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HomeMy WebLinkAboutSILVER OAKS PAIRED HOUSING PUD - PRELIMINARY - 14-88K - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES0 SILVER OAKS PAIRED HOUSING P.U.D. PLANNING OBJECTIVES A ZO UNIT PROJECT PREPARED BY: GEFROH HATTMAN ARCHITECTS/PLANNERS 145 W. SWALLOW RD. FT. COLLINS CO. PREPARED FOR: TAFT HILL PARTNERS LTD. 46BO JASON DENVER CO. JANUARY 3, 1994 0 • This report is to provide the written documentation for the project as to how issues are addressed by the project design with respect to City Land Use Policy, the ownership, employment, project rationale, points charts, mitigation of conflicting land uses, and energy conservation. I. POLICIES POLICY - 3 SITE UTILIZATION The project takes an unusual shaped parcel and provides an efficient and pleasing housing proposal that integrates well with the neighborhood. The project adds to the existing pedestrian and bike way system by providing a wider than standard walk on both of its street exposures. The project is directly adjacent to an elementary school which besides education provides an employment opportunity for its residence. The City owns the adjacent property and is holding this as Open Space. This provided the residents passive open space. POLICY - 9 GROWTH CONTROL The project is within the Urban Growth Area and within the City Limits. POLICY - 11 AGRICULTURE The property historically was dry grass land used for the past twenty years as horse pasture land. No significant economic crop has been derived in that time frame. POLICY - 12' URBAN DENSITY The plan calls for urban level densities of 5.5 DU/AC on a gross property basis and 6.9 DU/AC on a net property basis. These densities are higher than the Clty minimum and utilize the infra structure as .intended. POLICY - 14 STANDARDS The project will provide improvements to the current City development standards. POLICY - 19 IMPACTS The project positively supports the environment, the economy, and the existing infrastructure. The property has no significant natural features that are being removed. The project provides single family type development at a higher density which conserves land. Development has occurred beyond this project that have not provided the urban level of service. This project will be extending these service to improve the infrastructure for those who have not paid their fair- development cost. The project provided employment to the Construction Industry in developing the housing and the facilities required for their proper - operation. 0 • Policy - 22 CONTIGUOUS DEVELOPMENT The project has a developed School to the north, planned single family residential to the east, and urban density housing to the south. The project is essentially a fill in type of project. POLICY - 26 SERVICES The existing infrastructure of services is to or beyond this site. With the location adjacent to an arterial street the services are oversized allowing the density we request without adversely affecting the services. POLICY - 75 RESIDENTIAL MIX This property is the portion of the overall plan that provided for an alternative to the single family lifestyle. This is provided by alternative ownership, maintenance, and density. POLICY - 80 DENSITY This project meets the requirement for higher density by first meeting the requirements of low density projects as defined in criteria 79 and by providing direct access to regional open space directly to the west of the project, by being within a quarter mile of a planned employment center, being within a mile of a neighborhood center, by being located on an arterial street having easy access to regional shopping and employment within two Miles, and where the infrastructure is more than adequate to support the size of the development. POLICY - 82 LOCATION The project is a P.U.D. and is adjacent to similar density projects notably the Springfield Subdivision to the south and the trailer court to the southeast. II. OWNERSHIP The property is owned by Taft Hill Investments which is a limited liability Colorado Corporation. It is the intention to develop and sell the individual units on an individual basis. It is the intention that there will be a Home Owners Association to own and maintain the grounds and drive lanes. It is the intention of the developer that the property will be owned by the individual. The protective covenants will outline the type and form of building maintenance. The ownership of the ground as well as the building will give the owner the ability to control the use and landscaping within his own privacy areas. III EMPLOYEES No additional employment opportunities are expected after the completion of the construction outside of the property management. rI L IV. APPLICANT CHOICES The land use is a product of the constraints placed on the owner by the shape of the property and by previous agreement with the School District. Commercial type businesses of a retail nature are prohibited. The shape requires an internal access system because of the inability to access an arterial street. A higher density project may have been more economically successful but compatibility with the single family character of the area. with ownership of the units will come pride of ownership and a better maintained final project. This housing type has been very attractive to the empty nester age bracket which tends to be more stably and tends to generate lower impacts to the infra structure such as schools while at the same time paying more than its share for public services. The need to be a good neighbor is a driving focus for the owners of the property which lead them to this land use. V. POINTS CHART The Residential Density Points Chart is submitted and shows that without the need for bonus points the density requested is appropriate for the site. VI. MITIGATION We see minimum impact to the surrounding ownership caused by this property. The property is separated from the surrounding neighborhood by an arterial street, a collector street, and by the Public Elementary School. This property is isolated and is an island unto itself. But is mitigate concerns we have provided the following. We have met the concerns of the School district by providing a buffer of residential property around the school and in doing so insulated it from the arterial street making it safer for the children. The housing type is primarily purchased by the empty nester. Having no children the pressure for more classroom space is reduced which was a previous concern of neighboring owners. The scale of the homes i.s approximately the same as single family homes in the area, so no real massing difference is noticeable. Setting the building back from the streets reduces the visual impact of the project. all the homes are farther away from the public streets than any home in the surrounding neighborhood. The defined landscape plan will guarantee that the landscaping will be installed and maintained where in single family the responsibility is with the individual home owner who may or may not plant a yard or trees. VII. ENERGY CONSERVATION The project allows for good solar orientation of all the homes. In addition each home will meet or exceed the standard for heat loss and heat gain. Higher than required appliances will save electricity for the user and reduce the needs of the supplier. High efficiency heating units will provide savings for both user and supplier. These energy conserving measures couples with required energy thermal packages will provide a superior energy efficient project. Should additional information be required please contact us.