HomeMy WebLinkAboutOAK HILL APARTMENTS PUD - PRELIMINARY - 54-87L - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2
MEETING DATE 3/28/94
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Oak Hill Apartments, Preliminary P.U.D., #54-87L
APPLICANT: W.W. Reynolds
c/o Cityscape
3555 Stanford
Fort Collins,
OWNER: Oak Farm, Inc.
3555 Stanford
Fort Collins,
PROJECT DESCRIPTION:
Company
Urban Design
Road, Suite 105
CO 80525
Road, Suite 100
CO 80525
This is a request for Preliminary P.U.D. for 210 apartment units on
14.40 acres located at the southeast corner of Boardwalk Drive and
Oak Ridge Drive. The project includes 15 apartment buildings, one
clubhouse with pool, and structured parking. The property is zoned
r-p, Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The P.U.D. conforms with the approved land use, "Multi -Family", as
designated on Tract Q of the Oak -Cottonwood Farm O.D.P. The
project scores 107 points on the Residential Uses Point Chart of
the L.D.G.S. which supports the proposed density of 14.58 dwelling
units per acre at this location. The P.U.D. satisfies the All
Development Criteria of the L.D.G.S. and is considered compatible
with the surrounding neighborhoods. The project is feasible from
a transportation standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Oak Hill Apartments PUD - Preliminary, #54-87L
March 28, 1994 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: r-p; Harmony Market Community/Regional Shopping Center
S: r-p; Vacant (Parcel Q, Oak -Cottonwood Farm O.D.P., "Business
Services and/or Multi -Family")
E: r-p; Vacant (Tennis Center at Miramont Preliminary P.U.D.)
W: r-p; Single Family and Vacant (Parcel V, Oak Cottonwood Farm
O.D.P., "Uses Allowed in the RL Zoning District")
The subject site is part of Parcel Q of the Oak -Cottonwood Farm
O.D.P., approved in 1987 and subsequently twice amended. The area
south of Oak Ridge Drive is known as "Miramont" with three single
family residential subdivisions approved since 1992.
Parcel Q is 30 acres in size. Oak Hill Apartments will share
Parcel Q with the Tennis and Fitness Center Preliminary P.U.D. In
addition, a single family home project is being processed just
south of the subject site and scheduled for the April, 1994,
Planning and Zoning Board hearing.
2. Land Use:
A. Overall Development Plan
The approved O.D.P. designates Parcel Q to be "Business Services
and/or Multi -Family Residential" on 30.7 acres. The request for
210 multi -family units on 14.58 acres, therefore, is in conformance
with the approved O.D.P.
B. Residential Uses Point Chart
The P.U.D. request for 210 units on 14.40 acres represents a gross
density of 14.58 dwelling units per acre. This density was
reviewed by the criteria of the Residential Uses Point Chart of the
L.D.G.S. The P.U.D. scores 107 points which supports the proposed
density. Points were awarded for the following:
1. Being within 4,000 feet of an existing regional shopping
center (Harmony Market).
2. Being within 3,500 feet of a community facility
(Southridge golf course).
•
•
Oak Hill Apartments PUD - Preliminary, #54-87L
March 28, 1994 P & Z Meeting
Page 3
3. Being within 1,000 feet of a school meeting all the
requirements of the compulsory education laws of the
State of Colorado (Front Range Baptist and Heritage
Christian).
4. Being within 3,000 feet of a major employment center (Oak
Ridge Business Park).
5. Having 40%-50% contiguity with existing urban development
(Harmony Market P.U.D. and Upper Meadow at Miramont First
Filing P.U.D.).
6. Having 14.6% of the total acreage devoted to active
recreational use.
7. Providing approved automatic fire extinguishing systems
for the dwelling units.
The request for 210 dwelling units on 14.40 acres, therefore, is in
compliance with the Residential Uses Point Chart of the Land
Development Guidance System.
3. Neighborhood Compatibility:
A neighborhood information meeting was held on January 10, 1994.
Minutes of this meeting are attached.
Those attending the neighborhood meeting raised no major concerns
regarding Oak Hill Apartments. Residents of Oak Ridge Village were
very concerned, however, about future multi -family along Lemay
Avenue on Parcels A and N. Since these parcels are designated
"Multi -Family" and are west of Oak Ridge Village, there is a
concern about the potential blocking of views to the west.
Development on these parcels will likely be preceded by a
neighborhood information meeting to allow Oak Ridge Village
residents an opportunity for comment.
Oak Hill Apartments are found to be compatible with the surrounding
area.
4. Design•
The 210 apartments are divided among 15, three-story structures.
There will be a mix of 45 one -bedroom units and 165 two -bedroom
units. The 15 buildings will be divided between 12 and 15 unit
structures. Other design details are as follows:
•
Oak Hill Apartments PUD - Preliminary, #54-87L
March 28, 1994 P & Z Meeting
Page 4
A. Parking
All parking is internal to the site with sole access by private
drive aisles. There is no perimeter parking which could tempt
residents to parking on Boardwalk or Oak Ridge Drives. This
"central court" parking is sensitive to the surrounding properties
as well as the general public using two collector streets.
Parking Table
.:BEDROOM
O ;UNITS
REQUIRED
SPA
SPACES
RATIO
REQUIRED
PROVIDED
1 BEDROOM
45
1.5
67.5
COVERED:
119
2 BEDROOM
165
1.75
288.75
OPEN:
279
HANDICAPPED
25
TOTAL
210
357
TOTAL:
423
As can be seen by the Table, the number of parking spaces provided
exceeds the number of parking spaces required. While Staff is
normally concerned about what may be an excessive amount of
parking, it should be noted that all parking is internal and not
impacting the visual integrity of the two adjacent collector
streets. Also, the number of handicap parking spaces provided in
multi -family projects has increased over the years since passage of
the required parking ratios as found in the Zoning Code.
There are 279 covered parking spaces contained within 11 parking
garages. Again, these garages are located internal to the project
and do not have frontage on public streets. The architecture and
exterior materials will be compatible with the apartment buildings.
In addition, the P.U.D. indicates bicycle racks that can
accommodate about six bikes per rack for a total of 90 spaces.
B. Clubhouse and Pool
Access to the clubhouse and pool is gained from both Boardwalk and
Oak Ridge Drives. Separate parking areas are set aside for these
uses to minimize conflicts with the apartments.
Oak Hill Apartments PUD - Preliminary, #54-87L
March 28, 1994 P & Z Meeting
Page 5
C. Streetscape
Both Boardwalk and Oak Ridge Drives are well -landscaped featuring
a meandering sidewalks and active open space areas. As mentioned,
generous landscaping on the perimeter streets tends to discourage
on -street parking.
D. Paths
A sidewalk network on the east and south sides of the site is
designed to link the front entry of the Tennis and Fitness Center
with Buildings C, D, E, F, and G. Also, there are planned
connections with the adjacent residential project to the south.
These connections will be determined at the time of Final.
E. Architecture and Height
The buildings will be a combination of brick and wood siding.
Roofing will asphalt shingle. The buildings will be three stories
in height and not exceed 40 feet. Entries will be at grade for
handicap accessibility but there will also be some berming to help
mitigate the height.
5. Transportation:
An updated traffic study accounted for the impacts associated with
not only Oak Hill Apartments but also Miramont Phase Three, Tennis
and Fitness Center, and Evangelical Church Expansion. These
projects, all north and east of Boardwalk Drive, have been brought
forward since the last traffic study, dated May of 1992.
The Oak Hill Apartments will generate 1,320 average weekday vehicle
trip ends. The Tennis and Fitness Center will generate 775 average
weekday trip ends and the church/school expansion will generate
1,040 average weekday vehicle trip ends. The sum of the
apartments, fitness center, and church/school is 3,135 average
weekday vehicle trip ends.
According to the traffic study, these current trip generation rates
are below that which were originally estimated in May of 1992. As
with the conclusions found in 1992, the proposed uses, particularly
Oak Hill Apartments, are feasible from a transportation standpoint.
0
Oak Hill Apartments PUD - Preliminary, ##54-87L
March 28, 1994 P & Z Meeting
Page 6
RECOMMENDATION:
In reviewing the request for Preliminary P.U.D. for Oak Hill
Apartments, Staff finds the following facts to be true:
1. The request for multi -family on Parcel Q is in compliance with
the Oak Cottonwood Farm Overall Development Plan.
2. The Preliminary P.U.D. scores 107 points on the Residential
Uses Point Chart of the Land Development Guidance System which
supports the proposed density of 14.58 dwelling units per acre
at this location.
3. The P.U.D. is compatible with the surrounding neighborhoods.
4. The P.U.D. satisfies the All Development Criteria of the
L.D.G.S.
5. The P.U.D. is feasible from a transportation standpoint.
Staff, therefore, recommends approval of Oak Hill Apartments
Preliminary P.U.D., #58-87L.
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ITEM: OAK HILL APARTMENTS��
Preliminary PUD /�'
North
NUMBER. 54-8/ L
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urban design. inc.
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PRELIMINARY SITE PLAN,—,,--. 8te191
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TYPICAL FRONT 3 REAR ELEVATION
15 WIT EUILDING
TYPICAL FRONT & REAR ELEVATION
12 WIT BUILDING SCALE 1/8' - I'-0'
TYPICAL GARAGE FRONT ELEVATION
SCALE I/8' • I'-0'
SCALE 1/8' = I'-0
TYPICAL SIDE ELEVATION
TYPICAL SIDE ELEVATION
15 WIT BUILDING
12 WIT BUILDING SCALE 1/8' - I'-0'
TYPICAL GARAGE SIDE ELEVATION
SCALE 1/8' = I'-0'
SCALE 1/8' - I'-0'
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•
•
0
OAK HILL APARTMENTS
LAND USE BREAKDOWN
FEBRUARY 7, 1994
Area
Gross
629,358
sq.ft.
14.40
acres
Net
564,878
sq.ft.
12.97
acres
Dwelling Units
1 Bedroom Units
45
units
2 Bedroom Units
165
units
TOTAL UNITS
210
units
Density
Gross
14.58
du/ac
Net
16.19
du/ac
Coverage
Buildings
66,600
sq.ft.
10.58%
Street R.O.W.
64,480
sq.ft.
10.25%
Parking & Drives
(including garages)
163,682
sq.ft.
26.01%
Open Space:
Active
92,504
sq.ft.
14.70%
Residual
334,596
sq.ft.
53.16%
TOTAL OPEN SPACE
427,100
sq.ft.
67.86%
Floor Area
Residential
193,800
sq.ft.
TOTAL
193,800
sq.ft.
Parking
Demand:
1 Bedroom Apartments
67.5
spaces
1.50
spaces/unit
2 Bedroom Apartments
288.75
spaces
1.75
spaces/unit
TOTAL RESIDENTIAL DEMAND
356.25
spaces
1.70
spaces/unit
Provided:
Covered
119
spaces
Open
278
spaces
Handicapped
25
spaces
RESIDENTIAL SUBTOTAL
422
spaces
2.01
spaces/unit
Motorcycle
16
spaces
Bicycle
90
spaces
(6 spaces/rack
+/ )
TOTAL VEHICLES
528
spaces
Maximum Building Height
40
ft.
� Coo
urban design, inc.
OAK HILL APARTMENTS PUD
Preliminary Plan
Statement of Planning Objectives
February 7, 1994
Oak Hill Apartments PUD is planned as one of several neighborhood housing areas
included within the Oak/Cottonwood ODP; a planned community comprising the following
general planning areas:
The Harmony Market Commercial Area
Made up of ODP parcels R and S, this area provides community -regional
shopping opportunities, auto related commercial, and business services, being
developed in accordance with the design guidelines found in the Harmony
Corridor Plan.
The Fairway Estates Buffer Area
This area - which includes ODP parcels T, U, and V - restricts land uses
according to the provisions of a deed restriction negotiated with the adjacent
neighborhood.
The Mixed Use Transitional Area
ODP Parcels N, P, and Q form an area appropriate for multi -family,
office/business services, and recreational uses as a transition between the
planned low density neighborhoods to the south and west, and the more
intense uses in Harmony Market, OakRidge West, and OakRidge Business Park.
The Miramont Residential Area
This area - including ODP parcels A through L - is really designed as a
coordinated series of neighborhoods comprising a full range of housing types.
Multi -family, patio homes, conventional (2 to 4 d.u./ac. f) single family lots,
and larger estate lots are planned to help create a successful, diverse, high
quality community. To the extent practical, each neighborhood cluster is
planned to have its own identity features and local circulation system, with
open space corridors and the main collector/connector street system forming
the primary unifying design elements in the overall community.
Oak Hill Apartments - a portion of the ODP Parcel Q - is situated in the mixed use
transitional area between the Miramont residential areas and the Harmony Market and
Oakridge West commercial areas. This project is bounded to the north by Harmony Market,
on the east by the proposed Miramont Tennis Center, on the west by a potential office park
and The Upper Meadow at Miramont, to the south by a proposed patio home/townhome area,
and a proposed neighborhood park.
s a o0
urban design, inc.
The Oak Hill Apartment buildings are of an appropriate residential scale with 12 and
15 unit, 2'/2 story buildings. The buildings are situated on the periphery of the project to take
advantage of the views, and to screen much of the parking from the view of surrounding
projects. Vehicular circulation is contained within the site with open parking and garages
situated in smaller "motor courts". Pedestrian links area provided to the adjacent proposed
tennis center and the future park to the south via the public walks along Oakridge and
Boardwalk Drives.
The proposed Oak Hill Apartments PUD represents a further step in implementing a
neighborhood area achieves a significant number of the City of Fort Collins' adopted Goals and
Objectives, Land Use Policies, elements of the Fort Collins Area Transportation Plan, and the
Neighborhood Compatibility study:
I. Create a successful mixed use development.
Work with the framework for a viable master planned community with the
potential to share amenities, storm drainage improvements, and/or other
common elements, as established with the ODP.
Plan for a land use mix with complementary uses within easy walking distance
of each other.
Allow flexibility for the development of a range of housing types, with the
ability to respond to changing market demands.
if. While recognizing traditional traffic management needs, create a circulation system
that makes bike and pedestrian access between uses convenient.
Include design characteristics - such as entry streets tailored to serve differing
land uses - which lend clarity and identity to residential neighborhoods.
Provide neighborhood street systems that promote neighborhood integrity, by
restricting extraneous motorized traffic from low density residential areas.
Design a collector street system that can gather traffic from a neighborhood
and carry it to an arterial street; yet divert "through" traffic away from local
traffic.
III. Provide land use transitions and creative relationships between uses.
Protect defined neighborhood areas from the intrusion of activities which may
have negative impacts upon residents; particularly traffic generated by more
intensive uses.
Plan transitional uses between the commercial and low density residential
areas, while avoiding conflicts - particularly in terms of traffic circulation - with
other development areas.
urban design, inc.
The Oak Hill Apartments PUD is also consistent with applicable Land Use Policies,
including:
Policy 3. The City shall promote:
a. Maximum utilization of land within the city;
d. The location of residential development which is close to
employment, recreation, and shopping facilities.
Policy 12. Urban density residential development usually at three or more
units to the acre should be encouraged in the urban growth area.
Policy 74. Transitional land uses or areas (linear greenbelts or other urban
design elements) should be provided between residential
neighborhoods and commercial areas in order to enhance the
concept of a mixture of land uses.
Policy 75. Residential areas should provide a mix of housing densities.
Policy 80. Higher density residential uses should locate:
a. Near the core area, regional/community shopping centers,
CSU main campus, or the hospital;
b. Within close proximity to community or neighborhood
park facilities;
C. Where water and sewer facilities can be adequately
provided; and
d. Within easy access to major employment centers.
Policy 81. Higher density residential uses should locate in planned unit
developments or in close proximity to existing higher density
areas.
Construction of the first phases of development at Oak Hill Apartments is expected to
begin in the fall of 1994, and continue through 1996.
00 Oak Hill Apartments r'�rL-iminary PUD
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterio
be satisfied?
If no, please explain
z _
2
a t
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
Ix
1.2 Comprehensive Plan
x
I
x
1.3 Wildlife Habitat
x
1.4 Mineral Deposit
x
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Agricultural Importance
1.7 Enercv Conservation
x
x
1.8 Air Qualitv
x
x
1.9 U`later Quality
Ix I
x
1.10 Sewage and Wastes
ix I
x
A 2. NEIGHBORHOOD COMPATIBILITY CRITERIAI
2.1 Vehicular. Pedestrian. Bike Transportation
x
x
2.2 Buildina Placement and Orientation
IX
I
x
2.3 Natural Features
x
x
2.4 Vehicular Circulation and Parking
x
x
2.5 Emergency Access
x
x
2.6 Pedestrian Circulation
x
x
2.7 Architecture
x
x
2.8 Building Height and Views
x
2.9 Shading
IX
I
x
2.10 Solar Access
x
x
2.11 Historic Resources
x
2.12 Setbacks
x
x
2.13 Landscape
x
x
2.14 Sicns
x
2.15 Site Lighting
x
x
2.16 Noise and Vibration
x
2.17 Glare or Heat
x
2.18 Hazardous Materials
x
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
x
x
3.2 Design Standards
x
x
3.3 Water Hazards
x
3.4 Geologic Hazards
x
54
DENSITY CHART
Maximum
-
�crned
Criterion
Credit
If All Dwelling Un is Are Within:
Crean
a
20'lo
2000 feet of on exaring or cccyov a netgrooT Vr Owing Ceder
b
10 O
65C feet or an existing transit stop.
C
10%
4000 feet of an ewsnng or coorcveo regiOndl snOOD rig center H AQ M O nl Y MA&KET
10
d
20%
3500feet ofanexisting orreservecne,q,nOomcOCOorKcommun^yoorkorcommunity facnM Soo-TH0.10 GE
.10
WQ
' ^
10%
000teerotascnool.meen PR0�
r'g all me reauvemerNi of me comoulsory eaUCOflon laws or me State of ColOra00 P- ArJ OE FT
'O
Q
f
200,0
3000feet ofarrcioremok�vmentcenw OAK lervGE QuSjNLvss PARK
^
d0
LJJ
g
5%
1000 feet of a cnla core center
h
20%
'NOM'rortCollins.
I
20%
the Derma ausnew D'I.'t
A protect wr�ose bouna«y Is CarttguOlA to enslnQ urban 0everoonent. Creaft may Do eornea as rOLIOK
0% - For orOfects whose Droopily OOUnCK y has 0 ro 10% canVi".. ..
1
ar
30.0
to to 15% - For Of whose DrODerly boundary Mars 10 to 20% Contiq yiy .
30
15 to 20%-For «Of acts whose «ooerry ooundcry nas 20 to 30% corngurrY
20 to 25% - For protects whose orocw?v ocunaary nm 30 to 40% canngurnr
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MEMORANDUM
To: Gary Nordick, Nordic Construction
Eldon Ward, Cityscape
Rick Ensdorff, Fort Collins Transportation Division
Fort Collins Planning Department
From: Matt De 1 i ch
Date: February 7, 1994
Subject: Miramont Phase 3/Oak Hill Apartments traffic study
(File: 9412MEM1)
Miramont, Phase 3 and the Oak Hill Apartments are
proposed continuing developments within the Oak/Cottonwood
Farm area in Fort Collins. This memorandum compares the
general trip generation used in previous studies with the site
specific uses proposed at this time.
The Oak/Cottonwood Farm area is south of Harmony Road,
west of Lemay Avenue, and north of Fossil Creek. Its western
edge is the existing development located east of College
Avenue (Fairway Estates and Fossil Creek Meadows). The Oak/
Cottonwood Farm Amended Overall Development Plan shows the
area divided into lettered parcels (A through V). This plan
is shown in the Appendix.
The "Oak/Cottonwood Farm Site Access Study," May 1992
addresses the traffic impacts of the Oak/Cottonwood Farm
Overall Development Plan. This site access study addressed
the existing uses, primarily in Parcel R, and development of
the remainder of the site.
Miramont, Phase 3 includes Parcels B, C, D, and E from
the Overall Development Plan. The Oak Hill Apartments are
included in Parcel Q. Parcel Q also includes the Miramont
Tennis and Fitness Center as described in its Site Access
Study, dated September 1993. While not included in Parcel Q,
the Evangelical Covenant Church has proposed an expansion and
high school on their property to the west of Parcel Q. The
church expansion and high school were not included in the Oak/
Cottonwood Farm Site Access Study, but will be included in the
trip generation comparison in this memorandum.
Parcel Q daily trip generation from the site access study
was 5740 average weekday vehicle trip ends. The Oak Hill
Apartments will generate 1320 average weekday vehicle trip
ends. The Miramont Tennis and Fitness Center will generate
775 average weekday vehicle trip ends. The church expansion
and school will generate 1040 average weekday vehicle trip
ends. The sum of the apartments, fitness center, and church/
school is 3140 average weekday vehicle trip ends.
Parcels B, C, D, and E daily trip generation from the
site access study was 1660 average weekday vehicle trip ends.
Miramont, Phase 3 will generate 2320 average weekday vehicle
trip ends.
Since Miramont, Phase 3 and the Oak Hill Apartments are
being proposed at the same time, the trip generation was
summed. The total trip generation for Parcels Q, B, C, D, and
E is 7400 average weekday vehicle trip ends. The sum of
Miramont, Phase 3, Oak Hill Apartments, Miramont Tennis and
Fitness Center, and church/school expansion is 5460. The site
access study over estimated the trip generation for the
subject parcels by 1940 (26%). It is concluded that the
proposed developments are consistent with that used in the
Oak/Cottonwood Farm Site Access Study.
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NEIGHBORHOOD MEETING MINUTES
PROJECT: Miramont P.U.D. at Oak -Cottonwood Farm - Office Park and Multi -
Family
DATE: January 10, 1994
APPLICANT: Gary Nordick - Office Park, Single Family
W.W. Reynolds - Multi -Family
CONSULTANT: Eldon Ward, Cityscape Urban Design
PLANNER: Ted Shepard, City of Fort Collins
The meeting began with a description of the project. There are three components to the changes
of Miramont at Oak -Cottonwood Farm. First, on Tract V of the O.D.P., southwest corner of
Boardwalk and Oak Ridge Drives, the proposal is for an office park on five acres. As proposed,
the office park would consist of multiple buildings ranging in size from 1,200 square feet to
10,000 square feet. Total square footage is estimated at 52,000 square feet.
Second, on Tract Q of the O.D.P., at the southeast corner of Boardwalk and Oak Ridge Drives,
the proposal is for 210 multi -family apartments on 14.43 acres, divided among 14, three-story
buildings.
Third, on Tracts B, C, D, J, and K of the O.D.P., the proposal is to revise the layout of 246
single family lots on 82 acres. This area is south of Mail Creek Ditch between Werner School
and Lemay Avenue.
QUESTIONS, CONCERNS, COMMENTS
1. Will the office park have any frontage on Harmony Road?
RESPONSE: No. There will only be frontage along Boardwalk Drive.
2. What will the exterior materials be for the offices be?
RESPONSE: No firm decisions have been made yet. We anticipate to use brick, synthetic
stucco (drivet) tile roofs. At this time, the buildings are proposed to be similar to that found
in The Shores office park (Horsetooth Road and Landings Drive) and Spring Creek Medical
Center (South Shields, north of Rolland Moore Park).
3. The Fairway Estates Homeowner's Association has been in contact with Mr. Nordick
regarding the proposed office park. We are in support of the concept as long as it is a
well -designed project.
Miramont PUD at Oak -Cottonwood Farm -Office Park & Multi -Family
January 10, 1994 Neighborhood Meeting Minutes
Page 2
4. Will the office park be served by a public street?
RESPONSE: No, the vehicular access is a private parking lot drive aisle with perpendicular
parking, it is not a public street.
5. Does the Oak -Cottonwood Farm O.D.P. allow multi -family on Tract Q?
RESPONSE: Yes, the approved O.D.P. designation allows for multi -family. An O.D.P.
amendment is not required for the multi -family.
6. Will the multi -family project necessitate the moving of the irrigation pond along
Boardwalk Drive?
RESPONSE: No, the pond is a given and will remain as is.
7. Is the multi -family in compliance with City policies?
RESPONSE: Yes, the proposed density is supported by performance on the Residential Use
Chart of the L.D.G.S. The multi -family will also buffer the single family area from Harmony
Market shopping center.
8. We live in Oak Ridge. Many of us live close to Lemay Avenue. We are very concerned
about the northwest corner of Lemay and Boardwalk, south of the retirement facility.
This area is designated as multi -family. We are concerned about views to the west and
our property values. Do your single family buyers know that this area could develop as
multi -family?
RESPONSE: This tract is not part of the proposed developments being discussed here this
evening. It is not under the ownership of either Gary Nordick or W.W. Reynolds Company but
remains under the ownership of Oak Farm Inc. (a subsidiary of G.T. Land). In the
Nordick/Neal Partnership sales office, this tract is shown to be multi -family. Please keep in
mind that the corner of a collector and arterial, next to a potential neighborhood park, is
probably an appropriate location for multi -family. When this property develops, there will likely
be another neighborhood information meeting.
9. What about the park site? Is the park a reality?
RESPONSE: The City's Park and Recreation Department is actively pursuing acquisition for
a park on Tract D. The park site would be about nine acres in size. The acquisition would have
to be approved by the City Council.
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Miramont PUD at Oak -Cottonwood Farm -Office Park & Multi -Family
January 10, 1994 Neighborhood Meeting Minutes
Page 3
10. What happens if the City does not buy the park site?
RESPONSE: The Parks and Recreation Department would probably look for a site elsewhere
in the general area. Don't forget that the City owns the Portner Reservoir site and is holding
it for a future community park.
11. Why are offices being considered on Tract V?
RESPONSE: This piece is a leftover from what was once a larger church site. It is our opinion
that small scale offices are ideal for professional services. Residential scale offices make for
a transition in intensity and are considered to be attractive. Also, offices are quiet on evenings
and weekends.
12. Who would be the potential tenants in the office park?
RESPONSE: We anticipate professional services, consultants, accountants, etc.
13. What will the average rent be for the apartments?
RESPONSE: Average monthly rent is estimated to be $750 for a two -bedroom apartment.
14. What about lighting? Fairway Estates is in the County and does not have streetlights like
on City streets. We are concerned about lighting and impacts on our neighborhood.
RESPONSE: We are prepared to do low level lighting. This can be done by using under -soffit
lighting on the buildings and down -directional fixtures on the poles. These down -directional
fixtures have "sharp cut-off" type lights so there is less diffusion. It is our experience that City
streetlighting will be brighter than private security lighting.
15. What is the maximum height of the apartments?
RESPONSE: The apartments will be three -stories in height. The maximum height allowed in
the City is 40 feet which will not be exceeded.
16. What is the density?
RESPONSE: The density will be about 16 dwelling units per acre. This is roughly comparable
to Courtney Park apartments at the northeast corner of Harmony and Lemay.
17. As Oak Ridge residents, we are not as concerned about the proposed multi -family
apartments. Rather, the potential of multi -family on Tract A, northwest corner Lemay
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January 10, 1994 Neighborhood Meeting Minutes
Page 4
and Boardwalk, south of the retirement center, will impact us directly. We are opposed
to this tract developing as multi -family. This site is too close to Oak Ridge which is an
upscale low density neighborhood. Multi -family would block our views and intrude on
the scale of the neighborhood.
RESPONSE: Again, this tract is still owned by G.T. Land. Please be cautioned, however, that
the corner of a collector and arterial is generally regarded as an appropriate location for multi-
family. By being on the perimeter of the square mile section, the traffic associated with multi-
family does not have to impact the single family areas that are on the interior of the section.
Also, the City policies support mixed housing types and a mix of residential densities in all
sections of the community.
18. What is the O.D.P. designation on Tract N?
RESPONSE: This tract is designated as "Multi -family and Business Services."
19. As residents of Oak Ridge, we are opposed to these City policies on mixed densities.
Multi -family next to Oak Ridge will have a negative impact on our property values.
20. What is the potential build -out on the balance of Tract Q?
RESPONSE: Our best guess is that this will build -out in non-commercial uses. Most likely,
it will develop as townhomes, patio homes, or some form of moderate to high density
residential.
21. Why is there no street connection over to Werner School?
RESPONSE: At one time, we proposed a local street connection to Mail Creek Drive.
However, due to citizen input, this street was deleted in favor of a bicycle/pedestrian connection,
combined with a drop-off on the east side of the playground. The principal of Werner agrees
that a drop-off on the east is a good idea.
22. Is the Patio Home project in Miramont still a reality?
RESPONSE: Yes, this area (south of Boardwalk) has been approved as a Preliminary P.U.D.
but we are holding off on submitting for Final P.U.D. until we feel market conditions are right.
23. The multi -family areas, combined, will result in too much traffic congestion.
RESPONSE: As each phase develops, a traffic impact analysis will be required to be submitted
to the City's Transportation Department.
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January 10, 1994 Neighborhood Meeting Minutes
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24. Traffic through neighborhoods is undesirable. We have read where some cities are
erecting barricades to keep down traffic and help reduce crime.
RESPONSE: We do not feel we have that magnitude of a problem in Fort Collins. (We have
read these same articles. Construction of barricades appears to be most prevalent in older cities
that have an expansive grid system where streets run for several miles. In southern Fort Collins,
we have a more curvilinear street system where one or two collector streets (Boardwalk,
Keenland, Oak Ridge) serve a neighborhood and only arterials (Lemay, Harmony, Timberline)
run for a distance of greater than one mile.
25. What will be the lot sizes in single family area?
RESPONSE: Lot sizes will run between 6,600 and 8,000 square feet.
26. What about crowding at Werner School?
RESPONSE: Apartments will generate fewer students than single family. Poudre R-1 has
purchased a school site east of Timberline Road adjacent to the school site which would likely
serve the Werner students who presently live east of Lemay. It is not known when Poudre R-1
will build a new elementary school on this site.
27. What is the likely land use on Tract L?
RESPONSE: This site is "orphaned" by topography and natural features. As a result, it will
probably be the last parcel to develop. Our guess at this time is that it will likely be low density
residential.
28. There is a natural low point on Tract N at the northwest corner of Lemay and Boardwalk
which always seems to have water. Is this water adjudicated to a water user?
RESPONSE: This area will be a permanent detention pond. The water in this area is not
adjudicated.
29. Who owns the out parcel along Lemay?
RESPONSE: This parcel is owned by a doctor in Denver. It is not a part of Oak -Cottonwood
Farm.
30. What are the price ranges for the single family lots?
RESPONSE: In "Miramont Estates" the lots will be large, around 15,000 square feet with 100
feet of lot width. In today's market, homes on these lots could range from $275,000 to
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January 10, 1994 Neighborhood Meeting Minutes
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$350,000. In "Miramont Valley" the lots will be around 7,000 square feet and have less lot
width. Homes on these lots will range from $150,000 to $180,000.
31. What is the estimated time frame for build -out?
RESPONSE: It is difficult to predict but we estimate five years.
32. Will there be a signal at Harmony and Hogan?
RESPONSE: The Harmony Road Access Control Plan would allow a signal to be installed at
this intersection. The likelihood, however, of this intersection being signalized depends on
J.F.K. Parkway being extended south to Harmony Road and aligning up with Hogan. Harmony
Road is under the jurisdiction of Colorado Department of Transportation as a state highway.
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