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Home My WebLink AboutTHE COTTAGES AT MIRAMONT PUD - PRELIMINARY - 54-87Q - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 9 MEETING DATE 6 /27 /94 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: The Cottages at Miramont P.U.D., Preliminary, #54-87Q 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 16 single family lots on 2.22 acres located west of Lemay Avenue and south of Oak Ridge Drive. The parcel is zoned R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Preliminary P.U.D. is in conformance with the Oak -Cottonwood Farm O.D.P. The request satisfies the All Development Criteria of the L.D.G.S. The density is supported by the Residential Uses Point Chart of the L.D.G.S. The project is compatible with the surrounding area. The P.U.D. complies with the City's Transportation policies. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT The Cottages at Miramont PUD - Preliminary, #54-87Q June 27, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-P; Vacant (Miramont Tennis Center, Preliminary) S: R-P; Vacant (The Courtyards at Miramont, Preliminary) E: B-P, Collinwood Senior Housing and Assisted Living Center W: R-P; Vacant (Oak Hill Apartments, Preliminary) 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: The proposal for 16 lots on 2.22 acres represents a small -lot, single family, detached housing product. Lot sizes will average 3,000 square feet. One of the side yards will feature a zero lot line setback. This housing product is also referred to as "patio homes." Garages are located in the rear of the units served by an alley. The density is 7.2 dwelling units per acre. A. O.D.P. On April 25, 1994, the Planning and Zoning Board approved an amendment to the Oak -Cottonwood Farm to allow patio homes on Parcel Q, a 31 acre tract. Formerly designated as "Business Services and/or Multi -Family Residential," Parcel Q now allows patio homes. The request for 16 patio homes on 2.22 acres complies with the expanded land use designation for Parcel Q. The request, therefore, is in compliance with the O.D.P. B. Residential Uses Point Chart As mentioned, the Preliminary P.U.D. represents a density of 7.20 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. • 0 The Cottages at Miramont PUD - Preliminary, #54-87Q June 27, 1994 P & Z Meeting Page 3 3. Neighborhood Compatibility: The Cottages at Miramont represents a patio home concept. Patio homes and duplexes are found in Oak Ridge Village, a residential neighborhood on the east side of Lemay Avenue. The P.U.D. is bordered by apartments, a tennis and fitness club, an elderly care facility, and patio homes. Because the proposed use is similar or less intense than the surrounding land uses, no neighborhood meeting was held. Staff finds that The Cottages at Miramont 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 lots less than the required minimum of 6,000 square feet. Average lot size will be 3,000 square feet. One side yard will feature a zero lot line to create more usable space on one side. Front yard setbacks will be 20 feet. This particular project increases the variety of housing types in the area and contributes to neighborhood diversity. Other design features are discussed below. A. Rear Loaded Garages All garages gain access via an alley located at the rear of all lots. This allows for a more pleasing streetscape, especially given the size and narrowness of the lots. B. Paths The 2.22 acre site is well served by bicycle/pedestrian paths that connect south into The Courtyards and west into Oak Hill Apartments. A path is stubbed to the north property line to tie into Phase Two of the Tennis and Fitness Center. Combined with other projects in the area, these paths will create easy access to the Tennis and Fitness Center and the Harmony Market Shopping Center. C. Bungalow Style The house sizes will range from 1,000 to 1,500 square feet on long (100 feet) , narrow (30 feet) lots. Houses on these lots will be of the "bungalow style." At the Preliminary stage, there are three distinct entries featuring different combinations of porches and rooflines. These three models are illustrated on the Site/Landscape Plan. A covered breezeway will connect the back of the house to the garage. 0 9 The Cottages at Miramont PUD - Preliminary, #54-87Q June 27, 1994 P & Z Meeting Page 4 5. Solar Orientation: All 16 lots are oriented to within 30 degrees of a true east -west line for a compliance rate of 100%. 6. Transportation: Primary access is gained by Rule Drive, a local street that intersects with Lemay Avenue. Rule Drive is designed to serve the Collinwood, Oak Ridge West, and the subject property. A secondary point of access will be provided to the north, via the future Miramont Tennis Center, to connect to Oak Ridge Drive, a collector street. Bicycle/pedestrian paths connect to adjacent uses on the north (Miramont Tennis Center), east (Oak Hill Apartments) and south (Courtyards at Miramont). The P.U.D. satisfies the City's transportation policies. RECOMMENDATION: In reviewing the request for The Cottages at Miramont, Preliminary P.U.D., Staff finds the following facts to be true: A. The request is in conformance with the O.D.P. B. The request satisfies the All Development Criteria of the L.D.G.S. C. The density is supported by the performance on the Residential Uses Point Chart of the L.D.G.S. D. The P.U.D. is compatible with the surrounding neighborhoods. E. The P.U.D. satisfies the City's transportation policies. Therefore, Staff recommends approval of The Cottages at Miramont Preliminary P.U.D., #54-87Q. 0 ,D 31 RLP �s F qZ 'li o 07 by 71 q3w 3'1 Aa 8Z 90 > It q7 4 W A Y 'M 3'1 Nb sl ESTATES 31 � i Q n zd � T z° � e 30 39 ,a rR Acr i i7 'A' QI(yi.t' ro5 n I•y _�< b,44 ! •elt WERNER L i ELEM. „ r 4 'REEK r 8z 1E ll7 — 0, e MEADOWS :D 116 A n .V D of 0 ol�. —1 w A.:,. i. — .p. Mj ro Lu -- — 710) K IC a , � MKR/DOE DR. BUSI E fi S PAR a 0 o«� of ? ,obv GNURG -bp- rp P SITE Aff7 :1 eu : , 6- w is 1r1"IE1Vl:COTTAGES @ MIRAMONT PUD, 4W North Preliminary NUMBER: 54-87Q 0 • II I� y o �`:'o �14►� o � o��oO:r o�Rod ��:�� j ONCRIDGE WEST (UNDEVELOPED) ° RULE DRIVE - - i° ai 3i 9i si ai ii iii Q •,°. tee ZONED, ir. r.1 r.1 4.1r.'r�lra�1.1 . I 1 0 iol YN�! si' di ii' u 1 Ii WtN TP �t671V.W CQiiGTgl � r�av�rE s,�r O THE ARD31 / $1 AT MI P.U.D. TRACT P I wsau 22 by / / ooe. 23 r l v r / r 10 24 GENERAL NOTES / ` 1 28' ... •,. «•..... �... �.. a .. .» . u �. I 1 191TWT TI•tt •O[ Lm t�v.- 2V eTMEr TYPICAL LOT BBOAP ROVAL ~ OWNER'S CEATMOAT10N a�r — LAND USE BREAKDOWN PLANT SCHEDULE art. Rwrt.lE mr.LL»risPe�usYA OY OEGdW NYGC Tt£ .MI.B.r. ow .� PHASING PLAN PHASE VI THE COTTAGES AT MIRAMONT P.U.D. A PORTION OF PARCELS P & O AMENDED OAK / COTTONWOOD O.D.P. No Text SCHOOL PROJECTIONS PROPOSAL: COTTAGES AT MIRAMONT PUD - Preliminary DESCRIPTION: 16 single family lots on 2.22 acres DENSITY: General Population 16 (units) x 3.5 7.2 du/ac (persons/unit) = 56 SchoolAge Population Elementary - 16 (units) x .450 Junior High - 16 (units) x .210 Senior High - 16 (units) x .185 (pupils/unit) = 7.2 (pupils/unit) = 3.36 (pupils/unit) = 2.96 Design Affected Schools Capacity Enrollment Werner Elementary 568 349 Boltz Junior High School 900 1015 Fort Collins Senior High School 1300 1418 PLANNING OBJECTIVES THE COTTAGES AT MIRAMONT The Cottages at Miramont is a 2.2 acre parcel located just north of the proposed Courtyards at Miramont P.U.D.. It gains primary access from the extension of Rule Drive. This phase consists of 16 single family detached lots on 2.2 acres for a density of 7.2 d.u./ac.. This density is appropriate at this location. Private streets are planned at 20' widths with designated parallel parking areas for guests. A combination of a ranch plan and a raised ranch with basement are proposed. All houses have a rear access two car garage with a covered breezeway in between garage and house. The architecture will be reminiscent of the bungalow style popular in the 20's and 30's, with covered front porches and pitched roofs. The houses range in size from 1,000 s.f. to 1,500 s.f.. Landscaping will consist of front yard street trees. Open space at the ends of the lot rows will be landscaped and maintained by a homeowners association. The lot sizes will be an average of 3,000 s.f., with a zero lot line. A fence will provide side yard privacy between lots. Front yard setbacks are 20' and side yard setbacks are 6'. A density of 7.2 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. Each of the 16 lots will benefit from solar access, therefore achieving 100% solar compliance. /I !I'TArFr -.0,: M If 4MAn/T OOa ci_,NLN.la A* Ld o 1. Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the crlterio be satisfied? If no, please explain a E S s j u LL Z a a Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan 1.3 Wildlife Habitat 1.4 Mineral Deposit 1.5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Energy Conservation V 1.8 Air Quality 1.9 Water Quality 1.10 Sewage and Wastes r/ A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular Pedestrian Bike Transportation ✓ I I I✓ 2.2 Building Placement and Orientation ✓ ✓ 2.3 Natural Features ✓ 2.4 Vehicular Circulation and Parking 2.5 Emergency Access 2.6 Pedestrian Circulation 2.7 Architecture 2.8 Building Height and Views 2.9 Shading 2.10 Solar Access 2.11 Historic Resources 2.12 Setbacks V/ V 2.13 Landscape 2.14 Signs f 2.15 Site Lighting ✓ r/ 2.16 Noise and Vibration 2.17 Glare or Heat 2.18 Hazardous Materials t/ ✓ A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards r/ ,/ 3.3 Water Hazards 3.4 Geologic Hazards Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -61- 0 DENSITY CHART MC xImum Critenon Credit It All Dwelling Units Aie Within: c�rned Crec,t a 20% 2000 feet Wan e.enng or aooro ea neproornoaa srODO-9 Carter In 10 % 650feet ofan0.l" gfrarrart roo. C 10% .1000 feet or an ensnnq or cooroyea rriogi0i srocang care« HAI2MOrvy /"1A49ET 10 d 20% 1500 rest of an eustnsq or remKvoa rergnoomooc Caro communrtv Carr Of COfnmunrry r ocinv SDUTHRlO GE 120 w e 109y0 '000 test or a scnoor. meenng all me reawrer„«,ts or me cOmOursOry ealcason or ms Stare W C t�`ii°�-�6EGMelsnnN 10 t 2C% 3000 feet or a mover emotovmsnf« rt Ce DR kla�E aus,4Ess kK � 0 �` 9 5% 1000 feerot a cnea care center h 20910 Norm-4ortColru 20% ttleComa &Awwuoatncr. A pro"m=w ono DgYlOpry is ConrrguotJ ro ossmrlg trDa1 aeveroomenf Gear R1vy a earnsa as fpsa,.,z 0% — Far ofot� y noes 0100 ry bounaary rws 0 to t0% oan"quny .. f oy 30 10 to Doi —;Of protectswss oroci Dorm 10 fo 20% conngaly . .0 15 to 20% — Far orolects w+ose oroosnv ocursaary teas 20 to 30% cor,"gurty 20 to 25% — For ororecrs .tine oroosrtv Dounclory hcs 30 to 40% conrQurp, 25 b 30%— For oroieets wws orocenv oos na 40 to 5C% S nci eonnquey, k rt rt can 00 oermonsmatea mat me crorecr vex reauce nonrtfrnewoate erwgy usecge stew rnii me coo.cafror, Ofrr anew w energy sysroms or mrougn commmeo srwgv conser.-c o rnecii osyona mar norrnaW reOurea ov CM Cam 0 5% Oci mw ao earnsa for overy 5%rea crl in energy use. 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Z If a aorrrrttr ronf is temp mom to 00,6400 a soocili oercenbge W me focal rxrnper at awslrng errs for ryM W anc Type T ho aclai haavlg as ashes ov me CrN of Fort co r calculi frle 00rru as NrUrs O f fl Type 4'tyvts Type A' — S ues d urwm M sus — Type s—1.01nw TTyce r Lem In in no Ca* sna 1f+e COr%Xea corm be greater man 3M rf lino site «oaccenr pooerNmnsom cr hetorsc txrlarq p pace a tDcvxa may be ear»a for the bMos..r>Q 3% — For aW." - & a. , ril"+g oursoe neuences (&a erwwwrienas Ono uso. aemlerle econartrc ana soda iiec als1 avyerse to ns S 3% — For assurrq rrla row mumgw wd pe rr kesqng weal f i trap clef of ms wMaki or olacewlre avcK"?O" units 3% —For p000er+g aDtnlNe ue G rise burarlp or pace exA vm ism lofts wrllktusce. pernoanun am., V, Ova._. n m aoptDor101e mortar. If a comfort or ON of frlo recR rea OassiD n rrle rtrrtlper fari oroi a orowilsa lrwergra ina. wfM1Y1 mo DL fora Of n on ow-clea 001I nrressre 4 or cccoaory use to me orrr ry sfn,cw& a DOrra rrpN Do eareo as tolbws: t 9% — For crp w7rsg 75% or rrl0re of the oa w g in a ssnrosure: 6% — Foresoysalrg50-7d%OfffMpasaq nasmrCtjm. . 3% — For povxwV 2Se9% of"oorsarg n a stnrrtra u it a carrrrmnent is tm" flocs to oral aoorci automatic he ex nguMing sys was for ti cyse"am ens« a =V n of V% TOTAL ss ISM