HomeMy WebLinkAboutMIRAMONT PUD, PHASE 3 - PRELIMINARY - 54-87M - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 19
MEETING DATE 3/2,9194—
STAFF Ted SheWrd
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Miramont P.U.D., Phase Three, Preliminary, #54-87M
APPLICANT: Miramont Associates, Ltd.
c/o Cityscape Urban Design
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNER: Oak Farm, Inc.
3555 Stanford Road, Suite 100
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for Preliminary P.U.D. for 246 single family lots
on 82.11 acres located west of Lemay Avenue and south of Boardwalk
Drive. Of the 246 total lots, 46 are considered to be "patio home
lots" due the smaller lot size. The property is zoned r-p, Planned
Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The requested land use, density, and layout are in substantial
conformance with the Oak -Cottonwood Farm O.D.P. The P.U.D.
satisfies both the absolute and variable criteria of the
Residential Uses Point Chart as well as the All Development
Criteria of the L.D.G.S. The P.U.D. is compatible with the
surrounding area. The P.U.D. is consistent with previously
conducted traffic studies for the Oak -Cottonwood Farm.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
0
9
Miramont PUD, Phase 3 - Preliminary, #54-87M
March 28, 1994 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N:
r-p;
Vacant
(Oak -Cottonwood Farm O.D.P., Parcels P and
N, "Possible City Park", "Multi -Family", Business
Services")
S:
r-p;
Vacant
(Oak -Cottonwood Farm O.D.P., Parcels A and
L, "Low
Density Single Family" and "Multi -Family")
S:
r-1-p;
Vacant
(Huntington Hills Single Family)
S:
r-1-p;
Vacant
(Fossil Creek Community Park)
E:
r-p;
Single
Family (Oak Ridge P.U.D.)
W:
R (County);
Single
Family (Fossil Creek Meadows)
Miramont P.U.D., Phase Three (82 acres), represents the southern
one-third of Oak -Cottonwood Farm O.D.P. (271 acres). This mixed
use O.D.P. was originally approved in 1987 and has been amended
upon two occasions.
There have been three previous filings for single family
development within the Miramont P.U.D.:
Miramont First: 61 lots on 21 acres approved July 27, 1992.
Miramont Second: 28 lots on 11.42 acres approved March 22, 1993.
Miramont at Castleridge: 18 lots on 13.74 acres, approved July 26,
1993.
2. Land Use:
Residential uses on 82 acres in Oak Cottonwood Farm are allowed
according to the approved O.D.P.
The request for 246 single family lots on 82 acres represents a
gross density of 3.00 dwelling units per acre. This satisfies the
absolute requirement of the Residential Uses Point Chart of the
L.D.G.S that, on a gross acreage basis, the average residential
density be at least 3.00 dwelling units per acre.
On the variable criteria, the P.U.D. scores 91% on the Residential
Uses Point Chart. Points were earned for proximity to a regional
shopping center (Harmony Market), a community park (Fossil Creek),
a school (Werner Elementary), and an employment center (Oak Ridge
Business Park). The performance on the Residential Uses Point
Chart supports the proposed density at this location.
Miramont PUD, Phase 3 - Preliminary, #54-87M
March 28, 1994 P & Z Meeting
Page 3
3. Neighborhood Compatibility:
A neighborhood information meeting was held, in conjunction with
Oak Hill Apartments, on January 10, 1994. Minutes of this meeting
are attached.
In general, there was very little discussion at the neighborhood
meeting about the single family portion of Oak -Cottonwood Farm.
Miramont Phase Three is seen by the surrounding neighbors as a
logical continuation of the approved Miramont filings. The patio
homes are located next to Boardwalk, a collector street. The
single family lots vary in size and respect the natural topography.
The proposed density and layout is found to be compatible with the
surrounding areas.
4. Design:
Miramont Phase Three is divided into two single family lot types.
The traditional single family lots (200) will range in size from
7,000 to 15,000 square feet. The patio home lots (46) will be
6,000 square feet or less.
The 46 patio homes are bordered by Mail Creek Ditch and Boardwalk
Drive. There is a significant greenbelt along Boardwalk Drive
which is a continuation of the streetscaping originally approved in
earlier Miramont filings. Mail Creek Ditch acts as a buffer
between the patio homes and single family area.
There is significant topography associated with the single family
area. The top of hillside is located just south of Mail Creek
Ditch. The lower area is defined by Southridge Greens Boulevard on
the south. There is as much as 40 feet of elevation change within
this area. This hillside will be terraced and feature larger lots,
with potential for walk -out basements, on the upper portions of the
slope. Smaller lots are planned for the lower portions of the
slope.
The streetscape along Lemay Avenue is landscaped with meandering
setbacks from rear lot lines. The three cul-de-sacs that back onto
Lemay are open, not blocked off by lots. Southridge Greens Blvd.
features a landscaped median to match the existing median on the
east side of Lemay Avenue.
In compliance with the O.D.P., there is a vehicular drop-off area
off Highcastle Drive on the east side of Werner Elementary School.
This drop-off has been reviewed and found acceptable by the school
principal.
Miramont PUD, Phase 3 - Preliminary, #54-87M
March 28, 1994 P & Z Meeting
Page 4
There are four looping access drives that serve as common driveways
for a cluster of single family lots. This minimizes the number of
driveway cuts on the local streets and adds interest to the
streetscape.
5. Solar Orientation:
Of the total 246 single family lots, 172 are oriented to within 30
degrees of a true east -west line, or have a minimum of 50 of
unobstructed access along the south lot line. This results in
69.9% of the total complying with the requirements of the Solar
Orientation Ordinance which exceeds the minimum of 65%.
6. Transportation:
A. Non -Vehicular Circulation
The three cul-de-sacs along Lemay will feature connecting sidewalks
out to the walk along Lemay Avenue. Two interior cul-de-sacs,
Belvedere Court and Highcastle Court, will connect with a sidewalk.
On the southeast, Roma Valley Drive will connect to the existing
homes along Mail Creek Lane with an eight foot wide path.
B. Vehicular Circulation
Boardwalk Drive is a collector street serving the northern portion
of Miramont Phase Three. Southridge Greens Blvd. will serve the
southern portion and begins as a collector at the intersection with
Lemay Avenue and tapers down to a local cross-section. There are
no other access points on Lemay Avenue.
In accordance with the O.D.P., Highcastle Drive has the potential
to be continued to the south into Tract L, which is not part of
Miramont Phase Three. This will require a crossing of Mail Creek.
The residential density and layout of Miramont Phase Three is
consistent with the assumptions and conclusions made in
Oak/Cottonwood Farm Site Access Study (Delich, May, 1992). The
P.U.D., therefore, is found to be feasible from a transportation
standpoint.
RECOMMENDATION:
In reviewing the request for Miramont Phase Three Preliminary
P.U.D., Staff finds the following facts to be true:
1. The requested land uses, density, and layout are in
conformance with the Oak -Cottonwood Farm O.D.P.
Miramont PUD, Phase 3 - Preliminary, #54-87M
March 28, 1994 P & Z Meeting
Page 5
2. The density of 3.00 dwelling units per acre satisfies the
absolute criterion of the Residential Uses Point Chart of the
L.D.G.S.
3. The P.U.D. satisfies the All Development Criteria of the
L.D.G.S.
4. The density is supported by the score of 910 on the variable
criteria of the Residential Uses Point Chart.
5. The proposed land use is compatible with the surrounding area.
6. The P.U.D. is feasible from a traffic engineering standpoint.
Staff, therefore, recommends approval of Miramont P.U.D., Phase
Three, Preliminary, #54-87M.
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ITEM: MIRAMONT PUD, Phase 3
Preliminary North
NUMBER: 54-87M
W€RNER
FUTURE PARK ORDEVELOPMENT
THE HAMLET
PATIO HOMBB
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SOUTHRIDGE GREENS GENERAL NOTES a� w
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OAKRIDGE ESTATES LAND USE BREAKDOWN
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MIRAMONT PHASE 3
PRELIMINARY PUD
LAND USE BREAKDOWN
FEBRUARY 7, 1994
Area
Gross
3,576,805
sq.ft.
82.11 acres
Net
2,759,551
sq.ft.
63.35 acres
Dwelling Units
Single Family
200
units
Patio Homes
46
units
TOTAL UNITS
246
units
Solar Oriented Lots
172
units
69.92%
Density
Gross
3.00 du/ac
Net
3.88 du/ac
Coverage
Buildings
492,000
sq.ft.
13.76%
Street R.O.W.
817,254
sq.ft.
22.85%
Parking & Drives
110,500
sq.ft.
3.09%
Open Space:
Common
593,489
sq.ft.
16.59%
Private
1,563,562
sq.ft.
43.71%
TOTAL OPEN SPACE
2,157,051
sq.ft.
60.31%
Floor Area
Residential
615,000
sq.ft.
Minimum Parking Provided
Garage/Carport
492
spaces
Other
4
spaces
(Guest spaces at Hamlet)
TOTAL VEHICLES
496
spaces
2 spaces/unit
*note:
Garages and/or driveways will accommodate handicap,
motorcycle, and bicycle
parking
Maximum Building Height
36
ft.
Single Family Setbacks
Front
20
ft.
Side
5
ft.
Corner Side
15
ft.
Rear
15
ft.
Patio Home Setbacks
Front
17
ft.
Side
0
ft.
10' min. between buildings
Corner Side
10
ft.
Rear
10
ft.
� oo�
urban design, inc.
MIRAMONT PHASE THREE
Statement of Planning Objectives
February 7, 1994
Miramont Phase Three is planned to comprise several neighborhood housing areas
consistent with the approved the Oak/Cottonwood ODP; a mixed use development evolving
as 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 neighborhood scale 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 wide range of housing types.
Multi -family, patio homes, conventional (2 to 4 d.u./ac. t) 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.
It is the continuing intent of the developers of Miramont to provide neighborhoods that
reflect the best plan for each parcel. Miramont Phase Three is planned to provide a wide
range of housing opportunities corresponding to the ODP and designed with sensitivity to the
site's topography, mountain views, visibility from the adjacent neighborhoods, existing
vegetation, the Mail Creek Ditch, Mail Creek, and the adjacent Werner Elementary School.
Housing types include patio homes (ODP Parcel E) and large residential lots (ODP Parcel
C and a portion of D) on a ridge just south of the Mail Creek Ditch, immediately adjacent to
Oak Ridge Estates. The hillside north of Southridge Greens Boulevard (ODP Parcels B and D)
has been terraced with larger lots on the upper portions of the slope and smaller on the lower
portions.
� oo�
urban design, inc.
The area South of Southridge Greens Boulevard and North of Mail Creek (ODP Parcels
J and Q a relatively flat portion of the site) has been planned with additional single family lots
at a somewhat higher density. These lots are similar in size to many of the lots at Oakridge
and many other south Fort Collins neighborhoods.
Several planned open space corridors separate the various housing types, while
unifying the Miramont project. It is proposed that these open spaces and the streetscapes
along Highcastle Drive, Lemay Avenue, and Southridge Greens Boulevard will be landscaped
with the quality and type of landscape improvements that are being established at the Upper
Meadow and Castle Ridge.
The applicant's project goals are consistent with the adopted Goals and Objectives and
the Land Use Policies Plan of the City of Fort Collins with regard to neighborhood planning,
compatibility, mixed use development, and locational criteria for various land uses. Applicable
policies include:
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 of 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 for a mix of housing densities.
Policy 79 Low density residential uses should locate in areas:
a. Which have easy access to existing or planned
neighborhood and regional/ community shopping centers;
b. Which have easy access to major employment centers;
C. Within walking distance to an existing or planned
elementary school; and
d. Within walking distance to an existing or planned
neighborhood park and within easy access to a
community park; and
e. In which a collector street affords the primary access.
Development of Miramont Phase Three is expected to begin in the fall of 1994, and
be completed by 1997.
Miramont Phase Oreliminary PUD
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterion
be satisled?
;!
If no, please explain I
a
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
x
I
x
1.2 Comprehensive Plan
x
x
1.3 Wildlife Habitat
x
1.4 Mineral Deposit
x
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Agricultural Im ortance
1.7 Enercv Conservation
x
x
1.8 Air Qualitv
x
x
1.9 Water Quality
Ix
I
I
x
1,10 SeINaae and Wastes
Ix
I
L
x
A 2: NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular. Pedestrian. Bike Transportation
x
x
2.2 Buildina Placement and Orientation
X '
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
x
x
2.10 Solar Access
x
x
2.11 Historic Resources
x
2.12 Setbacks
x
x
2.13 Landscape
x
x
2.14 Signs
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
x
3.4 Geologic Hazards
x
54
Mi -ramnnt T)In r Drol oTTn
DENSITY CHART
Maximum
Earned
Criterion
Credit
If All Dwelling Units Are Within:
Credit
a
20%
2000tool ofanexisting orapproved nolghborhoodshoppingcenter.
b
10%
650 foot of an existing transit slop.
C
10%
4000 root or on existing or approved regional shopping confer. Harmony Market
10
d
20%
3500feet ofanexisting orreserved nolghlborhoodpark communi FossilCreek
community Comm. Park
20
We
10%
1000 feet of a school, meeting Oil lho requirements of the compulsory education lows of the State of Colorado. Werner
10
`
f
20%
3000feel Ora major omploymentcenler.0akRidge Business Park
20
•""
g
55%
1000 fool of a child care center.
h
20%
'Norlh'FodCollins.
1
20%
The Central Buslness District.
A project whose boundary Is contiguous to existing urban development. Credit maybe earned as follows:
0%— For projects whose pfoporty boundary has 0 to 10% contiguity:
°
30 %
10 to 15%—For projects whose p(oporty boundary has 10 to 20% contiguity,
: 15 to 20%—For projects whose property boundary has 20 to 30%contiguity,
20to25%— Far projects whose property boundary has 301040%conllgilly.
30
25 to 30%—For projects whos property boundary has 40 to 50% contiguity,
k
Ifilconbedomonstraled that the project will reduce non-ronewoble energy useoge either through the opplicationof alternative energy
systems or through committed energy conservation measures beyond that normally required by City Code, a 5% bonus may be earned
for every 5% reduction in energy use.
1
Calculate a 1%bonus for every 50 acres Included In the project.
1
m
Calculate the percentage of the total acres in the project that are devoted to recreational use, enter 12 of that percentage as a bonus.
n
If the applicant commits to PreseMng permanent oflsile open space that meets the Citys minimum requirements, calculate the percentage
of this open space acreage to the total development acreage, enter this percentage as a bonus.
O
It part of the total development budget Is to be spent on neighborhood public transit facilities which are not otherwise required by City Code.
enter 2%bonus for every $100pot dwelling unit Invested.
p
If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code,
enter a 1% bonus for every $100 per dwelling unit invested.
V J'
q
nt Is being made Io develop a specified percentage of the total number of dwelling units for low income families, enter that
s a bonus, up to a maximum of 30%.
Z
nt Is being mode to develop a specified percentage of the total number of dwelling units for Type'A" and Type'B' handicapped
Fhousingmas
fined by the City of Fort Collins, calculate the bonus as follows:
O
rota-Y
times Typo is
l units
Iunils
Type'B'-1.0limes Type'B"unlls
o a�i I units
In no case shall the combined bonus be greater than 30%.
If the site or adjacent property contains an historic building or place, a bonus may be earned for the following:
3% — For preventing or mitigating outside influences (e.g. onvlronmental, land use, °esthetic. economic and social factors) adverse to Its
5
preservation:
3% — For assuring that now structures will be in keeping with the character of the building or place. white avoiding total units
3% — For proposing adoptive use of the building or place that will toad to its continuance, preservation and Improvement in an
appropriate manner.
If a portion or all of the required parking in the mull 1ple family project Is provided underground, within the building, or In an elevated parking
structure as an accessory use to the primary structure. a bonus may bo earned as follows
t
9% — For providing 75%or more of the podding Ina slructure:
6% — For providing 50-74% of the parking in a structure;
3% — For providing 25.49%of the parking In a strucuure.
u
If a commitment is being mode to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10%,
TOTAL 91
-30-
•
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, C011IlVIENTS
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.
0
•
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.
0
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
Miramont PUD at Oak -Cottonwood Farm -Office Park & Multi -Family
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.
Miramont PUD at Oak -Cottonwood Farm -Office Park & Multi -Family
January 10, 1994 Neighborhood Meeting Minutes
Page 5
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 "N iramont 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
Miramont PUD at Oak -Cottonwood Farm -Office Park & Multi -Family
January 10, 1994 Neighborhood Meeting Minutes
Page 6
$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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MEMORANDUM
To: Gary Nordick, Nordic Construction
Eldon Ward, Cityscape
Rick Ensdorff, Fort Collins Transportation Division
Fort Collins Planning Department
From: Matt Delich
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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