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Home My WebLink AboutWOODRIDGE (ARAPAHOE FARM) PUD, PHASE 1 - PRELIMINARY - 55-87B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSlow -or ITEM NO. 4 MEETING DATE 5/20/91 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Woodridge (Arapahoe Farm), Phase One, Preliminary P.U.D., #55-87C APPLICANT: WoodCraft Homes c/o Cityscape Urban Design, Inc. 3030 South College Avenue Fort Collins, CO. 80525 OWNER: Oak Farm, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for a Preliminary P.U.D. consisting of 55 single family lots on 15.83 acres. The site is located on the north side of Harmony Road, just west of Regency Park, approximately 1,500 feet east of Taft Hill Road. The zoning is R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval with condition EXECUTIVE SUMMARY: The proposed single family lots conform to the amended Arapahoe Farm Master Plan. The density is justified by the score achieved on the Residential Uses point chart of the Land Development Guidance System. The density exceeds the required minimum of three dwelling units per acre in the LDGS. The design aspects of the P.U.D. are intended to mitigate the impact of a re -aligned Harmony Road, an arterial street, that will extend diagonally through the quarter section to eventually connect with County Road 38E. There is one condition of approval relating to the ultimate responsibility of maintaining the median, with its landscaping, at the project entry. DEVEI,OPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 0 • Woodridge (Arapahoe Farm) P.U.D., Phase One, Preliminary, #55-87C May 20, 1991 P & Z Meeting Page 2 1. Background: The surrounding zoning and land uses are as follows: N: R-L-P; Vacant (Arapahoe Farm Master Plan - single family) S: R-L-P; Vacant (Arapahoe Farm Master Plan - patio homes and neighborhood convenience shopping center) E: R-L-P; Single family (Regency Park), Webber Junior High School W: R-L-P; Vacant (Arapahoe Farm Master Plan - single family) The property was annexed into the City as part of the Horsetooth- Harmony West Annexation, June 3, 1980. The original Master Plan was approved on October 26, 1987. The amended Master Plan was approved on April 22, 1991. 2. Land Use• Woodridge Phase One is divided into two parts. The area east of the re -aligned Harmony Road will be platted as "The Gates at Woodridge, First Filing", while the area west of new Harmony Road will be platted as "The Overlook at Woodridge, First Filing". Both filings are located in areas of the amended Arapahoe Farm Master Plan designated as "single family". Therefore, the requested land use is in conformance with the approved, amended Master Plan. The project was evaluated by the criteria of the Residential Uses point chart of the Land Development Guidance System. The request achieves a score of 35% which allows the proposed density of 3.47 dwelling units per acre. Points were awarded for proximity to an approved neighborhood park (Westfield), an elementary and junior high school, and for having a property boundary that has 10% of its perimeter contiguous to existing urban development (Regency Park). The proposed density of 3.47 dwelling units per acre exceeds the three dwelling units per acre minimum density required in the LDGS. The proposed land use and density conform to existing plans and policies. 3. Design: The Woodridge Phase One P.U.D. will include the following design elements: A. The primary design feature is the re -alignment of Harmony Road from an external, section line arterial, to an internal, diagonal arterial that splits the entire quarter section. Normally, this type of street would be classified as a neighborhood collector. Because an arterial is a four lane Woodridge (Arapahoe Farm) P.U.D., Phase One, Preliminary, #55-87C May 20, 1991 P & Z Meeting Page 3 neighborhood collector. Because an arterial is a four lane street, with higher speeds, special considerations to buffer the width and noise have been proposed. B. The streetscape along Harmony Road will feature berms and trees. These common areas will be maintained by a Homeowner's Association or similar maintenance vehicle. Lots that back onto Harmony Road will not be platted to the right-of-way line. Rather, the open space buffer will help mitigate the proximity of an arterial street. C. A median in Harmony Road at the project entry will be provided. This median is planned to be landscaped. D. Uniform fencing along Harmony will be restricted to a six foot height and wood cedar finish. It is expected that the six foot fences, combined with the berming, will help reduce noise from traffic. 4. Neighborhood Compatibility: The east side of Harmony Road, "The Gates at Woodridge, First Filing", will be similar in lot size to the existing lots in Regency Park. Both subdivisions are single family. Because of the same kind of land use with similar lot sizes, the project is considered compatible with the surrounding area. A neighborhood meeting for the amended master plan was held on February 28, 1991. The minutes to this meeting are attached. 5. Transportation: There will be no direct access to any lot off Harmony Road (arterial). The two lots (22 and 23) that front on Seneca Street (collector) will feature driveways that provide enough area for a three point turn. These driveways will be similar to the homes that front on Seneca in Regency Park. The extension of Harmony Road will be in phases as the project develops to the north. Only at the time that Harmony is connected to County Road 38E will the old alignment be vacated and abandoned. All streets will be built to full standard width. The proposed density is adequately served by the proposed street system. There remains, however, a concern with the proposed median within Harmony Road at the project entry. The purpose of the median is to reduce the visual impact of a wide, arterial street splicing through the neighborhood. The median, with its landscaping, is \J Woodridge (Arapahoe Farm) P.U.D., Phase One, Preliminary, #55-87C May 20, 1991 P & Z Meeting Page 4 designed to create a more attractive and aesthetic entry. The unresolved issue is deciding what entity will maintain the median landscaping. Since the maintenance issue is unresolved, Staff is recommending the following condition be attached to the Board's decision: 1. The entity responsible for maintaining the median and its landscaping shall be clearly defined and noted on the P.U.D. and subdivision plat at the time of Final approval. RECOMMENDATION Staff finds that the request for Preliminary P.U.D. for Woodridge Phase One is in compliance with the applicable criteria of the All Development Chart of the LDGS. The density is justified by satisfying the criteria of the Residential Uses point chart of the Land Development Guidance System. Staff, therefore, recommends approval of Woodridge Phase One P.U.D, Preliminary, subject to the following condition: 1. The entity responsible for maintaining the median and its landscaping shall be clearly defined and noted on the P.U.D. and subdivision plat at the time of Final approval. F VICINITY MAP GENERAL NOTES LAND USE BREAKDOWN _^^ • LEGAL DESCRIPTIONy I I I kI I I I I I I I TYPICAL FENCE DETAIL __�__J L -___ ALONG HARMONY ROAD \ I \I I I y I \ 1 I T \ I I / I I r T- --7 \ 3 ._I�r-------�\13 / \ WEBER JR. HIGH ZONING rip 1 `XyACANT-111_15 J N Pp 1 \ \ / FUTURE `` \ RESIDENIIAC DVELOPME 11 I \ \ V A\ \ \ � � `♦ / ♦ 2t S~ a \ \ \ �' 1 / Y'/ \ ` \\ /\ / S REGENCY I 33 \ \ / / TH GATES \ PgRK AT OODRIDGk .6 ZONING Hp \ FUTURE FUIURE . �\ \� I 33 RESIDENTIAL DEVELOPME\ \ ESII��ENTIAL \\ / up E 2� / 2a \ �VEC'QPNEN � \ • �l 43 42 ,z WJWDRID GE - - i , PHASE ONE / PRELIMINARY SITE ANDw. 'I THE VERL�OK � \ LANDSCAPE PLAN .� II AT 1P DRID7 36 \ �\ � ONVIENIENCE CENTER 1 \ so 4p 12 171 HARMONY ROAD ` — _ _ _ _ — _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ — VACANT (,�� CHURCH --_--_ roeri2 exams ZONING T ro rn xu�igrr)� Z°1NxG i _ - - - - - - - 0 0 DESCRIPTION OF ARAPAHOE FARM FIRST A tract of land located in the Southwest Quarter of Section 34, Township 7 North, Range 69 West of the 6th Principal Merdian, City of Fort Collins, County of Larimer, State of Colorado, being more particularly described as follows: Considering the East line of the Southwest Quarter of said Section 34 as bearing, North 00'03106" West, and with all bearings contained herein relative thereto: Commence at the South Quarter corner of said Section 34; thence along the said East line, North 00*03106" West, 838.10 feet, to the POINT OF BEGINNING said point being the point of intersection with a non -tangent curve concave Northwesterly, having a radius of 1784.00 feet and a central angle of 02' 37' 06" and the chord of which bears South 63*26154" West, 81.52 feet; thence along the arc of said curve 81.52 feet to the end of said curve; thence, South 64*45127" West, 248.97 feet to a point on a curve concave Southeasterly, having a radius of 576.00 feet, a central angle of 32'21'36" and the chord of which bears, South 48*34138" West, 321.01 feet; thence along the arc of said curve to 325.32 feet to the end of said curve; thence, South 32'23150" West, 319.51 feet; thence, South 14'00125" East, 21.73 feet; thence, South 33'03108" West, 120.20 feet; thence, South 76.10135" West, 20.76 feet; thence, North 57*36110" West, 68.00 feet; thence, North 11'22'54" West, 20.76 feet to a point of intersection with a non -tangent curve concave Northeasterly, having a radius of 1135.00 feet and a central angle of 18*37133" and the chord of which bears North 45*50'52" West, 367.34 feet; thence along the arc of said curve 369.97 feet to the point of intersection with a non -tangent line; thence, South 53'27154" West, 20.25 feet; thence, South 60'01134" West, 249.24 feet; thence, South 02'23111" West, 114.55 feet; thence, South 31'34108" West, 120.49 feet; thence, South 00'06'39" East, 48.25 feet; thence, South 89'53121" West, 224.23 feet; thence, North 00.06139" West, 68.16 feet; thence, North 43'40106" East, 41.40 feet; thence, North 29*58126" West, 172.60 feet; thence, North 60*01134" East, 21.06 feet; thence, North 29'58126" West, 77.00 feet; thence, North 60*01134" East, 100.00 feet; thence, North 29*58126" West, 23.00 feet; thence, North 60*01134" East, 170.59 feet; thence, North 29*58126" West, 130.00 feet; thence, North 24'19'30" West, 89.75 feet; thence, North 05'04115" West, 179.45 feet; thence, North 86*26109" East, 259.73 feet; thence, South 27.27128" East, 102.22 feet; thence, South 62*42152" West, 15.96 feet; thence, South 27.17108" East, 60.25 feet; thence, South 60*01134" West, 14.77 feet; thence, South 29'58126" East, 65.00 feet; thence, South 60'01134" West, 10.00 feet; thence, South 29'58'26" East, 65.00 feet; thence, South 60'01'34" West, 10.00 feet; thence, South 29158126" East, 75.00 feet; thence, North GO'01134" East, 9.11 feet; thence, North 16*04121" East, 20.82 feet; thence, North 59,27152" East, 120.14 feet; thence, South 73*46113" East, 21.65 feet; thence, South 29'58126" East, 54.00 feet; thence, North 60'01134" East, 20.05 feet; thence, South 29*58126" East, 100.00 feet; thence, North 60'01'34" East, 234.79 feet; thence, North 74*48142" East, 77.57 feet; thence, North 45*22114" East, 196.41 feet; thence, North 09'25'38" East, 100.47 feet; thence, North 04'19'59" East, 90.66 feet; thence, North 57'15'20" East, 60.25 feet; thence, North 20'58109" West, 125.74 feet; thence, North 00'00100" East, 75.00 feet, thence, North 25*11108" East, 214.22 feet; thence, South 56'47'39" East, 320.72 feet; thence, South 44'11107" East, 84.53 feet; thence, South 30'32'47" East, 87.42 feet; thence, South 25'14133" East, 154.36 feet; to a point on a curve concave, Northwesterly, having a radius of 1716.00 feet, a central angle of 0'28'34" and the chord of which bears, North 65'31157" East, 14.26 feet; thence along the arc of said curve 14.26 feet to the end of said curve; thence, South 00*20152" West, 76.36 feet, to the Point of Beginning. The above described tract contains 17.491 acres, more or less and is subject to all easements, rights -of ways and restrictions now on record or existing. ARAPAHOE FARM LAND USE BREAKDOWN April 1, 1991 Area Gross Net Dwelling Units Single Family Other Total Units Density Gross Net Coverage Buildings Street R.O.W. Parking 3 Drives Open Space • Common Private 689,555 sq. ft. 486,565 sq. ft. 55 0 55 125,000 sq. ft. 202,990 sq. ft. 27,500 sq. ft. 16,700 sq. ft. 317,365 sq. ft. Total Open Space 334,065 sq. ft. Floor Area Residential 150,000 sq. ft. Parking Provided Garages 110 spaces Other 0 spaces Total Vehicles 110 spaces *Note: Garages and/or driveways will accommodate Handicapped, Motorcycle, and Bicycle parking Max. Building Height 36 feet Setbacks (Unless otherwise noted) Front 20 feet Side 5 feet Corner Side 15 feet Rear 10 feet r: 15.83 acres 11.17 acres 3.47 d.u./ac. 4.92 d.u./ac. 18.13% 29.44% 3.99% 2.42% 46.02% 48.45% 2.00/ unit 2.00/ unit 0 is POPULATION PROJECTIONS PROPOSAL: ARAPAHOE FARM PUD. Phase 1 DESCRIPTION: 55 single family homes on 17.491 acres DENSITY: 3.14 du/ac General Population 55 (units) x 3.5 (persons/unit) = 192.5 School Age Population Elementary - 55 (units) x .450(Pupils/units) Junior High - 55 (units) x .210(pupils/unit) = Senior High - 55 (units) x .185(pupils/unit) = Affected Schools Johnson Elementary Blevins Junior High Rocky Mountain Senior High Design Capacity 54b- 900 1250 24.75 11.55 10.18 Fnrn11mnn+ bib 676 1142 ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion aDocaale? Will the criterion be sansfiea? If no, please explain m:�'� �' ,� °°°0 Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability 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 15. Historical Landmark 16. Mineral Deposit 17, Eco-Sensitive Areas K. 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality 21. Noise 22. Glare & Heat 23, Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27. Site Organization 28. Natural Features 29. Energy Conservation 30. Shadows 31. Solar Access 32. Privacy �( 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience xI 41. Pedestrian Conflicts Y, 42. LonascapingiOpen Areas 43. LanoscapingrBulidings 44. LanascapingrScreening x 1 45. Public Access 46 Sians XI -12- ) r Arapahoe Farm - Prel9inary • DENSITY CHART MUXIMUm Eorneo Criterion Credit If All Dwelling Units Are Within Cred,' O 20% 20J0 reel of on exar-p or aooaea hea,r�,-onoz-- b 10011, °SO leet of on ex,stna tonsn stdcs C 100% 4000le-el or on east gaobooeorep aria s,000 aCenter d 20% 3500 feel of On e+athp or port communty ooru or commu" fall,-t, 20 Wa (CI� 10% 1000lee' of O sii meet -gal me red, rem rs or mmprdso.v e Coea-COO, On ici s of me Srrne of Colorado 5 / If 20% 3000feet ofamotoremptovnenfcene. co95% . 1000 feet of o child co,e center h 20% Nam FonCdl,ns I 20% The Centdl Business District A project w't1C1ke bourx7orv;s Contiguous to existng urban oevelopment CIead may be eornea os follows 0% — f or Dro!ectswhose prooerty boundoryr,os 01010% Contpulty. °/0 101015% —for ptoaects whose porserty bounoorynos 10 to 20"< contputty. J 3� 5fo 70°e-- ForpotechwhoseptopeMba,naory nos231c,30%cont ty. 0 2010 25% - F of proteCfs whose pooeMv ooxsory nos 3010 a0% Contpurty 25 t0 30% - F a poled$ woos property boundary has 40 to 50 ro Contiguity. If H Co- be demonstrated alas the a Oiect will reduce nonrenewable energy useoge either through me aDDl,cdtion of orternalrve energy k systems of through committed energy conservation measures beyond Inal normally required by City Code. a 5`. bonus may be earned to every 5% reduction n energy use COlcufateo le bonus for every 50 acres included in the poled. M CO$CtAole the DeICehlaae of me total acres in the orOleCt Mot ore devoted to recreational use. ether V2 of Inat percentage as a bonus If the obol,_ont Commits to rxeserv;ng Dermonenb ofrvle open some that meets the Cjt,/s maxmum requirements. calculate The percentage 4 n of Ins open space acreage to the total developmenf OCieape. enter Inn Dercentoge as o bonus If pan of me told; aevelci m nt budget is 10 be srx'nl On ne ghoorhood public tonSil fccilil,es which ore hot othetw,se reduned by City Code. O enter 2% bonus rof every S100 per dweil,ng unn nvesled If non of the total development budget ,s to be soenl on ne,ghbof hood Tocikties and services which are not ofnerw,se tequtred by City Code, p enter o I'* bonus for every S100 Der dwelling unit invested M d Cnmmnmenf is being made to develoa o specified pefcenloge of the total r"TvDef 04 dwelling units for tow income familiesenter that Q oercentoge as d bonus. uD to a maximum of 30% n ° cc —,-lent is Deng mode to develop o specited pefcenlope of the total number of dv efng units for Type Wand type B' hondiCapped Z houvnp as defined by the City of Fon Collins. COICulole the bonus as follows O F Type -A'- 5tmes TyDe'A'un;ts I otog Units cotyDO o W _ 10 emes Tvne'B' unns Total units In no case snot[ me combned bonus be greoler Mon 30%. tl the Site at adjacent property Contains an historic building of place. a bonus may be earned for the toilowing 3% - For preventnp of mitigating outside Influences (e p environmental, [orld use. desthetic. economic and social factors) odverse to its oleservollon. 5 3% - Fa asw,rig Moil new structures will be in keening w:fn the character or the building a, oloc e. while avoiding total units 3% - f or pt Lv>minp orJootrve use of The building a pioce tnol will Vend to its continuance, pfeservOTlon ond;mpovement in an ooiyopnote marvel. If o DOrtCn or oil of the reautred Darling in the mut;ple family pofect is provided unde;gtouno, with- the buildingot In on elevated panting stfuc tu,a as on accessory use to the primary, structure. a bonus may be earned as tbf Ows' t 0% - Fa providing 75%or more of the parking ,n o struc?ue. 6 1,, - - Far Dtovid;ng S0 74 ,6 of ttse porking in o slruCMe. 30, -- Faprov,dtng25490;,ollnepork,np,nastructae. U "C C, m "lent Is being mIX7e tO NOv,de ODDroved autdxhatc fire eeiriguisning systems lot" dwelling units. enter a bonus of 10 b TOTAL 35 -30-