HomeMy WebLinkAboutCOURTYARDS AT MIRAMONT PUD, FIRST FILING - FINAL - 54-87O - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 16
MEETING DATE 5/ 23/ 94
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Courtyards at Miramont P.U.D., First Filing, Final,
#54-870
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 Final P.U.D. for a one lot subdivision for
two dwelling units on .5 acre. The parcel is located on the east
side of Boardwalk Drive, south of Oak Ridge Drive, zoned R-P,
Planned Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
This one lot P.U.D. and subdivision for two patio homes is located
at the entry to the Courtyards P.U.D. for purpose of constructing
sales models. The Final P.U.D. is in substantial conformance with
the Preliminary. The request satisfies the All Development
Criteria of the L.D.G.S. The residential project is compatible
with the surrounding area and meets the City's transportation
policies. A standard condition of approval has been added
regarding the timely filing of utility plans and development
agreement.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
•
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Courtyards at Miramont P.U.D. - Final, #54-870
May 23, 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 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; Vacant (Collinwood Assisted Living and Congregate Care)
W: R-P; Single Family (Upper Meadow at Miramont)
The subject site is located on a portion of Parcel Q of the Oak -
Cottonwood Farm O.D.P., first approved in 1987.
2. Land Use:
Parcel Q of the Oak -Cottonwood Farm was amended on April 25, 1994
to allow patio homes. The Preliminary P.U.D. was also approved on
the same date to allow 46 patio homes on 11.6 acres. The density
for the Preliminary P.U.D. is 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 Golf Course), a
school (Heritage Christian), and employment park (Oak Ridge), and
for being contiguous to existing urban development.
The Final P.U.D. consists of one lot (two patio homes) and is in
substantial conformance with the Preliminary P.U.D. Staff,
therefore, finds that the request is an appropriate land use at
this location.
3. Neighborhood Compatibility:
As with the Preliminary P.U.D., the Final is a residential project,
and therefore, compatible with the surrounding area. No
neighborhood meeting was held.
4. Design:
As a one -lot Final, there are no significant design issues. The
one lot will be divided into two patio homes. This is in
substantial conformance with the approved Preliminary. The purpose
is to construct model homes adjacent to the collector street,
Boardwalk Drive.
C
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Courtyards at Miramont P.U.D. - Final, #54-870
May 23, 1994 P & Z Meeting
Page 3
5. Transportation:
The one lot (two homes) will be served by a private street. This
street will intersect with Boardwalk Drive, a collector street.
The transportation issues associated with The Courtyards have been
reviewed in the context of the surrounding developments (Oak Hill
Apartments, Miramont Tennis and Fitness Center, Evangelical
Covenant Church/Heritage Christian School, and The Cottages
P.U.D.). As with the Preliminary, the Final conforms to the City's
transportation policies.
RECOMMENDATION:
In reviewing the request for Final P.U.D. for The Courtyards, First
Filing, Staff makes the following findings of fact:
1. The Final P.U.D. is in substantial conformance with the
Preliminary.
2. The P.U.D. satisfies the All Development Criteria 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. meets the City's transportation policies.
Staff, therefore, recommends approval of The Courtyards at
Miramont, Final P.U.D., First Filing, #54-870, subject to 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 (July 25, 1994) 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
0
Courtyards at Miramont P.U.D. - Final, #54-870
May 23, 1994 P & Z Meeting
Page 4
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 decisions,
of the Board shall be deemed to have been made at the time of
this conditional approval; however, in the event that the
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 11final
decision" shall be counted from the date of the BoardIs
decision resolving such dispute.
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ITEM: COURTYARDS @
MIRAMONT PUD
NUMBER: 54-87N, 0
_= Wheatcn t,
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HARMONY -ROAD
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MIRAMONT TENNIS`
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1. I PROPOSED
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UPPER MEADOW(
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4.
PROPOSED PARK
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1/ PARCEL P
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DETENTION -
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GENERAL NOTES
PLANKNO AND ZONNO VICINITY MAP
BOARD APPROVAL -
I =
ATTORNErS NONATURE_
OWNER'S CERTIFICATION
c^• _�_'___•
LAND USE BREAKDOWN
PLANT SCHEDULE
LEOAL DESCRIPTION
TVRCAI R= R TTP�-'<.[TOliv �_
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THE COURTYARDS?
AT MIRAMONT P.U.D.
- 9iE, Pl,Ai
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A PORTION OF PARCELSPAMENDED OAK / COTTONWOOD O.DP
PLAT OF
COURTYARDS AT MIRAMONT P.U.D., FIRST FILING
1
UPPED F'REwD-O%Iq
RAR£MOHT, FIRST F
P.U.D.
1
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UPPER MEADOW AT
50RANOUT, SECOHD FILIUG \
P.U.D. \
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ALBRECHT HOMES,>., a aEYEUNe ..[Nut. 1D.[1+ND, Ca C.aoas) COURTI'
s•OARDS AT UIFWIONT P.U.D. FUM FILING i 1
Su, RNDK: ISDS1 an_C511 RT COUW3. COLORADO
COURTYARDS AT MIRAMONT P.U.D., FIRST FILING
PROPERTY DESCRIPTION:
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 Larimer, State of
Colorado being more particularly described as follows:
Considering the East line of said Northeast Quarter of said Section 1 as bearing South 00010'00"
West, and with all bearings contained herein relative thereto:
Commencing at a point on said East line which bears South 00°10'00" West 900.00 feet from
from the Northeast corner of said Section 1; thence North 89' 50' 00" West, 300.00 to the
beginning of a tangent curve to the left having a central angle of 90°00'03" and a radius of
400.00 feet; thence southwesterly along the arc of said curve 628.32 feet to the end of said curve;
thence tangent from said curve South 00°10'00" West, 604.21 feet to a point on the west
boundary line of Oakridge West P.U.D., First Filing, a plat recorded in Latimer County records;
thence leaving said west boundary of Oakridge West P.U.D., First Filing, and continuing North
89°50'00" West, 320.00 feet; thence South 00°12'24" West, 204.62 feet; thence South 79°39'58"
West, 409.21 feet; thence South 69°32'51" West; 142.41 feet to a point on the East right-of-way
line of Boardwalk Drive, also being a point on a tangent curve having a central angle of
01°21'35" and a radius of 644.00 feet; thence continuing along said Boardwalk right-of-way line
and along the are of said curve 15.28 feet to the end of said curve; thence continuing along said
Boardwalk Drive right-of-way line tangent from said curve South 20°32'36" East, 107.72 feet to
the TRUE POINT OF BEGINNING:
Thence leaving said east right-of-way line of Boardwalk Drive and continuing North 69032'51"
East, 106.89 feet to the beginning of a tangent curve having a central angle of 08°22'12" and a
radius of 274.00 feet; thence along the are of said curve 40.03 feet to the end of said curve;
thence South 10°20'02" East, 163.77 feet; thence South 69°27'24" West, 117.74' to a point on the
east right-of-way line of Boardwalk Drive; thence continuing northwesterly along the east right-
of-way line of Boardwalk Drive North 20°32'36" West, 442.66 feet to the TRUE POINT OF
BEGINNING.
Said tract contains 0.50 acres more or less.
•
SCHOOL PROJECTIONS
PROPOSAL: COURTYARDS AT MIRAMONT PUD, 1 st Flg - Final
DESCRIPTION: Two dwellings on .5 acre
DENSITY:
General Population
2 (units) x 3.5
4 du/acre
(persons/unit) = 7
SchoolAge Population
Elementary - 2 (units) x .450
Junior High - 2 (units) x .210
Senior High - 2 (units) x .185
Affected Schools
Werner Elementary
Boltz Junior High School
Fort Collins Senior High School
(pupils/unit) = .9
(pupils/unit) = .42
(pupils/unit) = .37
Design
Capacity Enrollment
568
349
900
1015
1300
1418
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.
•
Courtyards ,.��
Mjrgman-{-
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
CRITcr!ot,l
A1:
1.1
1.2
1.3
1.4
1.5
1.6
1.7
1.8
1.9
i in
COMMUNITY -WIDE CRITERIA
Solar Oriental cn
Comprehensive Plan
Wildlife Habitat
Ntinera11 Deposit
Ecologically Sensitive Areas
Lands of Agricultural Importance
Enercv Ccnser✓ation
Air Quality
Water Quality
APPLICABLE CRITERIA ONLY
s the crttenon Will the cmerie
applicable? be saGsried7
Fe s I N 0
_a
0
a <
,reserved I
reserved
X I X
xi I XI x
A 2.
NEIGHBORHOOD COMPATIBILITY CRITERI
2.1
Vehicular. Pedestrian. Bike Transportation X
2.2
Building Placement and Orientation
X
2.3
Natural Features
X
2.4
Vehicular Circulation and Parking
X
2.5
Emergency Access
X
2.6
Pedestrian Circulation
2.1
Architecture
X
2.8
building Height and Views
X
2.9
Shading
x
2.10
Solar Access
X
2.11
Historic Resources
X
X
2.12
Setb2cks
2.13
Landscape
X
2.14
Sicns
X
2.15
Site Lighting
X
X
2.16
Noise and Vibration
X
2.17
Glare or Heat
2.18
Hazardous Materials
X
X
A 3.
ENGINEERING CRITERIA
3.1
Utility Capacity
X
3.2
Design Standards
3.3
Water Hazards
X
X
3.4
Geologic Hazards
A
X
X
X
X
X
X
K
X
X
X
X
0
If no, please explain
X I A ✓a riQ
54
Aft
IF DENSITY CHART
Vcximum
Cntencn Credit It All ceiling Urntz Are Within:
O
20 o
2000 leer of an eunng or acdro +a rwgroo T aro cent«
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10 to IS %
1
30 %
—For orcwecIN w+o.e orooenv no ..omr nm 10 b 20% co—gL^.
15 r0 20X - Fd Drorwcm wnotes pr0000Y courlofly not 20 to ,}A% cco r r; rrrr .
20 to 25% -;or Dromcrs .,Howe orooerry oatorcsary rm 3c to 40% connwpr
25 rC 3AX -;Of OrOrs�^i woos oroawnv oofrdav nm a0 to SAX con ^W M.
k
r n Ca a oerrontral.a r cr TM orb ter we recce np en.,aO. r ow uwoge .ww Or r w o0o moor d ortar+ a+ w w
tvnems v mfmj(r ccmmnrfa «wgv r_onsencnon rroafttet owvona mar nortnaH rfaurfa Dv Gty Coos. a 5% corrt.s mar 00 fornwa
f or o w 5 % reoLcmw ,n energy use.
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m
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n
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a«Cenroge
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as a DorKA to to a ma7orrryfn of JOi
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T a car""'Pt"W" rt Defog mace t0 aw PVPK= 0 LwOrrt M1eO a«Cfoge Or mY+er e 00" MJTOf a...ng {jest, b 'ywe "A" ar C ryww'r honCKX=w.a
mourn a a.Anea ov R%e City of Fort Ccuru coajrate mo aonu as rotors,,
O
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TO" Is'"-
cc-
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in no ccw rna tM comwon own. w6 goo wr mm 101
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3
Drf.ergtfat
1 % -For oajr+g rna nest nntRrw we De n rweorrp win mf C+Ox7.r d the outarng a Ofwca .rw aw6rq roK7 tjvq
1X — Far DICCCE 9 0000M" ta. or me wulunp Of Croat mar wl t.aa tw in ="W%jar a Drwrrvanm ma rTvov.rTwrx n an
aC0'owrr9. mar»'.
r o aaMM a d or "NO repur.a wv.g n mf rrtlrow tCrrwry wroteb a Oraraea unoerQptMn w n1n r w Ot}y,a Cr n an a ar.a among
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eRLy. (a m CCC.t•DnI the to me orrr.My VrjC1Va a awrwn may a farnwa = rotas:
1
v% — Fa awvq 7S% a mar. a r+w oorvq n a ssnJcm�
0% —for aavwdsg .50-T4%of m. Cas�gna>tnsftr�
ForDraa2+g2! 4^01*reombs naanima
U
r a co rvrv"no-q a Oerq rrom 17 crawooe Cwarovea cw?or mc"c fee �M ¢tNWYJ r waff a ra mw a«r.tnQ om en rR a Dania of V%
TOTAL 5
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