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Home My WebLink AboutUPPER MEADOW AT MIRAMONT PUD, SECOND FILING - FINAL - 54-87I - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 9 MEETING DATE 3/ 22/ 93 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Amended Oak/Cottonwood Farm P.U.D. - The Upper Meadow at Miramont, Second Filing, Final P.U.D. - #54-87I APPLICANT: Nordick/Neal Partnership c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO. 80525 OWNER: Oak/Cottonwood Farm Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for a Final P.U.D. approval for 28 single family lots on 11.42 acres. The proposal is located at the northwest corner of future Boardwalk and Highcastle Drives. The property is zoned rp, Planned Residential. RECOMMENDATION: Approval with conditions EXECUTIVE SUMMARY: This is a request for final approval of 28 single family lots on 11.42 acres. The Upper Meadow at Miramont, Second Filing, complies with the Amended Oak/Cottonwood Farm Overall Development Plan. The proposed gross density of 2.45 dwelling units per acre is less than the minimum three dwelling units per acre specified in City's policy plan and planned unit development ordinance. The Planning and Zoning Board approved a variance for the density with the Preliminary. A variance from the strict Solar Orientation Ordinance requirement that 65% of the lots be oriented to within 30 degrees of a true east -west line was granted with the Preliminary. Staff is recommending approval of a variance request from 36' to 28' for the street widths of Sawgrass Court and Bulrush Court. 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 The Upper Meadow at Miramont P.U.D. , Second Filing - Final, #54-87I March 22, 1993 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: rp; existing single family residential (Upper Meadows at Miramont, First Filing) S: rp; vacant (Parcels D, E, and H of the Amended Oak/Cottonwood Farm O.D.P. - Low/Medium Density Residential) E: rp; vacant (Parcels P and Q of the Amended Oak/Cottonwood Farm O.D.P. - Business Services/Multi-Family Residential, possible City Park) W: FA, FA-1, R (Larimer County); existing single family residential (Fairway Estates, Fossil Creek Meadows) The Second Filing is Parcel F of the Oak/Cottonwood Farm Amended Overall Development Plan that was approved by the Planning and Zoning Board on June 29, 1992. The Upper Meadow at Miramont Preliminary P.U.D. (32.11 acres) was also approved on June 29, 1992. This Final request represents a portion (11.42 acres) of the Preliminary P.U.D. 2. Land Use• The Amended Oak/Cottonwood Farm Overall Development Plan (O.D.P.) designates this parcel as "Low Density Residential". The proposal for 28 single family lots on 11.42 acres represents a gross density of 2.45 dwelling units per acre, which can be defined as low density residential. The request, therefore, complies with the Amended Oak/Cottonwood Farm O.D.P. The City's Land Use Policies Plan and the Land Development Guidance System specify that urban residential density be no less than three dwelling units per acre. The proposed gross density of 2.45 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 proposed Second Filing Final P.U.D. complies with City plans and policies and is in substantial conformance with the approved Preliminary P.U.D. 3. Design: The Second Filing Final adheres to the design specifications of the Preliminary P.U.D. Extensive rear lot line setbacks and landscaping along Boardwalk Drive mitigate the impact of having side or rear yards with fences directly along a collector street. The northern • The Upper Meadow at Miramont P.U.D. , Second Filing - Final, #54-87I March 22, 1993 P & Z Meeting Page 3 edge of the Second Filing is landscaped and provides an internal greenbelt between the First Filing. The western edge is bordered by the Mail Creek Ditch and includes a landscaped greenbelt. The side lot lines along Highcastle Drive are set back 25'-30' with street trees and turf grass as buffers. There is an opening between Lots 18 and 19, at the northern terminus of the Sawgrass Court cul-de-sac, that will connect to the internal greenbelt. The greenbelt is not being planned to function as an off-street path system, therefore, no paved paths are being provided. A variance from the strict Solar Orientation Ordinance requirement that 65% of the lots be oriented to within 30 degrees of a true east -west line was granted with the Preliminary. 4. Transportation: Boardwalk Drive is a collector street and is being improved to Lemay Avenue with the Upper Meadow at Miramont, First Filing. All lots will take access off local streets. The two cul-de-sacs, Sawgrass Court and Bulrush Court, are required to meet the City's standard local street design width of 36' in a 54' wide right-of-way. The applicant has submitted a variance request to the City to allow 28' paved widths for these two streets. Based on a field survey done by the Poudre Fire Authority in 1992, there are some street, lot, and housing configurations that do not seem to contribute to normal parking obstructions and, as such, may not require the full 36' street width. In the PFA survey it was determined that in the higher end (cost) single family homes, especially those with a predominance of 3-car garages, the incidence of on -street parking is very low. This request is for higher end homes on relatively large lots (mostly 9,500 s.f. - 11,000 s.f.) with long street frontages (most in excess of 70 feet). Staff is recommending approval of the variance request for a street width of 28' in both Sawgrass Court and Bulrush Court. RECOMMENDATION: Staff finds that the request for the Upper Meadow at Miramont, Second Filing, Final P.U.D. is in compliance with the approved Amended Oak/Cottonwood Farm Overall Development Plan and meets the applicable All Development Criteria of the Land Development Guidance System. The density is justified by earning a score of 53 % on the Residential Uses Density Point Chart of the LDGS. Staff is recommending approval of a 28' street width variance request for Sawgrass Court and Bulrush Court. The Final is in substantial 0 • The Upper Meadow at Miramont P.U.D., Second Filing - Final, #54-87I March 22, 1993 P & Z Meeting Page 4 conformance with the Preliminary. Staff, therefore, recommends approval of the Upper Meadow at Miramont, Second Filing, Final P.U.D. - #54-87I, with 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 (May 24, 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 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 a 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. No Text / 9 20 II 21 16 L 22 1 , 3 \ 23 16 \ 6 \ 15 9 \ 2a \ I LEGEND /\ REW ACCESS LOT REQ SOLAR \ 13 IRFNENTS \ , R RANgC,PPED WCCE55 RIJ1P / \ � I1 O IDFNntt swN 26 / \ lz \y IL."n..a '•. 27 \ / GENERAL NO •TES �•—`—_ter ^, YICINITV MAP LAND USE BREAKDOWN �` ..� r � _-----•---- LEGAL DESCRIPTION 26 r �� i R.1pU5r5W 212 a Dv v°°abD q0y�� v°y D✓°dQ°'a��'ega �ea� �5��r�oegpp p D eWavC p`'�,P�'aG �' oV<aC a ° �o�o�a�pp �n 6' O.L�r1ar5 • vvQ A a°°$1i% ' > a°��i'dif"« L : ? l i3�v °i�r a° � AEI ±WIE I ±fiYYll °e 51°JI WALLS AT LRIRNY' S. LOW !GEMS wLOROWERs. —.— CK W,LLS 51P IROM sa' OOYM TO ,2' L - , IENLE SEOnONS + 5f W1A SOITOI L O: SCGi10115 OI SIXD AT 2vCRT LO GdfgM LOT LK WOOD IMCE E[TW[RI UPRloi 150' OL.J sTare wAu . onn mcI uus "FOLD OUT" ELEVATION OF FENCES do WALLS FOR MIRAMONT STREETSCAPE ALONG BOARDWALK DRIVE C•itys ape UPPERT'oMEADOW AT MIRAMONT SECOND FILING FINAL /1P`.I.III�.II^D. SRE PLAN rRo,Ea No. nn VV wa aR�wwipw 2-1-9] 3_ 0 60 120 — � i� sw[T xa 1 a 2 0 0 POP .11,110-10 WINE \ UPPER AT MEADOW MIRAMONT SECOND FILING 3-cp 7- FINAL P.I.I.D. LANDSCAPE PLAN 717S 0 � 0 � 0 • THE UPPER MEADOW AT MIRAMONT SECOND FILING LEGAL DESCRIPTION Know all men by these presents; that the undersigned being owners of the following described land A tract of land located in the East Half of Section 1, Township 6 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, being more particularly described as follows: Considering the East line of the Northeast Quarter of said Section 1 as bearing, South 00110'00" West from a number four rebar with a yellow cap at the Northeast Corner of said Section 1 to a rebar in valve box at the East Quarter of said Section 1, and with all bearings contained herein relative thereto: Commencing at the North Quarter corner of said Section 1; thence along the East line of Third Filing of Fairway Estates according to the plat recorded in the records of said County, South 001111'05" West, 2400.26 feet; thence, along the South line of Upper Meadow at Miramont, First Filing P.U.D. the following eleven courses, South 32008'15" East, 284.12 feet; thence, South 46003'16" East, 61.87 feet to a point on a curve concave Northerly, having a central angle of 46134'37", a radius of 78.88 feet and the chord of which bears South 69020'34" East, 62.37 feet; thence along the arc of said curve 64.12 feet; thence, North 87122'08" East, 75.05 feet to a point on a curve concave Southwesterly having a central angle of 31 027'58", a radius of 141.35 feet and the chord of which bears South 76053'53" East, 76.66 feet; thence along the arc of said curve 77.63 feet to the POINT OF BEGINNING; thence, North 19022'19" East, 199.32 feet; thence, North 15012'34" East, 108.01 feet; thence, North 64036'24" East, 167.29 feet; thence, South 56135'35" East, 228.78 feet; thence, North 86105'48" East, 191.42 feet; thence, North 69032'51" East, 109.72 feet to a point on the West line of Boardwalk Drive; thence along said West line, South 20032'36" East, 173.31 feet to a point on a curve concave Easterly, having a central angle of 07051'46", a radius of 644.00 feet and the chord of which bears South 24128'29" East, 88.31 feet; thence along the arc of said curve 88.38; thence, South 28124'22" East, 287.93 feet to a point on a curve concave Southerly, having a central angle of 90000'00, a radius of 11.00 feet and the chord of which bears North 73024'22" West, 15.56 feet; thence along the arc of said curve 17.28 feet; thence, South 61 135'38" West, 333.81 feet to a point on a curve concave Southeasterly, having a central angle of 23053'38", a radius of 576.00 feet and the chord of which bears South 49138'49" West, 238.47 feet; thence along the arc of said curve 240.21 feet; thence, North 52156'00" West, 81.75 feet to a point on a curve concave Northeasterly, having a central angle of 15109'26", a radius of 1030.41 feet and the chord of which bears North 45021 " 7" West, 271.79 feet; thence along the arc of said curve 272.59 feet; thence, North 37046'34" West, 92.36 feet; thence, North 35102'04" West, 194.59 feet to a point on a curve concave Southwesterly, having a central angle of 26107'50", a radius of 141.35 feet and the chord of which bears North 48105'59" West, 63.91 feet; thence along the arc of said curve 64.47 feet to the Point of Beginning. The above described easement contains 1 1.386 acres more or less. \J 0 THE UPPER MEADOW AT MIRAMONT SECOND FILING LAND USE BREAKDOWN February 1, 1993 Area Gross 497,327 sq. ft. 11 .42 acres Net 404,245 sq. ft. 9.28 acres Dwelling Units Single Family 28 Other 0 Total Units 28 Solar Oriented Lots 5 17.86 % Density Gross 2.45 du/ac Net 3.02 du/ac Coverage Buildings 70,000 sq. ft. 14.08 % Street R.O.W. 93,082 sq. ft. 18.72 % Parking & Drives 12,600 sq. ft. 2.53 % Open Space: Common 113,953 sq. ft. 22.91 % Private 207,692 sq. ft. 41.76 % Total Open Space 321,645 sq. ft. 64.67 % Floor Area Residential 84,000 sq. ft. Parking Provided Garages 56 spaces min. 2.00 / unit (3 car garages are anticipated with most homes) Other 0 spaces Total Vehicles 56 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 15 ft. Rear 15 ft. ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY .CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain `�°�°° °.0�� .� � Yes No NEIGHBORHOOD COMPATABILITY 1. Social Computability 2. Neighborhood Character 3. Land Use Conflicts I ✓ 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity ✓ 7. Utility Capacity I I ✓ 8. Design Standards I v ✓ ` 9. Emergency Access Q. Security Lighting 11. Water Hazards I RESOURCE PROTECTION 12. Soiis & Slope Hazard 13. Significant Vegetation I 14. Wilafife Habitat 15. Historical Landmark 16. Mineral Deposit i 17. Eco-Sensitive Areas I I 18. Acricultural Lands I I ENVIRONMENTAL STANDARDS 19. Air "Quality I 20. Weer Quality ✓ I 21. Noise ✓ 22. G;cre & Heat 23. Vibrations I 24. Exterior Lighting I 25. Sewages & Wastes SITE DESIGN 26. Cc.mmunity Organization I I ( I I 1 I I I I I 27. Site Organization 28. Nc7ural Features29. Energy Conservation30. ml Shccows31. Soler Access I I 32. Privccv 33. Ccen Space Arrangement I 34. Buitc,ng Height I I I 35. Ven,icular Movement I 36. Vericuiar Design 37. Pcring I I 38. Ac;;ve Recreational Areas I I 39. Priva-e Outdoor Areas 40. PeceVrion Convenience I I I 41. PeceSTrlan Conflicts 42. L=cSocoinaiCoen Areas I I 43. Lcncscaoing;Buildings I I I 44. Lcncscaoing;Screening I I I a5. Puc-c Access I I 6. $iC^S I The UoDsMeadow at Miramnnt PTID. Annrl Pi 1 i nn _ Pi nal ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion dppllcoble9 WIII the crlterlon be so1isf1od7 If no, please explain e ,e:�' �� Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatibility X X 2. Neighborhood Character X X 3. Land Use Conflicts X X 4. Adverse Traffic lmpa-cF x X PLANS AND POLICIES 5. Comprehensive Plan X PUBLIC FACILITIES & SAFETY 6. Street Capacity X X 7. Utility Capacity X X 8. Design Standards X X 9. Emergency Access X 10. Security Lighting X X 11. Water Hazards X X RESOURCE PROTECTION 12. Soils & Slope Hazard X X 13. Significant Vegetation X X 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit X 17. Eco-Sensitive Areas X 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality X 20. Water Quality X 21. Noise �{ 22. Glare & Heat 23. Vibrations 24. Exterior Lighting X 25. Sewages & Wastes X X SITE DESIGN 26. Community Organization 27. Site Organization X X 28. Natural Features X X 29. Energy Conservation X SEE SOLAR ORIENTATION VARIANCE 30. Shadows 31. Solar Access X X 32. Privacy X X 33. Open Space Arrangement X X 34. Building Height 35. Vehicular Movement 36. Vehicular Design X X 37. Parking x X 38. Active Recreational Areas 39. Private Outdoor Areas X X 40. Pedestrian Convenience X X 41. Pedestrian Conflicts 42. Landscaping/Open Areas 43. Land scaping/BuiIdings X X 44. Landscaping/Screening X X 45. Public Access X X 46. Signs x X -12- The Upper Meadow at Miramont PUD, Second Filinq, Final DENSITY CHART Maximum Earned Criterion Credit If All Dwelling Units Are Within- Credl: 0 20% 2o3Ofeet ofone -is h,,go,apse r-onealrZy"00ss-x,an1)Con— b 10%n 650fee Iofanexetngtransit st;n C 10% 4000feelCron ex-srrgofoao,o,Taregona.s�000rocenre: Harmony Market 10 d 20%O 3500 feet Of on existing o, feserved nerghoorh000 Pork Comnun•N pork or cOmmundy foc.i.tl O a Cottonwood 20 W e 10% 10001ecl of a sCr W. rrper'ng all rho IeoJ-f emmh of the compulwry ed cor-on klws of the sic,e of ColorodoWe r n e r 5 Qt 20% 30001cetofomolaemployrnenlCe,ter OakRid e Business Park 20 ' 9 $ /0 1000 feel of a child care center h 20% -NOr"'ForlCdluu 20% The Central BusrneuDatt,ct. A pcoloCl whose paunoary Is COntiguOus to exisMg urt>on oeveloprnent. Geld maybe earned os follows 0't — f a Praoch whose VDDCrly boursooryhos O to tO% conhouil j 0 30 /0 101015%—F OrprOj tsWhoseptooertyboundOrynas10f0?D%coniVI 15fo20%—ForproleclswhosePropeMboundary has 23to30%contiguity, 20 to 25% — For DtoMCls whose pcOPeftV bOuraorynos 3010 40%Conhguit� 3 0 2510 30°4 — For Projects whos property boundary has 40 to 50% contiguity. k tt it can be oernonstralod that rho arolect will reduce non•ronewoble enorpy useogo either through rho oppiicol.an of onornalrve energy systems a "rough Cor tied enefpy conservation measures beya,d tr101 r10rn10lty requwed W CIry COde. o S':. bonus may b0 earned for every 5%fe(sucign;n energy use Cok:ulole a 1', bonus for every 50 acres included in rho project. m COlcusole lne oer;enlado Of the 10101 OCIes in the Df0IW that are devoted loiecfeotianat use. enter V2 of Thal percentage a$ o bonus Q n It" ODDIicont commits o preserving oermOnenl oil silo open soc Ce that meals the C&/s minimum requirements, calculate rho per;enrage of fn-s Open space OCf pope to the 10101 develoomenl ocreoge. enter this percentage os o bonus. 0 tt DOrtof "e total development budget is lobe W)e.nl On nerghbolraod pudic transit IOClllttes which are not othewis0 requil Od try City Cade, enter 2% bonus Ip every S100 per Cswetknq unit rnvesiod. p If porl Of the total development budget is t0 be spent on neighborhood Iocililms and services Which are not Otherwise fequired by City Code. enter o 1% bonus for every S 100 per dwelling unit frlveslod Q If o commitment 11 being rsado to develop o specified petconloge of "9 Iola[ nuiToof o(dwolling units for low lnlCome families, enter That bonus. percentage as a up to o maximum of 30%. Z If a corMulnsent Is being modeM to Develop o specifiod oetconloge of the tolol number of dwelling ursltsnor Type'A' ono Type'13' hond,Copped houvng os oetned by the COI Fort Collins, colculole the bores as lolaws: O F Type'A'— .5kmes Tyoc'A•units oloTiums, . W Typo'B'-1.01mes Tvnn'11'un'ls 010�1 In no cow shall the Conlbfnsod bonus be greater than 30%. tt "o site Or Odtoceni property contains on historic building at place. a bonus ploy bo oorned for the following 3% — for DteWnting of mitigating outside Intkgnces (e.g.OnvironmontaL land use. oesthollC. eCOnonsic and soclol foclo43) ocrvorse to Its 5 preservation. 3% — for OAunng trial new struchXeswill be in keeoing with the Charocler of lne building or ploce,w,hile avoiding total units 3% — F Of prODOsing odootivo use of "Wrong or place Irot will lead 10 its Confirkx rico. proservW,on Ord improvement in on Oppfoptiole monher. It a portion or all of the ro0uired parking In thm e ultiple foMly prolocl Is providod urdorgrOunci witnin the building, or In on olovolea parking stfuuure os an aC;essOfy use to the primarystructure, a bonus maybe earned as follows: t C% — For providing 75%or more of the pocking in o strucluro; 6N -- Fot Drovdirsg50.74%ofthoporkifsginastructure. 3% — Fa providing 25.4v *�. of "o porking in o strucnae. U It a cCmm lmenl is ruing made to txovdo Opp Oved Outsxnpt C tiro o,dinguishing systems for the owelliw units. enter a bonus of 10 a. TOTAL 85