HomeMy WebLinkAboutCOBBLESTONE CORNERS PUD - FINAL - 55-87F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • •
ITEM NO. 5
MEETING DATE 9/27/93
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Cobblestone Corners Final P.U.D. , #55-87F
APPLICANT: Joe S. Shrader and Associates
Andrea Dunlap and Ed Seier
c/o Robb, Brenner and Brelig Architects
125 South Howes Street
Fort Collins, CO. 80521
OWNER: Joe S. Shrader and Associates
1810 West Eisenhower Blvd.
Loveland, CO. 80307
PROJECT DESCRIPTION:
This is a request for a Final P.U.D. for 34 patio home and townhome
units on 5. 02 acres. The site is located on the west side of
Shields Street, approximately 1, 300 feet south of Horsetooth Road,
and south of Skyline Acres. The site gains access by an extension
of Wabash Street. The zoning is r-1-p, Low Density Planned
Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The request for patio homes and townhomes conforms with the
approved Arapahoe/Mountain Ridge Farm O.D. P. and is in substantial
conformance with the approved Preliminary P.U.D. The request
satisfies the All Development Criteria of the L.D.G.S. There were
three conditions of approval attached to the Preliminary P.U.D.
which have been satisfied by the Final P.U.D. A condition
regarding the timely filing of final documents is recommended.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303)221-6750
PLANNING DEPARTMENT
411
Cobblestone Corners PUD - Final, #55-87F
September 27, 1993 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: R-E; Existing single family (Skyline Acres)
S: R-L-P; Vacant (Mountain Ridge Farm O.D.P. - single family)
E: R-L-P; Vacant (Four Seasons O.D.P. - mixed residential)
W: R-L-P; Vacant (Mountain Ridge Farm O.D.P. - single family)
This 5. 02 acre parcel was included in the original, 224 acre
Arapahoe/Mountain Ridge Farm O. D.P. , approved in 1987 . While there
have been several minor amendments to this O.D.P. since 1987 , the
subject parcel (Parcel 2D) has remained unchanged and designated as
"Church Site, Alternative Use - Patio Homes" . There has been no
development activity on this parcel.
On July 26, 1993 , the Planning and Zoning Board granted approval
for Cobblestone Corners Preliminary P.U.D. with three conditions.
2 . Land Use:
A. Overall Development Plan
As mentioned, the subject 5. 02 acres are included in the Mountain
Ridge portion of the Arapahoe/Mountain Ridge O.D.P. (Parcel 2D) .
This O.D.P. was approved in 1987 and amended in 1991 to accommodate
changes in the Woodridge P.U.D. filings. The designated land use
for Parcel 2D has consistently been "Church Site - Alternative Use
- Patio Homes" . The request, therefore, for 34 dwelling units in
a patio home and townhome configuration conforms to the approved
O.D.P.
B. Preliminary P.U.D.
The Preliminary P.U. D. granted approval, with conditions, for 34
dwelling units on 5. 02 acres, representing a density of 6. 77
dwelling units per acre.
3 . Conditions of Preliminary Approval and their Resolution:
Condition of Approval Number One:
"At the time of consideration of Final P.U.D. , the design of
the temporary second point of access into Richmond Drive shall
be reviewed and approved by the Poudre Fire Authority for
compliance with the City Fire Code. In addition, the design
of the area impacted by the temporary fire access shall be
provided addressing the permanent condition after removal of
the temporary improvements. "
410
•
Cobblestone Corners PUD - Final, #55-87F
September 27 , 1993 P & Z Meeting
Page 3
Resolution:
The Poudre Fire Authority has reviewed and approved the design of
the temporary second point of access. The northerly entrance
point, at the terminus of Richmond Drive, will be defined by a pair
of solid gates, ten feet in length, and marked with proper signage.
The solid gates will help "close-off" the dead-end street and thus
eliminate the perception that Richmond Drive serves Cobblestone
Corners. The southern entrance point, within Cobblestone Corners,
will be defined by a chain supported by raised bollards.
After Wabash Street connects to Troutman Parkway providing the
necessary second point of access, the temporary access drive will
be removed. With funds held in escrow, the compacted roadbase will
be removed and replaced with ground cover. Three cottonwood trees
will then be planted in the abandoned roadway.
Based on these design considerations, Staff finds that this
condition of Preliminary approval has been satisfied.
Condition of Approval Number Two:
(2) "At the time of consideration of the Final P.U.D. , the
fencing, landscape, and berming treatment along the north
property line shall be enhanced so that a solid screen of
material, at maturity, shall be provided adjacent to the
living areas of the two residences to the north. "
Resolution:
The final landscape plan is the result of discussions held with the
two adjacent property owners to the north. The fencing along the
north property line is divided between six foot high wood in a
shadowbox design for privacy, and a five foot high wire fabric
fence for livestock protection.
The landscaping is a strategic mix of evergreen and deciduous trees
to accomplish solid year-round screening in sensitive areas and
deciduous shade trees for partial screening in less sensitive
areas. The berms are combined with the evergreens for maximum
screening of the proposed structures. The placement of the trees
and berms have been approved by the neighboring property owners.
Staff, therefore, considers this condition to be satisfied.
Condition of Approval Number Three:
(3) At the time of consideration of the Final P.U.D. , the
selection of plant material , designed to promote buffering and
screening along the north property line, should not have a
substantial negative impact on the adjacent properties to the
north in the distribution of natural light or preclude the
functional use of solar energy technology.
•
Cobblestone Corners PUD - Final, #55-87F
September 27, 1993 P & Z Meeting
Page 4
Resolution:
Since all new plant material will be placed south of the two
adjacent properties, the tree locations have been carefully
identified so that solar access to the north is preserved. These
locations have been reviewed and approved by the two adjacent
property owners. Staff, therefore, considers this condition to be
satisfied.
4 . Neighborhood Compatibility:
Two neighborhood information meetings were held for consideration
of the Preliminary P.U.D. A third neighborhood meeting was held
with the two affected property owners on the north after
Preliminary approval to discuss the resolution of the conditions of
approval. Based on the successful resolution of the outstanding
issues, Cobblestone Corners P.U.D. is found to be compatible with
the surrounding neighborhood, Skyline Acres.
5. Transportation:
Cobblestone Corners P.U. D. , as a part of Mountain Ridge Farm
O.D.P. , was formed on a piece of land defined by a logical
extension of Wabash Street as potentially extended through Four
Seasons, east of Shields. Wabash Street, (local street) is
designed to extend southwest to Troutman Parkway (collector
street) . Troutman Parkway will then be extended west to intersect
with Seneca Street (collector street) at the shared property line
between Westfield Park and Johnson Elementary School. This street
network, while not fully constructed, allows good internal access
for the square mile section and relieves local traffic from
impacting surrounding arterials.
There will be no vehicular access into Skyline Acres via Richmond
Drive. As discussed, this connection is a temporary second point
of access for emergency equipment. As such, this access will be
abandoned at the time that Wabash extends to Troutman, granting a
legal, second point of access to the west.
The original traffic impact analysis for Mountain Ridge Farm was
conducted for Mountain Ridge Farm, First Filing, Preliminary P.U.D.
(April, 1992) . This analysis assumed that Parcel 2D (Cobblestone
Corners) would develop as a five acre church site. In an updated
analysis, it has been found that patio homes will generate more
traffic on both a daily and peak hour basis relative to the former
church use. The absolute increase in traffic, however, is very
small .
In the short term, the Shields/Wabash is a tee intersection and is
not anticipated to be signalized. Rather, this segment of Shields
• 410
Cobblestone Corners PUD - Final, #55-87F
September 27, 1993 P & Z Meeting
Page 5
will be signalized at the collector intersection at Troutman
Parkway. Consequently, eastbound left turns from Wabash to Shields
will experience delays during the peak hours due to the lack of a
traffic signal. Until Wabash is extended to Troutman Parkway to
provide alternative access, the Shields/Wabash intersection is the
only access point. In the long term, as Wabash is extended from
Four Seasons to Shields Street to create a four-way intersection,
a traffic signal may be warranted.
According to the Mountain Ridge Farm Traffic Study Update, (Delich,
1993) , the following improvements are recommended at the new
Shields/Wabash intersection:
A. Southbound Shields right-turn deceleration lane
B. Northbound Shields left turn deceleration/storage lane
C. Eastbound Wabash left turn lane and right turn lane
D. Westbound Wabash one lane
E. West half of Shields Street to the arterial cross section
The Transportation Department has reviewed the traffic impact
analysis. The proposed improvements are expected to mitigate the
traffic associated with Cobblestone Corners P.U.D. These
improvements will be designed and reviewed in the final design
documents.
RECOMMENDATION:
Staff finds that the request for Cobblestone Corners Final P.U.D.
conforms to the current Arapahoe/Mountain Ridge Farm Overall
Development Plan and is in substantial conformance with the
approved Preliminary P.U.D. The request complies with the All
Development Criteria of the L.D.G.S. Staff also finds that the
Final request satisfies the three conditions of Preliminary
approval. Staff, therefore, recommends approval of Cobblestone
Corners P.U.D. , #55-87F, subject to 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.U.D. , plans for
the planned unit development be negotiated between the
developer and City staff and executed by the developer prior
to the second monthly meeting (November 15, 1993) 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
i i
Cobblestone Corners PUD - Final, #55-87F
September 27, 1993 P & Z Meeting
Page 6
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 t
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 Board' s
decision resolving such dispute.
Commy Planning and Environmental.rvices
Planning Department
,..47rimiTh!‘
1111111111115
City of Fort Collins
MEMORANDUM
TO: Planning and Zoning Board
FROM: Ted Shepard, Senior Planner
RE: Condition of Final Approval - Cobblestone Corners P.U.D.
DATE: September 24, 1993
The Staff would like to recommend that a second condition of Final
approval be added to Cobblestone Corners Final P.U.D. The
condition is intended to act in conjunction with the standard
condition that addresses the timely filing of such final documents
as the Plat, Utility Plans, and Development Agreement.
The "standard condition" , however, does not address the filing of
two important final documents that are required prior to allowing
Cobblestone Corners P.U.D. plat to be filed. The purpose of the
condition is to add the dedication of right-of-way for Wabash
Street and the "offsite" utility easement for the water line that
serves the site to the list of standard final documents.
Staff, therefore, recommends that the following act as the second
condition of Final Approval for Cobblestone Corners P.U.D. :
The Planning and Zoning Board approves this planned unit
development final plan upon the condition that the dedication
for Wabash Street and the offsite utility easement for the
water line that serves the site be submitted to the City prior
to the second monthly meeting (November 15, 1993) of the
Planning and Zoning Board following the meeting at which this
P.U.D. was conditionally approved. The terms of this second
condition of Final Approval are the same as stated in the
first condition.
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ITEM•
• COBBLESTONE CORNERS Final
North
NUMBER: 5 5-87F
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ALL DEVELOPMENT: NUMBERED CRITERIA CHART
ALL CRITERIA APPLICABLE CRITERIA ONLY
will the cntenon
Is the criterion applicable? be satisfied? •
CRITERION °'\�co` `�' ,Q0�° Yes No If no, please explain
NEIGHBORHOOD COMPATABILITY
1. Social Compatability / /
2. Neighborhood Character ,/ /
3. Land Use Conflicts / ./
4. Adverse Traffic Impact I // / _
PLANS AND POLICIES
5. Comprehensive Plan I ✓ I /
PUBLIC FACILITIES & SAFETY
6. Street Capacity / /
7. Utility Capacity /
8. Design Standards / /
9. Emergency Access / 7
10. Security Lighting / /
11. Water Hazards I / ✓
RESOURCE PROTECTION
12. Soils & Slope Hazard V ✓
13. Significant Vegetation //
14. Wildlife Habitat
15. Historical Landmark I/
16. Mineral Deposit /
17. Eco-Sensitive Areas /
18. Agricultural Lands ✓
ENVIRONMENTAL STANDARDS /
19. Air Quality I y ✓/
20. Water Quality // /
21. Noise / /
22. Glare & Heat / /
23. Vibrations / f
24. Exterior Lighting r ✓�
/ •
25. Sewages & Wastes r
SITE DESIGN
26. Community Organization /
27. Site Organization /
28. Natural Features / /
29. Energy Conservation / ✓
30. Shadows be. //
31. Solar Access ✓ ✓
32. Privacy / ✓
33. Open Space Arrangement /
34. Building Height / 1
35. Vehicular Movement / /
36. Vehicular Design / ✓
37. Parking ✓ ✓
38. Active Recreational Areas ✓ /
39. Private Outdoor Areas / ✓
40. Pedestrian Convenience
41. Pedestrian Conflicts
42. Landscaping/Open Areas
43. Landscaping/Buildings /
44. Landscaping/Screening ✓ r/
45. Public Access ✓ , / /
46. Sians v
/
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