The URL can be used to link to this page

Home My WebLink AboutOAK HILL APARTMENTS PUD - FINAL - 54-87V - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSJ ITEM NO. 4 MEETING DATE 6 / 2 7 / 94 STAFF StPVP Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Oak Hill Apartments P.U.D., Final - #54-87V APPLICANT: W.W. Reynolds Company c/o Cityscape Urban Design, Inc. 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 Final P.U.D. approval for 210 apartment units on 14.40 acres located at the southeast corner of Boardwalk Drive and Oakridge Drive. The project includes 15 apartment buildings, one clubhouse with pool, and structured parking. The property is zoned r-p, Planned Residential. RECOMMENDATION: Approval with a condition EXECUTIVE SUMMARY: The Final P.U.D. request for 210 units on 14.40 acres represents a gross density of 14.58 dwelling units per acre. * It is in conformance with the Oak Hill Apartments P.U.D., Preliminary and meets the applicable All Development Criteria of the L.D.G.S. * It is considered compatible with the surrounding neighborhoods. * The number of parking spaces provided, including the handicapped spaces, exceeds the number of parking spaces required. * 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 Oak Hill Apartments PUD - Final, #54-87V June 27, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: r-p; Harmony Market Community/Regional Shopping Center S: r-p; Vacant (Parcel Q, Oak -Cottonwood Farm O.D.P., "Business Services and/or Multi -Family") E: r-p; Vacant (Tennis Center at Miramont Preliminary P.U.D.) W: r-p; Single Family and Vacant (Parcel V, Oak Cottonwood Farm O.D.P., "Uses Allowed in the RL Zoning District") The Planning and Zoning Board approved the Oak Hill Apartments P.U.D., Preliminary on March 28, 1994 for 210 apartment dwelling units on 14.4 acres. 2. Land Use: The Final P.U.D. request for 210 units on 14.40 acres represents a gross density of 14.58 dwelling units per acre. It is in conformance with the Oak Hill Apartments P.U.D., Preliminary and meets the applicable All Development Criteria of the L.D.G.S. 3. Design: The 210 apartments are divided among 15 three-story structures. There will be a mix of 45 one -bedroom units and 165 two -bedroom units. The 15 buildings will be divided between 12 and 15 unit structures. Other design details are as follows: A. Parking All parking is internal to the site with sole access by private drive aisles. There is no perimeter parking, which could tempt residents to park on Boardwalk or Oakridge Drives. However, this will be discouraged by the extensive landscaping and berming on the perimeter. This "central court" parking is sensitive to the surrounding properties as well as the general public using two collector streets. The parking requirements for multi -family residential are as follows: * one -bedroom units ... 1.50 spaces/unit x 45 = 67.50 * two -bedroom units ... 1.75 spaces/unit x 165 = 288.75 TOTAL = 356.25 Oak Hill Apartments PUD - Final, #54-87V June 27, 1994 P & Z Meeting Page 3 The total number of 423 parking spaces provided (which includes 25 handicapped spaces) exceeds the number of parking spaces required. While Staff is normally concerned about what may be an excessive amount of parking, it should be noted that all parking is internal and not impacting the visual integrity of the two adjacent collector streets. Also, the number of handicap parking spaces provided in multi -family projects has increased over the years since passage of the required parking ratios as found in the Zoning Code. There are 119 covered parking spaces contained within 11 parking garages. There is no parking area allotted outside of the garages, which may create some circulation blockage. Automatic garage door openers will be provided with each garage parking space to make it more convenient to use the garages, which should help prevent driveway blockage. The architecture and exterior materials will be compatible with the apartment buildings. In addition, the P.U.D. indicates bicycle racks that can accommodate about six bikes per rack for a total of 90 spaces. B. Clubhouse and Pool Access to the clubhouse and pool is gained from both Boardwalk and Oak Ridge Drives. There is also internal vehicular and pedestrian access from the apartment buildings to the clubhouse and pool area. Separate parking areas are set aside for these uses to minimize conflicts with the apartments. C. Streetscape Both Boardwalk and Oakridge Drives are well -landscaped, featuring meandering sidewalks and open space areas. Generous landscaping and berming along the perimeter streets tends to discourage on -street parking. D. Paths A sidewalk network on the east and south sides of the site is designed to link the front entry of the Tennis and Fitness Center at Miramont with Buildings C, D, E, F, and G. Also, there are planned connections with the adjacent Courtyards at Miramont residential project to the south. E. Architecture and Height The buildings will be a combination of brick and wood siding. Roofing will be asphalt shingle. The buildings will be three stories in height and not exceed 40 feet. Entries will be at grade Oak Hill Apartments PUD - Final, #54-87V June 27, 1994 P & Z Meeting Page 4 for handicap accessibility but there will also be some berming to help mitigate the full 3-story visual effect. 5. Transportation: An updated traffic study accounted for the impacts associated with not only Oak Hill Apartments but also Miramont Phase Three, Tennis and Fitness Center, and Evangelical Church Expansion. These projects, all north and east of Boardwalk Drive, have been brought forward since the last traffic study, dated May of 1992. According to the traffic study, these current trip generation rates are below that which were originally estimated. As with the conclusions found in 1992, the proposed uses, particularly Oak Hill Apartments, are feasible from a transportation standpoint. RECOMMENDATION: Staff recommends approval of the Oak Hill Apartments P.U.D., Final - #54-87V based on the following findings of facts: 1. It is in conformance with the Oak Hill Apartments P.U.D., Preliminary. 2. The P.U.D. meets the applicable All Development Criteria of the L.D.G.S. 3. The P.U.D. is compatible with the surrounding neighborhoods. 4. The number of parking spaces provided exceeds the number of parking spaces required. 5. The P.U.D. is feasible from a transportation 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 Oak Hill Apartments PUD - Final, #54-87V June 27, 1994 P & Z Meeting Page 5 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 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 11final decision's 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 decisions shall be counted from the date of the Boardis decision resolving such dispute. ITEM: OAK HILL APARTMENTS PUD 40 North Final NUMBER: 54.87v FUTURE DEVELOPMENT ZONING RP I, I��I G -- 0 HARMONY MARKET -1v A --aw" UPPER MEAPOWS AT MIRAMQNT FILING 41 ZONING RP a i a 0 PROPOSED MIRAMONT TENNIS CENTER ZONING RIP 6�cl Row, ILI --------------- fl GENERAL NOTES ........... -b- d-ig,,. i- ------------ uon ma Tpff Tn ------- IX FINAL SITE PLAN MWECT NO. Big, PROPOSED OURt ' YARDA AT MIRAMOPT 7--, ZONI`14G RP, WE a PREPMdTRW 8-02-94 FR S-s� ------------ -- --------- ---------- S m .0. 1 CF 4 9 HARMONY MARKET LAND USE BREAKDOWN ZON14G RP 41 Ion WAWA Ilk 0 PLANTING PLAN :!, l N - PLANTING PLAN CLUBHOUSE PLANTING PLAN SCALE V-20' 12 UNIT BUILDING SCALE Vm20' ��0"W. , PLANTING PLAN PLANTING PLAN SCALE 1'-20' BOARDWALK ENTRY SCALE l'm20 Citys ape I I - 01111 1 FAIVA I lvk\j7jil], LANDSCAPE DETAILS P=EC'T`NO. DAn O P—_ 5-O2-94 .EU Ro. 3 Di 4 0 TYPICAL FRONT & REAR ELEVATION 15 UNIT BUILDING TYPICAL FRONT & REAR ELEVATION 12 UNIT BUILDING TYPICAL GARAGE FRONT ELEVATION SCALE 1/8' = 1'-0' SCALE 1/8' - I'-0' SCALE 1/8' - 1'-0' TYPICAL SIDE ELEVATION 15 UNIT BUILDING SCALE 1/8' • 1'-0' TYPICAL SIDE ELEVATION 12 UNIT BUILDING SCALE 1/8' . 1'-0' TYPICAL GARAGE SIDE ELEVATION SCALE 1/8' - I'-0' u G Q @ urban dee�ig.. i ` an mrw (�)XU9 (1) I h I -III TYPICAL "" °'a- Px - ELEVATIONS MTE OF �NU1M 5 - 2 - 94 Rfl190N5: ��4 - 4 0 0 OAK HILL APARTMENTS LAND USE BREAKDOWN MAY 2, 1994 Area Gross 629,358 sq.ft. 14.40 acres Net 564,878 sq.ft. 12.97 acres Dwelling Units 1 Bedroom Units 45 units 2 Bedroom Units 165 units TOTAL UNITS 210 units Density Gross 14.58 du/ac Net 16.19 du/ac Coverage Buildings 66,600 sq.ft. 10.58% Street R.O.W. 64,480 sq.ft. 10.25% Parking & Drives (including garages) 163,682 sq.ft. 26.01 % Open Space: Active 92,039 sq.ft. 14.62% Residual 242,557 sq.ft. 38.54% TOTAL OPEN SPACE 334,596 sq.ft. 53.16% Floor Area Residential 193,800 sq.ft. TOTAL 193,800 sq.ft. Parking Demand: 1 Bedroom Apartments 67.5 spaces 1.50 spaces/unit 2 Bedroom Apartments 288.75 spaces 1.75 spaces/unit TOTAL RESIDENTIAL DEMAND 356.25 spaces 1.70 spaces/unit Provided: Covered 119 spaces Open 279 spaces Handicapped 25 spaces RESIDENTIAL SUBTOTAL 423 spaces 2.01 spaces/unit Motorcycle 16 spaces Bicycle 90 spaces (6 spaces/rack +/-) TOTAL VEHICLES 529 spaces Maximum Building Height 40 ft. SCHOOL PROJECTIONS PROPOSAL: OAKHILLAPARTMENTS PUD- Final DESCRIPTION: 210 unit apartment complex on 14.40 acres DENSITY: General Population 210 (units) x 2.8 14.58 du/acre (persons/unit) = 588 SchoolAge Population Elementary - 210 (units) x .120 Junior High - 210 (units) x .055 Senior High - 210 (units) x .050 Affected Schools Werner Elementary Webber Junior High Rocky Mountain Senior High (pupils/unit) = 25.2 (pupils/unit) = 11.55 (pupils/unit) = 10.5 Design Capacity Enrollment 568 349 900 977 1312 1404 Activity A: ALL DEVELOPMENT CRITERIA F ALL -CRITERIA- - - - - - - _ - -APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain E 6 2 u Z n 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 1.8 Air Quality 1.9 Water Quality 1.10 Sewage and Wastes A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian, Bike Transcortation V1 ✓ 2.2 Buildina Placement and Orientation V, ✓ 2.3 Natural Features ✓ ✓ 2.4 Vehicular Circulation and Parking ✓ 2.5 Emergency Access 2.6 Pedestrian Circulation Vf 2.7 Architecture V,t/ 2.8 Building Height and Views 2.9 Shading t/ 2.10 Solar Access 2.11 Historic Resources 2.12 Setbacks I/ 2.13 Landscape 2.14 Signs 2.15 Site Lighting 2.16 Noise and Vibration 2.17 Glare or Heat V 2.18 Hazardous Materials ✓ A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 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 - 61 - OAK IiILL AP*MENTS FINAL PUD Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY Is the criterion applicable? will the criterio be satisfied? If no, please explain yCRITERION a <a Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation I x 1.2 Comprehensive Plan Ix I x 1.3 Wildlife Habitat I ix 1.4 Mineral Deposit X 1.5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Enercv Conservation Ix I x 1.8 Air Qualitv X -x 1.9 \/Vater Quality X X 1.10 Sewage and Wastes X X A 2: NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular. Pedestrian, Bike Transportation X X 2.2 Suildina Placement and Orientation X X 2.3 Natural Features Ix X 2.4 Vehicular Circulation and Parking x x 2.5 Emergency Access x X 2.6 Pedestrian Circulation X x 2.7 Architecture 1'x x 2.8 Building Height and Views 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 Sions x 2.15 Site Lighting X X 2.16 Noise and Vibration 2.17 Glare or Heat x 2.18 Hazardous Materials A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards X X 3.3 Water Hazards X 3.4 Geologic Hazards X . 54 OAI< IIJJII� APARTMENTS FINAL PUD Ak low DENSITY CHANT Maximum Earned Criterion Credit If All Dwelling Units Are Within: Credit Cl 20% 2000 tool of an existing or approved noighborhood shopping center. S t e e l e s 20 b 10% 650 tool of an existing transit slop. C 10% 4000tool oronexisting orapproved regional shopping conlor. Harmony Market 10 d 20% 3500 tool of an existing or reserved neighborhood pork. community park or community facility. Mlramont 20 we 10% fool Iho requirements of the compulsory education lows of the Slate f Colorado. F r O n t 10 1000 of a school, meeting all Q f 20% 3000 fact of a major employment center. OakRidge Business Park 20 �i �--c g 55% 1000 toot of a child care center. h 20% 'North -Fort Collins. i 20% The Control [business District. A projoct whose boundary Is contiguous to existing urbon development. Credit may be oarnod as follows: 0%— For prolocls whoso property boundary has 0 to 10% conllgulty. 1 30% 10 to 15%- For projocls whose propody boundary has 10 to 207 contiguity.. 15 to 20%— For projects whose property boundary has 201o30%contiguity; 30 2010 25 . — Fot projocls whoso proporty boundaryhas 30 fo 40% conligully, 25 Io 30%— For projects whos property boundary has 40 to 50% contiguity, If It can be domonstrated that the project will reduce non-ronowable energy usoogo either through the application of oitornallvo energy k systems or through comrrdllod energy conservation measures beyond that normally required by City Code. a 5% bonus may be earned lot evory5% roduction In onergy use. Calculate a 1% bonus for every 50 acres Included In the project. m Calculate Iho percentage of the lolal acres In the project that are devoted to recreational use, enter V2 of that porcentogo os o bonus 7.3 It the applicant commits to prosoMng permanent off site open space that moots the Cltys minimum requirements calculate the percentage n of this open space acreage to the total development acreage, enter this parcenlogo as a bonus It part of the total development budget Is to be spent on neighborhood public transit facilities which ore not otherwise required by City Coda, a enter 2% bonus for ovary $100per dwelling unit invoslod. ' If pad of the total development budget is to be spent on neighborhood facilities and services which are not aIhorwiso required by City Coda, P enter a 1%bonus for ovory$100 per dwelling unit Invested. It a commitment Is being made to develop a specified perconlogo of the total number of dwolling units for low income fomllios enter that q porcontogo os a bonus up to o moximum of 30%. If a commitment Is being made to develop a specified percentage of the total number of dwelling units for Type'A' and Typo '0' handicapped Z housing as defined by the Cltyo(fort Collins colculate the bonus as follows: r Typo'A— StlTes Type TfnO M Typo'D'-1.0limes Tmo'O'units otai—Iu)41S In no case sholl Iho combined bonus be groaior than 30%. It the silo or adjacent property contains an historic building or place, a bonus may be earned for lho toliowing: 3% — For proven[IN ormitigollng outside Influences (e.g. or�Aconmenlcl. land use. aesthetic. economic and social factors) adverse to Its S preservation: 3% — Forossuringthatnowstructureswillbeinkeepingwithihecharoclerofthebuildingorplaco,whlloavoidingtotalunits 3% — For proposing odoplive use of the building of place that will load to its continuance, prosomlion and Improvement In an appropriato manor. It a portion or all of the required parking In the multiple family project Is provided undorground.wllhln the building, or In on elovalod parking structure as on accessory use to the primary structure, a bonus may be earned as follows: t 9%— for providing 75%ofmoroofthe parking Inaslrucluro; 6% — For providing 50.74% of the packing In o structure; 31/6 — For providing 25.49%of the parking Ina structure. u If a commitment is boIN made to provide approved oulorrialic fire oxIInguLhInQ systems for Iho ctwolllng units, enter a bonus of 10%. 10 TOTAL 127.3 -30-