HomeMy WebLinkAboutCOURTYARDS AT MIRAMONT PUD, SECOND FILING - FINAL - 54-87U - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5
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MEETING DATE F / � 7 / � 4
STAFF Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Courtyards at Miramont P.U.D., Second Filing, Final
- #54-87U
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:
#6
This is a request for Final P.U.D. approval for -4,* single family
detached patio homes on 11.6 acres. The project is located on the
east side of Boardwalk Drive south of Oakridge Drive. The zoning is
r-p, Planned Residential.
RECOMMENDATION: Approval with a condition
EXECUTIVE SUMMARY:
The request for 44 single family detached patio homes on 8.66 acres
represents a density of 5.08 dwelling units per acre.
* It is in conformance with the Courtyards at Miramont
P.U.D., Preliminary and meets the applicable All
Development Criteria in the Land Development Guidance
System (L.D.G.S.).
* "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. 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 - Final, #54-87U
June 27, 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 Courtyards at Miramont P.U.D., Preliminary (a portion of
Parcels P & Q of the Amended Oak/Cottonwood O.D.P.) was approved by
the Planning and Zoning Board on April 25, 1994, for 46 single
family detached patio homes on 11.6 acres.
2. Land Use•
The request for 44 single family detached patio homes on 8.66 acres
represents a density of 5.08 dwelling units per acre. It is in
conformance with the Courtyards at Miramont P.U.D., Preliminary and
meets the applicable All Development Criteria in the Land
Development Guidance System (L.D.G.S.).
3. Design:
As a patio home project, the single family homes are detached and
placed on a lot of less than 6,000 square feet. For The Courtyards
at Miramont, a typical patio home lot is about 5,000 square feet in
size. Other design features are discussed below.
A. Water Feature/Greenbelt/Paths
The site borders a regional stormwater retention pond (Tract B of
the subdivision plat) that is not part of this development. The
status of ownership of this tract is currently in the process of
negotiations between multiple private parties and the City of Fort
Collins. This pond will also serve as a permanent water feature as
well as a source for raw water irrigation and will be encircled by
a bicycle/pedestrian path set within a common greenbelt area. A
north -south path will connect this development 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.
Courtyards at Miramont PUD - Final, #54-87U
June 27, 1994 P & Z Meeting
Page 3
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 frontage along the private internal drive and shade
trees will be provided along the bicycle/pedestrian path around the
retention/irrigation pond.
C. Parking
In response to concerns from the Poudre Fire Authority, there are
27 common parking spaces in addition to the individual driveways
for each unit. These spaces are distributed throughout the project.
The parking is considered to be adequate for this development.
4. 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 or the Cottages at Miramont 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:
Staff recommends approval of the Courtyards at Miramont P.U.D.,
Second Filing, Final - #54-87Q, based on the following findings of
fact:
1. It is in conformance with the Courtyards at Miramont P.U.D.,
Preliminary.
Courtyards at Miramont PUD - Final, #54-87U
June 27, 1994 P & Z Meeting
Page 4
2. It meets the applicable 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 parking is considered to be adequate for this development.
5. The P.U.D. has been reviewed by the City of Fort Collins
Transportation Department and is feasible from a traffic
engineering standpoint.
Staff recommends the following condition of final approval:
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 (August 22, 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
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
0 •
Courtyards at Miramont PUD - Final, #54-87U
June 27, 1994 P & Z Meeting
Page 5
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 a 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 "final decision" shall be
counted from the date of the Board's decision resolving such
dispute.
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ITEM: COURTYARDS @ MIRAMONT
2nd Filing PUD - Final North
NUMBER: 54-87U
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OWNER'S CERTFICATION
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V 4 \` ¢ \=� !� 33 ¢ DETENTION THE COURTYARDS
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35 \\ -0 \ A PORTION OF PARCELS P & O
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FENCNO GUIDELINES
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FINAL
BITE PLAN
PHASE . - V
02
SCHOOL PROJECTIONS
PROPOSAL: COURTYARDS @ MIRAMONT PUD, 2nd Filing - Final
DESCRIPTION: 44 singlefamily units on 10.63
DENSITY: 4.14 du/acre
General Population
44 (units) x 3.5 (persons/unit) = 154
SchoolAge Population
Elementary - 44 (units) x .450
Junior High - 44 (units) x .210
Senior High - 44 (units) x .185
Affected Schools
Werner Elementary
Boltz Junior High
Fort Collins Senior High
0
(pupils/unit) = 19.8
(pupils/unit) = 9.24
(pupils/unit) = 8.14
Design
Capacity Enrollment
568
349
900
1015
1300
1418
Activity A: ALL DEVELOPMENT CRITERIA
- -ALL CRITERIA - - - - - -- - -
_AF`P=AaLE-cR1TER1a O-NLY -
CRITERION
Is the criterion
applicable?
Will the criterion
be satisfied?
If no, please explain
E LL = n
a
a �
Yes
F
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
1.2 Comprehensive Plan
1.3 Wildlife Habitat
t/
1.4 Mineral Deposit
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Agricultural Importance
1.7 Energy Conservation
1.8 Air Quality
1.9 Water Quality
1.10 Sewage and Wastes
A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular, Pedestrian, Bike Transocrtation
I ✓
2.2 Buildinq Placement and Orientation
2.3 Natural Features
2.4 Vehicular Circulation and Parking
2.5 Emergency Access
2.6 Pedestrian Circulation
2.7 Architecture
V,
2.8 Building Height and Views
2.9 Shading
2.10 Solar Access
2.11 Historic Resources
2.12 Setbacks
2.13 Landscape
,/
2.14 Sions
2.15 Site Lighting
✓
2.16 Noise and Vibration
2.17 Glare or Heat
2.18 Hazardous Materials
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
V
3.2 Design Standards
3.3 Water Hazards
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994