HomeMy WebLinkAboutCHAPARRAL PUD - PRELIMINARY - 60-87 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO- 5
PLANNING AND ZONING BOARD MEETING OF November 16, 1987
STAFF REPORT
PROJECT: Chaparral PUD - Preliminary - #60-87
APPLICANT: Progressive Living Structures
C/O Frederick Land Surveying
1528 N. Lincoln Avenue
Loveland, CO
OWNER: Progressive Living Structures
4190 N. Garfield Avenue
Loveland, CO
PROJECT PLANNER: Debbie deBesche
PROJECT DESCRIPTION: Request for 55 single family homes on 10.04 acres,
located at the southwest corner of South Shields and Casa Grande Boulevard,
zoned R-P, Planned Residential.
RECOAMENDATION: Approval
EXECUTIVE SUMMARY: The applicant is requesting preliminary approval for 55
detached single family homes on 10.04 acres, resulting in 5.47 dwelling
units per acre with an average lot size of 5,150 square feet. This project
is a continuation of the build -out of the Wagon Wheel Casa Grande PUD. The
project achieves 58% points on the "Residential Uses Density Chart" and is
supported by the City Land Use Policies and is consistent with the Land
Development Guidance System. Staff is recommending approval of Chaparral
PUD Preliminary.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750
SERVICES, PLANNING DEPARTMENT
Chaparral PUD - Preliminary - #60-87
November 16, 1987 P & Z Meeting
Page 2
1. Background:
The surrounding zoning and land uses are as follows:
N: RLP; existing single family residences (Wagon Wheel Subdivision►
S: RP; existing single family and duplex residences and Williams-
burg Horsetooth Commons
E: RP- single family attached (Cunningham Corners)
W: RLP; existing single family residences (Wagon Wheel Subdivision)
In 1979, 117.8 acres were preliminary subdivided into 291 single family
lots. A number of preliminary and final plans have been approved. Most
recently the Planning and Zoning Board at it's June 24, 1985 meeting,
granted preliminary approval for 66 attached units for this site. This par-
ticular site was Phase Three of a three phase plan. Presently, the appli-
cant is requesting approval for 55 detached single family units.
2. Land Use:
The project is supported by City Land Use Policies Plan as follows:
22. Preferential consideration shall be given to urban development pro-
posals which are contiguous to existing development within the city
limits or consistent with the phasing plan for the City's urban
growth area.
The proposed single family development meets the criteria of the LDGS and
achieves 58% points on the "Residential Uses Density Chart". The project
needed to score 54%.
Shields Street is an arterial street as designated on the Master Street
Plan.
3. Design:
The buildings are a mix of tri-level, bi-level, and two types of two-
storys, with lap siding. The colors will be further identified at final
review.
The site plan layout provides for no direct vehicular access on to Cas
Grade Boulevard from adjacent lots.
Sidewalks are provided adjacent to the streets through out the development
and the plan includes a 5 foot pedestrian walk between Laredo Court and
Casa Grande Boulevard.
The landscaping includes one street three per lot provided by the developer
and landscaping along Shields Street. Tract A, located adjacent to Shields
Street, is designated as Common Open Space and will also serve as a drain-
Chaparral PUD - Preliminary - #60-87
November 16, 1987 P & Z Meeting
Page 3
age detention pond which will be maintained by the homeowners. The lands-
caping along Shields has been increased at Staff's request and includes 10
Narrowleaf Cottonwood Populus Angustiflia.
4. Transportation:
Staff has reviewed the traffic impact related to the project and determined
that existing improvements are adequate to handle the increase.
RECOMMENDATION
The project achieves adequate percentage points on the "Residential Uses
Density Chart" and is in conformance with the Land Development Guidance
System and is supported by the City's Land Use Policies Plan. Staff is
recommending approval of Chaparral PUD - Preliminary.
al'!mt.0
\ '\ 9Ia e l PRELIMINARY P.U.D. SITE PLAN
WAGON WHEEL FILING NO. 1 I i3tl
\:\`\�\ 9bet ♦ e 9 t �W 1{ Bb I Y
�\ t Z I, CHAPARRAL P.U.D.
RL E 1 aaY .a i i..RLP i H
BEING A REPLAT OF TRACT 3 AND TRACT 4,
t ly I f [ a p. CASA ORANDE P.U.O., LOCATED IN THE BE. 1/4 OF
', a j 1 I f 4i I SECTION 27, T. 7 N., R. 69 W. OF THE Sth P.M.,
ter.__,.__ �.T�.__! 'I I I® CITY OF FORT COLLINS, COUNTY OF LARIMER,
p• ` / _ - I STATE OF COLORADO.
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�S FREDERICK LAND SURVEYING S
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PRELIMINARY P.U.D. SITE PLAN °iEC "°
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PROGRESSIVE LIVING STRUCTURES, INC.
IS2e M. Lincoln Arena•
CHAPARRAL P.U.D. s7asfso
_ _
ac•N
Lor.lana, Color.ao 90a3] (30318a9-39a�
FORT COLLINS, COLORADO.
___
v.•..
P,ell,nber7 P.U.D. SNe Plan - CHAPARRAL P.U.D.
Project No.: 87-08-250
LEGAL DESCRIPTION: CHAPARRAL P.U.D., City of Fort Collins, Larimer
County, Colorado
All that portion of Casa Grande P.U.D., City of Fort Collins,
Larimer County, Colorado more particularly described as follows:
Beginning at the Southeast corner of Tract 4 of said Casa Grande
P.U.D.; Thence along the South line of said Tract 4 North 890 40'
04" West 484.55 feet to the Westerly line of said Tract 4; Thence
along said Westerly line and it's Northerly prolongation North
300 22'12" West 82.53 feet to the centerline of Laredo Lane as per
the recorded plat of said Casa Grande P.U.D. and the beginning of
a curve concave to the Northwest having a central angle of 300
42' 44" and a radius of 175.00 feet; Thence along said centerline
of Laredo Lane and along the arc of said curve Southwesterly 93.81
feet to the end of said curve; Thence tangent from said curve and
continuing along said centerline of Laredo Lane North 890 39' 28"
West 132.00 feet to the Southerly prolongation of the Westerly
line of Tract 3 of said Casa Grande P.U.D.; Thence along said
prolongation and said Westerly line North 000 20' 32" East 283.49
feet; Thence continuing along said Westerly line the following two
courses and distances: (1)North 690 11' 07" West 206.21 feet;
(2)North 400 28' 35" West 63.71 feet to the Easterly Right -of -Way
line of Hickok Drive as per said recorded plat of Casa Grande
P.U.D. and the beginning of a curve concave to the Northwest
having a central angle of 120 48' 25" and a radius of 355.00 feet;
Thence along said Easterly Right -of -Way line and along the arc of
said curve Northeasterly 79.35 feet to the end of said curve;
Thence continuing along said Easterly Right -of -Way line and
tangent from said curve North 310 13' 15" East 65.59 feet to the
beginning of a tangent curve concave to the Southeast having a
central angle of 820 02' 28" and a radius of 15.00 feet; Thence
continuing along said Easterly Right -of -Way line and along the arc
of said curve Northeasterly 21.48 feet to the end of said curve,to
the Southerly Right -of -Way line of Casa Grande Boulevard as per
said recorded plat of Casa Grande P.U.D., and to the beginning of
a curve concave to the Northeast having a central angle of 230
11' 48" and a radius of 310.00 feet; Thence along said Northerly
Right -of -Way line and along the arc of said curve Southeasterly
125.51 feet to the end of said curve; Thence continuing along said
Northerly Right -of -Way line and tangent from said curve South 890
56' 05" East 541.60 feet; Thence continuing along said Northerly
Right -of -Way line South 820 56' 05" East 195.57 feet to the
beginning of a tangent curve concave to the Southwest having a
central angle of 830 00' 00" and a radius of 25.00 feet; Thence
continuing along said Northerly Right -of -Way line and along the
arc of said curve Southeasterly 36.22 feet to the end of said
curve and to the West Right -of -Way line of South Shields Street as
per said recorded plat of Casa Grande P.U.D.; Thence along said
West Right -of -Way line South 000 03' 55" West 506.12 feet to the
Point of Beginning.
The above described tract contains 10.04 acres, more or less, and
is subject to easements, restrictions, and reservations of record,
if any.
ft a
CHAPARRAL P.U.D.
Fort Collins, Colorado
LAND USE DATA:
* Total Area: ................................... 10.04 Ac.
437,342 sf
* Total Dwellings (all single family detached)..55
* Number of Bedrooms per Unit...................3
* Gross Density; ................................ 5.5 du/ac
* Average Floor Area per Unit;..................1330 sf
* Total Floor area for development: ............. 73,150 sf
* Average Lot Size:.............................5150 sf
* Ratio of Floor area to Lot size: .............. 1 . 4
* Coverage Breakdown:
a)
Buildings: ..................
96,525
sf
22%
b)
Driveways: ..................
22,770
sf
5%
c)
Street R.O.W.•..............87,574
sf
20%
d)
Common Open Space ...........
55,118
sf
13%
e)
Active Recreational Area....
---
0%
* Off -Street Parking:
2 Garage spaces per Unit
2 Driveway spaces per Unit
Total for development: .................... 220
* Active Recreational Use:
There is no Active Recreational area designated
within this project.
* Common Open Areas:
Tract A, located adjacent to Shields Street,
is designated as Common Open area. The area is
+1.25 acres, and will serve to accommodate a
drainage detention pond.
* Maximum Building Height;......................25 feet
* Existing Zoning: .............................. RP
POPULATION PROJECTIONS
PROPOSAL: CHAPpYJIAL PUD 60-87
DESCRIPTION: 55 single family units on 10.04 acres
DENSITY: 5.47 du/ac
General Population
55 (units) x 3.5 (persons/unit) = 192.5
School Age Population
Elementary - 55 (units) x .422 (pupils/units) = 23.21
Junior High - 55 (units) x .148 (pupils/unit) = 8.14
Senior High - 55 (units) x .127 (pupils/unit) = 6.99
Affected Schools Design Enrollment
Capacity
Lopez Elementary 546 (+50 mobile) 700
Blevins Junior High 900 849
Rocky Mountain Senior High 1250 1330
ft
Ift
PROGRESSIVE
LIVING
STRUCTURES
INC.
September 25, 1987
Development Plan
Chaparral P.U.D.
This project will consist of 55 single family homes. The anticipated
completion date will be three years after start up. We intend to start
the project the beginning of the spring construction season in 1988. The
anticipated absorption rate of the project will be 1} homes per month.
We will be building the project out in three phases. The first phase
will consist of Lots 5 thru 8, Block 3 and Lots 7 thru 20, Block 2. These
lots are on Laredo Court. In order to access these lots we anticipate
completing Laredo Lane with our initial phase of construction. The initial
spec homes and models will be on Lots 5 thru 8, Block 3 so as to gain the
maximum exposure for the subdivision from Shields Street. The initial earth
work of the subdivision will include the construction of the dentention area
on the corner of Casa Grande Blvd. and Shields Street. Also to gain the
maximum curb appeal for the subdivision this area will be landscaped when
building permits are issued on the initial lots.
The south half of the tract will be landscaped late in 1988, also
corresponding to the issuance of building permits that border the open
space. The next phase to be developed will be Lots I thru 6 Block 2;
and Lots 1 thru 4 Block 3; and Lots 16 thru 27 Block 1. These lots line
Laredo Lane. The final phase of the project will be those lots on Cactus Ct.
and Hickok Dr. These are Lots 1 thru 15, Block 1.
Sincerefl/yyy%�
o Carney
Secretary, PLS, Inc.
JC/st
4190 N. GARFIELD
Hwy. 287 & E. 42nd
LOVELAND, CO 80537
669.0870
•
•
CHAPARRAL P.U.D.
SUMMARY OF PLANNING OBJECTIVES
87-08-250
Chaparral P.U.D. is a 55 unit residential development consisting
of 10 acres and located southwest of the intersection of South
Shields Street and Casa Grande Boulevard. The nature of the units
are single family detached. The project is currently abutted on
the west, north and east by existing residential development.
Fully developed streets and utilities also exist on all sides of
the project.
This area was approved for residential development with the
approval of the Wagon Wheel P.U.D. master plan in the early 1980s.
Subsequently, in 1985, this area was included in the approved
preliminary site plan for Casa Grande P.U.D., and approved for 66
condominium units (6.6 du/ac). The current proposal requests
development for densities of 5.5 du/ac. This density will blend
densities from the +7 du/ac on the southwest, to the +4 du/ac on
the north.
A drainage detention facility intended to serve the southerly
portion of the Wagon Wheel area, including the Casa Grande and
Chaparral properties, has been master planned to be located on
this property, being the last portion of the Wagon Wheel master
plan to be developed. Our lay -out locates this detention area at
the east end of the project, adjacent to Shields, and utilizes it
as an open space buffer area between the arterial and the
development. This Open Space will be owned and maintained by the
homeowners within Chaparral P.U.D.
Along with standard front and rear setbacks, this project will
utilize a variable side setback system. This system maintains the
minimum required separation between buildings, but accomplishes
this separation based on the adjacent structure location more so
than the common property line. This allows the builder more
flexibility in the mix of units.
A prominent natural feature located within this project is a stand
of large, established trees adjacent to Casa Grande Boulevard. It
should be noted that the layout proposed preserves most of these
trees.
CHAPARRAL P.U.D.
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
Wdl the crdenon
Is the cotenon applicable° t e sahsfiea?
CRITERION pNFNo if no, please explain
NEIGHBORHOOD COMPATABILITY
1. Social Compatibility
2. Neighborhood Character
3. Land Use Conflicts`
4, Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6. Street Capacity
7. Utility Capacity
8. Design Standards
9. Emergency Access
10 Security Lighting
11 Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
13. Significant Vegetation
14, Wildlife Habitat
a3
15. Historical Landmark
16. Mineral Deposit
17. Eco Sensitive Areas
18. Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
X
20. Water Quality
21. Noise
22. Glare & Heat
23. Vibrations
24, Exterior Lighting
25. Sewage & Wastes
SITE DESIGN
26, Community Organization
Y. '
:" ?<;
27. Site Organization
28. Natural Features
29. Energy Conservation
30. Privacy
X
31. Open Space Arrangement:
32. Building Height
C8 4.
z.,.
a:
33. Vehicular Movement
34. Vehicular Design
35. Parking
36. Active Recreational Areas
;<:M.
37. Private Outdoor Areas
38. Pedestrian Convenience»
39. Pedestrian Conflicts
40. Landscaping/Open Areas
41. Landscaping/Buildings
42. Landscaping/Screening
a'<
43. Public Access
44. Signs.>:
-12-
w
Residential
•
DEFINITION
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 recreational uses as a principal use; uses
providing meeting places and places for public assembly with inciden-
tal office space; and child-care centers.
Each of the following applicable criteria must be
CRITERIA
answered "yes" and implemented within the development
plan.
Yes No
1. On a gross acreage basis, is the average resi-
dential density in the project at least three (3)
dwelling units per acre (calculated for residential
portion of the site only)? 9 El
2. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS
AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR ® a
THE PROPOSED DENSITY OF THE RESIDENTIAL PROJECT?
THE REQUIRED EARNED CREDIT FOR A RESIDENTIAL
PROJECT SHALL BE BASED ON THE FOLLOWING:
30-40
PERCENTAGE
POINTS =
3-4
DWELLING
UNITS/ACRE;
40-50
PERCENTAGE
POINTS =
4-5
DWELLING
UNITS/ACRE;
-;P- 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.
inued
-29-
dFbENSITY CHART
Maximum
Earned
Criterion
Credit
If All Dwelling Units Are Within
Credit
a
20`a
::4.Mtn.tntonts,s+nacscoaasecne^^�^r�•ns^onnngcer.••
��
b
10%
650 feet of on e.neng transit star
C
10%
40001eetotone.,stmpa� gorcootoveareonsn000rpcenter
d
200/0
3500 feet of anex-sting or resemea ne-9^oMnooa Dc'l commurty pork of Commnun'N foc r.
l
`�
We
v<
100,10
1000 feet of o school meet.ng o : the reo., re•nerts of r+e comouisory eauconon lows of eve State Of Cola000
}
20%
3:00feet ofama:oremoovmerrcerr
c+
9
5%
1000 feet of O Chita care cenW
h
20%
-Nortn•Fort%ou,ns
�—
I
20%
The Central gusrness.D,sir,ct
---
A project whose bounaary n contiguous to eusiv+g urban oevelopment. Cfec+t may, be earnea Os fdgws-
0%—FIXprO,ectswhosecifo rtvbounoarvt%os0to1o'ocontigulty: I
10 to 154.—For protects -nose Droperry DOuncary has 10 to 20-.contiguity. (
j
30%
15to20°:- For prOleCts-noseD(ooemDounOaryhas 20to30`.configu,ty I
30
20 to 25 %- For proleos whose propemv pounaory t+os 30 to 40%Conitt)u ty.
25 to 33 .o ::For projects wnos property pounaarv, nos 40 to 50^s contiou,ty
if if can be oerrionstratea mat the DrOOCt W+lt reojce non -fens woote energy useoge either through the application of alternative energy
k
systems or through comrrvnec energy conservation measures oevona that normally reQurea ov any Cooe, a 59. bonus may be earnea
^�
tot every 5% reclucis rn energy, use.
Calculate a 1% par" for every 50 acres Y1cluced in the protect.
�•
M
Calculate the percentage of the total acres in the oro,ect mot are eevotea to recreot:onot use. enter 12 Of that Dercentooe as a bonus
n me ailpl,cant -ml to pressing permanent onstfe Open space mat meets the C-N s minimum reounem+enfs. cis:culote the oercentOge
n
Of tna open space ocrecge to the total oevetoor-ent ocleage. enter ens oercentooe as O bx:nus
IT all at the total aevelOprnent oudQet n to be spent On ne,groottsoea publ,c honyt IOck,ties which ate not omefw-se it tou,f ea o v C IN C alb.
0
enter-. bonus for every S100 per awellmg unit,nvestec
if bon at the total development Duaget is to be spent on ne!gn=hr700 f aCt,ntes ona services wn,Cn are not Otnefw.se rwG,,aea cv C•rv, C oc e
P
enter a 1 % bonus for every S100 oaf aweu,ng unit unvestea
Y o commitments being mace to oevelop a soeCJ,ea percentage of me total numDef Of dwe,.,ng uses lot tow ncome tone -es, entrr fr..;+
Q
percentage as a bonus. up to a mos,mumn of 30.
nacofmutmenfisbeingmacetooevelopospecifiedpercentageofthetotalnumberOfawell,ngurvtsforlvpe',+Cnalrca b'ranc;.Capfxa
Z
housing as aefinea by me City Of Fort Conlin& calculate the bonus as follows
Of
Typs'A'- .Slimes TT Wutssh
M
Type -F -1.0 times Tyoe V unin
Total wis
h no case shall the camorned bonus be greater than 30%.
It the ste Or OCX Cenf property Contains on historic buila,ng or place, a bonus may, be sainea for the tolgw,vng
3%-For preventingarntlittpatrgoulsrdernhuencesle.genwonimil altarsouse.aesthetic. economic and sodatactuslOaversetoits
$
preservation.
3 % - For assunrng that new structures will be ,n keeping with the CnaroCter of the bu,la,ng or place wh,te avae rC to`a, �r •s
�.
3% - For proposing adOotrve use Of the Dwlorng Of place that wol leoo 10 its continuance. preservation Orq ,moro.4ment r+ On
apprOpfgte mnannef.
x a portion or all Of the rebutted oohing in the multiple fomufy protect is Drovraed unaergrouna within the button J cr it on e,avo+eo Da,s,rg
structure as on accessory use to the pernril structure. a bonus may be somea as folows
t
91. - For provtaing 75% at more of the porfi rn a structure.
6% - Forprovgtng50.74%ofnvporkrgnostructwe:
3% - Fofprovgtng25.49%tNmepohrngrnostructure
u
if a commitment t 6 being m ocil to rxwoe opprovea automatic lire extinguishing systems fa the aweii ng units enter a Donu3 of 13
TOTAL �g
— 30—
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MEMORANDUM
To: Dan Herlihey
Leo Schuster
Rick En_.dorff
From: Matt Delir_h
Cate: September 24, 1987
Subject: Chaparral PUD Traffic Analysis
This memorandum addresses the traffic analyses
related to the Chaparral PUD located in the southwest
quadrant of the Shields/Casa Grande intersection in Fort
Collins., Colorado. This parcel was previously submitted
and approved as Phase 3 of the Casa Grande PUD. The
overall traffic impacts of the Casa Grande PUD were
addressed in the "Casa Grande PUD Traffic Impact Study"
May 1985. In that study, Phase 3 was comprised of 66
multi -family dwelling units with all access. to Laredo
Lane via five private driveways.. The trip generation
from these 66 units as reported in the 1985 study is
shown in Table 1. Operations at all interior
intersections were reported at acceptable levels of
service during the peak hours with stop sign control.
Land Use
Phase 3 Casa
Grande PUD -
66 D.U.
Chaparral PUD
Accessing Hickok
Drive - 3 D.U.
Accessing Sharps.
Street - 12 D.U.
Accessing Laredo
Lane - 40 D.U.
Table 1
Trip Generation
Daily A.M. Peak
P.M
Peak
Trips Trips. Trips
Trips.
Trips
in out
in
out
337 7 33
26
13
30
1
2
2
1
120
3
7
8
4
400
8
22
25
15
The Chaparral PUCE proposes to change the Phase 3
portion of the Casa Grande PUD to 55 single family lots
dvie1 1 i ng units) . The proposed site plan is shown in
Figure 1. Three units would gain direct driveway access
to Hickok Drive. Twelve units would access the
extension of Sharps Street as a cut -de -sac south of Casa
Grande Boulevard. Forty units would access. Laredo Lane
via either direct driveway access to Laredo Lane or a
cul-de-sac east of Laredo Lane. Table 1 also shows the
trip generation from the proposed Chaparral PUU
delineated by their respective access points.
While the land use change causes a potential 60
percent increase in daily travel and a potential 25
percent increase in average peak hour travel, the
absolute increase in trips is quite small.There will
be no change in the acceptable operation at the interior
intersections. The operation at the Shields/Casa Grande
intersection will be as reported in the 1985 traffic
study. Delays that may be experienced by the left -turn
exits from Casa Grande to northbound Shields are due to
the expected traffic volumes on Shields Street.
Provision of right- and left -turn lanes. on Casa Grande
wi 1 1 confine delays to only those per•s.ons desiring to
turn left. Good signal progression on Shields Street
will improve the operation at this stop sign control
intersection.