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HomeMy WebLinkAboutMIRAMONT VILLAGE PUD - PRELIMINARY - 54-87AH - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 314196 STAFF Mitch Haas 9ii City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Miramont Village Preliminary P.U.D., #54-87AH APPLICANT: James Company % Mr. Eldon Ward Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Oak Farm, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO 80525 PROJECT DESCRIPTION: Request for Preliminary P.U.D. for 52 single family lots on 10.79 acres located at the northwest corner of South Lemay Avenue and Southridge Greens Boulevard. The parcel is zoned rp, Planned Residential. RECOMMENDATION: Approval. EXECUTIVE SUMMARY: The Preliminary P.U.D. is in substantial conformance with the approved O.D.P. It 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 • • Miramont Village PUD - Preliminary, #54-87AH March 4, 1996 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: rp; Single Family (Ramparts at Miramont P.U.D.) S: rip; Vacant (Huntington Hills O.D.P., Parcel A, "Multi -Family") E: rip-, St. Elizabeth Seton Church and Single Family (Southridge Greens) W: rp; 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), a 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 and the Ramparts at Miramont), patio homes (The Courtyard and Cottages at Miramont), condos (Hamlet at Miramont), and apartments (Oak Hill Apartments). 2. Land Use: The Oak -Cottonwood Farm O.D.P. designates this area as Parcel A "Multi -Family; Alternative Use: Low Density Residential." Thus, Parcel A of the approved O.D.P. has been earmarked for residential densities ranging from low to high (high densities are typically associated with multi -family developments). This project proposes single family development at 4.82 dwelling units per acre, which is considered low -to -medium density residential. This Preliminary P.U.D., therefore, complies with the Overall Development Plan. In addition, All Development Criteria A-1.12 of the L.D.G.S. calls for an average residential density of at least three (3) dwelling units per acre. Therefore, the Miramont Village Preliminary P.U.D. complies with the density requirements of the L.D.G.S. On the Residential Uses Point Chart (Point Chart H), this Preliminary P.U.D. achieves a score of 76. Points are earned for proximity to a regional shopping center (Harmony Market), a publicly owned golf course (Southridge Greens), an existing school (Werner Elementary), and a major employment center (Oakridge/Oakridge West Business Park). Points were also awarded for contiguity to existing urban development. In addition, bonus Miramont Village PUD - Preliminary, #54-87AH March 4, 1996 P & Z Meeting Page 3 points were awarded for energy conservation, the provision of lands devoted to recreational use, and connection to existing City sidewalks. The required minimum score on the Residential Uses Point Chart is sixty (60) points. Therefore, the Miramont Village preliminary P.U.D. exceeds the minimum score required by the Residential Uses Point Chart of the L.D.G.S. 3. Neighborhood Compatibilitk The proposed density and the single family lots are considered to be compatible with the surrounding area, which includes additional single family homes, a church, and other planned residential developments. 4. Design: The P.U.D. will continue the existing and approved landscaping and fencing treatment along the Lemay Avenue frontage as well as along the Southridge Greens Boulevard frontage. In addition, sidewalk connections would be made from this development to the sidewalks along both Lemay and Southridge Greens Boulevard. The site is designed with sensitivity to the topography, mountain views, visibility from adjacent neighborhoods, and the adjacent arterial roadway. 5. Solar Orientation: Of the 52 total lots, 42 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 80.77%, which exceeds the required minimum of 65%. 6. Transportation: As mentioned, pedestrian circulation is provided by connecting sidewalks from within the development to Lemay Avenue and Southridge Greens Boulevard. Similarly, the Lemay Avenue sidewalk will be connected with the sidewalks along Southridge Greens Boulevard. Vehicles are accommodated by the proposed network of streets which include access to the north to Boardwalk Drive or to the south via Southridge Greens Boulevard. Both streets are classified as collectors and provide easy connections to the surrounding arterials. 0 • Miramont Village PUD - Preliminary, #54-87AH March 4, 1996 P & Z Meeting Page 4 The P.U.D. is consistent with the assumptions and conclusions made in the Oak - Cottonwood Farm Site Access Study (Delich, May, 1992). In fact, the generated traffic from the proposed use is actually less than that of the use approved with the O.D.P. (See attached Traffic Study: Delich, December 21, 1995.) The Miramont Village Preliminary P.U.D., therefore, is feasible from a transportation standpoint. 7. Findings of Fact/Conclusions: A. The Preliminary P.U.D. is in substantial conformance with the approved O.D.P. B. The Preliminary P.U.D. satisfies the All Development Criteria of the L.D.G.S. C. The Preliminary P.U.D. exceeds the minimum density requirements of the L.D.G.S., and exceeds the required minimum point total (60 points) on the Residential Uses Point Chart (Point Chart H: Density Chart) of the L.D.G.S. with a score of 76 points. D. The Preliminary P.U.D. is compatible with the surrounding area. E. The Preliminary P.U.D. is feasible from a transportation standpoint. RECOMMENDATION: Staff recommends approval of the Miramont Village Preliminary P.U.D., #54-87AH. %11 ►� �iinr�� S ll1 wololl MEN M I IRA M [I] Ll I ILTJ I I wu�� M! VICINITY MAP 12/28/95 #54-87AH MIRAMONT VILLAGE PUD " Preliminary 1"=600' � o Envil © HUNTNOTON ­¢ 29 e u jiggq 19 Iiii ,., PROPERTY DESCRIPTION T lE6EN0�� a OAKRIDOE ESTATES wG<p 1 ST. ELIZIIBETH $ETON PARISH I the VLLAOES LAND USE BREAKDOWN PLANNERS LANDSCAPE ARCNiTECT �=ER BUILDER ejjan"S- � 1Vll1llNAMCHll VMLelleaYIGE li-oWA PRELIMINARY SITE 8 LANDSCAPE PLAN The James Company Boulder,Colorodo Knudson Gloss Architect Boulder,Colorado ,.. I T 916i, ,4 E 7,6ud u• I tl ! � ..._.....,.. 4. Miramont Village Fort Collins,Colorado MIRAMONT VILLAGE PRELIMINARY PUD LAND USE BREAKDOWN DECEMBER 21, 1995 Area Gross 491,374 sq.ft. 11.28 acres Net 421,357 sq.ft. 9.67 acres Dwelling Units Patio Homes 52 units TOTAL UNITS 52 units Solar Oriented Lots 42 units 80.77% Density Gross 4.61 du/ac Net 5.38 du/ac Coverage Buildings 98,800 sq.ft. 20.1 1 % Street R.O.W. 70,017 sq.ft. 14.25% Parking & Drives 109,932 sq.ft. 22.37% Open Space: Recreational 13,247 sq.ft. 2.70% Common 111,603 sq.ft. 22.71 % Private 101,022 sq.ft. 20.56% TOTAL OPEN SPACE 212,625 sq.ft. 43.27% Floor Area Residential 148,200 sq.ft. Minimum Parking Provided Garage/Carport 104 spaces Other 100 spaces (8'x21' Long Term Parallel Parking) TOTAL VEHICLES 204 spaces 4 spaces/unit "note: Garages and/or driveways will accommodate handicap, motorcycle, and bicycle parking Maximum Building Height 36 ft. Single Family Setbacks Front 14 ft. from back of walk or curb 20 ft. at garage Side 0 ft. 10 ft. Between Buildings Corner Side 0 ft. Rear 0 ft. • • SCHOOL PROJECTIONS PROPOSAL: NE RAMONT VILLAGE PUD DESCRIPTION: 52 patio homes on 10.79 acres DENSITY: 5.38 du/acre General Population 52 (units) x 3.2* (persons/units) = 166.40 School Aae Population Elementary - 52 (units) x Junior High - 52 (units) x Senior High - 52 (units) x .450 (pupils/units) = .210 (pupils/units) = .185 (pupils/units) = TOTAL = 23 11 10 44 *Figures assume a mix of 2- and 3-bedroom single family residential. • i —El.ppAQ� NAR40RY i :o.E�Kr es .RCEL U rApEt /eTn I „ PARCEL L R 1 ua4 r.nwi�� OMMUNITY-RE ZONAL BU ES$/SERS11K!"' VICES —y OAKRIOCEI DRIVE PARCEL 20.9 GROSS ACRES - LOW DENSITY RESIDENTIAL 'ARCCEL_--N 11.2 GROSS ACRES± LOW DENSITY RESIDENTIAL PARCEL 1*LbWGROSS RES* a . DEN 3' RESIDENTIAL 112.4 GROSS ACRES_+ OW OW AN D/OR MEDIUM DENSITY RESIDENTIAL NY 1 a V 1 ntM[xrA# \\ PARCEL �. acxaa l`� la V8.6 CROSS ACRESt E d LOW DENSITY \ r.D RE\SIDENAAI i PARCEL J , Cb 1 .8 CROSS ACRESt LOW RE' PA PARCEL 30.7 GROSS ACRES± BUSINESS SERVICES AND/OR MU LT RESIDENTIAL oM�E[ euvx[ss rAKK [ox[o w 1; Irilowsso euWniEss S--) suLc rKor[An Zdl[R ~ I F�eI _QES^RIPr10N I PARCEL- -T�—� PARCEL r 13.0 GROSS ACRES± A 1 POSSIBLE CITY PARK 'v ALTERNATIVE: 9,7 rR055 A b BUSINESSASERVICES MULNQ%eA ..1 NT14L PARCEL .9 GROSS ACRES± • LOW AND/OR MEDIUM _.•� OEN�1 RE \.LLrGRACREStSITYSITYTIAL # rorAs[rt[r cxooT rrnox ossK cr �d u a „ cpruKm IIK [aKo nr LAN[I_LISE BREAKDOWN 8.4 �j ! � � (iFnLwel NOTES 0 1— — II 1 rcLt r M,�� a 10.3 GROSS ACRE AVENUE LEWT 'SITE MULTI -FAMILY IW. a�KUCII ALr[ORxATM s[q MnSm ESiO[xTiAL ZOINR Rlt 1.1 GR ACRES± wxixc*ox xnu _ _ _ _ urb- a 9s . :n ""14. oxro xr �ONATl18EeLOCK •�'1=�•r•• OAK/COTTONWOOD FARM AMENDED OVERALL DEVELOPMENT PLAN TC x�EPN _ S-JA-92 SIONS: KEY o.�rt sU. 0^ 200 400 — — sxELT No. 1 a �1 w o urban design, inc. MIRAMONT VILLAGE Preliminary PUD Statement of Planning Objectives December 21, 1995 Miramont Village is one of a number of planned neighborhood housing areas consistent with the approved the Oak/Cottonwood ODP; a mixed use development evolving as a planned community comprising the following general planning areas: The Harmony Market Commercial Area Made up of ODP parcels R and S, this area provides community -regional shopping opportunities, auto related commercial, and business services, being developed in accordance with the design guidelines found in the Harmony Corridor Plan. The Fairway Estates Buffer Area This area - which includes ODP parcels T, U, and V - restricts land uses according to the provisions of a deed restriction negotiated with the adjacent neighborhood. The Mixed Use Transitional Area ODP Parcels N, P, and Q form an area appropriate for multi -family, office/business services, and neighborhood scale recreational uses as a transition between the planned low density neighborhoods to the south and west, and the more intense uses in Harmony Market, OakRidge West, and OakRidge Business Park. The Miramont Residential Area This area - including ODP parcels A through L - is designed as a coordinated series of neighborhoods comprising a wide range of housing types. Multi- family, patio homes, conventional (2 to 4 d.u./ac.±) single family lots, and larger estate lots are planned to help create a successful, diverse, high quality community. To the extent practical, each neighborhood cluster is planned to have its own identity features and local circulation system, with open space corridors and the main collector/connector street system forming the primary unifying design elements in the overall community. It is the continuing intent of the developers working at Miramont to provide neighborhoods that reflect an appropriate plan for each parcel. The proposed patio homes at Miramont Village are intended to provide another element in the wide range of housing opportunities planned with ODP. The site is designed with sensitivity to the topography, mountain views, visibility from the adjacent neighborhoods, and the adjacent arterial roadway. The streetscapes along Highcastle Drive, Lemay Avenue, and Southridge Greens Boulevard are being landscaped with the quality and type of landscape improvements that have been previously established at the Upper Meadow and Castle Ridge. urban design, inc. The applicant's project goals are consistent with the adopted Goals and Objectives and the Land Use Policies Plan of the City of Fort Collins with regard to neighborhood planning, compatibility, mixed use development, and locational criteria for various land uses. Applicable policies include: Policy 3 The City shall promote: a. Maximum utilization of land within the city; d. The location of residential development which is close to employment, recreation, and shopping facilities. Policy 12 Urban density residential development - usually at three of more units to the acre - should be encouraged in the urban growth area. Policy 74 Transitional land uses or areas (linear greenbelts or other urban design elements) should be provided between residential neighborhoods and commercial areas in order to enhance the concept of a mixture of land uses. Policy 75 Residential areas should provide for a mix of housing densities. Policy 79 Low density residential uses should locate in areas: a. Which have easy access to existing or planned neighborhood and regional/ community shopping centers; L7 c CJ Which have easy access to major employment centers; Within walking distance to an existing or planned elementary school; and Within walking distance to an existing or planned neighborhood park and within easy access to a community park; and e. In which a collector street affords the primary access. Development of Miramont Village is expected to begin in the summer of 1996, and be completed by 1998. Activity A: *ALL DEVELOP • MEI�J � CR1TER1A r.L► CRlT=�I�. I APFL!CA.SLE CRITEFIA CNLY is !`e c-enon Witt the cr.,encrl ac_Iicacie7 be satisnee? I CRITEFICN _ jz 3<I Yes INo I If no, please explain �1. COMMUNi--�-`'VIDE CRI E=1�=. I i.1 Sciar Oren:=;;cn I i I I I i .2 CcI.;Crc ?er sive :- 1.S Wiicfire H=�it_. I I I � I I � ,I. Mir,=rat ueccsr I i l( I I :CCiC� i V ^._hive I 2^ I i I Oft r^^rC rr "t I I I -r i-LV s77a-I. -Pike - icn I ( `` Brrent2rd..r tC ;c:� ^• A/fir; .. _ G. Cl iC '^'�.. 2. L ^;.';Ir" C ;e,r•.. -='z Vie` Ns I L. i C Scta- �.cc=ss I l i t I -- I 2 Se I :: cC;<� I I I I I I L 2r CcC9 I I I I I I 2.1:, .CiiC^c'r ,iilf'C I t I I i 2.1 e N c i s - and VI ,- cn v - ! I I I I I 2.17 Glary cr Hey: I I I I I 2.18 Ha�_rccus Ma:=riafs I I I I I I A 3 �.NGINE -RING CR! t ERIA I I J. � Ut11tI!/ CC1..CC:1:V I I I I I 3.2 Desicn Stancar7-is 2.J �,/�%c;er Ha�ares I I I ' GBC1Cctc He- r-is Land Development Guidance System for Planned Unit Developments i ne City of Fort Collins, Colorado, Revised . 'z I994 _ - 61 - A-5US` 49AMoa-f %W%6Pu.4, PRF-LAMWA(ZY (t'54-87ARl)o SUBMt-tt1aD t2�26/9s ACTIVITY; Residential Uses DEFINITION; All residential uses. Uses include single family attached dwellings, rownhomes, duplexes, mobile homes, and multiple family ,:•weilings; group homes; boarding and rooming houses; fr-arerrury and sorority houses; nursing homes: public and private schools; public and non-profit quasi -public recreational uses as a orincipal use: ,:ses providing meeting places and places for public assembly with incidental office spaces; and child care centers. CRITERIA, The following sppiic--le crite--ion must be answered "yes" and implemented within :::e development pian. Yes No N/A 1. DOES Tn: PRO EC T EAPUN 77LIE X Y ,fL.ML PERC=AG= POD 1S AS C-_C✓Z�1TED ON7HZE FOLLOWING "DE--NSiTy CriAR7 FOR �_ PROPOSED DE-vSI-TY OF THE ZSIDFNTIAL PROJECT : ae ----;tired earned credit for a residential project shall be based on the following: 60 percentage points = 6 or fewer dwelling ;snits per acre 60 - 70 percentage points = 6 - 7 dwelling units per ace 70 - 80 per=nta.ge points = 7 - 8 dwelling units per acre 80 - 90 pe c-entage points = 8 - 9 dwelling.units per acre 90-100 pe tentage points = 9-10 dwelling units per ace 100 or more percentage points = 10 or more dwelling units pe: acre * DECEMBER FAP,65446k ORDI"CE GOES NOTAPPLY. Land Development Guidance System for Planned Unit Developments .he City of Fort Collins. Colorado, Revised August 1994 - 78 W a m z 4 1"IIRAMMRFI' VILtrAaC MELIMWAV VOL ( tLR M DENSITY CHART Criterion Maximum Earned Credit Credit fee[ of an existing neighborhood shopping center; or �2000 _ _ _ _ _ _ _ _ _ 20�Yo a 2000 feet of an approved but not constructed neighborhood shopping — — — — — — — — — — center 10% b 650 feet of an existing transit stop (applicable only to projects having a density of at least six [6] dwelling 20% units per acre on a gross acreage basis) C 4000 feet of an existing or approved regional shopping center 10c10 3500 feet of an existing neighborhood or community park; or d 3500 feet of a publicly owned, but not developed, neighborhood or community park, or community 209c facility (except golf courses); or 1NO --------------------------------------- 3500 feet of a publicly owned golf course, whether developed ---- or not 2500 feet of an existing school, meeting all requirements of the State of Colorado compulsory education 1090 e 1040 laws %( 10 f 11 3000 feet of a major employment cenrerp 1 ,VC.IEIQMAMk- WEST MAWP5 PARK 1000 feet of a child care center 20% 5% h "North" Fort Collins 2017, j The Central Business District 20% J A project whose boundary is contiguous to existing urban development Credit may be earned as follows: 30% 0% For projects whose property boundary has 0 - 10% contiguity; 10 - 15% For projects whose property boundary has 10 - 204o contiguity; � 0 15 - 20% For projects whose property boundary has 20 - 30% contiguity; 20 - 25% For projects whose property boundary has 30 - 40% contiguity; 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 110 alternative energy systems or through committed energy conservation measures beyond those normally required by # City Code, a 5% bonus may be earned for every 5% reduction in energy use. Calculate a lac 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. n I 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 pan of the total development budget is to be spent on neighborhood public transit faciiities which are not otherwise required by City Code, enter a 2' c bonus for every $100 per dwelling unit invested. PI If pan of the total deveiopment budget is to be spent on neighborhood facilities and services which are not otherwise ` equired by City Code, enter a 1'ic bonus for every 5100 per dwelling unit invested. q If a commitment is being made to deveicp a specified percentage of the total number of dwelling units for low income families, enter that percentage as a bonus, up to a maximum of 3M. If a commitment is being made to develop a specified percentage of the total number of dwelung units for Type "A" and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows. Type "A" .5 x Tyne "A" Units Total units Type "B" 1.0 x Tvne "F" Units In no case shall the combined bonus be greater than 30% Totall Units Continued Land Development Guidance System for Planned Unit Developments The City of For Collins, Colorado, Revised September 1994 -79- 0 0 DENSITY CHART (continued Criterion S If the site or adjacent property contains a historic building or place, a bonus may be earned for the following: Credit 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; vi 3% For proposing adaptive use of the building or place that will lead to its continuance, preservation, and improvement in an appropriate manner. OZ t If a portion or all of the required parking in the multiple family project is provided underground, within the building, or in an elevated parking structure as an accessory use CCU to the primary structure, a bonus may be earned as 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 - 499c of the parking in a structure. U If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10%. V If the applicant commie :._ -;rovimng adequate, safe and convenient pedestrian and bicycle connections between the project and any of the de. ..on points described below, calculate the bonus as follows: 5% For connects::: _j the nearest existing City sidewalk and bicycle path/lane; 5% For connecting to any existing public school, park and transit stop within the distances Density Chart; as defined in this 5% For connecting to an existing City bicycle trail which is adjacent to or traverses the project. TOTAL ' Ej N©MES Ita-5-11S DCVELo�M�T WILT. ANIEVE A4 ENERGY SCORE R6Tto I C)F G-6o op, MORE, wiklclr1 e)(CeeDS 'T"E CITY MI►�1MU4 of C�"�O, p WILL RESULT IN ENERGY C:6T5 OF i. t-t3 sQ. F-c Ve-RSUC to, I-VIIS EXGGEpS CURRENT ur-11 Mtn16MuM�g�( �5-30%. sc?. Land Development Guidance Svstem for Planned Unit Developments The City of Fort Collins, Colorado, Revised September 1994 - 79a - 00 M tn 0 00 LLi c W a W x F-- t-- MEMORANDUM :z To: Jim Postle, The James Company Eldon Ward, Cityscape Eric Bracke, Fort Collins Transportation Division o Fort Collins Planning Department From: Matt Delich Date: December 21, 1995 Subject: The Miramont Village PUD traffic study (File: 95113ME1) Miramont Village PUD is a continuing development within the Oak/Cottonwood Farm area in Fort Collins. This memorandum compares the general trip generation used in previous studies with the site specific uses proposed at this time. The Oak/Cottonwood Farm area is south of Harmony Road, west of Lemay Avenue, and north of Fossil Creek. Its western edge is the existing development located east of College Avenue (Fairway Estates and Fossil Creek Meadows). The Oak/ Cottonwood Farm Amended Overall Development Plan (ODP) shows the area divided into lettered parcels (A through V). The ODP is shown in Figure 1. Figure 2 shows a site specific plan of the proposed Miramont Village PUD. The "Oak/Cottonwood Farm Site Access Study," May 1992 addresses the traffic impacts of the Oak/Cottonwood Farm Overall Development Plan. This site access study addressed the existing uses at that time, primarily in Parcel R, and z development of the remainder of the Oak/Cottonwood Farm. cc w z Miramont Village PUD is located on Parcel A of the z Overall Development Plan. The ODP showed 80 single family u' dwelling units on Parcel A. Miramont Village PUD is proposed J > as 52 dwelling units in a patio home configuration. c� z Parcel A daily trip generation from the site access study o was 765 average weekday vehicle trip ends as single family detached dwelling units. The peak hour trip generation was 0 59 trip ends in the morning and 81 trip ends in the afternoon. zThe trip generation of the proposed Miramont Village PUD is < calculated at 500 daily trip ends, 39 morning peak hour trip cc ends, and 52 afternoon peak hour trip ends. Comparing the trip generation of the Parcel A uses LL- indicates little difference between the approved and proposed '- development. The generated traffic from the proposed use is actually less than the approved use. It is concluded that the proposed development is consistent with that used in the Oak/ Cottonwood Farm Site Access Study. L - - - -2- HARMONY ROAD OAK / COTTONWOOD FARM ODP Figure 1 0 N NO SCALE Fail .11 �all �r. •Jl����f����l ■�I�'11�JI!�I��I�JI■�I■ MIRAMONT VILLAGE PUD SITE PLAN Figure 2 • • 9-a off S Hup& 'n �i i �g.to Hills-, ..,/ February 7, 1996 Engineering Department City of Fort Collins 281 North College Fort Collins, CO 80521 SUBJECT: Letter of Intent This letter indicates my intent to dedicate a Right -Of -Way in the NE comer of Parcel A, Huntington Hills PUD to the City of Fort Collins for the purpose of extending Southridge Greens Boulevard to the Huntington Hills and Miramont project. This agreement to dedicate this Right -of -Way in the future is contingent upon and subject to approval of the roadway alignment, location, width, median placement and final construction plans by Huntington Hills, L.L.C. of Colorado, Genesee Communities H. Inc. and the City of Fort Collins. Sincerely, Marcus Palkowitsh, Manager ++Wgfi4�fm %�� ... w�ck 4WA-, Wr4'14 a?arrf 5195-6ETO tIE-lk-liesee COMMUNITIES, INC. E i I -Pebruary 7, 1996 Enginsering Department city of Fort Collins 281 Huh C0114g* I Part collins, co 8O52i Re: rAtt+er of intent I Gentlemen: i i Tie 3ettar indicates *y intent to deldi.cata a right -of- vay in the NE corner of Paa cel Ai, Mmti ngtmn Hills PUD to the G:.iy of fort CaLlins fqr the pu)qayse of ext, tding Southridge Graww Boulevard to thi Huntington Hills and Hiramont prvj ect. This agreement to dedicate this right-of-va►y in the future is contingent upon and `subject to approval of the roadway alignment, location, width, median placement fimal canstructi.on Plans by Huntington Hills, L.L.C. of Caloradof Gename Communities n F Inc.. and the City of Fort, Ccilinsa, sinaarely, 1 (MMSSS :Ci ITIBS II d INC. xUrt Woltar General Nartager cc: Marcus Palkawitsh 534 Cammvaa privc, t old=. co 8MI (303) 5W-WW t i