HomeMy WebLinkAboutHAMLET CONDOMINIUMS AT MIRAMONT PUD - FINAL - 54-87AF - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2
MEETING DATE 11/20/95
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Hamlet Condominiums at Miramont, Final P.U.D., #54-87AF
APPLICANT: KEM Homes c/o William Krug
c/o Mick Aller
Aller-Lingle Architects
748 Whalers Way, Building E, Suite 200
Fort Collins, CO 80525
OWNER: Miramont Associates Limited
c/o William Neal and Gary Nordick
1125 West Drake Road
Fort Collins CO 80526
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for 100 dwelling units on 11.68 acres located south of
Boardwalk Drive and east of Highcastle Drive, west of Lemay Avenue. The zoning is R-P,
Planned Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The P.U.D. conforms with the Oak -Cottonwood Farm Overall Development Plan and is in
substantial compliance with the Preliminary P.U.D. The P.U.D. achieves a score of 97% on the
Residential Uses Point Chart. The project is compatible with the surrounding area. The traffic
study has been reviewed by the Transportation Department and the P.U.D. is feasible from a
traffic engineering standpoint. The condition of Preliminary approval has been satisfied.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Hamlett Condominiums at Miramont, Final P.U.D., #54-87AF
November 20, 1995 P & Z Meeting
Page 2
COMMENTS
Background:
The surrounding zoning and land uses are as follows:
N: R-P;
Vacant (Undeveloped Neighborhood Park)
S: R-P;
Vacant (Miramont Third Filing - Single Family)
E: R-P;
Existing Residential (Not a part of the O.D.P.)
W: R-P;
Existing Single Family (Upper Meadow at Miramont Filing Two)
The original Oak -Cottonwood Farm Overall Development Plan (271 acres) was approved in
1987. Numerous filings have been approved and the O.D.P. is developing in a mixed -use
fashion as originally envisioned. Approved P.U.D.'s include a church (Evangelical Covenant),
private school (Heritage Christian), congregate care (Collinwood), community/regional shopping
center (Harmony Market), office (Bank One), health club (Miramont Tennis and Fitness Center)
single family (Miramont), patio homes (The Courtyards and Cottages at Miramont), and multi-
family (Oak Hill Apartments).
The Preliminary P.U.D. was approved on July 24, 1995.
2. Land Use:
A. O.D.P.
The entire site is contained within Parcel E on the O.D.P., designated as "Low and/or Medium
Density Residential". The request for condominiums at 8.56 dwelling units per acre falls
between the patio homes (The Courtyards at Miramont - 4.53 d.u./acre) and the multi -family
(Oak Hill Apartments - 16.19 d.u./acre), see table.
Castle Ridge at Miramont
1.28 d.u./acre*
Upper Meadow at Miramont 1 st
3.03 d.u./acre
Upper Meadow at Miramont 2nd
2.46 d.u./acre*
Courtyards at Miramont
4.53 d.u./acre
Hamlet at Miramont
8.56 d.u./acre
Oak Hill Apartments
16.19 d.u./acre
* Individual filings within an O.D.P. are allowed to fall below 3.00 dwelling units per acre as
long as the overall density averages out at 3.00 d.u. or greater.
Hamlett Condominiums at Miramont, Final P.U.D., #54-87AF
November 20, 1995 P & Z Meeting
Page 3
Staff considers both the housing type and the density to be characteristic of "medium density"
housing, and, therefore, consistent with the Oak -Cottonwood Farm Overall Development Plan.
The P.U.D. also promotes the policies of the Land Use Policies Plan in that it continues to
provide a mix of housing densities.
B. Residential Uses Point Chart:
The P.U.D. achieves a score of 97% on the Residential Uses Point Chart (see attached). Points
were earned for the following:
Criterion c: Being within 4,000 feet of an existing regional shopping center (Harmony
Market).
Criterion d: Being within 3,500 feet of a publicly owned but not developed neighborhood
park (Miramont Neighborhood Park).
Criterion d: Being within 3,500 feet of a publicly owned golf course (Southridge
Greens).
Criterion e: Being within 2,500 feet of an existing school (Werner Elementary and
Heritage Christian High School).
Criterion f. Being within 3,000 feet of a major employment center (Oak Ridge Industrial
Park).
Criterion j: Having 16.5% of the property boundary contiguous to existing urban
development (Upper Meadow at Miramont Second Filing).
Criterion k: By committing to energy conservation measures beyond those normally
required by City Code. (According to Appendix E of the L.D.G.S., Method Two, 1.7
points for energy conservation methods yields a score of 2.0 on the Point Chart, see
attached.)
Criterion p: Budgeting $90,000 of the total development budget to be spent on
neighborhood facilities (community building) which are not otherwise required by Code.
($90,000 / 106 d.u. _ $849 x .01 = 8.49 = 8 points on the Point Chart, see attached.)
Criterion t: By placing all the required parking within the building.
Criterion v: By providing pedestrian and bicycle connections to the nearest City sidewalk
Hamlett Condominiums at Miramont, Final P.U.D., #54-87AF
November 20, 1995 P & Z Meeting
Page 4
and bicycle path/lane.
Based on locational attributes (Criteria c,d,e,f, and j) and bonus criteria (k,p,t, and v) the P.U.D.
satisfies the requirements of the L.D.G.S.
3. Neighborhood Compatibility:
A neighborhood information meeting was held on May 24, 1995. At the Preliminary P.U.D.
hearing a condition of approval was added in order to further promote neighborhood
compatibility.
4. Condition of PreliminaQ, Approval:
The following condition of approval was approved by the Planning and Zoning Board:
That there be no vesting of layout and density subject to staff working with the
neighborhood on having two 4-plex buildings or one 6-plex building at the corner of
Boardwalk and Highcastle Drives.
In response to this condition, the applicant sent out a letter to the immediate surrounding
property owners with a sketch showing a reduced number of units in the project from 106 to 100.
This was done by reducing two units each from Buildings K, M, and O making them four-plexes
instead of six-plexes. This allows the two four-plexes at the corner of Boardwalk and Highcastle
to be set 12 feet further back from the street. Where Buildings R and S were 22 feet from the
back of the sidewalk along Highcastle, they are now 34 feet from back of walk. As with the
Preliminary, the front elevation faces Highcastle Drive.
The applicant received no feedback from this mailing.
Under the sub -category of "Height, Bulk, Mass, and Scale,"All Development Criterion A-2.7
(Architecture) states:
"The size of a building is an important consideration in determining whether or not a
building is a good fit within the context of a neighborhood. In general, buildings should
be similar in size to other buildings in the neighborhood, however, buildings can be made
to be architecturally compatible through skillful design and orientation"
Staff finds that Buildings R and S, at 28 feet in height (two stories) with the front elevation
facing Highcastle Drive, and with the increased setback from Highcastle is superior to one six-
0
Hamlett Condominiums at Miramont, Final P.U.D., #54-87AF
November 20, 1995 P & Z Meeting
Page 5
plex and satisfies both the All Development Criterion and the condition of Preliminary approval.
5. Design:
The primary design feature of the P.U.D. is that all garages are fully recessed into the structure
and no garage elevation faces a public street. The internal drives will be 38 feet wide private
streets that serve the garages. There is six feet of concrete on the edge of the 38 foot wide street
that will provide a safety zone for pedestrians. Ample guest parking is distributed throughout
project along one side of the private drives.
The two public streets are well landscaped with street trees located in the parkway strip between
sidewalk and curb. A stormwater swale along Boardwalk will contribute to a generous setback
from this collector street. The internal private drives will be landscaped with shade trees and
foundation plantings. Mail Creek Ditch on the south acts as a natural buffer to the single family
homes approved in next Miramont filing to the south.
The structures are two-story in height with a maximum height of approximately 28 feet. Each
unit will feature a garage and living space on the first floor with a second floor devoted to
bedrooms.
The structures will feature a combination of stucco and lap siding. Other features include
balconies, pitched roof, and high -profile asphalt/fiberglass shingles. As mentioned, the height is
approximately 28 feet.
An internal concrete bicycle/pedestrian path will connect the east and west ends of the project
with the community building. There are three path connections from dead-end driveways that
connect to the Mail Creek Ditch access road. Sidewalks and one fire access lane are provided
out to both Boardwalk and Highcastle.
6. Transportation:
The project is served by two access drives onto Boardwalk Drive. The easterly of these drives is
located on the property line to provide joint future access in a consolidated driveway with the
adjacent parcel. There is an emergency fire access lane onto Highcastle which will be blocked
except for use by emergency equipment.
The Transportation Department has reviewed the updated traffic study and concurs with its
findings. The P.U.D. is found to be in compliance with City transportation plans and policies.
7. Findings of Fact/Conclusion:
Hamlett Condominiums at Miramont, Final P.U.D., #54-87AF
November 20, 1995 P & Z Meeting
Page 6
A. The Final P.U.D. is in substantial conformance with the Preliminary.
B. The P.U.D. satisfies the All Development Criteria of the Land Development Guidance
System.
C. The P.U.D. earns a score of 97% on the Residential Uses Point Chart of the Land
Development Guidance System.
D. The P.U.D. is sensitive to and maintains the character of the existing neighborhood.
E. The P.U.D. is feasible from a traffic engineering standpoint and complies with
transportation policies.
F. The condition of Preliminary approval has been satisfied by reducing bulk, mass, and
scale along Highcastle Drive for Buildings R and S.
RECOMMENDATION:
Staff recommends approval of Hamlet at Miramont, Final P.U.D., 54-87AF, 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
(January 22, 1996) 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
Hamlett Condominiums at Miramont, Final P.U.D., 454-87AF
November 20, 1995 P & Z Meeting
Page 7
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 decision" of the Board shall be deemed to have been made at the
time of 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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SITE DATA
ZONING: R-P
NUMBER OF DWELLING UNITS = 100
6-PLEX (8 BUILDINGS) 91,40 TOTAL S.F.
(3) 3 BEDROOM TOWNHOME
(1) 1 BEDROOM RANCH 2ND STORY
(2) 2 BEDROOM RANCH 2ND STORY
4-PLEX (13 BUILDINGS) 6,068 TOTAL S.F.
(2) 3 BEDROOM TOWNHOME
(2) 2 BEDROOM RANCH 2ND STORY
COMMUNITY BUILDING = 1620 S.F.
SITE AREA = 11.681 ACRES (508,825 S.F.)
UNITS PER ACRE = 8.56
BUILDING FOOT PRINT = 2.55 ACRES
PAVING AREA = 2.55 ACRES
(DOES NOT INCLUDE SIDEWALKS)
% BUILDING = 22%
% PAVING = 20%
% OPEN = 58%
PARKING DATA
REQUIRED:
50 3-BR X 2 = 100
42 1-BR X 1.5 = 74
8 1-BR X 1.5 = 12
TOTAL REQUIRED = 186
TOTAL PROVIDED:
100 X 2 = 200
(EA. UNIT HAS A 2-CAR GARAGE)
LET fj� /''I��Hr'Ia;• ��EG/�"1i�✓a9�y
DENSITY CHART
Maximum Eamec
Criterion
Credit Credit
feet of an existing neighborhood snopping center, or
Q-----------------------------------------------000
FOOO
feet of an approved but not constructed neighborhood
shopping center.
1096
b
650 feet of an existing transit step (applicable only to projects having a density of at least six [6] dwelling
209o'
units per acre on a gross acreage basis)
C
4000 feet of an existing or approved regional shopping cents qt Mori Y M A A 1C£T
1090
] 0
3500 feet of an existing neighborhood or community park; or
20_11o_
d
_ _ _ _ _ _ _ _ _ _ _ _ _ _ _
3500 feet of a publicly owned, but not developed, neighborhood or community park, or community
_
1090
_ _ _ _
W
facility (except golf courses); or r1 i ieA M ON T_ PARK
1_0
H
_ _ _ _ _ _ _ _ _ _ _ _
350o fees of a publicly owned golf course whether developed oz not O Lrr m oe 1 o 6 E
_ _ _ _
1090
_ _
m
@
2- 00 feet of an existing school, meeting all requirements of the State of Colorado compulsory education
1090
10
f
3000 feet of a major employment center OAK P-IO 6E =WO U STit/AL PAAX
20%
.10
1000 feet of a child care center
5 %
h
"North" Fort Collins
2090
i
The Central Business District
209'.
J
A project whose boundary is contiguous rn existing urban development Credit may be earned as follows:
30%
0% For projects whose property boundary has 0 - 109a conti city;
3
10 - 15% For projects whose property boundary 10 - 2 o cone 9.M-
15 - 20% For projects whose property boundary has 2 - 31O contiguity;
20 - 25% For projects whose property boundary has 30 - 40% contiguiry;
25 - 30% For projects whose property boundary has 40 - 50% contiguity.
k
If it can be demonstrated that the project will reduce non-renewable energy usage either through the application of
altemative energy systems or through committed energy conservation measures beyond those normally required by
City Code, a 590 bonus may be earned for every 5% reduction in energy use.
Calculate a 1% bonus for every 50 acres included in the project.
m
Calculate the percentage of the total acres in the project that are devoted to recreational use. Enter 1/2 of that
percentage as a bonus.
tl
If the applicant commits to preserving permanent off -site open space that meets the City's minimum requirements,
calculate the percentage of this open space acreage to the total development acreage and enter this percentage as a
bonus.
O
If part of the total development budget is to be spent on neighborhood public transit facilities which are not
otherwise required by City Code, enter a 290 bonus for every S 100 per dwelling unit invested.
p
If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise
8
CIO)
required by City Code, enter a I % bonus for every S 100 per dwelling unit invested.
q
If a commitment is being trade to develop a specified percentage of the total number of dwelling units for low
'a
Z
income families, enter that percentage asbonus, up to a maximum of 30%.
OIf
a commitment is being made to develop a specified percentage of the total number of dwelling units for Type "A"
m
r
and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows:
Type "A" .5 z lyric A" Units
Total Units
In no case shall the combined bonus be greater than 3090
Type "B" 1.0 z Type "R" Ur,;ce
Total Units
Continued
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised September 1994
-79-
r-I
DENSITY CHART continued
Criterion
Earned
Credit
S
If the site or adjacent property contains a historic building or place, a bonus may be earned for the following:
3% For preventing or mitigating outside influences adverse to its preservation (e.g. environmental, land
use, aesthetic, economic and social factors);
3% For assuring that new structures will be in keeping with the character of the building or place, while
avoiding total units;
H
3% For proposing adaptive use of the building or place that will lead to its continuance, preservation, and
improvement in an appropriate manner.
Z
t
If a portion or all of the required parking in the multiple family project is provided underground, within the
Obuilding,
or in an elevated parking structure as an accessory use to the primary structure, a bonus may be earned as
m
follows:
9% For providing 75% or more of the parking in a structure•,
690 For providing 50 - 74% of the parking in a structure;
3% For providing 25 - 49% of the parking in a structure.
V
If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units,
enter a bonus of 1090.
V
If the applicant commits to providing adequate, safe and convenient pedestrian and bicycle connections between the
project and any of the desination points described below, calculate the bonus as follows.
5% For connecting to the nearest existing City sidewalk and bicycle path/lane;
S
590 For connecting to any existing public school, park and transit stop within the distances as defined in this
Density Chart;
5% For connecting to an existing City bicycle trail which is adjacent to or traverses the project
TOTAL Jq7_
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised September 1994
-79a-