HomeMy WebLinkAboutSILVER OAKS PAIRED HOUSING PUD - PRELIMINARY - 14-88K - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 20
MEETING DATE 2/28/94
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Silver Oaks P.U.D., Paired Housing Preliminary,
#14-88K
APPLICANT: Taft Hill Investments, Ltd.
c/o Gefroh-Hattman, Inc.
145 West Swallow Road
Fort Collins, CO 80525
OWNER: Taft Hill Investments, Ltd.
7730 E. Belleview, Suite 100
Englewood, CO 80111
PROJECT DESCRIPTION:
This is a request for Preliminary P.U.D. for 20 residential units
in 10 duplexes on 3.86 acres. The site is Tract G of the
Horsetooth West Overall Development Plan and is located at the
northwest corner of Horsetooth Road and Auntie Stone Street, just
south of Olander Elementary School. The property is zoned R-L-P,
Low Density Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The request for duplexes on Tract G of Horsetooth West Overall
Development Plan conforms with the request to amend the this
O.D.P., being considered concurrently with this Preliminary P.U.D.
The P.U.D. satisfies the All Development Criteria of the L.D.G.S.
The proposed density of 5.18 dwelling units per acre is supported
by the Residential Uses Point Chart of the L.D.G.S. The request is
found to be compatible with the surrounding area and the project is
considered feasible from a transportation standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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Silver Oaks PUD, Paired Housing - Preliminary, #14-88K
February 28, 1994 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L-P; Olander Elementary School
S: Ml, M (County); Existing Mobile Home Court and Single Family
E: R-L-P; Vacant (Silver Oaks Third Filing Preliminary
P.U.D.)
W: FA-1 (County); Vacant (Future City Southwest Community Park)
This parcel was part of a larger annexation approved in 1978. As
part of Horsetooth West O.D.P. (Tract G), the site was designated
as "Multi -family" on the original O.D.P. and approved in 1988. In
1992, during deliberations on the Horsetooth West O.D.P., First
Amendment, the parcel was converted to "Daycare/Church."
The Second Amendment to Horsetooth West O.D.P. is being considered
concurrently with this request and seeks to re -designate this
parcel back to "Multi -family."
2. Land Use:
Horsetooth West Overall Development Plan
The proposed P.U.D. is located on Tract G of the Horsetooth West
O.D.P. Presently, Tract G is designated as "Daycare/Church." A
request to amend this O.D.P. to convert the allowable land use on
Tract G from "Daycare/Church" to "Multi -family" is being considered
concurrently with this Preliminary P.U.D. request.
Residential Uses Point Chart
The request for 20 units in 10 duplex structures on 3.86 acres
represents a density of 5.18 dwelling units per acre. This density
exceeds the required minimum of three dwelling units per acre.
The Preliminary P.U.D. was evaluated by the criteria of the
Residential Uses Point Chart of the L.D.G.S. and achieves a score
of 65%. Credit was earned for proximity to a reserved community
park, an elementary school, a child care center, and for contiguity
with existing urban development. The score of 65% supports the
proposed density of 5.18 dwelling units per acre.
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Silver Oaks PUD, Paired Housing - Preliminary, #14-88K
February 28, 1994 P & Z Meeting
Page 3
3. Neighborhood Compatibility:
A neighborhood meeting was held on January 6, 1994. Minutes of
this meeting are attached. The primary concern of those attending
the neighborhood meeting was that the density of duplexes may be
too high for the area.
The density of 5.18 dwelling units per acre is supported by the
performance of the P.U.D. on the Residential Uses Point Chart of
the L.D.G.S. In addition, placing duplexes along the perimeter of
the square mile section, adjacent to the arterial street
(Horsetooth Road) provides a buffer for the less intense uses
within the interior of the section.
The project also adds to the variety of housing types and diversity
in the neighborhood which are objectives found in elements of the
Comprehensive Plan. The change in density from single family to
duplexes in this neighborhood is gradual, not abrupt. Staff,
therefore, finds that the location of the duplexes is appropriate
and is compatible with the surrounding area.
4. Design:
The primary design features of Silver Oak Paired Housing
Preliminary P.U.D. are the orientation of the structures and
treatment along Horsetooth Road. The streetscape along Horsetooth
Road is enhanced with the garages and driveways placed on the north
side of the structures. Berms and landscaping will be planted
along the arterial to buffer the residential units and to create an
attractive streetscape.
5. Solar Orientation:
Duplex lots are required to comply with
Solar Orientation Ordinance. With eight
south, or having a minimum of 50 feet of
along the south lot line, the P.U.D. has a
This exceeds the required minimum of 65%.
6. Transportation:
the requirements of the
of the ten lots facing
unobstructed open space
compliance rate of 80%.
A traffic impact analysis was done for Horsetooth West Overall
Development Plan, First Amendment, in 1992. At the time the
traffic study was performed, Tract G was given an anticipated land
use of 58 multi -family dwelling units. It was concluded, in 1992,
that the trip generation based on 58 multi -family units could be
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Silver Oaks PUD, Paired Housing - Preliminary, #14-88K
February 28, 1994 P & Z Meeting
Page 4
accommodated on the surrounding street system in both the short and
long term. With a reduction from 58 to 20 units, the anticipated
traffic impact will be less. Thus, the proposed Preliminary P.U.D.
is considered feasible from a transportation standpoint.
RECOMMENDATION
In reviewing the request for Silver Oaks Paired Housing Preliminary
P.U.D., Staff finds the following facts to be true:
1. The Preliminary P.U.D. conforms to the Horsetooth West Overall
Development Plan, Second Amendment, being considered
concurrently with this request.
2. The Preliminary P.U.D. satisfies the All Development
(Neighborhood Compatibility) Criteria of the L.D.G.S.
3. The Preliminary P.U.D. is supported by the performance on the
Residential Uses Point Chart of the L.D.G.S.
4. The traffic impacts have been reviewed and can be accommodated
on the existing surrounding street system in both the short
and long term.
Staff, therefore, recommends approval of Silver Oaks Paired Housing
Preliminary P.U.D., #14-88K.
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SILVER OAKS PAIRED HOUSING P.U.D.
PLANNING OBJECTIVES
A 20 UNIT PROJECT
PREPARED BY:
GEFROH HATTMAN
ARCHITECTS/PLANNERS
145 W. SWALLOW RD.
FT. COLLINS CO.
PREPARED FOR:
TAFT HILL PARTNERS LTD.
4680 JASON
DENVER CO.
JANUARY 3, 1994
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 - 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
exposure=.
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 holdinq
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 CIty 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 extendin❑ 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.
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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.
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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 is 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.
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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.
�ILV TZ O&Kvs ust"�j 'P U.TD.
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
CRI T E=ION
APPLICABLE CRITERIA CNLY
the criterion Will the cntenc
appliCaDle7 to satisfied?
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"Yes FNo
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A1.
COMMUNITY -WIDE CRITERIA
1.1
Sclar Orientation
1.2
Ccrcrenensive Plan
1.3
Wilclife Habitat
L
1.4
Mineral Deposit
1.5
1.6
Ecclea_ically Sensitive Areas
Lands of Acricultural Imoortance
reserved
reserved
1.7
Enercv Conservation
I✓
1.8
Air Qualitv
1.9
Water Quality
1 10 Se%vace and Wastes
A 2.
NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1
Vehicular. Pedestrian. Bike TransQortation
✓
22
Building Placement and Orientation
2.3
Natural Features
v!
2.4
Vehicular Circulation and Parking
2.5
Emergency Access
2.6
Pedestrian Circulation IVI
2.7
Arcnitecture
✓
2.8
Building Height and Views
2.9
Shading
2.10
Sclar Access
2.11
Historic Rescurces
2.12
Setbacks
2.13
Landscace
2.14
Signs
2. 15
Site Lighting
2.16
Ncise and Vibration
2.17
Glare or Heat
2.18
Hazardous Materials
A 3.
ENGINEERING CRITERIA
3.1
Utility Capacity
i
3.2
Design Standards
3.3
Water Hazards
3.4 Geologic Hazards
m
If no, please explain
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ACTIVITY: Residential Uses
DEFINITION
H
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.
CRTERIA 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)? ET ❑
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: L�
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—
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DENSITY CHART
Maximum
Earnea
Criterion
Credit
If All Dwelling Units Are Within;
it
Credit
20%
2000 feet of an existing or approved neighborhood sh000mg center.
b
10%
650 feet of an existing transit stop.
C
10%
4000 feet of an existing or approved regional shopping center.
d
20%
3500 feet of an existing or reserved neighborhood park community park or community facility.
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10%
1000 feet of oschool. meeting all the requirements of the compulsory erfi iration laws of the Stole of Colorado.
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20%
3000 feet of a major employment center.
cog
5%
1000 feet of a child core center.
h
20%
"North"Fort Collins.
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2o°o
The Central Business District.
A projectwhose boundary is contiguousto existing urban development. Credit may be earned 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% contiguity.
30%
15to20%— For projects whose property boundary has 20to30%contiguity
20 to 25%— For projects whose property boundary has 30 to 40% contiguity:
25 to 30%— For projects whos property boundary has 40 to 50% contiguity.
If It can oe demonstrated that the project will reduce non-renewable energy useage either through the application of alternative energy
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systems or through committed energy conservation measures beyond that normally required by City Code. a 5% bonus may be earned
for every 5% reduction in energy use.
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Calculate 1% bonus for every 50 acres included in the oroject.
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Calculate the percentage of the total acres in the project that are devoted to recreational use. enter 1/2 of that percentage as a bonus.
If the applicant commits to preserving permanent offsife open space that meets the Citys minimum requirements, calculate the percentage
n
ofth,sopenspaceacreagetothetotaldevelopmentacreage.enterthispercentageasabonus.
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If port of the total development budget is to be spent on neighborhood public transit facilities which are not otherwise required by City Code.
O
en ter 2' bonus for every $100 per dwel ling unit invested,
It port of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code.
P
enter al%bonus for every S100 per dwelling unit invested.
V J
It a commitment is being made to develop a specified percentage of the total number of dwelling units for low income families, enter that
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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 "A" and Type "B" handicapped
Z
housing as defined by the City of Fort Collins, calculate the bonus as follows:
Tvpe "A' — 5times Type "A" units
O
Total
coType
o
"B"-1.0times Type"B"units
� ota—units
In no case shall the combined bonus be greater than 30%.
It the site or adjacent property contains an historic building or place, a bonus may be earned for the following:
_ — For preventing or mitigating outside influences (e.g. environmental, land use. aesthetic, economic and social factors) adverse to its
5
preservation
For assuring that new structures will be in keeping with the character of the building or place, while avoiding total units
For proposing adaptive use of the building or place that will lead to its continuance, preservation and improvement in an
appropriate manner.
c portion or all of the required parking in the multiple family project is provided underground. within the building, or in an elevated parklnq
"uc?U,e as an accessory use to the primary structure. a bonus may be earned as follows:
t
- For providing 75', or mote of the parking in a structure.
_ - For providing 50-74% of the parking in a structure:
For providing 25 49°6 of the parking in a structure.
',7rc—mitment is mina made to provide approved ouramotic fire extlnnuishlnq systems for thedwel6ng units. enter a bonus ct'
TOTAL
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-30-