HomeMy WebLinkAboutTHE LODGE AT MIRAMONT PUD - PRELIMINARY - 54-87AP - SUBMITTAL DOCUMENTS - ROUND 2 - PLANNING OBJECTIVES•
January 25, 2000
Fort Collins Planning Department
281 North College Avenue
Fort Collins, CO 80521
RE: Planning Objectives for
The Lodge at Miramont PUD, Preliminary
•
The applicant is proposing 132 condominiums on approximately 7.7 acres. The
site is located at the northwest corner of Boardwalk Drive and South Lemay
Avenue and is referred to as Parcel N in the approved Oak/Cottonwood Farm
ODP. Being part of an existing ODP allows this project to be submitted under the
Land Development Guidance System. The surrounding land uses include a
proposed City owned park to the west, Collinwood Assisted Living Facility to the
north, Oakridge Village residential on the east side of Lemay Avenue and The
Hamlet at Miramont on the south side of Boardwalk Drive. At the southeast
corner of the site there is an existing entry feature/sign for the Miramont
development surrounded by an existing pond. Also a one-acre regional detention
pond exist on this site along Lemay Avenue.
The primary access to the site is from Boardwalk Drive. A secondary, emergency
access is proposed from Lemay Avenue at the northeast corner of the site. This
drive will be an all-weather surface wide enough to accommodate emergency
vehicles and will have a remote control gate at the entrance. An internal
circulation loop drive creates a main street for pedestrians and serves the 11
buildings and the central recreation space. All sidewalks, crosswalks, and
driveways will be scored concrete, placing emphasis on the pedestrian. A 5-foot
wide loop walk circles the perimeter of the site; with connections to existing
sidewalks on Lemay and Boardwalk. The central recreation area is connected
with a meandering path through the middle, to the 5 buildings fronting the open
space. A patio area provides a common recreational area for gatherings. There
are 233 parking spaces provided. Of the spaces, 44 garage spaces are located
within the buildings, 32 spaces are included in freestanding garages located
throughout the site. Surface parking spaces total 157.
The proposed buildings will maintain a pedestrian oriented scale facing out in all
directions. Buildings on the site are oriented to provide visual interest and to
enhance the overall character of the site. The building architecture is a Colorado
lodge design with accents of log details and stone. The building concept is to
create a lodge-like big house with each unit having a private ground floor
entrance. Four units will have attached garages that are directly connecte� to the
building. Garages are clustered on the ends of buildings in parking courts,
thereby minimizing the visual impact of garage doors on the street elevation.
However, the building design is intended to relate to the loop sidewalk at the
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perimeter and to the courtyard sidewalk in the center as much as it does to the
street. The buildings therefore have no front or back and the design and materials
are consistent on all exposures.
The design objectives of the landscape plan are to screen parking and service
areas, to provide an attractive streetscape and also to enhance the pedestrian and
vehicular experience within the site. Street trees are shown along Lemay and
Boardwalk. Deciduous trees, coniferous trees and foundation plantings will be
used to enhance architectural character, provide shade, spring color and winter
interest.
The project scores 110 base points on Point Chart H, Residential Uses, gaining
points for being within 2000 ` of an existing neighborhood service center (Steeles
Market), for being within 3000' of and existing major employment center
(Oakridge Business Park), for being within 4000 feet of an existing community/
regional shopping center (Harmony Market), for being within 3,500 feet of a
Publicly owned, but not developed neighborhood park (proposed park, west of
site), for being within 2,500 feet of an existing school (Werner Elementary
School), for being within 3,500 feet of a publicly owned golf course (Southridge)
and for its boundary which is contiguous to existing urban development.
An additional 28 points are earned on the bonus chart for providing neighborhood
facilities (office, clubhouse), offering parking in a structure, committing to the use
of an approved automatic fire extinguishing system and for connecting to the
nearest existing city sidewalk.
This project receives points for virtually every locational criterion that was
established for higher density residential uses. The site was originally master
planned with this in mind and now that development has occurred around the site,
it offers all the benefits of an infill location. 110 points on the base chart is almost
unprecedented with LDGS proposals, therefore we feel justified in requesting the
density that is proposed.
Though the project is being submitted as a Planned Unit Development under the
Land Development Guidance System, the project exemplifies many of the
Principals and Policies of City Plan. Those policies that focus on compact urban
development, pedestrian and bike linkages, utilization of alternative transportation
modes, and community visual character are particularly evident in the proposed
plan.
Thank you for your consideration and we look forward to working with you
during the development review process.
Sincerely,
VF Ri ley Associates,
Frank gh