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Home My WebLink AboutMIRAMONT VALLEY PUD - FINAL - 54-87AK - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5 MEETING DATE 5/20/96 STAFF Mitch Haas City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: APPLICANT: OWNER: Miramont Valley P.U.D., Final, #54-87AK Miramont Associates % Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 Fort Collins, CO 80525 Oak Farm, Inc. 3555 Stanford Road, Suite 100 PROJECT DESCRIPTION: This is a request for Final P.U.D. approval for seventy-two (72) single-family lots on 28.04 acres located west of Lemay Avenue and south of Boardwalk Drive, off of Southridge Greens Boulevard. The property is zoned rp, Planned Residential with a P.U.D. condition. RECOMMENDATION: EXECUTIVE SUMMARY: Approval with a condition. The requested land use, density, and layout are in substantial compliance with both the approved Oak-Cottonwood Farm O.D.P. and the approved Preliminary P.U.D. for this site. The Final P.U.D. continues to satisfy the absolute and variable criteria of the Residential Uses Point Chart as well as the All Development Criteria of the L.D.G.S. The Final P.U.D. is compatible with the surrounding area. The Final P.U.D. is consistent with previously conducted traffic studies for the Oak-Cottonwood Farm O.D.P. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. Collcge Ave. P.O. Box 580 Fort Collins, CO 80522-0�80 (303) 221-67�(� 1'LlANNINC; DF:PARTMEtiT • Miramont Valley P.U.D., Final, #54-87AK May 20, 1996 Planning & Zoning Board Hearing Page 2 COMMENTS: Background: • The surrounding zoning and land uses are as follows: N: rp; Werner Elementary School and vacant (preliminarily approved single family) S: rp; Mail Creek, then Parcel L of Oak-Cottonwood O.D.P. (designated for low-density residential) S: rlp; Vacant (Huntington Hills Single Family), then vacant (Fossil Creek Community Park) E: rp; Single Family (Ramparts at Miramont and Miramont Village) W: R(County) Single Family (Fossil Creek Meadows) The Miramont Valley P.U.D. was part of the Preliminary P.U.D. approved by the Planning and Zoning Board as "Miramont PUD, Phase Three, Preliminary, #54-87M" on March 28, 1994. Two portions of that Preliminary P.U.D. have since been granted Final P.U.D. approval: The Ramparts at Miramont (26 single family lots) and The Hamlet Condominiums at Miramont (106 condos in 4- and 6-plexes). If approved, the currently proposed Miramont Valley Final P.U.D. would be the third portion of the Miramont PUD, Phase Three, Preliminary to be granted final approval. 2. Land Use: The Final P.U.D. site is designated on the Oak-Cottonwood Farm Overall Development Plan as Parcels J and K, "low density residential," and "low and/or medium density residential," respectively. The request for 72 lots on 28.04 acres represents a gross density of 2.57 dwelling units per acre; single family development at 2.57 dwelling units per acre is considered low density residential. The Final P.U.D., therefore, complies with the Overall Development Plan. All Development Criteria 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. Miramont Valley, therefore, complies with the density requirements of the L.D.G.S. The gross density of Miramont Valley is 2.57 dwelling units per acre. This is below 3.00 dwelling units per acre. As Parcels J and K of the Oak-Cottonwood Farm O.D.P., the request is considered a phase of a larger area which achieves a gross density of 4.67 d.u./acre. More specifically, Miramont Valley is part of an approved Preliminary P.U.D. that achieves a gross density of 3.69 dwelling units per acre. (The Hamlet Condominiums at Miramont, which achieved a gross density of 8.56 d.u./acre, was part of this Preliminary P.U.D.) � Miramont Valiey P.U.D., Final, #54-87AK May 20, 1996 Planning & Zoning Board Hearing 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 Elementary), 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 Compatibilitk A neighborhood meeting was held on January 10, 1994. Minutes of this meeting were included in the Preliminary staff report. The single family lots are considered compatible with the surrounding area. 4. Design: All lots in the Miramont Valley Final P.U.D. are designed to be outside of the Mail Creek erosion control buffer limits to the south. The P.U.D. will continue the landscaping general streetscape treatment along the Southridge Greens Boulevard frontage. Sidewalks will be extended from within the proposed development out to and along Southridge Greens Boulevard, eventually connecting to the Lemay Avenue sidewalks. Pedestrian and vehicle connections are also provided to the drop-off site behind the Werner Elementary School. Finally, there is also a proposed pedestrian connection from within the development to Mail Creek Lane, the road which provides access to the front of Werner Elementary. 5. Solar Orientation: Of the 72 total lots, 48 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 66.6%, which exceeds the required minimum of 65%. 6. Transportation: As mentioned, pedestrian circulation would be extended from within the proposed development out to and along Southridge Greens Boulevard, eventually connecting to the Lemay Avenue sidewalks. Pedestrian and vehicle connections are also provided to the drop-off site behind the Werner Elementary School. Finally, there is also a proposed pedestrian connection from within the development to Mail Creek Lane, the road which provides access to the front of Werner Elementary. Vehicles are accommodated by the proposed neiwork of streets which include access to the north to Boardwalk Drive or south via Southridge Greens Boulevard. Both streets are classified as collectors and provide access to the surrounding arterial streets. . Miramont Valley P.U.D., Final, #54-87AK May 20, 1996 Planning & Zoning Board Hearing Page 4 • In accordance with the O.D.P. and the Preliminary, Highcastle Drive has the potential to be continued to the south into Tract L where it would connect with Fossil Creek Parkway (extended). This will require crossing Mail Creek. As Tract L is not part of this P.U.D., the actual connection would not be made with this development; however, the necessary right- of-way to make the connection is being dedicated with this Final P.U.D. Development of Tract L will trigger the requirement to construct the said connection. The P.U.D. is consistent with the assumptions and conclusions made in the Oak- Cottonwood Farm Site Access Studv (Delich, May, 1992). The Final P.U.D., therefore, is feasible from a transportation perspective. 7. Findings of Fact/Conclusions: A. The Final P.U.D. is in substantial compliance with the approved O.D.P. and the Preliminary P.U.D. B. The density of 2.57 d.u./acre is justified based on being one phase of a larger O.D.P. and Preliminary P.U.D. C. The Final P.U.D. satisfies the All Development Criteria of the L.D.G.S. D. The Final P.U.D. is compatible with the surrounding area. E. The Final P.U.D. is feasible from a transportation perspective. RECOMMENDATION: Staff recommends approval of Miramont Valley P.U.D., Final, #54-87AK, 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 (July 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 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 that there exists with respect to said planned unit development final plan certain specific unique and extraordinary � Miramont Valley P.U.D., Final, #54-87AK May 20, 1996 Planning & Zoning Board Hearing Page 5 � 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 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. •l►��r�/!\��'�111� •. � ;� �lI11�� 1I u , i � �� ` a � i � — � , , � _— -- — i _ � �' ' � � ' � �� — —�—� — ---- i � � i �' � i '� .�� , ��__- - __ —_� � WERrFA ELEAIEMARY : r+� � �� 1 I� i 1 _� ' �� _ _ �� P� � , � � � � , i � ; o� ' � i � �� — � � � � � � i < I �> i='- — - - ; � -.�.�� ,a .��..,�w � i � p �_ _ , �_ w i _ � Y � . - _ Q (/ � .' � - �� I � r� � r. -. � _ � � � W � � W I� "'I .s..�. — ___ — —' _ __— _. � �i �' � __ ____.� `�:. r�O �• � _ _ ��-� _ �� - - � - -- � �Q � �_ � � � -- -- - - � - - -- -- - - --�-� _ � '� � _ -'/`-�\ • \ o � � � � � � � � � I I � .w � � � � -"`�._, - Pd � :_ ,.,� - �.� \ i �` � � 5� 50 qg 43 � 34 � � � � -�.' � � � '_� _ . � � .3 ,� , A ; i i � I I I 42 2 � �F / � . �- � 3 , � � .� � `. � � 0 � � � � / 1 � � / � � 48 i I 44 i � � � i 35 � 1 �' � � � '�"'�"^ �•,�' � � � �� •, � iHE RM.PA TI� 8 Ay� I�A1�16NT� � / � � I 34 � � • � � � �� '��t � I � � �� o - 33 � ��,�-� 3�. -. i� iQvj . i �- � i / � � � - :A � � � � � � 41 � t � I� 38 � � � 32 � � 6 � �,�'c» '. / � � � � � � 47 45 � � i �� . � 20 � , � � ; � � � � -- _ � �` , � � � w � � �� g ` � � � � b� � � i , � 40 � ; I i _ � . a� , ,� � � � � � 'I , � � � �� i � I I ' �' _- _ �� x .--- 19 � ` � � \ , a � j � 53 � �. 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' 6�1�D��6Qf� P� �•.'�� , �` �_ _ \ n � � � � p�� i ,,, o , ,,,-- ----- � -- - _- � -------------- - __- . . - __- - -_ -_ -�- HUNTIN(3TON HILLS � �OSSIL C�IEEK _ � � ' - _ _ �' ah o. .,R„M��. z-o�-9. \\ :avmc niv nw. x�� `n w'O��wn -- � ,,, �e ' (nmmc n��rnvrN.� COMMUNITY PARK � — - HUNTINOTON HR.LS � � - m- � _ ��'�" - zo�� a , — - c�mu �c�rieacm� — — o �oo xoo �oo va. w. � ar � _ _- _ ._ - - . _ -. . �PPR�V�D PREL►r�tNARY P�a�l � ,o,� —� - - - —�—�o ,_� i , , �i 1'�--- J � �.�I rvF[0'1 �J � � ( � �--, , I , I , • ��...c.rza� _oJS xoxm r l iwru : I\ � I--_ �'I� I — � i � 1 ��_ y �� .i Isi J.tir�u�u�r�� ro.t� a � y�e.c. i I ou�wr �-� � ;� -_, Ii �. � �-'�'xi�� ~ I i j ��ii�'ll _ I 1 sl.. G. • F � �� \ � 9.5 GROSS ACRESi �=� ' LOw 'JENSITY RESIDENn�� \ �� # r smn caerena. 'Os r� �uu[ su .oT � n. 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PROPERTY DESCRIPTION � A tract of land located in the Southeast Quarter of Section 1, Township 6 North, Range 69 West and the Northeast Quarter of Section 12, Township 6 North, Range 69 West of the 6th Principal Meridian, City of Fort Collins, Larimer County, Colorado, being more particularly described as follows: Considering the East line of the Southeast Quarter of said Section 1 as bearing South 00'04'26" West from an aluminum cap in a range box at the East Quarter corner of said Section 1 to an aluminum cap in a range box at the Southeast corner of said Section 1 and with all bearings contained herein relative thereto: Beginning at the Southeast corner of said Section 1; thence, along the East line of said Section 12, South 00' 03'44" West, 54.07 feet; thence departing said East line, North 89' 56' 16" West, 50.01 feet to a point on a non-tangent curve concave to the Southwest having a central angle of 89' 10'49, a radius of 15.00 feet and the chord of which bears North 44' 30' 59" West, 21.06 feet, said point being on the West Right of Way line of Lemay Avenue; thence, along the arc of said curve, 23.35 feet; thence, North 89' 06'23" West, 371.74 feet to a curve concave to the Northeast having a central angle of 22'51'58", a radius of 509.00 feet and the chord of which bears North 77'40'24" West, 201.79 feet; thence along the arc of said curve, 203.14 feet to a point on the South line of said Section 1; thence along said South line, North 89'06'23" West, 534.38 feet; thence, departing said South line, North 65'48'47" West, 266.21 feet; thence, North 00'00'00" East, 55.67 feet; thence, North 60' 18'29" West, 261.89 feet; thence, North 87' 51'51 " West, 76.43 feet; thence, North 81 ' 44' 12" West, 101.93 feet; thence, North 62'31'25" West, 102.27 feet; thence, North 64'26'28" West, 95.00 feet; thence, North 59'09'03" West, 54.23 feet; thence, North 64'26'28" West, 104.90 feet; thence, North 77' 52'39" West, 149.85 feet; thence, North 71 ' 32' 14", 90.55 feet; thence, North 77'52'39" West, 48.47 feet; thence, North 45'05'45" West, 258.99 feet; thence, North 56'44'16" West, 59.76 feet; thence, North 89' 16'S4" West, 26.40 feet to a point on the East line of Fossil Creek Meadows First Filing; thence, along said East line, North 00'43'06" East, 269.16 feet to a point on the South line of that certain parcel of land described at Reception Number 86016017, thence along said South and East line of said parcel the following two courses, South 89' 16'54" East, 750.00 feet; thence, North 00'43'06" East, 49.95 feet to a point on the South line of Miramont P.U.D.; thence along said South line the following thirteen courses; South 81 '49'08" East, 129.16 feet to a point on a non-tangent curve concave to the Southeast having a central angle of 86' 18'24", a radius of 15.00 feet and the chord of which bears North 51 ' 20'04" East, 20.52 feet; thence along the arc of said curve 22.60 feet to a point on a non-tangent line; thence, along said non-tangent line, North 04' 29' 16" East, 54.00 feet to a point on a non-tangent curve concave to the Northeast having a central angle of 86' 18'24", a radius of 15.00 feet and the chord of which bears North 42'21'32" West, 20.52 feet; thence along the arc of said curve 22.60 feet to a curve concave to the West having a central angle of 04'00'06", a radius of 637.00 feet and the chord of which bears North 01 ' 12'23" West, 44.48 feet; thence along the arc of said curve 44.49 feet to a point on a non-tangent line; thence, along said non-tangent line, North 86'47'34" East, 30.23 feet; thence, North 74'46'26" East, 61.60 feet; thence, South 70' 29'53" East, 57.20 feet; thence, South 63' 48'55" East, 162.00 feet; thence, South 70'03'37" East, 69.87 feet; thence, South 72'24'44" East, 78.00 feet; thence, South 75'34'06" East, 107.32 feet; thence, North 78'48'50" East, 149.71 feet; thence departing said South line, South 30'00'00" East, 19.38 feet; thence, South 47'52'22" West, 81.83 feet; thence, South 57'51'43" West, 74.06 feet; thence, South 13'55'52" West, 8.64 feet; thence, South 30'00'00" East, 81.06 feet; thence, South 76' 04'08" East, 8.33 feet; thence, South 30' 00'00" East, 22.24 feet; thence, South 35' 41' 19" East, 53.88 feet; thence, South 42' 54' 13" East, 113.73 feet; thence, South 66' 40'09" West, 89.18 feet; thence, South 23' 19'51 " East, 358.22 feet to a curve concave to the Northeast having a central angle of 65'46'32", a radius of 610.00 feet and the chord of which bears South 56' 13'07" East, 662.45 feet; thence along the arc of said curve 700.28 feet to a point on the South line of said Section 1; thence, along said South line, South 89' 06'23" East, 442.45 feet to the Point of Beginning. The above described tract of land contains 28.038 acres and is subject to all easements and rights-of- way now on record or existing. � MIRAMONT VALLEY FINAL PUD LAND USE BREAKDOWN MARCH 18, 1996 Area Gross 1,221,320 sq.ft. Net 943,205 sq.ft. Dwelling Units Single Family 73 units TOTAL UNITS 73 units Solar Oriented Lots 5� �r,�ts Density Gross Net Coverage � 28.04 acres 21.65 ecres ss.ss�� 2.60 du/ac 3.37 du/ac Buildings 182,500 sq.ft. 14.94°k Street R.O.W. 278,115 sq.ft. 22.77% Parking & Drives 48,000 sq.ft. 3.93°�6 Open Space: Common 168,977 sq.ft. 13.84°,6 Private 543,728 sq.ft. 44.52% TOTAL OPEN SPACE 712,705 sq.ft. 58.36°k Floor Area Residential 219,000 sq.ft. Minimum Parking Provided Garage/Carport 146 spaces Other 0 spaces TOTAL VEHICLES 146 spaces 2 spaces/unit 'note: Garages and/or driveways will accommodate handicap, motorcycle, and bicycle parking Maximum Building Height as n. Setbacks (unless otherwise noted) Front 20 ft. Side 5 ft. Corner Side 15 ft. Rear 15 ft. � MI�MONT VALLEY FINAL PUD Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY Is the criterion Will the criterion If no, please explain applicableT be setisfiedl Not � Pra pli- CRITERION ��;;, �;,,.� ba 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 2.12 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 Guidenee System for Planned U�it Developmant The City of Fort Collins, Colorado, Reviaed Aupust 1994 -61-