HomeMy WebLinkAboutSILVER OAKS PUD, THIRD FILING - FINAL - 14-88L - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS•
ITEM NO. 2
MEETING DATE 4/25/94
Kirsten Whe
tstone
e stone
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Silver Oaks Third Filing PUD, Final-
#14-88L
APPLICANT: Tri-Trend, Inc.
c/o Stewart and Associates
103 South Meldrum Street
Fort Collins, CO 80521
OWNER: Tri-Trend, Inc.
PO Box 40
Timnath, CO 80547
PROJECT DESCRIPTION:
This is a request for a Final PUD for 40 single family homes and 16
attached duplex units on 12.27 acres. The site is Tracts D and H
of the Horsetooth West Overall Development Plan and is located at
the northeast corner of Horsetooth Road and Auntie Stone Street,
east of Olander Elementary School. The property is zoned R-L-P,
Low Density Planned Residential.
RECOMMENDATION: Approval with condition
EXECUTIVE SUMMARY:
The request for single family lots on Tract D and duplex lots on
Tract H of Horsetooth West Overall Development Plan conforms with
the approved amended Horsetooth West ODP. (August 24, 1992) and the
approved Silver Oaks Preliminary PUD. The PUD satisfies applicable
criteria of the All Development Point Chart of the LDGS. The
proposed density is 4.56 dwelling units per acre. The request is
found to be compatible with the surrounding area and the project is
feasible from a transportation standpoint. Although only 41% of
the lots meet the definition of a solar oriented lot, the overall
approved preliminary plat satisfies the requirements of the Solar
Orientation Ordinance with 67.7% of the lots meeting the
definition.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Silver Oaks Third Filing PUD, Final, #14-88L
April 25, 1994 P & Z Meeting
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: R-L-P; Single Family (Silver Oaks First Filing PUD)
S: M1, M (County); Existing Mobile Home Court and Single Family
E: R-L-P; Vacant (Silver Oaks ODP Tract E for
retail/commercial/office/neighborhood
convenience)
W: R-L-P; Olander Elementary School and
Vacant (Silver Oaks Paired Housing PUD,
preliminary)
This parcel was part of a larger annexation approved in 1978. As
part of Horsetooth West ODP (Tracts D and H), the site was
designated for single family and patio homes on the amended
Horsetooth West ODP approved in 1992.
2. Land Use
The proposed PUD is located on Tracts D and E of the Horsetooth
West ODP, designated for single family and patio home/duplex lots.
The 56 residential units on 12.27 acres represents a density of
4.56 dwelling units per acre. This density exceeds the required
minimum of three dwelling units per acre.
The Final PUD is therefore in substantial conformance with the
approved Amended Horsetooth West ODP and the approved Silver Oaks
Preliminary PUD.
3. Design
The 40 single family lots exceed the 6,000 square feet lot size
with an average lot size of 7,855 sf. . Average lot size for the
duplex lots is 3,933 sf. Each lot will feature a deciduous shade
tree. Fencing guidelines dictate the fencing to be constructed
along Horsetooth Road and Auntie Stone Street. This fence consists
of a board on board cedar fence with brick columns and stone caps.
The side yard fencing along Tracts A and B cannot exceed 48" in
height from the front building line to the front lot line. The
fence design shall have an open character, such as a split rail
type.
Tracts A, B, and C shall be maintained by the Homeowner's
Association. No pedestrian access is allowed on to Auntie Stone
Street via a pedestrian path. This is to channel school children
to cross at street intersections, rather than mid -block.
Silver Oaks Third Filing PUD, Final, #14-88L
April 25, 1994 P & Z Meeting
Page 3
All landscaping of the duplex lots is to be the responsibility of
a Homeowner's Association. A six foot high wood fence and
evergreen trees are proposed as a buffer from the proposed
commercial/office site to the east.
4. Solar Orientation
Twenty-three of 56 lots meet the definition of a solar oriented lot
(41%) for this filing. The approved preliminary PUD meets
requirements of the Solar Orientation Ordinance with 101 of 149
lots (67.7%) meeting the solar oriented definition. It was
recognized at the time of preliminary, that certain final filings
would not meet the requirements, but the overall preliminary is in
compliance.
5. Transportation
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 D was anticipated to be single
family lots and Tract H was designated for patio homes or duplex
lots. It was concluded that the trip generation figures, based on
these 56 lots, could be accommodated on the surrounding street
system in both the short and long term. Thus, the proposed PUD is
feasible from a transportation standpoint.
RECOMMENDATION
In reviewing the request for Silver Oaks Third Filing PUD, Final,
Staff finds the following facts to be true:
1. The Final PUD conforms to the Amended Horsetooth West Overall
Development Plan and is in substantial conformance with the
approved Preliminary PUD.
2. The Final PUD satisfies applicable All Development
(Neighborhood Compatibility) Criteria of the L.D.G.S.
3. 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 Third Filing
PUD, Final, #14-88L 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.O.D., plans for
Silver Oaks Third Filing PUD, Final, #14-88L
April 25, 1994 P & Z Meeting
Page 4
the planned unit development be negotiated between the
developer and City staff and executed by the developer prior
to the second monthly meeting (June 27, 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
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 BoardIs
decision resolving such dispute.
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SCHOOL PROJECTIONS
PROPOSAL: SILVER OAKS .PUD, 3rd Filing - Final
DESCRIPTION: 56 homes on 12.27 acres
DENSITY:
General Population
56 units x 3.5
4.5 6 du/acre
(persons/unit) = 196
School Age Population
Elementary - 56 (units) x .450 (pupils/unit) = 25.2
Junior High - 56 (units) x .210 (pupils/unit) = 11.76
zr
Senior High - 56 (units) x .185 (pupils/unit) = 10.36
Design
Affected Schools Capacity Enrollment
Olander Elementary 568 551
Webber Junior High 900 977
Rocky Mountain Senior High 1312 1404
*LUC_(ZoAK5 344::ltu,J6- PJO
*1-►y-F2L
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRFERION
Is the criterion
applicable?
Will the criterion
be satisfied?
If no, please explain
z
E
a i= z
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
✓
✓
r1&nce ext �i�tiwQ
1.2 Comprehensive Plan
✓
�%
1.3 Wildlife Habitat
1.4 Mineral Deposit
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Agricultural Importance
1.7 Energy Conservation
1.8 Air Qualit
✓
1.9 Water Qualit
✓
1.10 Sewage and Wastes
✓
✓
A2. NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular, Pedestrian, Bike Transportation
2.2 Building Placement and Orientation
✓
✓
2.3 Natural Features
✓
2.4 Vehicular Circulation and Parkin
✓
✓
2.5 Emergency Access
✓
'�
2.6 Pedestrian Circuiation
✓
✓
2.7 Architecture
✓
2.8 Building Height and Views
✓
2.9 Shadin
✓
✓
2.10 Solar Access
✓
✓
2.11 Historic Resources
2.12 Setbacks
✓
`�
2.13 Landscape
2.14 Signs
✓
✓
2.15 Site Lighting✓
2.16 Noise and Vibration
2.17 Glare or Heat
2.18 Hazardous Materials
A3. ENGINEERING CRITERIA
3.1 Utility Capacity
V
V
3.2 Design Standards
3.3 Water Hazards
3.4 Geologic Hazards