HomeMy WebLinkAboutTIMBER CREEK PUD, 1ST FILING - FINAL - 16-89G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 6
MEETING DATE 2128194
STAFF led Shanar-d
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Timber Creek P.U.D., Final, #16-89G
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 Final P.U.D. and subdivision for 152 single
family lots on 48.36 acres. The project is located on the east
side of Timberline Road, about one-half mile south of Harmony Road.
The property is zoned E-P, Employment Park.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Final P.U.D. and subdivision are in substantial conformance
with both the Rock Creek Overall Development Plan and the
Preliminary Plan, formerly referred to as Hillside at Rock Creek
P.U.D. The Final P.U.D. satisfies the All Development Criteria and
the Residential Uses Point Chart 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
Timber Creek PUD - Final, #16-89G
February 28, 1994 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 (Rock Creek O.D.P., Residential)
E: E-P; Vacant (Wildwood Farm O.D.P.) Future Park and School
W: E-P; Vacant (Harmony Village O.D.P., and Harmony Crossing
P.U.D., Final)
Timber Creek P.U.D. (48.36 acres) is part of the Rock Creek Overall
Development Plan (134 acres), approved on November 1, 1993. Rock
Creek O.D.P. was an amendment of the southern portion of the
Stromberger Farm Overall Development Plan (1989) in addition to
including new property to the south.
The original zoning, I-P, Industrial Park, was rezoned to E-P,
Employment Park, in 1991 to fulfill the policies of Harmony
Corridor Plan.
2. Land Use•
The Final P.U.D. is in substantial conformance with the Overall
Development Plan and the Preliminary P.U.D. The request for 152
single family lots on 48.36 acres represents a density of 3.14
dwelling units per acre. This density is supported by the score of
50% on the Residential Uses Point Chart of the L.D.G.S. Credit was
earned for proximity to a reserved neighborhood park, a public
school, and an employment center. With conformance to approved
plans, and the density supported by the score on the Residential
Uses Point Chart, Timber Creek Final P.U.D. is found to be an
appropriate land use at this location.
3. Design•
A. Solar Orientation
There are 99 lots out of 152 that are oriented within 30 degrees of
a true east -west line, or have a minimum of 50 feet of unobstructed
open space or right-of-way adjacent to the south lot line. This
results in a compliance rate of 65.13%, thus exceeding the required
minimum of 65%.
Timber Creek PUD - Final, #16-89G
February 28, 1994 P & Z Meeting
Page 3
B. Streetscape
In order to promote neighborhood character and improve aesthetics,
Timber Creek Circle is planned to feature detached sidewalks with
street trees planted in the parkway strip.
A series of five "front access drives" will loop in front of houses
facing Timber Creek Circle. There will be a total of 21 lots that
will take direct access off these looping access drives rather than
off Timber Creek Circle. These private access drives allow for
greater variety in building setback and garage orientation. In
addition, the streetscape is enhanced with larger areas for plant
material.
4. Transportation:
A. 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. Timber Creek Circle will be designed to a
collector street cross-section from the intersection of Timberline
Road east to Smallwood Circle. From this point east, Timber Creek
Circle will be a local street.
one local street, Snow Mesa Drive, will connect to the north to the
Poudre Valley Hospital property which will then provide access east
to the new Preston Junior High School, the future elementary school
and the future neighborhood park.
B. Non -vehicular Network
There are three paths that will promote pedestrian and bicycle
usage. First, on the west, there will be a path connecting the
Pole Pine Lane cul-de-sac to the seven acre future multi -family
site. Second, at the southeast, there will be an eight foot wide
path connecting Timber Creek Circle to the southern portion of the
future neighborhood park around the perimeter of the detention
pond. Third, there will be a (six foot wide) path connecting the
P.U.D. to the northern portion of the park. This third path will
tie into the intersection of Ridge Creek Road and Sawhill Drive.
RECOMMENDATION
In reviewing the request for Timber Creek, First Filing, Final
P.U.D. and subdivision, Staff finds the following facts to be true:
Timber Creek PUD - Final, #16-89G
February 28, 1994 P & Z Meeting
Page 4
1. The Final P.U.D. complies with Rock Creek Overall Development
Plan.
2. The Final P.U.D. is in substantial conformance with the
Preliminary P.U.D.
3. The Final P.U.D. satisfies the All Development Criteria and
the Residential Uses Point Chart of the L.D.G.S.
Staff, therefore, recommends approval of Timber Creek, First
Filing, Final P.U.D. and subdivision, #16-89G 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 (April 25, 1994) 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 the Board 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
Timber Creek PUD - Final, #16-89G
February 28, 1994 P & Z Meeting
Page 5
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 decision"
of the Board shall be deemed to have been made at the time of
this conditional approval; however, in the event that the
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 "final
decision" shall be counted from the date of the Board's
decision resolving such dispute.
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ITEM: TIMBER CREEK PUD, Ist Fig 4,6N
Final
NUMBER: 1 6-89G
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TIMBER CREEK
FINAL PUD
LAND USE BREAKDOWN
JANUARY 3, 1994
Area
Gross
2,106,689
sq.ft.
48.36
acres
Net
1,646,410
sq.ft.
37.80
acres
Dwelling Units
Single Family
152
units
Other
0
units
TOTAL UNITS
152
units
Solar Oriented Lots
99
units
65.13%
Density
Gross
3.02
du/ac
Net
4.08
du/ac
Coverage
Buildings
364,800
sq.ft. 17.32%
Street R.O.W.
460,279
sq.ft. 21.85%
Parking & Drives
86,500
sq.ft. 4.1 1 %
Open Space:
Common
278,664
sq.ft. 13.23%
Private
916,446
sq.ft. 43.50%
TOTAL OPEN SPACE
1,195,110
sq.ft. 56.73%
Floor Area
Residential
395,200
sq.ft.
Minimum Parking Provided
Garage/Carport
304
spaces
Other
0
spaces
TOTAL VEHICLES
304
spaces 2 spaces/unit
*note:
Garages and/or driveways will accomodate handicap,
motorcycle, and bicycle parking
Maximum Building Height
36
ft.
Setbacks (unless otherwise noted)
Front*
20
ft.
Side
5
ft.
Corner Side
15
ft.
Rear
15
ft.
* note:
15' at Lots 1,4,
5,8,1 1 1,1 17,147, and 152;
Garage doors
to be 20' minimum from private drives
L]
1]
SCHOOL PROJECTIONS
PROPOSAL: TIMBER CREEK PUD, 1 st Filing -Final
DESCRIPTION: 152 single family units on 48.36 acres
DENSITY: 3.14 du/acre
General Population
152 (units) x 3.5 (persons/unit) = 532
School Age Population
Elementary - 152 (units) x .450 (pupils/unit) = 68.4
Junior High - 152 (units) x .210 (pupils/unit) = 31.92
Senior High - 152 (units) x .185 (pupils/unit) = 28.12
Design
Affected Schools Capacity Enrollment
Timnath Elementary 546 537
Boltz Junior High 900 1015
Fort Collins Senior High 1300 1418
0 Timber CrewpPUD - Final
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY ;
CRITERION
Is the criterion
applicable?
Will the criterio
be satisfied?
If no, please explain
r
a �
Yes
No
Al. COMMUNITY -WIDE CRITERIA
,
1.1 Solar Orientation
x
x
I
1.2 Comprehensive Plan
x
x
1.3 Wildlife Habitat
x
1.4 Mineral Deposit
x
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Agricultural Importance
'
1.7 Enercv Conservation
x
x :.
?
1.8 Air Qualitv
x
x
1.9 Water Qualitv
x
x
1.10 SeINaoe and Wastes
x
x
A 2: NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular. Pedestrian. Bike Transportation
X,
x
2.2 Buildina Placement and Orientation
x
x
2.3 Natural Features
x
x
2.4 Vehicular Circulation and Parking
x
x
2.5 Emergency Access
x
x
2.6 Pedestrian Circulation
x
x
2.7 Architecture
x
x
2.8 Building Height and Views
x
x
2.9 Shading
x
x
2.10 Solar Access
x
x
2.11 Historic Resources
x
2.12 Setbacks
x
x
2.13 Landscape
x
x
2.14 Signs
x
x
2.15 Site Lighting
x
x
2.16 Noise and Vibration
x
x
2.17 Glare or Heat
x
2.18 Hazardous Materials
x
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
x
x
3.2 Design Standards
x
x
3.3 Water Hazards
x
x
3.4 Geologic Hazards
x
x
54
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 wil'h 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 Nc
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 �fj ❑
SHALL BE BASED ON THE FOLLOWING: L�I
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—
Tiryr�F�e c,r��x s DENSITY CHART
MaximumNw
ccrned
Critenon
Credit
If All Dwelling Units Are Within:
Crec t
a
20%
2000 feet of an esannq «occrovw nepnaornoca snoocng center
O
b
100/
650 feet of an ex=no trarw vm.
O
C
10%
4000 feet of on existing or aooroyea regiona snooang center.
O
200/0
3500 feet of an enfnng or reserved nergnoomood oam commUnrty parr «community fotjiM
CPO
Wd
' ^
@
10 %
1000 feet of a scnooi. meenng ai me reo uremenn of me compatsont eoucanon ro n at me 5,,,e of Cof«oao
O
f
20%
3000feet atamaioremotovmemcenter .
A O
9
5%
1000 fool of a cmia care confer
O
h
20%
TVorm'FortCotim
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I
20%
the Contra euvnex onmcr.
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In no case wind me cdmCc Dona os greater mra13091
tfinesite«OCKXM-f=COf?V =-P fV«1IM" along« DtOae. a DOrsta MM 00 wrnw for Me faidoi- sq
S
3% — Far Drs Wft19 «rrrnpatng arts"* nflrencss (e.a erMarrrrensa to! UM. oem+eee econdrrrc and sonar f=Cml4 aeyene tD rts
pres«yanort
3% — F« asssir+g tndf new 9sUCRiea wM bo n reeong wm+ me a+«a-er of tme a,takp «dote. wive alading faa,fvrs
3% — For DrooDtlg odoicove W of the CLAC 0 «dDCs mat wit Mad 10 ns CttttklNa'tce. pfeservars«1 aria rrgXovwnenr in on
aoora«a-S0 rrrarr+er.
If 0 Da Harr or ON of me reaurea ccir"'Q in rti rrrtnde rarvty Cra p= a Droyaea u10efgrou9)M Mein one aaanQ or in an sevarea o«nng
.
9TUC1U9e 3 T OCLferOly,as ra me orrnOry Smcnaa a DOnn mdy De earned 05 rato, c
t
9% — Fororo.,a<g75%«more«meoonxignasn-imxw..
O
C% — F«prawang50.7d%dtf*=Nx gnaommmm.
3% — Far prwa+q 2Sa9%d rte oorlalq n a 9mJalle.
U
If a COMMO OM a Deng mode 00 Droyrae aodravea an«nartc fire emnqutstwV "orris t« me awweng urn enter 0 oona or 101L
TOTAL �o
— 30—