HomeMy WebLinkAboutUPPER MEADOW AT MIRAMONT PUD, 1ST FILING - FINAL - 54-87H - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2
MEETING DATE 7/ 2 7/ 9 2
STAFF Tetj Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: The Upper Meadow at Miramont, First Filing, Final
P.U.D., #54-87H
APPLICANT: Nordick/Neal Partnership
c/o Cityscape Urban Design
3030 South College Avenue, Suite 200
Fort Collins, CO. 80525
OWNER: Oak Farm, Inc.
Cottonwood Farm, Inc.
c/o G.T. Land Colorado, Inc.
3555 Stanford Road
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for 61 single family lots on
20.93 acres. The project is located south of Oak Ridge Drive, west
of Boardwalk Drive, and east of Fairway Estates Subdivision. The
site is zoned r-p, Planned Residential.
RECOMMENDATION: Approval with condition.
EXECUTIVE SUMMARY:
The Upper Meadow at Miramont, First Filing, complies with the
amended Oak -Cottonwood Farm Overall Development Plan. The proposed
density is less than three dwelling units per acre which was
approved by a variance from the Planning and Zoning Board. The
design of the project buffers adjacent uses and provides
landscaping along Boardwalk Drive. A variance from the strict
requirement that 65% of the lots be oriented to within 30 degrees
of a true east -west line was granted at preliminary. The
transportation improvements have been reviewed by the
Transportation Department and found acceptable. The Final is in
substantial conformance with the Preliminary.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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Upper Meadow at Miramont, First Filing, Final P.U.D., ##54-87H
July 27, 1992 P & Z Meeting
Page 2
COMMENTS
1. Background•
The surrounding zoning and land uses are as follows:
N: r-p; Vacant (Parcel V, Oak -Cottonwood Farm O.D.P. - Uses
Allowed in the R-L Zone)
S: r-p; Vacant (Upper Meadow at Miramont Preliminary P.U.D.)
E: r-p; Vacant (Parcels Q and P Oak -Cottonwood O.D.P.)
W: FA, FA-1; (County); Single Family (Fairway Estates)
The First Filing is part of Parcel G of the Oak -Cottonwood Farm
Amended Overall Development Plan which was approved on June 29,
1992. The Upper Meadow at Miramont Preliminary P.U.D. (32.11
acres) was also approved on June 29, 1992. The Final represents a
portion (20.93 acres) of the Preliminary P.U.D.
2. Land Use•
The Amended Oak -Cottonwood Overall Development Plan designates the
subject parcel as "Low Density Residential". The proposal for 61
lots on 20.03 acres represents a density of 2.91 dwelling units per
acre which can be defined as low density residential. The request,
therefore, complies with the Amended Oak -Cottonwood Farm Overall
Development Plan.
The City's Land Use Policies Plan and the Land Development Guidance
System specify that residential density be no less than three
dwelling units per acre. The proposed density of 2.91 dwelling
units per acre is justified based on a variance granted by the
Planning and Zoning Board on June 29, 1992 for the Preliminary
P.U.D.
The density of 2.91 dwelling units per acre is justified by the
variable criteria of the Residential Uses Point Chart based on a
score of 53%. Points were awarded based on proximity to an
existing Community/Regional Shopping Center, a reserved
neighborhood park, a community park, Werner School, and a major
employment center.
The proposed First Filing Final P.U.D. complies with City plans and
policies and is in substantial conformance with the approved
Preliminary P.U.D.
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Upper Meadow at Miramont, First Filing, Final P.U.D., #54-87H
July 27, 1992 P & Z Meeting
Page 3
3. Design:
The First Filing Final adheres to the design specifications of the
Preliminary P.U.D. Extensive landscaping along Boardwalk Drive
mitigates the impact of having a side or rear yard along a
collector street. The stormwater .detention pond is in a natural
low area and is also well landscaped around the perimeter. The
southern edge of the First Filing is also landscaped and provides
an internal greenbelt between the Second Filing. The northern edge
of the Filing is landscaped in an area that will be the future
detention pond for the Front Range Baptist Church.
At the southern terminus of the two cul-de-sacs, there are openings
to the internal greenbelt area. These areas are landscaped but are
not planned to function as an offstreet path system. As a result,
there are no paved paths within the internal greenbelt area.
On the west, behind Lots 13 through 18, landscaping is also
provided to buffer the existing homes in Fairway Estates. This
area also contains the ditch rider access road which is not planned
to be improved but will remain available for access.
In summary, the First Filing does a good job of blending in with
the existing County Subdivision and provides adequate buffers from
future uses on both the north and south. The streetscaping along
Boardwalk blends with the landscaping proposed for the detention
pond providing an attractive amenity along a collector street.
4. Transportation:
Boardwalk Drive is a collector street and will be improved to Lemay
Avenue with this First Filing. All lots take access off local
streets. The two cul-de-sacs, Sandreed Court and Switchgrass
Court, will be 28 feet wide versus 36 feet wide. This reduction in
width was carefully evaluated by all affected City Departments and
has been accepted due to the short length of the streets. Also,
the generous lot widths alleviate the problems of parked cars being
parked directly opposite each other which affects the unobstructed
access for fire equipment.
RECOMMENDATION
Staff finds that the request for The Upper Meadow at Miramont,
First Filing, Final P.U.D. is in compliance with the approved
Overall Development Plan, and the All Development Criteria of the
L.D.G.S. The density is justified by the score of 53% on the
Residential Uses Point Chart of the L.D.G.S. The Final is in
Upper Meadow at Miramont, First Filing, Final P.U.D., #54-87H
July 27, 1992 P & Z Meeting
Page 4
substantial conformance with the Preliminary. Staff, therefore,
recommends approval of The Upper Meadow at Miramont, First Filing,
Final P.U.D., #54-87H, subject to the following condition:
The development agreement, final utility plans, and Final
P.U.D. plans be executed by the Developer prior to the second
monthly meeting of the Planning and Zoning Board following the
meeting at which this P.U.D. Final plan is approved, September
28, 1992.
ITEM: COTTONWOOD FARM PUD Ist"
Fig -Upper Meadows @ Miramont
NUMBER: 54-87H
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