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HomeMy WebLinkAboutMIDLAND GREENS COMMERCIAL & RESIDENTIAL PUD - COUNTY REFERRAL - 7-88 - AGENDA - CORRESPONDENCE-CONCEPTUAL REVIEWAGENDA CONCEPT TECHNICAL REVIEW: Thursday, January 7, 1988/9:00 A.M./Commissioners Conference Room A. CALL TO ORDER B. ITEMS: 1. #5-124-87 EDWARDS MINOR RESIDENTIAL DEVELOPMENT -- Page 1. Request to divide a 2.73 acre parcel into three single family residential lots of .67, .76 and 1.30 acres each. Applicant: Mark Paige, Intermill Land Surveying, Inc. 1301 N. Cleveland Avenue, Loveland, Colorado 80537 2. #S-125-87 MIDWAY COMMERCIAL AND RESIDENTIAL P.U.D.S -- Page 7. Request to divide 79.56 acres into 70.76 acres (71 single family residential lots) and 8.8 acres of commercial property. Applicant: Robert Underwood, 30107 Town Center Drive, Laguna Niguel, California 92677 C. ADJOURN STAFF: Henry R. Baker, T.K. Day, Al Kadera iro7_1a (1_Ra) Page 7. TITLE: midway Commercial anal Residential P.U.D.s REQUEST: To divide 79.56 acres into 70.76 acres (71 single family residential lots) anti acres of commercial property. LOCATION: S/12, NW1/4, 24-6-69; located on the east sire of Highway 287 on the south side of Colland Center APPLICANT: Robert Underwood STAFF CONTACT: Al Kadera FILE NO. S-1.25-87 I. SITE DATA Engineer: Lancr*ark Engineering Ltd. Surveyor: Landmark Engineering Ltd. Total Development Area: 79.56 acres Nuniber of Lots: 71 single family residential; 2 cormercial Proposed Density: 1 d.u./ac. (Residential) Number of Dwellina Units: 71 (Residential) Existing Land Use: Vacant Proposed Land Use: Single family residential/Commercial P.U.D. Land Use Designation: Rural non -farm area Services: Access: State Highway 287 Water: Fort Collins -Loveland Water District Sewer: South Fort Collins Sanitation District Fire Protection: Poudre Fire Authority Exisiting Zoning: FA -Farming, FA1-Farming Proposes Zoning: C-Cor,nercial, FA-Farr^ing, FA1-Farr^ing No. Trips Cenerated by Use: 71P VTD (Residential), Cor-nercial unCeterr,inee REZONING REOUFSTS 1. The development plan proposes a commercial area of about 11.5 acres on the west side of the property adjacent to Hwy 2°7. The property is located in the Rural Ton -Farm planning area between Fort Collins and Loveland, which has the following planning orjectives: help maintain the geographic and visual separation of Loveland and Fort Collins as they exnand in the area between them, and - provide an opportunity in the joint planning area for large lot residential development. 0 -2- Page 8. 2. The Larimer County Land Use Plan and the interaovernment agreements with the cities of Loveland and Fort Collins state that commercial development in this area should be limited to areas of existing commercial zoning as of the date of the adoption of the nlan for the area (Play, 1980). The Planning Department cannot support the commercial rezoning for this area as it is clearly inconsistent with the intent and letter of the Land Use Plan, and with the Intergovernmental Agreements. 3. The residential portion of the PUD plan shows 71 single family units on 71 acres, or a density of 1.00 D.U./acre. The PUD Resolution allows a maximum density of .5 D.U./acre in both the FA and FA-1. zones; therefore the residential development would rea_uire rezoning also. n. The residential development guideline in the Land Use Plan for this area is .2 D.U./acre, or 1 unit/ 2.29 acres when developed as a PUD. Again, the Planning Department cannot support a rezoning which is inconsistent with the plan for the area. 5. The design of the development plan effectively ties together the adjacent open space areas and makes good use of natural features. This open space design is consistent with the planning objective for the area to provide for visual separation of the communities. It is conceivable that an amended development plan would be found to achieve the ob'ec t. i ve s an while maintaining about the propo V .... . ... residentia-L density, perhaps by providing public open space along Hwy 287. There is some precident for this type of den=ity "bonu_" in the Rural P1on-Farm nlanning_area. SUBCIVISION REQUEST 1. Comments regarding the zoning of the site, as it relates to the proposed development, and the relationship of this proposal to the Land Use Plan and Uc.A Intergovernr^ental Agreements can be fount' elsewhere in this report. 2. There are two existing subdivisions in the County which use the title "Midway". It will he necessary to use a different title for future applications. 3. The proposed layout does an excellent job of tying together the open space and street systems in this area. The State Highway Department comments concerning the main access to Highway 287 will have to he aderessed with the cooperation of the developer of Estates West PUD. That project has an approved master plan and Preliminary Phase plan but it would be possirle to amend the approved development to accommodate sore sort of shared access. I agree with rr. Shupe's assessment that the northern access is better because it ,could not 1nvo ve a crossing of the Louden Ditch.but this location may not meet the spacing requirements of the State Access Code. The traffic analysis which will be required for the access permit should be surr+itted with the master plan application so it can be reviewed by all interested Parties before we -3- oet too far into the review process. Page 9. 4. The preliminary geological investigation indicates that expansive soils may exist on the site. Further investigation may alleviate any concerns but we recommend that a note appear on the preliminary and final plats to require engineered foundation designs for all construction on this site. We are also concerned with potential radon gas exposure in Larimer County. The present policy Would require air sampling after construction is cor„Flete but before a certificate of occupancy is issued. j:e are continuing to cork on different samnlinr techriRues which will be aceptahle to the State Cecicgist but will allow C:iscovery of Radon concentrations before construction is concenced. 5. The creek which traverses this site does not appear to drain a large area but there is some hazard of flooding in the irmediate area of the grater course. The flood plain of this creek should be calculated and shown on any preliminary plat. Puilding envelopes or setback lines may re required on the final plats to provide safe building sites. 6. There are a nur..ber of corner lots on the sketch plan which will reouire two front setbacks. A design change could avoid most of these situations. If the "reversed corner" lots appear on the final plat, setback lines should also be included to ensure that future buyers are aware of the setback requirements. 7. When the final plat was prepared for Highland, Park, immediately east of this site, it was discovered that the lot in the northwest corner could not be served with public sewer without a lift station. It appears that Lot 36 on this sketch plan is at about the same elevation. If a lift station is needed for this lot it may be advisable to relocate the lot to an elevation that can he served by gravity. 9. The County Health Department has reviewed this proposal and has no objection provided written commitments for water and sewer service are available and the water and sewer districts aprrove the construction ^lans. 9. Additional corrents from reviewing agencies can be found at the end cf this item in the staff report.