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Home My WebLink AboutTHE RAMPARTS AT MIRAMONT PUD - FINAL - 54-87AG - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPROJECT: The Ramparts at Miramont Final P.U.D., #54-87AG APPLICANT: Miramont Associates, Inc. c/o Mr. Eldon Ward Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Oak Farm, Inc. c/o G.T. Land Colorado, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO 80525 PROJECT DESCRIPTION: Request for Final P.U.D. for 26 single family lots on 9.34 acres located west of Lemay Avenue, south of Boardwalk Drive, at the future extension of South Ridge Greens Blvd. The parcel is zoned R-P, Planned Residential. RECOMMENDATION: Approval with Condition EXECUTIVE SUMMARY: The Final P.U.D. is in substantial compliance with the Preliminary P.U.D. The P.U.D. satisfies the All Development Criteria and the Residential Uses Point Chart of the L.D.G.S. The land use is compatible with the surrounding area. The project is feasible from a traffic engineering standpoint and promotes 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 Ramparts at Miramont Final P.U.D., #54-87AG January 2.2. 1996 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-P; Single Family (Miramont P.U.D.) S: R-P; Vacant (Oak -Cottonwood Farm O.D.P. Parcel A "Multi -Family) E R-L-P; Existing Single Family (Oak Ridge Estates) W: R-P; Vacant (Oak -Cottonwood Farm O.D.P. Parcel K "Low/Medium Density Residential) 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), condos (Hamlet at. Miramont), and apartments (Oak Hill Apartments). The Ramparts at Miramont Final P.U.D. is part of the Miramont Phase Three Preliminary P.U.D. approved on March 28,1994. 2. Land Use: The Oak -Cottonwood Farm O.D.P. designates this area as Parcel B "Low tensity Residential." Single family development at 2.78 dwelling units per acre is considered low density residential. The P.U.D., therefore, complies with the Overall Development Plan. The gross density of the Ramparts is 2.78 dwelling units per acre. This is below 3.00 dwelling units per acre. As Parcel B of the Oak -Cottonwood Farm O.D.P., the request is considered a phase of larger area which achieves a gross density of 4.67 d.u./acre. More specifically, the Ramparts is part of an approved Preliminary P.U.D. that achieves a gross density of 3.69 dwelling units per acre.. (The Hamlet was part of this Preliminary P.U.D. which achieved a gross density of 8.56 d.u./acre.) All Development Criterion A-1.12 of the L.D.G.S. allows for individual phases to be less than 3.00 d.u./acre if the average density of the O.D.P. is at least 3.00 d.u./acre. The Ramparts at Miramont, therefore, complies with density requirements of the L.D.G.S. The Ramparts at Miramont Final P.U.D., #54-81AG January 22, 1996 P & Z Meeting Page 3 On the Residential Uses Point Chart, the original Preliminary P,U D. achieved a score of 91. Points were earned for proximity to a regional shopping center (Harmony Market), a community park (Fossil Creek), a school (Werner), and an employment center (Oak Ridge Business Park). In addition, points were awarded for contiguity to existing development. The performance on the Residential Uses Point Chart supports the proposed density at this location. 3. Neighborhood Compatibility: A neighborhood meeting was held on January 10, 1994. The single family lots are considered compatible with the surrounding area. 4. Design: The P.U.D. will continue the landscaping and fencing treatment along the Lemay Avenue frontage. In addition, a sidewalk will connect the cul=de=sac to the sidewalk along Lemay. 5. Solar Orientation: Of the 26 total lots, 22 are oriented to within 30 degrees of a true east -west line, or have a minimum of 50 feet of unobstructed access along the south lot line. This results in a compliance rate of 85% which exceeds the required minimum of 65%. 6. Transportation: As mentioned, pedestrian circulation is provided by connecting a sidewalk from the cul-de-sac to Lemay Avenue. Vehicles are accommodated by the proposed network of streets which include access to the north to Boardwalk Drive or south via Southridge Greens Blvd. Both streets are classified as collectors and connect to the surrounding arterials. The P.U.D. is consistent with the assumptions and conclusions made in the Oak -Cottonwood Farm Site Access Study (Delich, May, 1992). The P.U.D.; therefore, is feasible from a transportation standpoint. 7. Findings of Fact/Conclusions A. The Final P.U.D. is in substantial conformance with the Preliminary P.U.D. B. The density of 2.38 d.u./acre is justified based on being one phase of a larger O.D.P. and Preliminary P.U.D. The Ramparts at Miramont Final P.U.D., #54-87AG January 22, 1996 P & Z Meeting Page 4 C. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. D. The P.U.D. is compatible with the surrounding area. E. The P.U.D. is feasible from a transportation standpoint. RECOMMENDATION: Staff recommends approval of Ramparts at Miramont, Final P.U.-D., #54-87AG; 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 (March 25,1996) 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 or the City staff, 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 the 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. 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, as necessary, 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 The Ramparts at Miramont Final P.U.D., #54-87AG January 22, 1996 P & Z Meeting Page 5 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. No Text o� rp L - Z W o Q p LU Q ° L J N rip Werner School _ o ID rip SOW. by el Qo rlp VICINITY MAP 12/04/95 RAMPARTS AT iViIRAMONT PUD 1"= 600' I � 2 \ \\\ \ 26 2. A / GENERAL NOTES LANDSCAPE BREAKDOWN VICMITY MAP MIRAMONT O.U.D. / � I I zcNrtr riPl / (\ 4 �\ \ 5 \ \ g 25 \ 24 — 23 22 — 21 sr� ica�cre ro T LAND USE BREAKDOWN FUTURE DEVELOPMENT soon alp® yore =r .+�. n IMEY PMOO PAlPIL® �riu. »[cea WYYY OM1O.B IBb1I uuorx. � n e�c.¢e r..�.�.n �v.rm wurY wrto. PLANT NOTES 10 11 12 13 20 / PLANT LIST ..eavti.'Lgq' �q°a�Pv rvpu�^ N —Ft _2 14 / 17 \ TM w yg 15 I I I LEGEND PROPERTY DESCRIPTION AUNA IUK= VLVIA I I I OAKRIDGE ESTATES zoN -P ----------L L— ELFZABETH--CHURCH ZCNMC fLP PLANNER/ LANDSCAPE ARCHITECT: URNP" DEVELOPER: MIRAMONT ASSOCIATES i\�Ms: coiowoo Ems:. the Ramparts at IMiraDDIIon t F. U.D. FINAL SITE AND LANDSCAPE PLAN r�\i _ ranrcev.,e — �� OIffET tYJ.' 1 •' . •' PATK) HOMES comw o` o0 W V :ice\ �.• �� '!�'a � � � \ - hal I• ♦ „ e - ;Rf�ia0INS :Z \INS �• . O J � \ ° ii6 •6 � > �� `'�4�� ewe `\� ti �p� � � �'-. C >•, o�L� Y..a•o, aRoo . � a �I I o h so e o , X. im AM IL VI M - �� ! •��,�\� a �� ,�► ,d i► �. E'HOPEflTY DEBCRIKION -�-_ -, SOUTHRIDGE GREENS GENEIIAL NOTEB GOLF COURSE �� __ ..r..._ .... I I OAK4lDQE ESTATES LAND USE BREAKDOWN �1 1 CATHOLIC CHURCH M1/�7` @lp ¢owrm NF uro°n as�iyn�°c. PILL THREE PRE UMPUMY - M1E 0. P9F➢NN1gN 2-07-9a v�0M5me o ,00 .zoo Nop-Tif OIRiMC COMY[tlIFNC[ STp ZON[D'RV ZOtl[D T PiKEL f S I SONE�M" r� r t ., u IWR COUNrY PMCEL vex.. us . . vKetEO � PMICEL \ Y PARCEL Kim WI1�-- NL I 1 U"Q PARDt� - 30.7 GROSSS55 EA- CRI. ES± toss ACRES± BU MIULT DFAAYILY ES DENSITY _ RESIDENTIAL q PARCEL Fp r PARCI 112 GROSS ACRES± 13.0 GROSS ACRES! AI LOW DENSITY POSSIBLE CITY PARK �RJ ALTERNATIVE: RESIDENTIAL MULTI -FAMILY OR J..7 MULT5 FJ BUSINESS SERVICES AND/I 12.4 GROSS ACRZ OW AN MEDIUM ` DENSITY r➢�. RESIDENTIAL /. )SS ACRE`+ ENSITY NTIAL R0RCSEAlItES± A n - .9 G \` 9.5 GROSS ACRES± OW DENSITY E51_DENTIAL. _ \ # rar nR[tt ca rcnox 0O U CR[EK F. sa 1 , 1 CDtltluxm raeK zoNEo No LAND USEIRREAKDOWN 8.4 n rr -K ✓R [OMD RW VICINITY MAP ONlRIDG[ - RUPARK EOtlEU b I Rui P�Ror[mr [ mer ne:crerPTON GENERAL NOTESa - oDE oREetls AVENUE IEMAY ® S I TE 70.3 GROSS ACRE MULTI -FAMILY Isiox auRol KTZRNASIVE VR: lOw'OCNST'R[SREnnAL ZOM[0 RV 1.1 OR ACREsi -- - urban design. inc. ---- ram.. muae0i°. `•a:.r:�`elm NU Z�aM[D �� Uw)vR-wr• SIGNATURE BLOCK _ OAK/COTTONWOOD FARM r: —_• =•_• -_— AMENDED OVERALL DEVELOPMENT PLAN AGO M ]17]N1 : PRQRCf W. ]1]3 ------ •...r..w_ link, MTE.OF PREPNU110N 5-04-92 M�.a KEY Q NORTI°I '= •••m` "" mr- SNEEf N0, 1 OF 2, MIRAMONT THE RAMPARTS FINAL PUD LAND USE BREAKDOWN NOVEMBER 20, 1995 Area Gross 406,924 sq.ft. 9.34 acres Net 318,905 sq.ft. 7.32 acres Dwelling Units Single Family 26 units Other 0 units TOTAL UNITS 26 units Solar Oriented Lots 22 units 84.62% Density Gross 2.78 du/ec Net 3.55 du/ac Coverage Buildings 65,000 sq.ft. 15.97% Street R.O.W. 88,019 sq.ft. 21.63% Parking & Drives 10,400 sq.ft. 2.56% Open Space: Common 36,588 sq.ft. 8.996r6 Private 206,917 sq.ft. 50.85% TOTAL OPEN SPACE 243,505 sq.ft. 59.84% Floor Area Residential 78,000 sq.ft. Minimum Parking Provided Garage/Carport 52 spaces Other 0 spaces TOTAL VEHICLES 52 spaces 2 spaces/unit *note: Garages and/or driveways will accommodate handicap, motorcycle, and bicycle parking Maximum Building Height 36 ft. Single Family Setbacks Front 20 ft. Side 5 ft. Corner Side 15 ft. Rear 15 ft. ® THE RAMPARG AT MIRAMONT FINAL PUD Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain Pre- In ry Final Not Ap- pli- ble Yes No A1. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation X X 1.2 Comprehensive Plan X X 1.3 Wildlife Habitat X 1.4 Mineral Deposit X 1.5 Ecologically Sensitive Areas reserved 1.6 Lands of Agricultural Importance reserved 1.7 Energy Conservation X X 1.8 Air Quality X X 1.9 Water Quality - X _X 1.10 Sewage and Wastes X X 1.11 Water Conservation X X 1.12 Residential Density X X A2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian, Bike Transportation X X 2.2 Building Placement and Orientation X X 2.3 Natural Features X X 2.4 Vehicular Circulation and Parking X X 2.5 -Emergency Access _ - X X 2.6 Pedestrian Circulation - X X 2..7 Architecture X X 2.8 Building Height and Views - X. 2.9 Shading X X 2.10 Solar Access X X 2.11 Historic Resources X 2.1.2 Setbacks X X 2.13 Landscape X X 2.14 Signs X 2.15 Site Lighting X X 2.16 Noise and Vibration X 2.17 Glare or Heat X 2.18 Hazardous Materials X A3. ENGINEERING CRITERIA 3.1 Utility Capacity X X. 3.2 -Design Standards X X 3.3 Water Hazards X X 3.4 Geologic Hazards X Land. Development Guidance System for Planned Unit Development The City of Fort Collins, Colorado, Revised August 1884 -61- PARTS AA, Al 4 L V��u reet uu or an exisung.neighborhood shopping center, or CJ!------ — — — — — — .------ OJV Y unil S . 400 350 W d 350. faci 33d `6 a 250 law; f 300 100 h "No i The eet of an existing transit stc per acre on a gross acreage feet of an existing or apprc feet of an existing neighbo feet of a publicly owned, b ty (except golf courses); or feet of a publicly owned ge feet of an existing school, i Credit Credit — ---- ----- --- ---- 2090 --- only to projects having a density of at least six [6] dwelling avyg.vaa.aaavyYuty w,aw. lv�o o_odo_rcom_munity_Park; Or Connu►i►ry FAgoLvey- __ 20% ___ not developed, neighborhood orcommunity park, or community 10% I D ------- -----= -- ---- course, whether developed or not. t nm Colorado compulsory education I 1o% 20% 5% 209'0 20% A project whose boundary is con.tiguousto existing urban development. Credit may be earned as follows: 30% 0% For projects whose property boundary has 0 109'a contiguity; 10 -15% For projects whose property boundary has 10 - 26% contiguity; is - 2bt For projects whose property boundary has 20 - 30% contiguity; 20 - 25% For projects whose,property boundary has 30 - 40% contiguity;. 25 - 3A For projects whose property boundary has 40 - 5095 contiguity. If it can be demonstrated that the project will reduce non-renewable energy usage either through the application of alternative energy systems or through committed energy conservation measures beyond those normallyrequired by City Code, a 5% bonus may be earned for every 5% reduction in energy" use. Calculate a 1% bonus for.eyery 50 acres included in the project. 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. 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. 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 2% bonus for every $160 per dwelling unit invested. If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code, enter a 1 % bonus for every $100 per dwelling unit invested. If a commitment is being made to develop a specified percentage of the total number of dwelling units for low income families, enter that percentage as it bonus, up to a maximum of 3090. If a commitment it being made to develop a specified percentage of the total number of dwelling units for Type"A" and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows: .hype "A" S x Units 'total Units In no case shall the combined bonus -be greater than 3090 Type"B" 1.OxTvne"R"-Units Total Units feet of a major employment center feet of a child care center - - 7� XW MftAe-K OF 10MYr AT )rive XMIN THE 0WQjm,AAAY wAS 4PAtdvEO, a 6 PalNTS WERE AIVAR aED Pool- Ae 0 011 f y To A PG9+vN ev, a 0 t Ivor oevaoP£o pug. Continued Land Development Guidance System for Planned Unit. Developments The City of Fort Collins, Colorado, Revised September 1994 -79- 10 M DENSITY CHART (continued). Criterion -- Earned Credit If the site of 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, econotmc 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; $� 3% For proposing adaptive use of the building or place that will lead to its continuance, preservation, and improvement in an appropriate manner. Z ®building, t If a portion or all of the required parking in the multiple family project is pm vided.underground. within the - or in an elevated parking structure as an accessory use to the bonus primary structure, a may be earned as � follows: 9% For providing 75% or more of the parking in a structure; 6% 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 &e extinguishing systems for the dwelling units, enter a bonus of 10%. V If the applicant commits to providing adequate, safe,and convenient pedestrian and bicycle connections between the proj t 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/lace;. a 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 P Wfl r G9 t 7EA160 0/0 NOT AW s T Z'tt► MUCH o r 11CIV, Vsvoex duRxeNT GE / T�'RtA� S P®IN1s Wou&o s6 owHseo-ro I OA d4owi-Grid d TMF Cv4- DE -JAG 78 L,&^9Y A.VENdC, 41 1001w S Jett'FLgCTS THE PEgPsRPIAMC-C BY WNtcH TIE PRIC&MIAIMI wP'f APP4eVED. Bh dtvcRENT GR, t MAIA, I .rc0JLE G �& wov'po �AvE �BEFN AcNtEvEo, Land Development Guidance System for Planned Unit Developments The City of, Fort Collins, Colorado, Revised September 1994 - 79a -