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Home My WebLink AboutBROOKSIDE VILLAGE AT ROCK CREEK PUD - PRELIMINARY - 16-89E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (2)ITEM NO. ?$ MEETING DATE 11/1/93 STAFF Ted Shepard PLANNING AND ZONING BOARD J STAFF REPORT PROJECT: Brookside Village at Rock Creek, Preliminary P.U.D., #16-89E APPLICANT: Geneva Homes, Inc. c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Mr. T.J. Morroni P.O. Box 16383 Denver, CO 80216 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. for 93 single family lots on 30.80 acres. The project is located on the east side of Timberline Road about one-half mile south of Harmony Road. The property is zoned T, Transition. A separate rezoning request is being considered concurrently with the Preliminary P.U.D. to rezone from T, Transition to R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval With Condition EXECUTIVE SUMMARY: Brookside Village at Rock Creek Preliminary P.U.D. conforms with the Overall Development Plan. The P.U.D. is supported by the Residential Uses Point Chart and 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. A condition regarding the completion of the rezoning Ordinance is recommended. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT • • Brookside Village at Rock Creek, Preliminary P.U.D., ##16-89E November 1, 1993 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: E-P; Vacant (Proposed Rock Creek O.D.P Residential) S: FA-1 (County); Existing rural residential E: FA-1 (County); Vacant W: T; Vacant W: FA-1 (County); Existing rural residential These 30.80 acres were annexed as part of the South Harmony Annexation in 1989, at which time the parcel was zoned T, Transition. A rezoning request to zone the property R-L-P is being reviewed concurrently with the Preliminary P.U.D. On September 27, 1993, the Planning and Zoning Board voted to recommend approval of the rezoning request to the City Council. The parcel is also included in the Rock Creek Overall Development which represents a consolidation of a portion of the Stromberger Property and two other properties to form an O.D.P. consisting of 134 acres. 2. Land Use: A. Land Use Data The Preliminary P.U.D. covers 30.80 acres. With 93 single family lots, the land use is exclusively single family residential. The density is 3.02 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. Brookside Village at Rock Creek Preliminary P.U.D. is a component of and conforms with 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 500. Credit was earned for proximity to a reserved neighborhood park, a public school, and an employment center. The proposed density of 3.02 dwelling units per acre, therefore, is supported by the performance on the Residential Uses Point Chart of the L.D.G.S. 0 0 Brookside Village at Rock Creek, Preliminary P.U.D., #16-89E November 1, 1993 P & Z Meeting Page 3 3. Neighborhood Compatibility: There is an adjacent large -lot single family subdivision located to the south of the Preliminary P.U.D. This area features rural residential homesites which are located outside of the city limits, but within the Urban Growth Area. Since the Preliminary P.U.D. consists exclusively of single family homes, the compatibility issue hinges on placing single family residential, at 3.02 dwelling units per acre, next to large lot rural residential homesites. Staff believes that the two land uses are compatible. As the city grows, residential development is strongly encouraged to provide a minimum urban density to support the provision of urban services. Brookside Village P.U.D., at 3.02 dwelling units per acre, is at the floor of urban residential density. The placement of an urban residential neighborhood, at 3.02 dwelling units per acre, is not intrusive, disruptive, nor does it cause an adverse or negative impact on the surrounding area. Staff, therefore, finds the proposed P.U.D. to be compatible with the surrounding neighborhood. 4. Design• A. Streetscape Along Rock Creek Circle Rock Creek Circle South is being designed so that there will be a detached sidewalk, parkway strip, and street trees. There will be two "front access drives" which will act as private driveways for a cluster of homes. This allows greater flexibility in both house and garage placement which de-emphasizes the prominence of the garage in most modern subdivisions. This streetscape is designed to minimize the visual impact of wide streets combined with roll-over curbs, and attached sidewalks. While considered innovative by current design standards, the design actually harkens back to more traditional concepts. Staff finds that such design will enhance neighborhood character and identity. B. Streetscape Along Timberline The P.U.D. indicates a landscaped area along Timberline Road. In addition, the McClelland Drainage Channel will be preserved and enhanced with additional plant material. The Aspen Brook Court cul-de-sac will be "open" to Timberline allowing a visual connection into the neighborhood. Brookside Village at Rock Creek, Preliminary P.U.D., #16-89E November 1, 1993 P & Z Meeting Page 4 C. Solar Orientation There are 69 lots that meet the definition of a solar oriented lot. This results in a compliance rate of 74.19% which exceeds the required minimum of 65%. 5. Transportation: The system of local streets is designed to complement the collector system planned for other portions of Rock Creek O.D.P. Within this P.U.D., Rock Creek Circle South is a local street, not a collector. The access point on Timberline Road will also serve the Dusbabek property to the west. This alignment has been reviewed and approved by Mr. Dusbabek. The street system and transportation impacts are feasible from a traffic engineering standpoint. RECOMMENDATION: Staff finds that the request for Brookside Village at Rock Creek Preliminary P.U.D. conforms with the Overall Development Plan. The project is supported by a score of 50% on the Residential Uses Point Chart and satisfies the All Development Criteria of the L.D.G.S. The streetscape design is innovative and enhances neighborhood character. Staff, therefore, recommends approval of Brookside Village at Rock Creek Preliminary P.U.D., #16-89E, subject to the following condition: 1. By the time of consideration for the Final P.U.D., the City Council shall have passed, on second reading, the request to rezone the property from T, Transition, to R-L-P, Low Density Planned Residential. ITEM: BROOKSIDE VILLAGE @ROCK CREEK PUD -Preliminary NUMBER: 16-89E 1 - 3j' SI'- � ✓' �'' q•o rr• 1I k._-"_'}' i� I �( /�l .... +o..'}..o.. -_ • �— i l.:.l. �•1 {.�--ii If- �.�, ; •i ONY . , suiuq�E .i9�•INc�sn',,. -•-_ I ■ •�y1I11 F t r ornti srr ,ln, yl, , •`` 'll _ TYPICAL�- r YcCUOYLL�45Nii'tN .UNNIUN[L TV CDUSBABEK NON Nlf1CIRCLE PROPERTY "••••rr.. __.. — IVKY111 .ylt ::.il°w.;.r' .\ {. r • " 1,: /'� u.., I r-C----J- �n 1 / ... ' ' T r` _ _ " �1na'I CWrf `,r II11� _ {1r' K��s •+nuaiw'.; u» 0 ry1i.�.L"ov LYtNClNCY !cola! r _ _ NELSON M.R.D. O� O pa ♦ Or �♦ O ♦ 1 • ��, �� Ir¢wp UK; T SCHELLER BLEAM \ j - SUBDIVISION SUBDIVISION sarW FN l low; L~a cAMn u-1 fr11N. rrrYl 70K: rYlll[a C01�1 � - u-' \ DESCRIPYION OfIIfW,YDTff 'fir.•,_ LeN{iUSE�BEAIIDOWN __.. r_Mrw rr Ml•_M WrR Gr rrY Grr Y•�r•^ir.� wa LEGEND w r.aY•YY•{Y r.�rr.r �Yarrr..._,. r _ •r__ • err � .� � .,.. ♦ icUss YwYW,II wwa.rnu -.y.� I .... �'. rmwrY�l...n •:�. .`.o�.r ai � •..-.....`..._,..... �..._ .•ll•rr.rlrr..r.r._r.—._. __.•_ - - � ..._ .clw u.sr o " Y"'�'"""` �.,s.,. ... BROOKSIDE VILLAGE „Yy rr ar—�yw_rW__•rY4a_u. • r,__rr.v..__ �. AT ROCK CREEK P.U.D. 7i o, w. r:.._ r:. r•I.l, W •,Y rr `"� = : - - - PRELIMINARY SITE do LANDSCAPE PLAN 1c.rl IIYM•r _rr arr rarrF_Orr. r. +. �, a• Il I ,•,ra ,,. I* � 0 � ROCK CREEK PUD - BROOKSIDE VILLAGE PRELIMINARY PLAN LAND USE BREAKDOWN August 2, 1993 Area Gross 1,341,572 sq. ft. 30.80 acres Net 993,538 sq. ft. 22.81 acres Dwelling Units Single Family 93 Other 0 Total Units 93 Solar Oriented Lots 69 74.19 % Density Gross 3.02 du/ac Net 4.08 du/sc Coverage Buildings 213,900 sq. ft. 15.94 % Street R.O.W. 348,034 sq. ft. 25.94 % Parking & Drives 48,420 sq. ft. 3.61 % Open Space: Common 303,517 sq. ft. 22.62 % Private 427,701 sq. ft. 31.88 % Total Open Space 731,218 sq. ft. 54.50 % Floor Area Residential 241,800 sq. ft. Minimum Parking Provided Garage/Carport 186 spaces 2.00 / unit Other 0 spaces Total Vehicles 186 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. • 15' at Lots 44, 47, 48, and 50 in the 1 st Fling; Garage doors to be 20' minimum from cross access drives 0 • SCHOOL PROJECTIONS PROPOSAL: BROOKSIDE VILLAGE @ ROCK CREEK PUD - Preliminary DESCRIPTION: 93 single family units on 30.8 acres DENSITY: 3.02 du/acre General Population _ 93 (units) x 3.5 . (persons/unit) = 325.5 School Age Population Elementary - 93 (units) x .450 Junior High - 93 (units) x .210 Senior High 93 (units) x .185 Affected Schools Timnath Elementary Boltz Junior High Fort Collins Senior High (pupils/unit) = 41.5 (pupils/unit) = 19.53 (pupils/unit) = 17.21 Design Capad Enrollment 546 491 900 820 1300 1315. Rock Creek PUD, rookside Village, Prelimin ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Is rho ullerbn o WW the citeilon oPucoble? be so�'l 7 CRITERION e,.��° f,�� .��': Yes No If no, please explain NEIGHBORHOOD COMPATABILITy I. Social COmpalabiiity X 2. Neighborhood Character 3. Land Use Conflicts k.'t ){ 4. Adverse Traffic Impact X • ue i un n _ 5. Comprehensive Plan X ts-u X PUBLIC FACILITIES lk SAFETY 6. Street Capacity X s:;:.,. X 7. Utility Capacity X . , ��7;,r X 8. Design Standards 9. Emergency Access r 10. Security Llghting 11. Water Hazards X RESOURCE PROTECTION 12. Soils & Slope Hazard X r ,r 13.5ignificant Vegetatlon tirk�}-v 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 24. Exterior Ligh 25. Sewages & SITE DESIGN 26. CommuiTI 27. Site Organt2 28. Natural Fea 31. Solar Access 32. Privacy 33. Open Space Arrangement I x 36. Vehicular Design 37. Parking X 38. Active Recreational Areas 39. Private Outdoor Arens X 44. LandscopinglScreening •:.,^;: 45. Public Access 1^ 46. Signs X I -12- \J 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 providing meeting places and places 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 ❑ 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- Rock Creek PUD,.d@rookside Village, Prelimir�y Plan DENSITY CHART Criterion Maximum Credit If Al Dwelling Units Are Within: a 20% 2000real ofanedstingoromovednephtwrtroodstbppingcenter. b 10% 650 feet of an existing transit stop. C 10% 40M root of an existing or approved regiond stropping center. Wd 20% 350ofeel orcoexisting ofreserved nepnborhoodpork c0mrnun yparkorconyrultytocyN. U ^ e 10% 1000 feet a o school meeting d the requkernents or the compulsory educotion lows of to state of Colo oda 20% 3000 1e61 old molar emp6o n>ent center. cof g 5% i000 feet of a child care center. h 20% 't'lortY Fort CGEM i 20% The Control lluahessDistrict. A project whose boundary Is coruiguous to existing urban deveopmeN. Credit may be earned as raft., 0%— For fxojechwrotepropsAVboundaYthat0to10%conis7 ,, 101015%— For projech whose property bO ndory hos 10 to 20%coNlgtW. 1 30% 15to20%— For -*Octswhose property boundmyros20to30%conNgsW.. 20 so 25%—For prabus.nose property boundtrY nm 301040%coniigrtt, 2510 30%—For projects wens property bouroay has 401050%confgulif it it can be dernorWroted Riot the project will reduce non+ane.abte energy tnedge either the oppfeoelcnof afemtgvo energy k systems athrosghcornrniModenergycanerwlbnmeasuresbertndthatromolyreCrlred by City COd4o5%bonarroybeeornW for every 5%reduction In energy tea Colcuiote a 1% bonus for every 50 acres Indud W in to prgeal m Colarbte the percentage of the lotoi ones In the project toi are devoted lo racreonond use enter V2 of Rot percentage as o bonus, If the dpolaaN uornmih 10 preserving PemwxmV ensue open spode for nnaeIs the C!1'/sn**rkm requirements, coiczlote the pert n Of" open spoceocreoge10W»Idddevelopment ocreogaenter RWpe.....eoabonus. If Pori 01 the toil development budge Is 10 be spent on neighborhood public karat 1000Mwhich ore not otherwise requked by City Code, O enter2%bonerorevwyS=pardweWhgunfhves0d. It p enter ta tthe lol l r��t budget Is a be spent on neighborhood focYtp o d services wtkh are not oRnewbe required by Ctly Code, every $100 per dweWng wo hvwteci V J. 10 conmik ION Is being nods to develop a spwAw perceNage of the toot number of d q percelogeas0bornsupsoomarkrwmof30X.dwellingfota"'incamefarneas.eNethd Z f a COnrmlkneN Is bsko made to develop a spetltled pereanloge of the sold number Of dwelling Units for type W and Type g handicapped housing as defined by the City of Fod Coins caiarlde the bonus as lofow, OF Type%C— SWrnes lid Type ll'—w it mes T urn in no core shoo the combined bonus be greater than 3M f to ante a;ocwJ propetfcoNairm an historic buiCinp or pioce, a bm - may, be earned for the fofowl nor 3% — For pro-r*Vorr*jgc*Qoutside IrAWCes(64er4onsTenfalland uore.aesthetr- economic arid socldloctors)odvW"toft preselvollm s 3% _ �auufngtndnew struelueswill behPoeso with tochoottedthe buYdngorplace whiled gtolaluWs popaYtg ad01000 a seof the buffing a ploce 0a will lead lo tscor*vx nee, presenallon and kthprovesheu hen approprialemo ne. If a pariah Or all Of the required Paring in ins mullole IaTW project 4 Provided u deground within to bvidna or In an eMwtea skucsreasmaccessoryusslOthePrirT Y*WArevabonsmoybeearnedosblow, t 9%—Forprovldng75%amorsafihepcsi* inostuclurn 6% — Fo providing 50.74%olthe po iris in o skun:km 3% — ForPro%k 2549%oftMporiftinastrwAm Earned Credit 20 10 20 u If a canm itmottnt Is being node lo provide approved oulortotic fire edhgurksnhg systems for the dwelling units. enter o bonus of t07f. TOTAL 50 — 30—