HomeMy WebLinkAboutPARK SOUTH PUD, FIRST REPLAT - FINAL - 46-88D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT
PROJECT: Park South P.U.D., First Replat, #46-88D
APPLICANT: Middel Enterprises, Inc.
Park South Joint Venture Limited
c/o Stewart and Associates
214 North Howes Street
Fort Collins, CO. 80521
OWNER: Middel Enterprises, Inc.
Park South Joint Venture Limited
c/o Marc Middel
1407 South College Avenue
Fort Collins, CO. 80521
PROJECT DESCRIPTION:
This is a request to subdivide 3.91 acres into 23 single family
lots on the west side of Manhattan Avenue at Dennison Avenue. The
property is zoned R-L-P, Low Density Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
Park South P.U.D., First replat is in conformance with the approved
Park South Overall Development Plan and Preliminary P.U.D. The
density of 5.9 dwelling units per acre is justified by the
performance of the Preliminary P.U.D. on the Residential Uses point
chart of the L.D.G.S. The single family homes are buffered from
the existing homes in South Glen P.U.D. by a 35 feet wide drainage
channel. Street trees and one tree per lot are designed to enhance
the streetscape along Manhattan Avenue and Stream Court. The
existing and proposed street system will accommodate the proposed
number of homes. The project is feasible from a traffic
engineering standpoint.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Park South PUD, 1st Replat - Final, #46-88D
March 23, 1992 P & Z Meeting
Page 2
COMMENTS
1. Background•
The surrounding zoning and land uses are as follows:
N: R-L-P; Vacant (Park South O.D.P. - single family)
S: R-L-P, Existing single family (South Glen P.U.D.)
E: R-P, H-B; Existing multi -family (South Glen P.U.D.)
W: R-L-P; Vacant (Park South O.D.P. - single family)
The original Park South P.U.D. was approved in Larimer County in
1978. The property was annexed in 1980 with the agreement that the
County approved P.U.D. retained legal validity. This early plan
called for 143 single family, zero lot line homes with common
landscaped areas and served by private drives. Two street
improvements were constructed to serve the original P.U.D.:
Manhattan Avenue and Stream Court.
In August of 1988, the Planning and Zoning Board denied a request
to amend the Park South Master Plan. This denial was based on the
finding that the proposed land uses would create demands on the
transportation facilities which would exceed the capacity of the
existing and future transportation network of the City. In
November of 1988, the City Council upheld the Board's denial.
On September 23, 1991, the Planning and Zoning Board approved the
Park South Amended Overall Development Plan on 34.3 acres. The
amended O.D.P. designates a mix of neighborhood convenience
shopping, office/duplex housing, and single family housing.
Also, on September 23, 1991, the Board approved Park South Amended
Preliminary P.U.D. which consisted of 121 single family lots on
22.9 acres.
On December 16, 1991, the Board approved the first residential
filing based on the Amended Park South O.D.P. This Filing was
referred to as Four Seasons Seventh Filing and consisted of nine
single family lots on two acres. The identification to Four
Seasons and not Park South was due to the orientation to Benthaven
Drive and inclusion into the Four Seasons Homeowner's Association.
2. Land Use•
The 23 lots are located within Parcel C of the Amended Overall
Development Plan. Parcel C is approved for "Single Family
Housing". Therefore, the present request conforms to the approved
O.D.P.
0 0
Park South PUD, 1st Replat - Final, #46-88D
March 23, 1992 P & Z Meeting
Page 3
During the consideration of the Amended Preliminary P.U.D., the
project was evaluated by the criteria of the Residential Uses point
chart of the L.D.G.S. The project scored 70% based on proximity to
a transit route, a regional shopping center (Foothills Fashion
Mall), a neighborhood park (Troutman Park), and for contiguity to
existing urban development (Four Seasons and South Glen). The
score of 70% justifies the proposed density of 5.9 dwelling units
per acre.
Park South First Replat, therefore, conforms to the approved plans
and policies.
3. Neighborhood Compatibility:
A neighborhood meeting was held on July 16, 1991. The minutes to
this meeting are attached. The primary concern of the affected
property owners was the relationship between the existing homes in
Four Seasons along Benthaven Drive and the homes within the Four
Seasons Seventh Filing (Park South O.D.P.) that also front on
Benthaven. The 23 lots on Stream Court and Dennison Avenue were
not considered controversial. The existing homes to the south
(South Glen P.U.D.) are separated by a 35 foot wide drainage
channel. The request, therefore, is considered compatible with the
surrounding area.
4. Design•
The design intent is to provide affordable, single family housing
on small lots for the first time home buyer. The average lot size
is 5,638 square feet, slightly less than the 6,000 square foot
minimum required by the Zoning Code. The option of placing homes
directly on the side lot line is retained with the requirement that
there be a minimum of 10 feet separation between buildings. A
maintenance easement will allow homeowners to use the adjoining
sideyard to gain access to the exterior wall for painting, repair,
etc. (Note #10 on the Plat).
There will be 18, 2-1/2 inch caliper, deciduous street trees along
Manhattan planted between the detached sidewalk and edge of
pavement. These trees, planted at 35 foot intervals, are designed
to create an attractive sidewalk and streetscape, as well as
minimize the effect of the solid wood perimeter fence. With
location in the public right-of-way, the trees will be maintained
by the City Forester, after establishments and build -out of the 23
lots.
Park South PUD, 1st Replat - Final, #46-88D
March 23, 1992 P & Z Meeting
Page 4
The exterior fence will be uniform, six-foot high shadow box
design. No vehicular access will be permitted from Manhattan to
the rear yards. This restriction is noted on both the Plat and the
P.U.D. Site Plan.
There will be one, 1-1/2 inch caliper deciduous street tree planted
by the developer in the front yard of all lots, and the side yards
of Lots 1 and 18.
5. Transportation:
Dennison is a local street that will eventually connect to
Benthaven Drive on the west with future phases. This connection
will be indirect so as to discourage "cutting through". Stream
Court is also a local street that will serve as primary access to
the homes. A temporary cul-de-sac on Dennison will allow the
emergency and fire equipment to make the necessary turn -around.
This cul-de-sac will be vacated with future filings as Dennison is
extended.
Manhattan is an existing collector street. As mentioned, there
will be no vehicular access allowed from the rear yards to
Manhattan Avenue.
The Stream Court cul-de-sac will terminate at a 35 foot wide
drainage channel creating open ended visual relief.
The proposed number of lots are adequately served by the proposed
and existing street system. The project is feasible from a traffic
engineering standpoint.
RECOMMENDATION:
Staff finds that the request for 23 single family homes in this
location is in conformance with the Park South overall Development
Plan. The proposed density of 5.9 dwelling units per acre is
justified by the performance of the Preliminary P.U.D. and
compliance with the Residential Uses point chart of the L.D.G.S.
Staff, therefore, recommends approval of Park South P.U.D., First
Replat, #46-88D.
ITEM: PARK SOUTH PUD, I st Replat
Final
NUMBER: ab-aso
SCALE-/"=30'
JINOMY !, 1992
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PARK SOUTH P. UD. FIRST REPLAT
BEING A REPLAT OF PART OF THE PARK SOUTH P U. D.
SITUATE IN THE NORTHEAST I/4 OF SECT/ON 35, TOWNSHIP 7 NORTH, RANGE
69 WEST OF THE SIXTH PM, CITY OF FART COLLINS, COAVTY OF LARIMER, STATE OF COLORADO
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SCHOOL PROJECTIONS
PROPOSAL: PARK SOUTH PUD, 1 st Replat
DESCRIPTION: 23 single family units on 3.9131 acres
DENSITY: 5.88 du/acre
General Population
23 (units) x 3.5 (persons/unit) = 80.5
School Age Population
Elementary - 23 (units) x .450
Junior High - 23 (units) x .210
Senior High - 23 (units) x .185
Affected Schools
Lopez Elementary
Webber Junior High
Rocky Mountain Senior High
(pupils/unit) = 10.35
(pupils/unit) = 4.83
(pupils/unit) = 4.23
Design
Capacity
Enrollment
546
596
900
820
1250
1142
NEIGHBORHOOD MEETING MINUTES
PROJECT: Park South Amended Master Plan and First Phase
Preliminary P.U.D.
APPLICANT: Marc Middel, Middel Enterprises
REPRESENTATIVE: Frank Vaught, Vaught -Frye Architects and Planners
PROJECT PLANNER: Ted Shepard
DATE: July 16, 1991
QUESTIONS, CONCERNS, COMMENTS
1. What is the price range of the homes, including lot costs?
RESPONSE: The homes, including lot, will range from $95,000 to
115,000.
2. It is imperative that the new development, especially the
homes on Benthaven, be compatible with Four Seasons. The homes
that front on Benthaven will be considered, for all practical
purposes, as part of Four Seasons. This area along Benthaven is
considered one of the entries to the subdivision and the positive
impression that is made on that street must be maintained.
RESPONSE: The builder has constructed homes in Four Seasons. Two
or three of the models will be similar to what is found in Four
Seasons. It is anticipated that these models will be priced around
$100,000.
3. Judging from the lot size, it appears that the homes on
Benthaven will be smaller than the existing homes in Four Seasons.
This does not look like compatibility but a threat to our property
values. What are the lot sizes along Benthaven?
RESPONSE: These lots are presently shown to be 50 x 125 for a total
of 6,250 square feet. The homes will range from 1,473 to 1,700
square feet (does not include basement).
4. Will the homes have basements?
RESPONSE: Yes.
5. Will the lots be raised? Will the homes sit on ground that
will be higher than it is at present?
RESPONSE: Yes, the grade will be slightly elevated.
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6. What about the balance of the residential further east? How
many lots are proposed and at what square footage?
RESPONSE: This area will have 122 lots with an average lot size of
50 x 100 for a lot size of 5,000 square feet.
7. Will the residential area feature any open space?
RESPONSE: There will be no commonly held open space, just private
yards.
8. Will there be covenants, and if so, when will they become
available?
RESPONSE: Yes there will be covenants. These covenants have not
been drafted but will be filed some time after approval of the
project.
9. When will you decide if you will develop Parcel B as either
residential duplex or office?
RESPONSE: This decision will be made after Phase One (residential)
and will be determined on market conditions. No final P.U.D. will
be filed on Parcel B until a decision has been made as to the land
use.
10. The need for a neighborhood convenience shopping center is
questioned. There is an Albertson's one-half mile to the east, and
a 7-Eleven just to the west on Horsetooth Road. The proposed
commercial area will just add more traffic to the neighborhood and
create more of a hazard in getting out to Horsetooth Road.
RESPONSE: Horsetooth and Manhattan is an arterial/collector
intersection. As such, if the traffic volumes warrant, this
intersection will become signalized. Also, the request is merely
for an Overall Development Plan, not a Planned Unit Development.
It will be required of a P.U.D. to conduct a traffic impact
analysis. Such an analysis may result in restricting turn
movements off Horsetooth to right-in/right-out only, depending on
the location of the median. The City Transportation Department
will evaluate the traffic impact analysis and require that the
improvements recommended be implemented to mitigate traffic
problems.
11. Will Troutman ever cross the railroad tracks? This would
greatly improve access to the neighborhood.
RESPONSE: Such a crossing would benefit the entire community.
However, it is difficult to negotiate with the railroad and
ultimate approve rests with the Public Utilities Commission. The
last crossing, Swallow Road, was a long and tortuous approval
process. Perhaps if such a crossing were an underpass or overpass,
then the approval may be swifter, but construction costs would be
higher.
s 9
12. Will our water pressure be affected by the new development?
RESPONSE: We have heard of no problems of water pressure in the
area.
13. Will there be any planned access from commercial area to the
residential area, or will sole access be from Horsetooth and
Manhattan?
RESPONSE: There will be local street access to both Parcel C
(residential) and Parcel B (office/duplex). Such access would keep
unnecessary trips off the collector street (Manhattan).
14. There will be a negative impact of 122 homes on Lopez
Elementary School and Troutman Park. Overcrowding will be an
inconvenience for existing residents.
RESPONSE: According to Poudre R-1, students that are presently
brought to Lopez from outside the square mile section will be
diverted to other schools. Clarendon Hills will have a new
elementary school by Fall of 1992. It is anticipated that Lopez
will be a "walk-in" school only and serve only students within the
section. Typically, elementary schools are planned to serve the
number of students in one section. Since the Park South project
has been an approved project of record since the late seventies,
prior to annexation into the City, it is assumed that school
planners accounted for this area to develop and generate students.
Similarly, Troutman Park was designed to serve the entire square
mile section at build -out.
15. The lots and homes on Benthaven should be the same size as the
existing homes across the street in Four Seasons. This is the only
way to achieve compatibility. Dissimilar property values on
Benthaven will lower our values. There should be equal value to
preserve our investments.
RESPONSE: There presently is a variety of housing values in Four
Seasons. Certainly the Villages at Four Seasons is a different
housing type than the traditional single family homes. Variety
offers housing choices for consumers in all areas of the City.
16. What is the typical square footage of your most popular model?
RESPONSE: The "Crystal" model is very popular and it totals 1,480
square feet. Our smallest model totals 1,370 square feet.
17. The nine lots planned to front on Benthaven will contrast
sharply with the existing six homes on the west side of the street.
This will cause the street to look crammed, tight, and cheap. This
is undesirable.
These lots should be widened and reduced in number to match the
existing density. By matching density, you can charge more and
capture the value of the ambiance already created by the value of
the existing homes. This would result in no financial loss and
preserve the values of our homes.
18. The existing patio homes in Four Seasons are on 6,000 square
foot lots and you are proposing 5,000 square foot lots. With small
lots, the area will look cluttered. For instance, our H.O.A. works
very hard to enforce the covenants to keep boats, trailers, R.V.Is,
campers, snowmobiles, wood piles, etc. out of the front yard. With
5,000 square foot lots, where will these items be stored? Will
your covenants address these aesthetic concerns? Our neighborhood
is uncluttered. Your project has the potential to be very
cluttered. Enforcement is a serious issue since ultimate
compliance rests with civil legal action.,
RESPONSE: Our initial concept is to have covenants but not a formal
homeowner's association since there will be no common open space.
If covenants are violated, then civil remedies remain available.
19. Will there be direct street access into the Villages?
RESPONSE: No.
20. Will the commercial development be speculative?
RESPONSE: No, the commercial area will only be developed if there
are firm tenants. Its too risky to build commercial floor space on
a speculative basis.
21. A recent developer just received approval for the Four Seasons
8th Filing. This single family subdivision has lots averaging
about 8,000 square feet. This is an example of compatibility. We
are particularly concerned about the lots on Benthaven not being as
large as across the street. These lots will essentially be
considered part of Four Seasons, not Park South.
22. Will Dennison be connected with Phase One?
RESPONSE: No, Dennison will connect Manhattan to Benthaven in Phase
Two.
23. What kind of home will be built on Stream Court (17 lots).
RESPONSE: These will be single family detached homes on 5,000
square foot lots, not duplexes as originally approved.
24. It looks as though the commercial area will still generate too
much traffic for the neighborhood.
RESPONSE: The amount of square footage proposed for Parcel A is
half of the 1988 plan. We think the traffic can be handled by the
surrounding streets (Horsetooth and Manhattan).
25. How will the drainage be handled? Will there be a concrete
trickle channel?
0 •
RESPONSE: The plan is to have an open swale in the backyards that
leads to the detention facility. At present, there are no plans
for a concrete trickle channel.
26. Will there be height restrictions on Parcel B?
RESPONSE: Yes, there will be height restrictions based on the
setback from the west property line, similar to what was proposed
in 1988.
27. As residents of the Villages, we would like to go on record as
preferring office rather than the duplexes.
28. Why are there no common open spaces? Without common open
areas, kids will play in the street which is very unsafe.
RESPONSE: Our concept is to put open space into the private yards.
We would like to promote affordability by not forming a homeowner's
association with monthly or annual dues. Sometimes, these dues
will prevent a buyer from qualifying for a mortgage.
29. Speeds are too high on Manhattan, this project will only make
traffic worse.
RESPONSE: Speeding is a problem on many collector streets within
neighborhoods. We believe this is an enforcement issue, not an
issue related to the proposed development. Reports of speeding
should be made to the City's Transportation Department and Police
Department.
30. Will the homes have two car garages?
RESPONSE: Yes.
31. We want covenants for the protection of the area. We would
like to see a copy of the covenants when they are available.
32. Not all residents agree. Covenants are private contractual
arrangements between private parties. The City should not
interfere with any covenants, or lack thereof, by the owner and
future lot owners.