The URL can be used to link to this page

Home My WebLink AboutMIDLAND GREENS PUD, PRELIMINARY PHASE PLAN - COUNTY REFERRAL - 7-88B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEH v() 16 PLANNING AND ZONING BOARD MEETING OF January 23, 1989 STAFF REPORT PROJECT: Midland Greens P.U.D. Preliminary Phase Plan, County Referral, #7-88B APPLICANT: Dave Shupe Landmark Engineering Ltd. 2300 W. Eisenhower Blvd. Loveland, CO 80537 OWNERS: Robert Underwood Harry Van Der Noord 30101 Town. Center Dr. Suite 104 Laguna Niguel, CA 92677 PROJECT PLANNER: Linda Ripley George Von Eissler Consolidated Industries, Ltd. 7900 E. Union Ave., Suite 850 Denver, CO 80237 PROJECT DESCRIPTION: This is a preliminary request for 120 single family lots on approximately 115 acres. The preliminary phase plan includes 4 acres designated as community use, which require special review prior to final approval. The project is located on the east side of Highway 287, south of Colland Center on land presently zoned FA -Farming and FA-1-Farming. RECOMMENDATION: Approval with conditions. EXECUTIVE SUMMARY: The Planning and Zoning Board reviewed the Midland Greens P.U.D. 'master plan in April and in July of 1988. The residential density, as well as the community and commercial uses proposed for the property in April, 1988, were inconsistent with the INTERGOVERNMENTAL AGREEMENT FOR THE FORT COLLINS URBAN GROWTH AREA in regard to the type of development allowed within the "Rural Non -Farm Development Area". In July, after a lengthy negotiation process with the owners, the County and the City of Loveland planning staff, the Planning and Zoning Board recommended approval of Midland Greens P.U.D. Master Plan with five conditions that would have altered the plan to bring it into conformance with the intent of the INTERGOVERNMENTAL AGREEMENT. The master plan went on to be approved by the Larimer County Board of Commissioners without the five conditions recommended by the Board. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P 0. Box 580 • Fort Couins, Colorado 80522=- SERVICES, PLANNING DEPARTMENT Midland Greens, Prelim. Phase Plan — County Referral P & Z Meeting — January 23, 1989 Page 2 The Preliminary Phase Plan, is in substantial conformance with the master plan approved by the Board of County Commissioners in November, 1988. Staff is recommending approval of the plan with conditions designed to insure that the project is well buffered along Highway 287, that visual distractions such as out -buildings and fencing are controlled and that the owners agree to a waiver of park land fees in exchange for property that will help the local governments establish a visual break between Loveland and Fort Collins. COMMENTS 1. Background. The surrounding zoning and land uses are as follows: N: C - Commercial; Alpine Autobahn FA,FA-1 - Farming; Colland Center (3 DU/AC) S: FA,FA-1 - Farming; Resthaven Memorial Gardens E: FA-1 - Farming; Highland Park (.2 DU/AC) W: FA - Farming; Agriculture Midland Greens Commercial and Residential P.U.D. was denied by the Planning and Zoning Board April 25, 1988 on grounds that the plan was inconsistent with the INTERGOVERNMENTAL AGREEMENT FOR THE FORT COLLINS URBAN GROWTH AREA regarding development in a "Rural Non -Farm Development Area". On July 25, 1988 the Board approved a revised master plan with five conditions designed to bring the plan into conformance with the intent of the INTERGOVERNMENTAL AGREEMENT. The Larimer County Board of County Commissioners approved the master plan and the rezoning of 1.43 acres from FA -Farming to C-Commercial without the conditions recommended by the Fort Collins Planning and Zoning Board. The County's approval did include 15 conditions attached for your review. Condition number 15 is the most significant restriction placed on the development. It states that "The developer shall agree to enter into good faith negotiations with the governmental bodies of the area to enhance open space potential" 2. Land Use: Midland Greens P.U.D. Preliminary Phase Plan proposes 120 single family lots on approximately 115 acres, including 4 acres of community use, requiring special review prior to final approval. Minimum lot size is 15,000 square feet and the resultant residential density is 1.02 dwelling units per acre. The project includes approximately 31 acres of open space, associated with existing and proposed drainage ways and the Louden Ditch. A 200-250 foot wide strip or 11 acres along Highway 287 will be dedicated to the County as permanent open space, as part of this project. The exact circumstances and timing of the dedication is unclear. Midland Greens, Prelim. Phase Plan — County Referral P & Z Meeting — January 23, 1989 Page 3 The 1.43 acres located adjacent to and south of the Alpine Autobahn, recently rezoned to C-Commercial is excluded from this project. 3. Neighborhood Compatibility The residential lots and the density proposed is compatible with existing and proposed residential development located north, east and south of the property. 4. Design: The owners of the property propose to dedicate a strip of land 200-250 feet wide along Highway 287 to the County as permanent open space. The remaining acreage is comprised of 120 single family lots and approximately 4 acres designated as community use. The project proposes one access point on Highway 287 located approximately 1300 feet south of the north property line. In addition the street system connects to existing development to the north and south. The design of the street system and the layout of the lots respond to dominant physical features of the site. A major drainage way runs diagonally across the southeast corner of the project and the North Louden Ditch flows along the south half of the property frontage before crossing under Highway 287. Approximately 20 acres of open space is associated with these features. The developer proposes to leave the open space in native grasses and preserve as much of the existing vegetation as possible. Conditions 2 and 3 require the developer to provide additional plant material along the Louden ditch to reinforce the existing riparian landscape and to submit design guidelines which address fencing and landscaping of private development adjacent to the open space. 5. Transportation The street system proposed with the master plan showed Bruns Drive connect- ing across Turman drive to phases 1 and 2 of Midland Greens P.U.D. The Preliminary Phase Plan illustrates Hillsboro Drive (formerly Bruns Drive) ending in a cul-de-sac rather than being a through street. The City traffic engineer would like to see the street system designed according to the approved master plan. Midland Greens, Prelim. Phase Plan - County Referral P & Z Meeting - January 23, 1989 Page 4 RECOMMENDATION: Staff is recommending approval of Midland Greens P.U.D. Preliminary Phase Plan, #7-88B, with the following conditions: 1. The street system is designed in conformance with the approved master plan. 2. A landscape plan for the open space along Highway 287 be sub- mitted as part of the Preliminary Phase Plan. The plan should be a naturalistic design concept that builds upon the riparian landscape already established along the canal. The developer agrees to construct the approved plan and maintain the plant material for a two year establishment period, after which time maintenance would be the responsibility of the local govern- ments. 3. The developer provides a set of design guidelines which address fencing and landscaping of private development adjacent to the permanent open space. 4. The developer agrees to enter into good faith negotiations with the governmental bodies of the area to exchange an undetermined amount of land located south of the cemetery for a waiver of park land fees. The negotiations are to be complete prior to final P.U.D. approval. ITEM MIDLAND GREENS - County Referral NUMBER 7-88 N 4 MIDLAND GREENS P.U.D. ..". P H A S E P R E L I M I N A R Y LOCATED IN THE WEST HALF OF SECTION 24, TOWNSHIP 6 ,J NORTH, RANGE 69 WEST OF THE 6th PM., COUNTY OF LARIMER, STATE OF COLORADO. xl I1a7 t� ''— AS V - AMFjJCED RJ:i� OF Gotld�D GEWE tZ � /:. � �CaLLf.ND CiN1CC Ins 3 SI� i Park Ptac Court Waike,. w"I n.4 1 Kf.w.tw•. er... � � �0 r•'"`� .' ��f»• f bl ieo Part. Ar � I _ ra � f- yM•N'ayN ��'7�/,� v.w.l• / 0� . ' 1�_�` ww _�..2, t. �I Jo' _�..`Tv- "t- (J—t-2(ef�2'351— t -tea ,�_ it, tew _ r-.-_1 4 • y r cF- i1 •� \ \\'SH \ /� O._/'"�, ' .r'.1 w i sail ; 8J • '�'` I 4 \ i ,,I e` �� .I 1 � 1 \ ��. s� � .e HA$ vBN N Itr iN vi fn l \mot a I iw � s� � ai _ ` •�'• P � ...��// - \eta 5S B4- 6' t 6 �� as 8 a I I ,.,a. _ w ,) .' $. � 1 / . , I 1 � ✓'�� / � ,d I i , , nwre ncc_11DB s = Daw�vv �ti �o i � � ItC;'`1 ' � �� ,� HA E •, .;� 0� it C� �,,,�KED_�_ O cV 0��` 74 76 Y'� I rvOn. 42 Ali iJ�it :fa- n s 7 y / EN ' ' f.fa/ �o - (I „ 14 N F NtF. 1 J UJ ,�ti»r a�cktl�rv. — — - — � f Tilt sly y \�\(� ,1 nu u�.. ,e� r4 lli1 1 7— Turman DrNe a_ 6 Q A 27 Z l -L. 1,6114 a Tua+n►.N V W ' o <. O 6Euus P.U.R Sugavlslo.a `I Suee mrofl _ OC =L } � F l.• t6 e11.4 ONE O° Two .4 R Marc hlfma 1Turman _Drive Is it IJ qms , 71-1 L3 i 00 i 3 C4 "s,oms Cb 89' 15'39'W 1290. 0,11 if 1w a' ux, 5113 on lu 1.N... j 1. 6-4 L ID rr- 114 UwPLA.rTFb S- 20 A .......... 1. go U) w ... .... .. . 41 ems... C 1 _)� �✓',._ Oj 'T�:.i- 4 ' �J ) ' * ti ... .. . .... . ..... It— - ee :.,: I —s Ir co coot LAC L .... .. ....... MIDLAND GREENS P.U.D. P H A S E P R E L I MINA R Y