °n Ct. U sip p efio Dr. Dr• ti < �g Gt• v° �`� r e CK 5� �.� Cots f ; deo< I desdole Gr q� Q �Q o Ci• W °G� M, 5 8 ? ITEM: SUMMERHILL PUD - Final �1 North NUMBER: 4I -93A 9 Summerhill P.U.D. - Final, #41-93A October 25, 1993 P & Z Meeting Page4 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 (December 13, 1993) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board. for an extension of time. The Board shall not grant any such extension of time unless it shall first !find that there exists with respect to said planned unit' development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If thelBoard elects to table the decision, it'shall also extend the term of this condition until the date such decision is made.) If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the 11final 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. . i� Summerhill P.U.D. - Final, #41-93A October 25, 1993 P & Z Meeting Page3 Landscaping: The project will provide 'a mix of deciduous, evergreen, and ornamental trees. There will be street trees throughout the site and the West Prospect Road frontage will be extensively planted with shade, ornamental, and evergreen trees to provide a good buffer to the street and single family residential neighborhood to the north. The Planning and Zoning Board approved the Summerhill P.U.D., Preliminary on August 30, 1993 with one condition (requiring additional buffering to an existing single family residence, in the form of landscaping, on the south side of the cul-de-sac at the end of Westbridge Drive). The developer is providing 5 new common Purple Lilac deciduous shrubs, 4 new Tammy Juniper evergreen shrubs, and 3 new Welch Juniper evergreen shrubs adjacent to the cul-de-sac. There are existing spruce trees, lilacs, and a garden area for the single family residence that were not shown on the Preliminary Landscape Plan. These existing plantings, working in conjunction with the proposed new plantings, provide sufficient screening from the cul-de-sac to the residence; therefore, staff believes that the intent of the condition has been met. Parking: All 68 dwelling units will have 3 bedrooms. City Code requires 2 parking spaces per 3-bedroom unit or, in this case,, 136 parking spaces. There will be 140 parking spaces provided with this development; one per unit in a garage, totalling 68; and 72 off- street spaces in numerous locations throughout the development. The parking is considered to be adequate for this request. 4. Transportation: The development will be accessed from West Prospect Road by Westbridge Drive on the east side and Underhill Drive on the west side, both being local public streets. The interior streets will be privately owned and maintained by the Summerhill Homeowner's Association. RECOMMENDATION: This request is in substantial conformance with the Summerhill P.U.D., Preliminary and meets the applicable All. Development Criteria of the Land Development Guidance System. Staff believes that the condition of preliminary approval concerning the amount of landscaping at the south end of Westbridge Drive has been met. Therefore, staff is recommending approval of the Summerhill P.U.D., Final - #41-93A with the following condition: Summerhill P.U.D. - Final, #41-93A October 25, 1993 P & Z Meeting Page2 COMMENTS: 1. Background• The surrounding zoning and land.uses are as follows: N: RL, existing single family residential (Fairview West) S: RP, existing City -owned natural areas E: RP, existing single family and multi -family residential (one single family residence and The Bridges P.U.D.) W: RL, existing single family residential (Sonoran View Estates) The Underhill .P.U.D. received preliminary approval from City Council in January, 1982 for 220 multi -family dwelling units and one single family residence on 20 acres. The Underhill P.U.D., Phase One received final approval from the Planning and Zoning Board in April, 1982 for 47 multi -family dwelling units on 4.1 acres. Five of these units have been constructed. The Summerhill P.U.D., Preliminary received preliminary approval for 68 multi -family dwelling units from the Planning and Zoning Board on August 30, 1993 with one condition (requiring additional buffering to an existing single family residence, in the form of landscaping, on the south side of the cul-de-sac at the end of Westbridge Drive). 2. Land Use: This is a request for final approval of 68 multi -family residential dwelling units on 7.36 acres. It meets the applicable All Development Criteria of the Land Development Guidance System and is in substantial conformance with the approved Summerhill P.U.D., Preliminary. 3. Design: Architecture: There are 16 buildings, 14 4-plexes and 2 6-plexes, with a total of 68 dwelling units. The buildings will not exceed 36' in height. Each unit has a built-in one car garage with a driveway 17' to 20' in length. The exterior materials will be masonite hardboard siding and asphalt shingle roofing. ITEM NO. 99 MEETING DATE 10/25/93 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Summerhill P.U.D., Final - #41-93A APPLICANT: Mel Price c/o Cityscape Urban Design 3555 Stanford Road, #105 Fort Collins, CO. 80525 OWNER: Mel Price 2400 Vajobi Court Fort Collins, CO. 80526 PROJECT DESCRIPTION: This is a request for final approval for 68 multi -family residential dwelling units on 7.36 acres located south of West Prospect Road at Underhill Drive and Westbridge Drive. The property is in the RP, Planned Residential Zoning District. RECOMMENDATION: Approval with a condition EXECUTIVE SUMMARY: This is a request for final approval for 68 ;multi -family residential dwelling units on 7.36 acres. It is in substantial conformance with the approved Summerhill P.U.D., Preliminary and meets the applicable All Development Criteria of the Land Development Guidance System. The buildings will be 4- and 6-plexes, maximum of 36' in height, with one parking garage per unit. This request replats a portion of the Underhill P.U.D. that was approved in 1982. The project will provide a mix of deciduous, evergreen, and ornamental trees. There will be street trees throughout the site and the West Prospect Road frontage will be extensively planted with shade, ornamental, and evergreen trees 'to provide a good buffer to the street and single family: residential neighborhood to the north. Staff believes that the intent of the Planning and Zoning Board's preliminary condition concerning the amount of landscaping at the south end of Westbridge Drive has been met. The interior streets will be privately owned and maintained by the Summerhill Homeowner's Association. Staff considers this request to be compatible with the land uses in the surrounding area. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box mu Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT