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Home My WebLink AboutTHE HILLSIDE AT ROCK CREEK PUD - PRELIMINARY - 16-89C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 27 ,E. y MEETING DATE 11/1/93 v STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: The Hillside at Rock Creek Preliminary P.U.D., W16-89C APPLICANT: Everitt Companies c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Everitt Companies P.O. Box 2125 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. for 158 single family lots on 50.21 acres. The project is located on the east side of Timberline Road, about one-third mile south of Harmony Road. The property is zoned E-P, Employment Park. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Hillside at Rock Creek Preliminary P.U.D. conforms with the approved Overall Development Plan. The P.U.D. is supported by the Residential Uses Point Chart and satisfies the All Development Criteria of the L.D.G.S. The streetscape design is an innovative way to enhance neighborhood character. The transportation network has been reviewed and found acceptable. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Hillside at Rock Creek PUD - Preliminary, #16-89C November 1, 1993 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: E-P; Vacant (Stromberger O.D.P., Industrial/Business Services) S: E-P; Vacant (Stromberger O.D.P., Industrial Business Services E: E-P; Vacant (Wildwood Farm O.D.P.) and new Junior High School) W: E-P; Vacant (Franz Property, planned for residential) These 50 acres represent a portion of the original Stromberger Property O. D.P. , approved by the Planning and Zoning Board in 1989. The property is now included in the Rock Creek O.D.P., a 134 acre O.D.P. that includes a portion of the Stromberger Property and additional vacant land to the south. The original zoning of I-P, Industrial Park was rezoned to E-P, Employment Park in 1991 to fulfill the policies of the Harmony Corridor Plan. 2. Land Use• A. Land Use Data The Preliminary P.U.D. covers 50.21 acres. The land use is residential with a preliminary layout indicating 158 single family lots. The 158 lots on 50.21 acres represents a density of 3.15 dwelling units per acre. B. Rock Creek O.D.P. In a concurrent submittal, the applicant has applied for the Rock Creek Overall Development Plan. The Hillside at Rock Creek Preliminary P.U.D. is a component of and conforms to this O.D.P. C. Residential Uses Point Chart The Preliminary P.U.D. was evaluated by the Residential Uses Point Chart of the L.D.G.S. The project scores 51%. Credit was earned for proximity to a reserved neighborhood park, a public school, and an employment center. Bonus credit was earned for having in excess of 50 acres. The proposed density of 3.15 dwelling units per acre is supported by the score on the Residential Uses Point Chart of the L.D.G.S. Hillside at Rock Creek PUD - Preliminary, #16-89C November 1, 1993 P & Z Meeting Page 3 3. Neighborhood Compatibility: The P.U.D. is not contiguous to any existing neighborhood. Although master planning is being done on adjacent parcels, there is no residential development in the immediate area. Poudre R-1 School District is presently constructing the Southeast Junior High School to the east of the P.U.D. which, combined with a neighborhood park and future elementary school, will act as neighborhood focal points for future residential growth. Since there is, as of yet, no surrounding residential development, no neighborhood information meeting was held. 4. Design: A. Townhome Area There is a 5.5 acre townhome area designated on the O.D.P. that is located along Timberline Road. This area will help the transition from the arterial street to the single family area. The townhome area is mentioned as a transition and buffering element but is not considered a part of the Preliminary P.U.D. B. Streetscape Rock Creek Circle North is being designed so that it provides the collector function from Achillea Court to Timberline Road. East of Achillea Court, Rock Creek Circle will be a local street. In order to promote neighborhood character and improve aesthetics, Rock Creek Circle will be constructed with detached sidewalks with street trees planted in the parkway strip. A series of five "front access drives" will loop in front of houses facing Rock Creek Circle. These private access drives will allow greater variety in building setback and garage orientation. Between the access drive and Rock Creek Circle, a parkway strip will be planted with street trees, ornamental trees, and low shrubs. The sidewalk will be placed against the lot line allowing greater landscape area between the walk and the street. This streetscape design is intended to enhance the neighborhood identification and character and contributes to minimizing the impact of street paving. The design is considered innovative and is strongly supported by Staff. C. Solar orientation There are 104 lots that meet the definition of a solar oriented lot. This results in a compliance rate of 65.82%, thus exceeding the required minimum of 65%. Hillside at Rock Creek PUD - Preliminary, #16-89C November 1, 1993 P & Z Meeting Page 4 5. Transportation: A. Non -vehicular Connection There will be an eight foot wide concrete bicycle/pedestrian path connecting the single family homes to the future neighborhood park. In addition, there are opportunities for access to both the future elementary school and park from the two adjacent cul-de-sacs. B. Vehicular Network The system of local and collector streets is designed to complement the overall transportation planning that has been done on this and surrounding properties. Local streets will connect to the north (Poudre Valley Hospital property) and east (Ruff property). The access points on Timberline Road respect the need for limited connections to an arterial and yet provide for good access for undeveloped property to the west (Dusbabek property). The transportation network has been reviewed by the Transportation Department and found acceptable. RECOMMENDATION: Staff finds that the request for The Hillside at Rock Creek Preliminary P.U.D. conforms with the Overall Development Plan. The project is supported by the score of 510 on the Residential Uses Point Chart and satisfies the All Development Criteria of the L.D.G.S. The streetscape design is innovative and contributes to neighborhood character. Staff, therefore, recommends approval of The Hillside at Rock Creek Preliminary P.U.D., #16-89C. 0 • 0 c c 1 I e ' Stoney )oPilnle ests fie ct. ct71 ' 91 1 I y L A.. Timberline o East Iuixon Runyon L oJero/ - 0 � o W _Z J W ITEM* NUMBER HILLSIDE @ROCK CREEK PUD„ Preliminary 6-89C VALLEY POU RE --ZONE DEP EMPL.OYM NT, RK) (VAC TI 1 / FUTURE ELEMENTARY +� ( 1' — — — / -- _-- -- _ �� 1 OO SCHOOL II1 i 1 /-SUTURE ROCK CREEK d'1' /m``i- ''PI / P.U.D. 9RD FILING awn f� �' � 14 � � / / + � / / � � �11 i1 � i�� - O s✓/ � i - 1 / ' � 1 _ 1 T•F 11130i i ° �. /— � /- � '"l li m // � c3 mn / .. �F' �`` / 'o ROC CRE CI LE NORT FRANZ + 1 � � •, ' �W� - -__ +> ilk PROPERTY Li_ _ J / O - r- f1� (VACANT) ? �/ n FUTURE PARK uSFUFM I 1 Nr l� „ I I i II�^/% — � ® ` 1/ 1 •° „ 1 � /— A ZONE - EP j •+ M 'ik • // ' /cifm .% / I —1 } ( / 1° / /�. '19R,VBIKE/PEDEMM / i �\ >� / / i i \ I I •a 1 — _ — _ \ � / // //� / \ Ii / // i To L CO NEC'nON PARK TEMPI_—i /`��___ __ __ ___ _� /✓.> �l a a — All 1 — — ' /-rl 1 ° '� >' \� `O �waid RUFF (VACANT) ZONE - FAI LARIMER COUNTY DUSBABEK _ _�� i ��\ Ir 1 i i i i i /^ iL- \ ' ' 1/ 1 _ ,• >. ray 1 li ♦`� >.-1 �I-_�— -�---�--i--�—�- / // - ° d(+offxnru'c 1/ /i, r 1 /�r� cur ' 1 / 1 PROPERTY 1 . --..�—------------ —/ l r 1 y • }- — r ` '1 I (VACANT( ti/ �� t-------_----- ___r__r__T_\/F%—_�—y__ —' -_�UTURERVELOP NT _�_-_-�_- _-_- - 7-- ZONE ZONE - T (TRANSITIONAL( _ ��11 VICINITY MAP PROPERTY DESCRIPTION LAND USE BREAKDOWN , 1 ark LEGEND THE HILLSIDE GENERAL NOTES """"' +,r AT ROCK CREEK P.U.D. � I IGCESS RFWIREMENiS o �� , . e.. _ a RwB LKPf➢ ACCESS R PRELIMINARY SITE & G° C 35WSr PROJECT N0. ]SAG o _ LANDSCAPE PLAN o ��I� IaEF l ® NILENiAL TREE O wrllEcaous EE we. rv'nan. ue,� womn.�••••�•re••••••'•, �w •wa.r..e�.._ OAiE Oi PRFPIAAtN1M H-2-93 REYt90N5� land 15F@ raeJ. � L O 100 200 5+¢ET N0.' OF 2 • CpQ1�OM p np<S YRp11FG' dl ROLI. 4[[R C�GL TYPICAL ACCESS DRIVE CONCEPT w"M LOTS *Fwmr ON NOOK ckm CIYCIY TYPICAL CROSS SECTION FOR _ROCK CREEK CIRCLE 4 KR ,.UK; RLLR _ Laws n THE HILLSIDE AT ROCK CREEK P.U.D. DETAILS rwu°n ru �w ssxt r:.a 1\ 1IIIIL J F 1_ =KL, w 2. W 2 10 ROCK CREEK PUD - HILLSIDE PRELIMINARY PLAN LAND USE BREAKDOWN August 2, 1993 Area Gross 2,382,528 sq. ft. 54.70 acres Net 1,794,778 sq. ft. 41.20 acres Dwelling Units Single Family 172 Other 0 Total Units 172 Solar Oriented Lots 114 66.28 % Density Gross 3.14 du/ac Net 4.17 du/ac Coverage Buildings 412,800 sq. ft. 17.33 % Street R.O.W. 587,750 sq. ft. 24.67 % Parking & Drives 95,235 sq. ft. 4.00 % Open Space: Common 271,412 sq. ft. 11.39 % Private 1,015,331 sq. ft. 42.62 % Total Open Space 1,286,743 sq. ft. 54.01 % Floor Area Residential 447,200 sq. ft. Minimum Parking Provided Garage/Carport 344 spaces 2.00 / unit Other 0 spaces Total Vehicles 344 spaces 2.00 / unit *Note: Garages and / or driveways will accommodate Handicapped, Motorcycle, and Bike parking Max. Building Height 36 ft. Setbacks (unless otherwise noted) Front 20 ft. Side 5 ft. Corner Side 15 ft. Rear 15 ft. * 9' at Lots 69, 71, 72, 74, 75, 78, 79, and 82 in the 1st Filing; Garage doors to be 20' minimum from cross access drives 0 • SCHOOL PROJECTIONS PROPOSAL: HILLSIDE @ ROCK CREEK PUD - Preliminary DESCRIPTION: 158 single family units on 50.21 acres DENSITY: 3.14 du/acre General Population 158 (units) x 3.5 (persons/unit) = 553 School Age Population Elementary - 158 (units) x .450 (pupils/unit) = 71.1 Junior High - 158 (units) x .210 (pupils/unit) = 33.18 Senior High - 158 (units) x .185 (pupils/unit) = 29.23 Design Affected Schools Capacity Enrollment Timnath Elementary 546 537 Boltz Junior High 900 1015 Fort Collins Senior High 1300 1418 Rock Creek PUD, I1lside, Preliminary Ad. ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the crlterlon oppkoble? WIN the CrHerb be s0110ed, ' If no, please explain ,e°�. �.�°' `° Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability X r.x X 2. Neighborhood Character X 3. Land Use Conflicts 4. Adverse Traffic Impact X X ""' MR,°: X PLANS AND POLICIES 5. Comprehensive Plan X X PUBLIC FACILITIES & SAFETY 6. Street Capacity X -ra: X 7. Utility Capacity X``'V' X 8. Design Standards;;, X 9. Emergency Access 10. Security Lighting Xa° . . 11. Water Hazards X'^ x" X RESOURCE PROTECTION 12. Soils & Slope HazardI X L ::!•y 13. Significant Vegetation X 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit X 17. Eco-Sensitive Areas x 18. Agricultural Lands X ENVIRONMENTAL STANDARDS 19. Air Quality 20, Water Quality`_' i:; `• :w:: X 21. Noise X X 22. Glare & Heat X 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes X X SITE DESIGN 26. Community Organizations. X 27. Site Organization .. r. u:��; 28. Natural Features 29. Energy Conservation 30. Shadows X xX .. Y: X 31. Solar Access 32. Privacy 33. Open Space Arrangement X 'b. a ,y :• ;t:: �r X 34. Building Height 35. Vehicular Movement 36. Vehicular Design:: X X X X 37. Parking X-"°'° 38. Active Recreational Areas, Wax;:. r'k =M... X 39. Private Outdoor Areas x 40. Pedestrian Convenience X X 41. Pedestrian Conflicts XRr X 42. Landscaping/Open Areas X X 43. Landscaping[Buiidin s x 44. Landscaping/Screening 45. Public Access 46. Signs X X -12- ACTIVITY Residential Uses DEFINITION: 1■ 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 providing meeting places and places for public assembly wi-rh incidental office space; and child care centers. CRITERIAEach 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 ❑ 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 DWELLING UNITS/ACRE. —29— icuur- k-reex lull, hillside, Preliminary Plan DENSITY CHART Maximum Criterion Credit If Al Dwelling Units Are Within: Earned Credit a 20% 2000feet ofanexisfingoropprovedneighborhood shopping confer. b 10% 650feet ofanexisting transit stop. C 10% 4000 feet of an existing or approved regional shopping center. 20% 3500 feet of an existing or reserved neighborhood Pork COmmuni ty Pork or comrT)unIty facility. Wd 20 A e 10% 1000 feet of a school, meeting all the requirements of the compulsory education lows of the Slate of Colorado. 10 Qf 20% 3000 feet of a major employment center. 20 g 5% 1000 feet of a child care center. h 20% 'North' Fort Collins. I 20% The Central BusinessDislrIcI. A project whose boundary Is contiguous to existing urban development. Credit may be earned as follows: ects se property has 0 30% 10 to 15%—For pro ects whose property boundary has 0 to 20% connttiiguity. 15to20%— For projecfswhose property boundary has 20o30%con ngulty- 20 to 25%—For projects whose property boundary has 30 to 40%con4gully, 25 Fo 30%—For projects whos property boundary has 40 to 50% contiguity. k Ifltcan bedemonstratedthat the project will reduce non -re m newobleenergyuseogeeitherthroughtheapplicollonofalteativeenergy systems or through committed energy conservation measures beyond that normally required by city Code, a 5% bonus maybe earned for every 5% reduction In energy use. Calculate a t% bonus for every 50 acres included In the project. 1 m Calculate the percentage of the total acres in the project that are devoted to recr eaflonal use, enter b2 of that percentage as a bonus. n lout eOPPlINs fcantcommits topreserving permanent offsiteopen space that meehthe City'sminimum requirements. calculate the percentage space acreage 10 the total development acreage, enter this percentage as a bonus. O If part of the rotor development budget Is to be spent on neighborhood public transit facilties which are nor otherwise required by City Code, enter 2%bonus for every $100 per dwelling unit Invested. P If part of the total development budget is to be spent on neighborhood facilities and services which ore not otherwise required by City Code, enter al% bonus for every $100per dwelling unit invested q If 0 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 10 a maximum of 30%. Z If a commitment Is being mode to develop a specified percentage or the total number of dwelling units for Type'A' and Type'B' handicapped housing as denned by the Oty of fat Collins, calculate the bonus as follows: O r Type'K— .511mes Type'A'units , oi-rW units co Type 'B'-1.0limes Type B'units of oTlTiuuls In no case 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% — For preventing or mitigating outside Influences (e.g.envlronmentaLland use, aesthetic, economic and social factors) adverse to Its preservation; 5 3% — For assuring that now sfructures vAll be In keeping \-Alh the character of the building or place. while avoiding total units 3% — For proposing adaptive use of the building or place that will load to its continuance, preservation and Improvement In on appropriate manner. If a portion or all of the required parking In the multiple family project Is provided underground, within the building, or In an elevated parking structure as on accessory use to the primary structure, a bonus may be earned as follows; t 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%oftheparking Ina structure. u II a commitment Is being mode to provide approved automatic fire extinguishing systems for the dwrlling units, enter a bonus of 10%. TOTAL 51 -30-