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HomeMy WebLinkAboutCOURTYARDS AT MIRAMONT PUD - PRELIMINARY - 54-87N - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 16 / 17 MEETING DATE 4/25/94 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Courtyards at Miramont Preliminary P.U.D., #54-87N Amendment to the Oak -Cottonwood Farm O.D.P. APPLICANT: Albrecht Homes 4836 South College Avenue 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 46 single family detached patio homes on 11.6 acres. The request also includes a change to the Oak -Cottonwood Farm O.D.P. to allow patio homes on Parcel Q. The project is located on the east side of Boardwalk Drive south of Oak Ridge Drive. The zoning is r-p, Planned Residential. RECOMMENDATION: Approval of the Major Change to the O.D.P. Approval of the Preliminary P.U.D. EXECUTIVE SUMMARY: Parcel Q of the O.D.P. is designated as "Business Services and/or Multi -Family." The request for patio homes is considered an insignificant change to Parcel Q. Staff recommends approval based on Parcel Q of the O.D.P. containing a significant multi -family component and two other parcels remaining designated for multi- family. "Patio" homes are single family detached homes, on lots less than 6,000 square feet. Average lot size is approximately 5,000 square feet. The P.U.D. satisfies the All Development Criteria and the density of 3.96 dwelling units per acre is supported by a score of 85% on the Residential Uses Point of the L.D.G.S. The P.U.D. is 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 • Courtyards at Miramont PUD - Preliminary, #54-87N Amendment to the Oak Cottonwood Farm Overall Development Plan April 25, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-P; Vacant (Oak Hill Apartments Preliminary P.U.D.) S: R-P; Vacant (Oak -Cottonwood Farm O.D.P. Parcel P ("Possible City Park, Multi -Family, or Business Services") E: R-P; Collinwood Assisted Living and Congregate Care W: R-P; Single Family (Upper Meadow at Miramont P.U.D.) The subject site is located on a portion of Parcel Q of the Oak - Cottonwood Farm O.D.P. This O.D.P. was first approved in 1987. As a 272 acre O.D.P., there has been substantial development in both commercial (Harmony Market) and residential (Miramont) sectors. 2. Land Use: A. O.D.P. Amendment As mentioned, the P.U.D. is located on Parcel Q of the Oak Cottonwood Farm O.D.P. This Parcel is 31 acres in size and is designated as "Business Services and/or Multi -Family." The request for patio homes at 3.96 dwelling units per acre, however, is considered a single family land use, and therefore, not in compliance with the designation on the O.D.P. The L.D.G.S. allows for changes to an overall development plan. Major changes to an O.D.P. must be approved by the Planning and Zoning Board. Changes are reviewed based on conformance with the City's Comprehensive Plan. As part of the consideration of the Preliminary P.U.D., the change to the O.D.P. to allow patio homes on Parcel Q must be approved by the Planning and Zoning Board. Staff recommends Parcel Q be amended to allow patio homes. As justification for approving the change, Staff offers the following: 1. Parcel Q already contains a significant multi -family component. Oak Hill Apartments was approved for Preliminary P.U.D. and consists of 210 units on 14.4 acres for a density of 14.58 dwelling units per acre. 2. Oak -Cottonwood Farm contains two other parcels designated as "Multi -Family. " Parcels A and N combined are 20 acres in size and located along Lemay Avenue. • Courtyards at Miramont PUD - Preliminary, #54-87N Amendment to the Oak Cottonwood Farm Overall Development Plan April 25, 1994 P & Z Meeting Page 3 3. Parcels An and N are located at the intersection of two collectors, Boardwalk and Southridge Greens Blvd. The location of multi -family on the perimeter of the square mile section, with access to a collector street system, is desirable in that vehicular trips to the interior, lower density parcels are minimized. 4. Patio homes on Parcel Q will act as a logical transition in land use intensity and buffer the single family areas from the higher density residential, institutional, and commercial areas. 5. Oak -Cottonwood Farm remains a mixed -use O.D.P. with an established variety of land uses. Unlike many 0.D.P.Is, the commercial and higher density land uses are developing prior to and in conjunction with the lower density residential areas. Ample opportunities remain for future multi -family development within the 272 acre Oak -Cottonwood Farm O.D.P. Staff finds that with the proposed change, the 272 acre Oak - Cottonwood Farm O.D.P. remains in conformance with the City's Comprehensive Plan Staff, therefore, recommends approval of the change to allow patio homes on Parcel Q of the Oak -Cottonwood Farm O.D.P. B. Residential Uses Point Chart The request for 46 single family detached patio homes on 11.6 acres represents a density of 3.96 dwelling units per acre. This density is justified by a score of 85% on the Residential Uses Point Chart of the L.D.G.S. Points were awarded for proximity to a regional shopping center (Harmony Market), a community facility (Southridge Greens Golf Course), a school (Heritage Christian), an employment park (Oak Ridge Business Park), and for being contiguous to existing urban development. The project and proposed density are supported by the performance on the Residential Uses Point Chart. 3. Neighborhood Compatibility: Since 19871 there have been numerous neighborhood meetings for development in Oak -Cottonwood Farm. The most recent neighborhood meeting was held for Oak Hill Apartments on Parcel Q and an office park on Parcel V. This meeting was held on January 10, 1994. Although adjacent to Oak Hill Apartments on the south, the Courtyards at Miramont was not specifically presented at this meeting. • Courtyards at Miramont PUD - Preliminary, #54-87N Amendment to the Oak Cottonwood Farm Overall Development Plan April 25, 1994 P & Z Meeting Page 4 The primary concern of those attending the neighborhood meeting was the placement of multi -family along Lemay on Parcels N and A. These two parcels are directly across Lemay Avenue from Oak Ridge Village and are perceived to be critical pieces that will shape the quality of the existing neighborhood. The development of Parcel Q as multi -family and business service uses was considered to be well buffered from Oak Ridge Village and thus acceptable by those attending the meeting. As further evidence of the acceptance of the proposed land uses on Parcel Q, Oak Hill Apartments Preliminary P.U.D. was approved by the Planning and Zoning Board, on the consent agenda, without any neighborhood opposition. The Courtyards at Miramont represents a patio home concept. The site is internal to Oak Cottonwood Farm and not adjacent to any of the existing surrounding neighborhoods. Staff finds that Courtyards at Miramont P.U.D. is sensitive to and maintains the character of the surrounding area. 4. Design: As a patio home project, the single family homes are detached and placed on a lot less than 6,000 square feet. For The Courtyards at Miramont, a typical patio home lot is about 5,000 square feet in area. Other design features are discussed below. A. Water Feature/Greenbelt/Paths The site borders a regional stormwater retention pond. This pond will also serve as a permanent water feature as well as a source for raw water irrigation. The pond is encircled by a path set within a common greenbelt area. A north -south path will connect to the path network established in Oak Hill Apartments P.U.D. This network allows non -vehicular circulation to the Miramont Fitness and Health Club and to Harmony Market Shopping Center. B. Landscaping There will be street trees planted along Boardwalk Drive as well as a landscaped entry feature. In addition, there will be one street tree per lot along the private internal drive. C. Parking In response to concerns from the Poudre Fire Authority, there are 30 common parking spaces in addition to the individual driveways for each unit. These spaces are distributed throughout the project. • • Courtyards at Miramont PUD - Preliminary, #54-87N Amendment to the Oak Cottonwood Farm Overall Development Plan April 25, 1994 P & Z Meeting Page 5 5. Transportation: Primary access will be gained from Boardwalk Drive, a collector street. An emergency access is planned for the second point of access via a parking lot for the potential future neighborhood park, adjacent to the south. There will be no vehicular connection into Oak Hill Apartments to the north, only bicycle/pedestrian paths. Recent developments within Oak Cottonwood Farm include Oak Hill Apartments, Miramont Tennis and Fitness Center, and the expansion Evangelical Covenant Church in conjunction with Heritage Christian High School. These projects, along with Courtyards at Miramont, have been analyzed for traffic impacts and for conformance with the overall traffic study for the entire O.D.P. According to The Courtyards at Miramont P.U.D. Traffic Study, (Delich, March 7, 1994) the proposed development (including future phases), combined with the recently approved projects, are consistent with and slightly less than the original traffic impact assumptions of the Oak Cottonwood Farm Site Access Study. Staff, therefore, finds the project to be feasible from a transportation standpoint. RECOMMENDATION: In reviewing the change to the Oak -Cottonwood Farm O.D.P. to allow "Patio Homes" on Parcel Q, Staff finds the following facts to be true: 1. The Oak -Cottonwood Farm O.D.P. is a 272 acre site with a variety of existing and proposed land uses and housing types. Ample opportunities remain for future multi -family on Parcels A and N. 2. With the change, the O.D.P. remains in conformance with the City's Comprehensive Plan. Staff, therefore, recommends approval of the change to allow "Patio Homes" on Parcel Q of the Oak -Cottonwood Farm O.D.P. In reviewing the request for The Courtyards at Miramont Preliminary P.U.D., Staff finds the following facts to be true: 1. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. 1 • Courtyards at Miramont PUD - Preliminary, #54-87N Amendment to the Oak Cottonwood Farm Overall Development Plan April 25, 1994 P & Z Meeting Page 6 2. The residential land use and density are supported by a score 85% on the Residential Uses Point Chart of the L.D.G.S. 3. The P.U.D. is sensitive to and maintains the character of existing neighborhoods and is found to be compatible with the surrounding area. 4. The P.U.D. has been reviewed by the City of Fort Collins Transportation Department and is feasible from a traffic engineering standpoint. Staff, therefore, recommends approval of The Courtyards at Miramont Preliminary P.U.D., #54-87N. Pavilion Ln; ■ �� o Wheatcn L ■ ro�0Wa 5 t (D L1 to Co n U) 1 0 0 board Ln. 1 c t 1 a HARMONY ROAD LU 'o■7r`*ft, rL Nicklaus \ Ct. 1 Q P' � er 3 Q \a¢ \ 1 -0oc o 1 m Oakrid e pr 1LA Rule Dr. C 1 'I o San reed ................ z�..: :.....: lairwa Ln. Ct. -��L�ive p 1 � Sawto-0 l4 �� ea rk wa y rc/c 0 Cl. ♦ Whited Oak C 3 Spanish Oak $Fla ■ ■ v �J Twinberry L Dr U 1� O O Oak Leaf C/. PSelon. i s Southridge COURTYARDS @ ITEM. North MIRAMONT PUD NUMBER: 54-87N, 0 Courtyards at Miramont P.U.D. Project No: 1410-01-94 Prellurirrary Submittal Date: 03/03/94 File: AI.IIRE,CH'1' 1 Nil RAMt)N'1' 1 COUR'1'YDS 1 PRELIM 1 LEGAL - Revised: 49/05/94 Courtyards at Miramont P.U.D. LEGAL. A tract of land located in the Northeast Quarter (NE 1/4) of Section 1, Township 6 North, Range 69 West of the 6th Principal Meridian, City of Fort Collins, County of Laruner, State of Colorado, being more particularly described as follows: Considering the East line of said Northeast Quarter (NE 1/4) of Section 1 as beating South 00°10'00" West, and with all bearings contained herein relative thereto: Commencing ata point on said East line which bears South 00°10'00" West. 900.00 feet from the Northeast corner of said Section 1; thence North 89°50'00" West, 300.00 feett to the beginning of a tangent. curve to the left having a central angle of 90°00'03" and a radius of 400.00 feel; thence along the are of said curve 628.32 feet to the end of said curve; thence tangent frotn said curve South 00°10'00" West, 004.21 feet to a point on the west boundary of Oakridge West P.U.D., First Filing, a plat recorded in Larirner County records; thence continuing along the west boundary of said Oakridge West P.U.D., Fast Filing South 00°10'00" West, 302.00 feet to the TRUE POINT OF BEGINNING: thence continuing along the west boundary of said Oakridge West P.U.D., First Filing South 00010'00" West, 527.20 feet to the southwest corner of said Onkridge West P.U.D., First Filing; thence leaving said west boundary of Oakridge West P.U.D., First. Filing and continuing South 70°39'28" West., 460.06 feet.; thence North 19°20'32" West., 212.92 feet.; thence South 61°41'04" West, 159.57 feet to a point on the east right-of-way line of Boardwalk Drive; thence along said easterly right. -of -way line of Boardwalk Drive North 28°24'22" West, 33.12 feet to the begitur.ing of a tangent curve to the right having a central angle of 07151'46' and a radius of 576.00 feet; thence along the arc of said curve 79.05 feet to the end of said curve; thence continuing along said easterly right. -of -way line and tangent from said curve North 20°32'36" West, 442.66 feet to the beginning of a tangentcurve to the left. having a central angle of 01°20'00' and a radius of 644.00 feet; thence along the are of said curve 14.99 feet to the end of said curve; thence leaving said easterly right-of-way line of Boardwalk Drive and continuing North 69°32'51" East, 142.41 feet; thence North 79°39'58" Fast, 409.21 feet; thence South 16°27'59" West, 77.67 feet; thence South 73°00'00" East, 80.83 feet.; thence South 89°.50'00" East, 264.40 feet to the TRUE POINT OF BEGINNING: The above described tract of land contains 11.13 acres more or less. PLANNING OBJECTIVES THE COURTYARDS AT MIRAMONT The Courtyards at Miramont is an 11 acre parcel within the Miramont Overall Development Plan. It gains primary access from Boardwalk Drive with secondary access to future development from the extension of Rule Drive. The site is contiguous to existing development and is adjacent to the Collinwood Assisted Living Facility on the east, a planned future neighborhood park on the south, and approved Tennis Center to the northeast and proposed Oakhill Apartments P.U.D. to the northwest. The property wraps around a drainage/irrigation pond located along Boardwalk Drive providing an amenity to the development. Great care has been given to provide maximum exposure to the pond, future park and adjacent open space while preserving solar access to 84% of the lots. Pedestrian paths are provided around the pond with internal connections to the street system. The proposal incorporates 46 single family detached patio home lots on 9.0 acres for a density of 5 du/ac.. This density is appropriate at this location and is consistent with the approved ODP. It provides a transition from the single family areas west of Boardwalk Drive to the more commercial and higher density uses surrounding the site. Private streets are planned at 28' widths with designated parking areas for guest. Each home has a two car garage and a driveway deep enough to park two off street vehicles. A density of 5 du/ac at this location is supported by the following policies contained in the Land Use Policies Plan. 75. Residential areas should provide for a mix of housing densities. 78. Residential development should be directed into areas which reinforce the phasing plan in the urban growth area. 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; d. Within walking distance to an existing or planned neighborhood park and within each access to a community park; and e. In which a collector street affords the primary access. The development is being proposed by Albrecht Homes who will also be the builder. A homeowners association will be established for maintenance purposes of the open space and to preserve architectural continuity. The plan illustrates a phase one preliminary and final on lots 1 and 2 at the entrance on Boardwalk Drive. Final approval of these lots will allow models to be constructed this summer while development proceeds on future phases.