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HomeMy WebLinkAboutMemorandums - Planning and Zoning Commission (P&Z) - 04/27/1977 MEMORANDUM TO: Robert L. Brunton, City Manager THRU: Les Kaplan, Planning Director FROM: Paul Deibel, Planner II AA DATE: April 27, 1977 RE: Planning and Zoning Board Reports #31-77 The Landings Residential P.U.D. , Preliminary Plan. Description: Proposal for 166 unit single and multi-family P.U.D. on 43. 7 acres zoned R-P, Planned Residential District, and R-L-P, Low Density Planned Residential District, located south of Horsetooth Road and west of Warren Lake. Applicant: Landings, Ltd. , Reid L. Rosenthal, General Partner, 1912 Brookwood Drive, Fort Collins, Colorado, 80521. Background This is a proposal for estate lot, cluster single family and multi-family development at the west end of Warren Lake. See attached statement of planning objectives submitted by the applicant. The developer has also submitted a conceptual plan for streets and land uses for additional phases of the buildings south of Warren Lake to Harmony Road. The Council is officially considering, however, only the area of the pre- liminary P.U.D. site plan. Land Use Breakdown 1. Gross area a. fourplex area . . . . . . . . . . . . 3.5 acres b. cluster lot area . . . . . . . . . . . 13. 13 acres C. single family lot area . . . . . . . . 16.6 acres d. estate lot area . . . . . . . . . . . 10.5 acres e. total area . . . . . . . . . . . . 43.73 acres 2. Dwelling Units a. fourplex . . . . . . . . . . . . . . 20 units b. cluster lot . . . . . . . . . . . . . 36 units C. single family lot . . . . . . . . . . 38 units d. estate lot . . . . . . . . . . . . . 20 units e. total dwelling units . . . . . . . . . 114 units 3. Density units/acre ave. lot size a. fourplex . . . . . . . . . . . . 5.7 10,774 s.f. b. cluster lot . . . . . . . . . . . 2.7 6,800 s.f. c. single family . . . . . . . . . . 2.3 8,500 s. f. d. estate . . . . . . . . . . . . . 1.9 13,000 s.f. e. total density . . . . . . . . . . 2.7 Page 2 - 27 April '1977 #31-77/The Landings Residential P.U.D. , Preliminary Plan. common open space 4. Coverage structures street open space in yards a. fourplex . . . . . . . . . b. cluster lot . . . . . . . . 10% 22% 45% 23% C. single family lot . . . . . 9% 21% 44% 26% d. estate lot . . . . . . . . 9% 13% 38% 35% e. total coverage . . . . . . 9% 21% 44% 26% 5. Active Recreational Area as % of total area for each housing type. a. fourplex . . . . . . . . . 7.5% b. cluster . . . . . . . . . 20.0% C. single family . . . . . . . 8.0% d. estate . . . . . . . . . . 10.0% e. total 11.0% Planning and Zoning Board Recommendation: Conditional Approval At its March 7 meeting, the Board deferred action on this proposal because it felt that the preliminary plan submitted at that time lacked sufficient detail for preliminary approval. At its April 11 meeting, the Board voted unanimously to recommend approval subject to the following conditions as suggested by staff: 1. The the site plan indicate a temporary secondary access to the site at its northwest corner so that two points of access will be provided to the site until connecting streets to the south and west are developed; 2. That the site plan designate the common open areas which fulfill the P.U.D. ordinance specifications for 15% common active recreational area; 3. Other revisions concerning layout of the fourplex area, location of the collector street at the south end of the site and other technical revisions. The developer has met all but the second of the above conditions. See comments below. Also see attached letter from architect. Staff Comment A problem in connection with this plan which remains to be worked out concerns the requirement of the P.U.D. ordinance that any residential P.U.D. have at least 30% of its total area developed as "open space" and that at least half of that (i.e. 15% of the total site area) qualify for "active recreational use" by being "developed in parcels of not less than 6,000 contiguous square feet and not less than 50 lineal feet in the smallest dimension." This standard poses no problem whatsoever for a conventional apartment building P.U.D. in which all of the actual developed space is also open space under the P.U.D. ordinance. However, the standard can be a significant constraint for a P.U.D. proposal which entails individual lots in addition to common greenbelt, as is the case here, because much actual open space is allocated to private yards rather than common greenbelt. We have dealt with this in the past by allowing some of the 30% total open space requirement to be filled by private yards within lots as long as the site plan precludes property line fences. However, we have not in the past allowed private yard open space to count towards the requirement for 15% active Page 3 - 27 April 1977 #31-77/The Landings Residential P.U.D. , Preliminary Plan. recreational area, which thus must be common open space. Prior to the Planning and Zoning Board review of the Landings Preliminary Plan, we were unsure whether the 15% requirement had been met, hence the Planning and Zoning Board's condition that the active recreational areas be specifically designated. Since that time it has become apparent that the overall configuration of greenbelt does not have enough parcels which qualify as active recreational area under the ordinance to constitute 15% of total area. At present, 11% of total area qualifies as active recreational. The planning staff considers this to be more a legal problem with the ordinance than a design problemiwith the layout of the project. The intent of the open space requirement is to prevent over intensive development of a site regardless of density. As the land use breakdown above indicates for this proposal, however, the overall density for each separate housing type is quite low. In fact, it would be possible to develop this entire site as a standard single family subdivision without any common open area yet at a greater density than that which is currently proposed. Alternative ways in which the legal problem of the ordinance requirement could be met include the following: A. Reduce the size of single family lots adjacent to greenbelt thus transferring private yard open space to common greenbelt so as to boost common active recreational space to 15%; B. Allow private yard area to be allocated toward active recreational area as long as it is adjacent to and accessible from greenbelt areas; C. Variance by the City Council of the 15% active recreational area requirement for this proposal based on its particular density and characteristics. Planning Staff Recommendation Alternative A above would appear to be most in line with the basic concept of clustered single family housing in which lots are small (sometimes amounting only to a building envelope) but are offset by adjacent common greenbelt areas. In the "single family area" of the plan towards its south end, relatively large lots adjacent to common open space but with no physical indication of the property line by fences, etc. , may also lead to confusion as to where a lot owner's maintenance responsibility ends and where the Homeowner's Association's responsibility begins. Smaller lots in this "single family area" would also give the lot owners a stronger incentive in maintaining the viability of the Homeowner's Association. SCHOOL IMPACT ASSESSMENT PROPOSAL: The Landings P.U.D. , Phase I, Preliminary Plan. (#31-77) DESCRIPTION: 166 single and multi-family ,units (south of East Horsetooth) School Pupils Generated: Elementary - (94 units) x (.402 pupils/dwelling unit) = 38 (24 units) x (.045 pupils/dwelling unit) = 1 (48 units) x (.188 pupils/dwelling unit) = 9 Total 48 Junior High - (94 units) x (.238 pupils/dwelling unit) = 23 (24 units) x (.027 pupils/dwelling unit) = 1 (48 units) x (.125 pupils/dwelling unit) = 6 Total 30 Senior High - (94 units) x (. 210 pupils/dwelling unit) = 20 (24 units) x (.023 pupils/dwelling unit) = 1 (48 units) x (.141 pupils/dwelling unit) = 7 Total 28 106 TOTAL Reserve Affected Schools: Capacity Enrollment Capacity Barton Elementary 390 374 16 Boltz Junior High 800 718 82 Rocky Mountain High 1450 1152 298 Summary: Development of this proposal would have a significant impact upon the affected schools; especially Barton Elementary and Boltz Junior High. The school district does have plans for an additional elementary school in the southwest area. . 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P1 anni ng � a, , t � n/r •: •y~. { wY•• ,.•w+oot4.tuF. ,'Yac-s�- rpJ•}y,gryycrk,t,►.:.,. �n� J `;rJl. 1.1 l�dl(.n, .4 �'-.13J N+ Y A,tl 1 �.�vl•M+y,r�{./ wk {fr M t l'• •rJJI + tiri k{„n Ci ty;of Fort:;.Col 1 i ns ylr.►rf�lh` •r✓ , .,b, >,�i���. N li.•n•r.r k lam. II!► , N CO t:.80521 .✓!1 For•tii Co.l lint ` ' � '•,}` urvir+•i ' '� J�r lYyt Lsr '♦, ^j.r ; jr{_;at7' ;IC1t�, '; x y,4 � S�r�� F #�,^ pr ..�-• !' ' -t } �.,.Fa-1 ;I:';r'• 'F ,l. ,IJ ,�+�?rd`• ,7 , r 7rs+l.•��w3 ,.(. .w s t•t.+?.. f. ..rR FJ.r�('�a,�,� t]�.w..e r o.�.,t........;l6f,:A prail,�::?.°•:. � r,..._.i{`e..vt r .K,-.,.: ,t ,c• .7 t.+ •y" at,;•t y..'•.-yn..r i 1 •�1+.S"^^ki� i:lj AN'Y;�•p!> .•,•Z4„Jh"e•,Yi rf,(y .27 1977 �p.,•11AM :� r ,•;,,.. ,r , y, ..,r r -ry.+'4••k. ti�npk.-�rt'ti,,,µtirY.•r wrn• yi .rr �rt+C'. ,ate ,4-..�1�1• 3 ,:Pratt Re• a.The Landings-Preliminary Se k . •��..�r�.�.�Pl an , yy�,�Y• A..t. ,.�. 'r �' .; • �' - - Phase a�r�.•t�l�wt��. r ,`.:�, - "{ �' _ •_y �i-.:M .. ,� rt I�.A ; 'ynr`,Mx.nrw.�a.ar .: ',':•;`lrk�i�,�ti'(:�-.' 'y.^It`� ,Jo-. Whom -It May.Concern ` ng Staff has recently brought to our �atterlJtion yr The Fort'Collins ins Planni •�;,I ..,;, ^'-• :`the fact that the Landings Preliminary Plan Submission does 'notyt •*'`T' '��,�•. „ Nw e` - "technically.meet the active recreational space requirements":''ll�'Strict':, �i r adherence'to'the P.U.D.; ordinances requires that active beFno ;�`�"M,' r'' `r ' ci" a• r "less than 50 feet in any_dimension nor smaller,than;6,000�s ft yin' s ,•rst✓ "> W. contiguous area. r q'; MR, ti1:, �t�;7y1•IL♦. -',.-- - Al— I areas considered active recreational'space i n 'the•Landings :Plan ''�j � �r satisfy the requirement of 6,000 sq.ft. ,.however, due to *the'..irre ular='`ri` �`r, • -1''� ~configuration of streets lots and g +`,,.� .�:.. open space, certain areas 'taper •�: �: ..'�2i L'; t'+less than 50 feet across. 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N, NY ri.Irr. ii.iie�•'t,• _ ej, •QNM!.�trh`I!'r+i •h{ Y etr- ,v. �w.tt''(9r•rN i'rw. u'J.s•1wCeC,;; .�• �•l.►sk..r �,. •� .:-..L..,..�.,y.t.ay+.•t , t �.• ,s, �.,,�*,.r.wi4�,f (�! Y:J.�ytlk•n,1V'n{; r�1,•Y►,t'Cii,f'',r1�••+•^{ '. .�.�rr�( � r:,w Sr.,..K. ,,rr..:y+r4rMM•. 'y.J r:' . :.��. b,la.,,,r,..-�Jr,a,�re +ram ur,� 'f'!r.''t kyl�1, � �+ •ia! ldf"_ r fw ,*,{ 'i+'e,•rl. ,•ter r,r t r4:yrr,_ „••a.. `...rdt•.I%+.. i ,y ,i .:,..f y Yr Y��ti Y, ',. tp 1 r j� -. •1'J w,n ttr'.•-•v� �.��,viY,.t.,L'wr►1 .�... 'e .,nT.• ...w, .- .. .w•.r - � §' �r r !•,.i , r.-.�P t' , t I''it.Y ter.,♦•_. .... ..:�. ,ti: . . ,. ... . . ^ .,. ._ - . ... . _ .;y .rt _,.,,�. .,e." , ,k } PI_ANrI l NcT; Ul;,ll:c_T IVLS �/ �1k�14� The Landings will be a contemporary PLID project orientated tow.-Ird the natural settings and views offered by the area. Focal points of the development will be Warren Lake and Ilarmlonti• Reservoir. Development will be cellular, with higher priced estate homes skirting thy: edges of the two lakes and wrapping over the ridge separating Tracts A and R. Other development cells will include condominium units and garden apartments, single homes similar to those now under construc- tion in the Stonehenge area and expandable homes. The expandables Will offer the young family or single person the opportunity to get into a home For a lower front end cost by leaving certain areas of the home unfinished until space is needed as tile family expands. All living units will be natural wood sided and will feature shake roofs and wood windows to blend aesthetically with the fine rollinF terrain, trees and lake views which are integral to the pro- ject and its motif. %one of' the 111011Y existing trees will he destroyed and topographical contours will be used to augment architectural design. Landscaping throughout recreation and open area will he provided by the developer. Birms , plantings, natural and manicured grasses will serve to provide the great majority of structures with fine views , accessibility to open spaces and privacy from other cellular development within 'I'hc Landings . DATA Note: All structures in The Landings will bu of contemporary design, di Leak roof, -splaying flat or high shakes , wood windows and wood siding. .vote: Covenants will be eNtremely strict . No exterior antennas mind;atory landsca rin ; , I F , rwci car garages, fences of wood only and a, ;Ipproved by the developer, earth tone colors, to ,acne a few. Note: A IIOmcOW11Cr-s association will be established to maintain recreation facilities, common open areas and lake frontage. Breakdown of Acreage Total Phase I acreage 48. 1 I• I_statc lots - 20 lots / 9.3 acres / 19.20 / 2.2 D.p. per acre Bordering lakefront areas, homes to be custom designed, from $80,000.00 to $175,000.0(1 II . 5inf;le family - 3F1, lots / 10 acres / 21 .8 % / 3.7 D.U. per acre Un hig}1C1• contour land � near lake and ridge, homes to be either custom or model (see enclosed) , from $55,000.00 to $80,00O.00 IlI . Garden Court iiouses ------- - 3Ta lots / 6.6 acres / 13.8°, / 5.6 D.tl. per acre The expandables, near recreation areas, mod'IS only, from $42,000.00 to $:$,000.00 IV. lour Plexcs - 2.b acres V. Garden J,artments - .i.l acres / 6.40 VI . Recreation Center - 1 .5 acres / 3.2 /l,00l/tennis/clubhouse/lake access VII. Open_ Space - 7.4 acres / 1S. VIII . Stanford and IfOrserot,th R_/W - 6.7 acres / 13,gA IX. �fiscellaneous - .4 acres / . g^ , t. IF CD 1 I I 'I I rb i� I II ,I �• � ; I' II IIV 1' I SN ..If it ,� (a �1 �� :� ,�: ti� 1� • .,, • ,' II � ' � / ��1,�� �C)� '.J r:1,`i r�Y�ll'r•1� r •, Ala. S Yf,ri., 41, l 11 '��• m � � � •' jd f' I I RI• ��' 1 n �• � I $ J/ i I yl,r m cn 1•• D I I' I • I is 1I 1 LEMAY AVE \ 1 lk�` J _ O ,. v rc - D D