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HomeMy WebLinkAboutTHE GATES AT WOODRIDGE PUD, 3RD FILING - FINAL - 55-87H - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • • ITEM NO. 4 MEETING DATE 1 2/1 7/9 2 STAFF _esl Shepard_ City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: The Gates at Woodridge P.U.D. , Third Filing, Final, #55-87H APPLICANT: Woodcraft Homes c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Arapahoe Farm, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Final P.U.D. to subdivide 6. 63 acres into 20 single family lots. The parcel is located east of the realigned Harmony Road, and west of Webber Junior High School. The site is zoned R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval with condition. EXECUTIVE SUMMARY: The Gates at Woodridge, Third Filing, Final P.U.D. , is in substantial conformance with the Amended Preliminary P.U.D. The density is justified by the performance of the Amended Preliminary P.U.D. on the Residential Uses Point Chart of the L.D.G.S. The density (3 . 02 dwelling units per acre) exceeds the required minimum of three dwelling units per acre. The single family land use and proposed lot sizes are compatible with the surrounding area. Rear yard fencing will match the approved design of the First and Second Filings. The project is feasible from a traffic engineering standpoint. There is one condition of approval regarding the execution of the utility plans and development agreement. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303)221-6750 PLANNING DEPARTMENT • S The Gates at Woodridge P.U.D. , Third Filing, Final - #55-87H December 17, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-L-P; Vacant (Arapahoe Farm O.D.P. - single family) S: R-L-P; Existing single family - Gates Second Filing E: R-L-P; Existing single family - Gates Second Filing W: R-L-P; Vacant (Araphoe Farm O.D.P. - single family) The property was annexed into the City as part of the Horsetooth - Harmony West Annexation on June 3 , 1980. The following actions have been approved on the 155 acre property since annexation: Item: Date: Master Plan October 26, 1987 Amended Master Plan April 22 , 1991 Preliminary P.U.D. May 20, 1991 Gates at Woodridge, First Filing June 24 , 1991 Overlook at Woodridge, First Filing June 24 , 1991 Amended Preliminary P.U.D. , Phases 2 - 5 January 27, 1992 Gates at Woodridge, Second Filing March 23 , 1992 Overlook at Woodridge, Second Filing March 23 , 1992 2 . Land Use: During the review of the Amended P.U. D. for Phases Two through Five (January 27 , 1992) , the project was evaluated by the criteria of the Residential Uses Point Chart of the L. D.G.S. The Amended Preliminary P.U. D. was approved for 377 lots on 109 . 43 acres for a density of 3 . 45 dwelling units per acre. Filing Three is a request for 20 lots on 6. 63 acres for a density of 3 . 02 dwelling units per acre. This density of 3 . 02 dwelling units per acre exceeds the three dwelling unit per acre minimum density required in the L. D.G.S. Therefore, the land use and proposed density conform to the approved Amended Preliminary P.U.D. 3 . Neighborhood Compatibility: The lot sizes in the Gates Third Filing are similar to those in the First and Second Filings. In addition, these lots sizes are similar to those found in Regency Park P.U.D. located east of Seneca Street. Because the proposed land use and lot sizes are similar to the surrounding area, no neighborhood information meeting was held. S • The Gates at Woodridge P.U.D. , Third Filing, Final - #55-87H December 17, 1992 P & Z Meeting Page 3 4 . Design: The lots that back onto realigned Harmony Road are not platted to the right-of-way line. Rather, an open space tract will be preserved providing additional buffer from the arterial street. This landscaped area will feature street trees and berms and be a continuation of the streetscaping design that was begun with Filings One and Two. Fencing along Harmony Road will be uniform and restricted to six feet in height and topped with a 2" x 6" horizontal cap. Other fences which back onto the internal open space areas will be uniform and restricted to four feet in height. Lots 14 through 20 will back onto the drainage channel. In future filings, this drainage channel will be constructed to include a bicycle/pedestrian path that will connect the two schools with Taft Hill Road. The path has not been designed at this point but is expected to include an underpass at Harmony Road. The path is expected to be constructed after the existing grade is modified for drainage purposes. 5 . Transportation: There will be no direct access to any lot from Harmony Road. The extension of Harmony Road to County Road 38E will occur in phases as per an agreement made during consideration of Filing One. All streets will be built to full standard width. The proposed density is adequately served by the proposed street system. RECOMMENDATION: Staff finds that the request for Final P.U.D. for The Gates at Woodridge, Third Filing, is in substantial conformance with the Amended Preliminary and meets the applicable criteria of the All Development Chart of the L.D.G.S. Staff, therefore, recommends approval of The Gates at Woodridge, Final P.U. D. , Third Filing, #55-87H, 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 (February 22 , 1992) of the • The Gates at Woodridge P.U.D. , Third Filing, Final - #55-87H December 17 , 1992 P & Z Meeting Page 4 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 exceptional and unique hardship upon the owner of 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. _. -- VPv r^--- -.-- -...- -- ■�■■�Nullll1■.I. u, yelp. / 2 _ —---�C1T�IT n --- �, : ON 50n �e0.... • ■■w■w■'■■■■11• � ���' I l��P «'.■. ■■■.■■:V■■■.:_��£ T i 111111111 I111111R.11111dmW ao HOR J'• J . \ _ Ill _ all '---- ... /IA ... ✓ r- p.. 01110 W.1141 — '1,"-.Z:(fr D,, _ II IN --.- u. ....a, ._._ —, _ . _ .,. < ii ., --- ) T=-___T - 41'7- Ir -'-''''' • :—)'4A O iiii '; ii — O ,, I 4-- \0 , i-- , .,° . —, ----- - y "r- v ■ �■■�■ OUT �- —z . :. — ■ , 11 — i r ■ y -� ° , I — _ i I I Al 1 b n- ' o ■ ■ ■■ ■■ 1 ■■I■L■■■ ■I �— - '} l:: Je dy0l• mjaO`� '`p`� ] S ,o1, W. � I ' 00 J.}0 r rIr . 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C7 (A /' 1 I ,,.• t;,:ell # e lit f '"';u ' I r , 1'11 1JliSi'tlt1t'iill}tiil ) i Jrl Ir 1!} O= na \�ll I;I J13i1l11±Er1S111iltiiclS}1 iI?I1�E[lij E1& E o el i1§d \ — h�7• _ A t 0 ,, vs p°7a ` ` ` �, 00 \ \ II.I i_ o s \\ O \ AIB�'' g ° j x=a I �./ /\ e• C//j � II ii ... ... 1 11 i III \ r \ ,„ ,. .,„ „.. ,,,g. , ,/ / \ /, (4., 4,,./ / „ 'II 7 AI 1/5 \I F I_ _"_ p� 1e fa 1' I,i',1; 1111 1A�A 't.I ` J I // ' / i I IE 8J4 ii/ 1 I ing �/e - � i I h } ' 1 III 1i 1 I 1 I _ Jj lit ifi F j 1 1 ; EI --- ---- .. / I / ,4l 1 Isi / I ' ill'illrll lilit},i III 1+ . , 4e4 1 -41--= .,k- '-' t l} i i li r I I i I III I.j!I II1 ill III fi I II 6 'Vi ,,, r— WI T IL _ '3; }1,31QI t ill t IlliIii '46 - :JiI:;i;� 1111 1}}11 III I— — _tale/CI — 1 L ___ - / = / L _ 46: l' ' /L. ma`s" -. .. .... n °A: arts ,t 72 _ � ° N _ / a: i 01 - I _ I II_ n I /y ,�J4 �' 'O ICU I� lI_ t L=-. �m �°> ;, °t * � \ '' \ I _ labi _h MD y ROAD ,}_'% °� \ \\\ / ?110 Oa '��HC=�r.MIU '' �� \ 9 A \ / —(* _ -v _.-. r> - \ ,ej\ \ v / N7 — I 1 I I I I I ___ \ ( _\ "N`- \ - t\ L — - - .�� I ' \ \ \ 4 `, 1 • THE GATES AT WOODRIDGE PUD 3RD FILING LAND USE BREAKDOWN October 26, 1992 Area Gross 288,822 sq. ft. 6.63 acres Net 244,668 sq. ft. 5.62 acres Dwelling Units Single Family 20 Other 0 Total Units 20 Density Gross 3.02 du/ac Net 3.56 du/ac Coverage Buildings 48,000 sq. ft. 16.62 % Street R.O.W. 44,154 sq. ft. 15.29 % Parking & Drives 9,200 sq. ft. 3.19 % Open Space: Common 18,504 sq. ft. 6.41 % Private 168,964 sq. ft. 58.50 % Total Open Space 187,468 sq. ft. 64.91 % Floor Area Residential 52,000 sq. ft. Parking Provided Garages 40 spaces 2.00 / unit Other 0 spaces Total Vehicles 40 spaces 2.00 / unit *Note: Garages and / or driveways will accommodate Handicapped, Motorcycle, and Bike parking Max. Building Height 36 ft. Setbacks (unless otherwise noted) Front 20 ft. Side 5 ft. Corner Side 12 ft. * 15' @ Garage Doors Rear 10 ft. • • SCHOOL PROJECTIONS PROPOSAL: GATES @ WOODRIDGE PUD, 3rd Flg DESCRIPTION: 20 single family homes on 6.63 acres DENSITY: 3.02 du/acre General Population 20 (units) x 3.5 (persons/unit) = 70 School Age Population Elementary - 20 (units) x .450 (pupils/unit) = 9 Junior High - 20 (units) x .210 (pupils/unit) = 4.2 Senior High - 20 (units) x .185 (pupils/unit) = 3.7 Design Affected Schools Capacity Enrollment Johnson Elementary 568 566 Webber Junior High 900 834 Rocky Mountain Senior High 1312 1293 The Gates e PUD 3rd • Woodridge Filings ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Will the criterion Is the criterion applicable? be satisfied? CRITERION Q�m:��`A�,�' tee Yes No If no, please explain NEIGHBORHOOD COMPATABILITY 1.Social Compatability X X 2. Neighborhood Character _`l!a_ x 3. Land Use Conflicts _!!,_ X 4.Adverse Traffic Impact X __ X PLANS AND POLICIES 5.Comprehensive Plan X I _ X PUBLIC FACILITIES & SAFETY 6.Street Capacity X 8. Design Capacity 1111.11114111M X 8. Desi n Standards 9. Emergency Access -©_ X 10. Security Lighting -S!a_ X 11. Water Hazards x RESOURCE PROTECTION 12.Soils & Slope Hazard X 13. Significant Vegetation _11111© 14.Wildlife Habitat __S!' " 15. Historical Landmark _-S!a 16. Mineral Deposit __© " 17. Eco-Sensitive Areas __Slla " 18.Agricultural Lands X ENVIRONMENTAL STANDARDS 19.Air Quality 20.Water Quality _lral_ X 21. Noise _S!a_ X , 22. Glare & Heat -_e!, 23. Vibrations _©- X 24. Exterior Lighting -©_ x 25.Sewages &Wastes X X " SITE DESIGN 26.Community Organization X X 27.Site Organization _©- X 28. Natural Features _©_ X 29. Energy Conservation _S'_ x 30.Shadows _©_ X 31.Solar Access _©_ X ' 32. Privacy _M= X 33.Open Space Arrangement ==- x 34. Building Height 35.Vehicular Movement _©_ .`, X 36.Vehicular Design _Ma_ X " 37. Parking -!!S_ x 38. Active Recreational Areas -_© 39. Private Outdoor Areas _=_ "' X ' 40. Pedestrian Convenience _S!'- x 41. Pedestrian Conflicts _©- X 42. Landscaping/Open Areas _©= x 43. Landscaping/Buildings -1111- x 44. Landscaping/Screening _M_ X 45. Public Access _MI= 46.Signs X X Haz . Mat . X Solar Orient . X -12- • 1 The Gates at Woodridge PUD 3rd Filing DENSI�Y CHART Maximum Earned Criterion Credit It All Dwelling Units Are Within. Credit a 20% 20)0 reel ofon existing a ape erect neanrnmroa ex.ion cent' b e 10% 6501eer of on exisrno nonsn sin C 10% 4000leel of on existng a ooaovea reg ono*mood-no cenlet - d 20% 3500 feet of on existing a reserved neighborhood pork cormmun.ry Dona Comrnurvty lac Irr 20 We . 10% 1000 feet Of 0 scnoa.meeting oil me rea emenh of the comrwlsory ed.rcar•On lows or the Site of Cola oao 5 Q ( 20% 3000 feet ofamolaemoloyrr-enfcenle COg 5% 1000 I eel of o chile core center • h 20% -Norm'Fart Collins 20% The Centre!Business District. A aorect whose boundary is Contiguous 10 existing urban aevelopmenl.Credit may be earned Os follows' 0%—For praec1 whose property boundary hos 0 to 10%contiguity. O 101015%—For proiecls whose property bo undary hos 10 t0 20%contiguity.. 30/0 1510 20%—For protects whose propertybounaory has 2310 30%contiguity, 2010 25%—For projects whose property boursaary hos 30 to 40%contiguity, 30 2510 30%—For projects wnos property bounaory hos 4010 50%contiguity. I t con be aemonslroed that the project will reduce nonrenewable energy rneoge either through The OpphcMien of eternal rye energy k systems or through committed energy conservation measures beyond mot namely requned by City Code.a 5`•o bonus maybe earned to every 5%leauction in energy use Calculate O 1 a bonus to every 50 ocies included in the project. fn Coculore Ine percentage of the total acres in the acted that ore devoted to recreational use.enter 112 of!hot percentage as a bonus If the°Pelican,commits to preserving permanent°flute open space that meets ttne Cih/s minimum requirements,calculate the percentage 4 n of this open space acreage to the total development ocreage.enter this percentage os a bonus. it port of the total development budget is to be spent on neighborhood public transit too ilities which ale not otherwise required by City Code. O enter 2%bonus to every 5100 per dwelling unit invested It port or the toter development budget is to be spent on neighborhood toadies and services which ore not otherwise required by City Code. enter o 1%bonus for every 5100 per dwelling unit invested v J if o commitment is being made to develop a specified percentage of the total number of dwelling units to law income tomihes.enter that Q percentage as o bonus.up to o maximum of 30%. Z If a commitment is being mode to develop o specified percentage of the total number of dwelling units to Type'A'and Type B"handicapped Housing os defined by me City of Fort Collins.calculate the bonus os follows: O Type — .5 times Type"A'units otp-T(units CO type.8'—1.0 times ivprt'B-units otoT iunils In no case snail me combined bonus be greater than 30%. tt the site or odjocent property contains an historic building or place.o bonus may be earned for the following 3% — Fa preventing a mitigating outside Influences(e.g.environmental land use.oesthetic,economic and social lectors)adverse to its preservation, 5 3% — t a assuring mat new structures will be in keeping with the charocler or the building or place.while avoiding total units 3% — For proposing adoptive use of the Durkying Of place That will lead to its continuance.preserve lion and improvement In an 00prepr rote manner. If o Portion or 011 of the required parking in the multiple family protect is provided underground within the building,or in on eievated Dorking structure as on accessory use to the primary structure.o bonus may be earned as blows: 0% — For providing 75%or more of the perking in o structure; 6% -• Fa Providing 50.74%Ofttte parking inostructure. 3% — For proviarng 25-49%of the parking ino structure. U lt c commitment rent is being moue to provide approved automatic lire extinguishing systems tot the dwelling units.enter a bonus Of 10%. a TOTAL 55 . n n