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HomeMy WebLinkAboutSILVER OAKS, 1ST FILING - FINAL - 14-88G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 6 MEETING DATE 12 / 17 / 9 2 STAFF Ted Shepard NOW City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Silver Oaks, First Filing, Final P.U.D., #14-88G APPLICANT: Tri-Trend, Inc. c/o Stewart and Associates 103 South Meldrum Street Fort Collins, CO 80521 OWNER: Tri-Trend, Inc. 1505 Timberline Road Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for Final P.U.D. for 55 single family lots on 17.92 acres. The project is located north of Horsetooth Road, on both the east and west side of Auntie Stone Street. The zoning is R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The First Filing complies with the Silver Oaks O.D.P. and is in substantial conformance with the Preliminary P.U.D. The proposed density exceeds the required minimum and is justified by the score of 53% on the Residential Uses Point Chart of the L.D.G.S. Two non -vehicular paths are planned to promote alternative access to Olander Elementary School. Fencing and landscaping have been designed to promote neighborhood compatibility and satisfy policies for streetscaping along arterial streets. Eighty-five percent of the lots have proper solar orientation. The project is feasible from a traffic engineering standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 9 0 Silver Oaks, 1st Filing, Final P.U.D., #14-88G December 17, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: FA-1 and R (County); Existing Rural Residential S: R-L-P; Olander Elem. School, and Vacant (Silver Oaks ODP) E: R-L-P; Vacant (Silver Oaks ODP) W: FA-1 (County); Vacant (Agricultural) Silver Oaks, Filing One, is part of a larger parcel that was annexed into the City in 1978. In 1988, the parcel was included in the Horsetooth West Master Plan. The Olander Elementary School was approved as an Advisory Review by the Planning and Zoning Board in July of 1989. On August 24, 1992, the Board approved the amended Overall Development Plan, now referred to as Silver Oaks. On October 5, 1992, the Board approved Silver Oaks Preliminary P.U.D. which covered 38.17 acres. 2. Land Use• The proposed 55 single family lots are located on Tracts A and B of the Silver Oaks Overall Development Plan. These tracts are designated as "Residential - Single Family". The request for single family homes, therefore, complies with the Silver Oaks O.D.P. With 55 lots on 17.92 acres, the gross density is 3.07 dwelling units per acre. This gross acreage includes the 1.8 acre stormwater detention pond and two paths. A gross density of 3.07 dwelling units per acre exceeds the required minimum of 3.00 units per acre on a gross acreage basis. The density is justified by a score of 53% on the Residential Uses Point Chart of the L.D.G.S. The project received points for proximity to an approved neighborhood park (Cottonwood Glen), for proximity to an elementary school (Olander), and for contiguity to existing urban development. The residential land use and the proposed density are, therefore, in conformance with the Silver Oaks O.D.P. and the Residential Uses Point Chart of the L.D.G.S. 3. Neighborhood Compatibility: Two neighborhood information meetings were held in conjunction with the request for Silver Oaks O.D.P. The single family residential component of the O.D.P. was well received by those attending the meetings. In addition, there have been two public hearings 0 Silver Oaks, lst Filing, Final P.U.D., #14-88G December 17, 1992 P & Z Meeting Page 3 conducted by the Planning and Zoning Board: Amended O.D.P. on August 24, 1992, and Preliminary P.U.D. on October 5, 1992. Both of these items were advertised with mass mailings and placed on the discussion portion of the Board's agenda. These two public hearings again revealed that there are no compatibility issues with respect to the single family homes. 4. Design: A. Non -Vehicular Paths Two paths are planned to promote non -vehicular access to the P.U.D. and provide a direct connection to Olander Elementary School. These two paths are platted as separate tracts and will be maintained by the homeowner's association. The path in Tract A will provide a connection from existing Moore Lane to future Silver Oaks Drive. The path in Tract B will be located between Lots 19 and 20 and connect Silver Oaks Drive with the school playground. Both paths have been planned with active participation from the County residents on the north along Moore Lane, and the Principal of Olander Elementary. B. Fencing There are three specific areas that are treated with customized fencing. First, along the north perimeter, the adjacent property owners have requested a six foot high shadow box fence, with a top rail to add a more finished appearance. Second, along Auntie Stone Street (collector) and Horsetooth Road (arterial) a similar shadow box fence will be provided with a five foot height and brick columns. Finally, a 48 inch, open rail fence is specified where the paths meet the local street sidewalk. The P.U.D. specifies that from the front building line to the front property line, fencing must be open character and not exceed 48 inches in height. C. Streetscaping With frontage on Taft Hill Road, Horsetooth Road, and Auntie Stone Street, the streetscaping elements take on an important design function for both the project and the community. First, along Taft Hill Road, the 1.8 acre detention pond will provide an attractive open space along an arterial street. The pond will be bordered by a row of deciduous street trees spaced at uniform intervals within the parkway. Conifers are located behind the sidewalk in a more random fashion. E LJ Silver Oaks, lst Filing, Final P.U.D., #14-88G December 17, 1992 P & Z Meeting Page 4 Second, along Horsetooth Road, the two future cul-de-sacs are designed to open up to the arterial and connect the perimeter sidewalk to the internal local street with a six foot walk. Trees are planted at these connections. Horsetooth Road is also treated with a formal spacing of street trees within the 10 foot parkway, with proper separation from streetlights. Third, along Auntie Stone Street, (collector) the parkway is reduced in width. In order to mitigate the appearance of double frontage lots, the rear yard fence is articulated to allow for plantings of street trees and shrubs. Fourth, along the internal local streets, the P.U.D. specifies one street tree per lot per street frontage. This type of planting will help establish wind protection, shaded streets, and enhanced neighborhood character over the long term. D. Solar Orientation By providing 47 out of 55 total lots with an orientation that is within 30 degrees of a true east west line, the First Filing has a compliance rate of 85%. This exceeds the required minimum of 65% and thus satisfies the criteria of the Solar Orientation Ordinance. 5. Transportation: Arterial access to Silver Oaks First Filing will be from Horsetooth Road via Auntie Stone Street (collector) and Taft Hill Road via Bronson Street (local). Bronson will not be signalized at Taft Hill Road and is a continuation of an existing street within Rossborough Subdivision. As a collector street, Auntie Stone Street is platted to the north property line. The objective is to provide an opportunity for continuation north to Moffet Drive should the adjacent properties develop or redevelop in an urbanized manner. There are no plans to extend Auntie Stone Street to the north absent any development or redevelopment plans by the property owners. The traffic impacts associated with the 60.45 acre, mixed -use Overall Development Plan were reviewed by the Transportation Department in conjunction with the review of the O.D.P. The First Filing (17.92 acres) generates an impact that has been evaluated and can be accommodated by the existing and proposed public street improvements. The project is considered feasible from a traffic engineering standpoint. 0 0 Silver Oaks, 1st Filing, Final P.U.D., #14-88G December 17, 1992 P & Z Meeting Page 5 RECOMMENDATION: Staff finds the request for 55 single family lots on 17.92 acres is in substantial conformance with the approved Silver Oaks Overall Development Plan and Preliminary P.U.D. The proposed density exceeds the required minimum and is justified by a score of 53% on the Residential Uses Point Chart of the L.D.G.S. The request also satisfies the All Development Criteria of the L.D.G.S. Staff, therefore, recommends approval of Silver Oaks, First Filing, Final P.U.D., #14-88G, subject to 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 (February 22, 1992) 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 of 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 vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, i 9 Silver Oaks, 1st Filing, Final P.U.D., #14-88G December 17, 1992 P & Z Meeting Page 6 Article II, Division 3, of the City Code , the 'Ifinal decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that t 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. 67A :4`� 19J �XKt 10Nr 111 Bs{ s>{ E= s�Lot HpD� PF stp�it >=gexYAr9C9. - (I.as Ldu9aups µAN) p�P�a`/56�1�U I• �AuNotWX BL l •GNAINb A'6-4 TKALTe •A•4.6• (31 All' 111B b' WALK IN IWI rb . ¢6' IN 4B14N1 sr.oM fRox1 ouoiNL LINB 're Tug pKoNt P96FO91Y LINB, TN► " ,t- Ew �� NsIW i,-0 6 AN 0/BN Cxf KAL'Ar iu.4 If Z. tgAcfN i'•'6' -NA.1, nB YMIINTA-NBB PX V Ira %OWN"", A'>'i 4EATIoN. 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'AILDRMMJIINL' tYti 9'L pLJ purrALo Iumlm JUNIri#" GNI46"'"Ald SgAL N1 ^ Olin • • SCHOOL PROJECTIONS PROPOSAL: SILVER OAKS PUD, 1 st Filing DESCRIPTION: 55 single family units on 17.92 acres DENSITY: 3.07 du/acre General Population 55 (units) x 3.5 (persons/unit) = 192.5 School Age Population Elementary - 55 (units) x .450 Junior High - 55 (units) x .210 Senior High - 55 (units) x .185 Affected Schools Olander Elementary Blevins Junior High (pupils/unit) = 24.75 (pupils/unit) = 11.55 (pupils/unit) = 10.18 Design Ca act Enrollment 568 478 900 682 Rocky Mountain Senior High 1312 1191 S.F EWART&ASSOCIATES Consulting Engineers and Surveyors PLANNING OBJECTIVES FOR SILVER OAKS P.U.D. Silver Oaks is a proposed residential planned unit development that' is a part of the Overall Development Plan that also will include a five —acre convenience center, 2.8 acre multi —family residential complex and the existing Olander Elementary School. The Silver Oaks P.U.D. will have 133 single—family residential units and 16 patio home sites that have a density 9.3 units per acre. The patio home sites achieve the City Land Use Policy of including more than one land use in a development and also the policy of buffering the convenience center from the single family lots. The P.U.D. also provides pedestrian access for off —site development residents to Olander School and will provide residents of the P.U.D. with pedestrian access to the proposed neighborhood park near the center of Section 28. A minor homeowners association will be formed which will own and maintain the proposed storm water detention pond. All of the single—family lots and patio home sites will be sold to individual owners. The P.U.D. meets the criteria of the Land Development Guidance System, and no variance will be requested. As mentioned, the patio homes will buffer the single—family lots from the proposed convenience center, and a berm screen and treed open space between the patio homes and the convenience center will also mitigate any land use conflicts. More than 75% of the single family lots fit the solar orientation criteria. It is anticipated that construction will begin in March 1993, and approximately one—third of the lots will be built on in each of the following years. All of the local, collector and arterial streets will be constructed according to the City of Fort Collins standards. James H Stewart and Associates, Inc. 214 N Howes Street PO. Box 429 Ft Collins, CO80522 303/482-9331 kr/GAR- OAKS PRE4-IMiwAdLy Ry. f0. ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Will the criterion Is the criterion applicable? be satisfied? CRITERION ,e.��'�.����0 Yes No If no, please explain NEIGHBORHOOD COMPATABILITY 1. Social Compatability 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8. Design Standards 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14. Wildlife Habitat 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 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes n lTr-ref"'M 26 Community Organization 27. Site Organization 28. Natural Features 29. Energy Conservation 30. Shocows 31. Solar Access 32. Privacy ✓ 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pecestrian Convenience 41. Pecestrian Conflicts 42. Lanascaping/Open Areas 43. Lcnascoping/Buildings 44. LonascapinglScreening 45. Public Access -12- 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 recreational uses as .a principal use; uses providing meeting places and places for public assembly with inciden- tal office space; and child-care centers. CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the development plan. Yes fD 1. On a gross acreage basis, is the average resi- dential density in the project at least three (3) dwelling units per acre (calculated for residential portion of the site only)? © ❑ 2.1 DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR ® ❑ THE PROPOSED DENSITY OF THE RESIDENTIAL 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. inued -29- SIL V`► oPX s P 61. sO. DENSITY CHART Maximum Earned Criterion Credit If All Dwelling Units Are Within: Credit a 20% 2000 feet of on exsnng or approved neignoornood sn000ing center b 10% 650feet ofanexisting trarwstop. C 10% 4000 feet of an wasting or approved regionci shopping center. d 20% 3500 feet at an wasting or reserved neignoornood park communirty can( or communny facil-tv a We 10% 1000 feet Of a scnoa. meaty all the requirements of the compulsory education laws at the State of Colorado. / O QM t 20% 3000 feet of a major employment center W g 5% 1000feet ofacnildcare center. h 20% 'North'FortCollins. 20% The central Business District. A project whose DoundOry is contiguous to existing urban aevelopment. Creditmay De eamea as follows: 0% — For projects whose property boundary has 0 to 10% contiguity; 10 to 15°% —For projects whose property boundary has 10 to 20%ccnri. 2 l 30% 15 to 20%— For orolecls whose property boundary has 20 to 30%corfigurN 20 to 25% — For projects whose oroDertv boundary has 30 to 40% conh gurty. 25 to 30% — Fcr orolects whos DroDerhv bourloory has 40 to 50% conngurty. If it can be demonstrated that the orolectwill reduce hon-renewoble energy usecge eimer through the application Of alternative energy K systems or through committed energy conservation measures beyond mat normally recurred by City Code. a 5% bonus may be earned for every 5% reduction in energy use. I Calculate al % bonus for every 50 acres Included in me project. m Calculate the percentage at the rotor acres in the project that ore devoted to recreational Lae. enter 112 Of that percentage as a bonus. if the coDllcant commit$ to Dreserving permanent offsite open space that meets the CNs minimum requiremenm calculate the percentage n of this Open space acreage to the total development acreage. enter mis percentage as a bonus if part Of the total development budget is to be spent on neighborhood Duot c transit toctlrties which are not Otherwise required by City Code. O enter 2% bonus for every S100 per dwelling unit Invested. If part of the total development budget is to be spent on neighborhood fadlnres and services which are not otherwise required by City Code. P enter a 1% bonus for every $100 per dwelling unit invested If a commitment is being mode to oeveloo a specified percentage of the total number of dwelling units for low income families. enter Mat Q percentage as a bonus. up to a maximum of 30%. if a commitment is being made to develop a specified percentage of the total number of dwelling units for Type Wand Type -B" horeiccooed Z housing as defined by the City of Fort Collins. calculate the bonus as follows O r T Total u unit$ `voe 'A" — 5limes pia nns ry1 Type Total u unns B 10 times �� � ' — Total unes in no case small the combined bonus be greater than 30%. H the site or adjacent property contains an historic building or place. a bonus may be earned for the toilovnng: 3% — For preventing or rmitigating OufiOe influences (e g environmental land use. aesthelK. economic and social factors) Ocverse to its S preservation: 3% — For assuring that new structures will be 1n xeeDing With the character of the buuaing or place. wnie avoiding total units 3% — For proposing adaptive use of me bullatng or place that will lead to his continuance, preservation chic improvement in an appropriate manner. It a portion or all of the reauifea parking in the multiple family project Is prOVKMC underground. within the building, or in an elevated parking structure as an accessory use to me primary structure. a bonus may be earned as follows: t 0% — For providing 75% or more of the parking in a structtue: 6% — Fof providing 50-74%of"ocncing in a structwe. 3% — For providing 25-49 %of me parking in a structure. U f c commitment is being mace to oroviae coorovea automatic lire exnngumning systems for me dweiiing units, enter a bonus of 10%. TOTAL 537e - 30-