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Home My WebLink AboutPINEWOOD PATIO HOMES PUD PRELIMINARY AND FINAL - 4 92A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSI ITEM NO. 2 MEETING DATE 3/23/92 STAFF sherry Albertson-Cla City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Pinewood Patio Homes PUD, Preliminary and Final - #4-92A APPLICANT: Gene Little c/o Stewart and Associates 214 N. Howes Fort Collins, CO 80524 OWNER: Sunbelt Real Properties, Inc. 419 Canyon, Suite 220 Fort Collins, CO 80521 PROJECT DESCRIPTION: A request for preliminary and final approval for 17 patio home units on 2 acres, located south of Drake Road, between Stover and Stanford. The site is zoned R-M-P, Medium Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This proposal is for 17 patio home units, in four plex and duplex configurations and one single unit. The proposed density of 8.24 DU/acre is supported by the Density Chart and the applicable All Development Criteria of the LDGS have been addressed. There are no alterations proposed to the existing driveway system. The building materials and colors will closely match those of the existing units in Scotch Highlands, to the east of this site. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Pinewood Patio Homes PUD - Preliminary & Final, #4-92A March 23, 1992 P & Z Meeting Page 2 COMMENTS 1. Background• The surrounding zoning and land uses are as follows: N: R-M-P; existing apartments (Whispering Pines Apartments) S: R-M-P; existing duplexes E: R-M-P; existing townhomes (Scotch Highlands) W: R-M-P; existing apartments This site is the western -most portion of the 1984 approved Pinewood PUD, which consisted of 40 townhome units on the entire 3.5 acre site. Five of the approved structures are existing on the eastern half of the site, for a total of 16 units. These existing units are known as Scotch Highlands Townhomes. In 1990, there was a PUD approved for a 4,200 square foot board and care facility and 29 independent living units. Although this project received final approval, final documents were never filed. The two eastern -most duplex units were previously approved via an administrative change, which permitted attached garages, rather than the original free standing garage units; however, these units are also incorporated into the current PUD plan. 2. Land Use• The proposed PUD consists of 17 patio home units. The proposed residential density of 8.24 DU/acre is supported by 90% achieved on the Density Chart of the LDGS. Points were awarded for proximity to transit, regional shopping center (Foothills Fashion Mall), neighborhood park (Boltz Park), and a major employment center (Woodward Governor); and contiguity to existing development. The requirements of the Solar Orientation Ordinance are that 65% of single-family and duplex lots within a PUD or subdivision be solar oriented. In this particular instance, all of the proposed units are on one existing subdivided lot, rather than on individual lots. Thus, the Solar Orientation Ordinance does not apply in this case. 3. Design• The proposed units are in two four-plex and four duplex configurations, with one single unit, for a total of 17 units. The Pinewood Patio Homes PUD - Preliminary & Final, #4-92A March 23, 1992 P & Z Meeting Page 3 driveway system thru this site is existing and would not be altered with this proposal. Attached garage units are provided for each unit, at two spaces per unit. The single unit has garage access from the existing garage in the southeast corner of the site. A covered walkway is proposed to connect this single unit with the existing garage. The applicant has indicated that the same brick used in the proposed building would also be used on the walkway, but does not want to fully design the covered walkway at this time, prior to knowing the desires of the future owner of this unit. Thus, administrative change approval will be necessary prior to construction of this covered walkway. The principal building material for the proposed units is brick, to match the existing units on the eastern portion of this development. Window and door detailing is also similar to the existing Scotch Highlands units. The maximum building height for the units is 151. A wood fence, with brick columns, is proposed for the western edge of the site, along Stanford Road. The proposed fence is not continuous, but breaks near edges of driveways and the entrance to the site. The perimeter and interior of the site is proposed to be landscaped with a combination of deciduous and evergreen trees. Tree plantings along Stanford Road are spaced to avoid sight distance conflicts for vehicles exiting from the garage units on the western side of the site. A detailed foundation planting plan has also been designed, providing deciduous and evergreen shrubbery around the building foundation. 4. Neighborhood Compatibility: The proposed project reduces the original density, from 40 units, to 33 units on the entire site, including the Scotch Highlands area. The applicant has been working with the Scotch Highlands Homeowners' Association for some time and has provided building elevations that carry through the same materials, color and design of the existing units. A neighborhood meeting was not held since the applicant chose to work directly with the HOA and staff believes the proposed units are compatible with the surrounding area. 5. Storm Drainage: The existing garage that is split by the proposed property line was not constructed at the proper elevation. As a result, stormwater Pinewood Patio Homes PUD - Preliminary & Final, #4-92A March 23, 1992 P & Z Meeting Page 4 may stand in the garage during a 100-year storm. The applicant is responsible for correcting this situation because of the proposed development application. The applicant is proposing to increase the detention capacity in landscape areas and to elevate the garage floor by 611. 6. Transportation: Stanford Road is a local street and serves as the primary entrance to the site. Access to Stover Street (a collector street) is also available through the existing portions of Scotch Highlands. Two -stall garage units are provided for all units on the site. Guest parking spaces are also provided to the southwest of unit 1. Adequate garage and parking spaces are provided to support the number of units on site. RECOMMENDATION The proposed plan addresses the applicable All Development Criteria of the LDGS and the proposed density is supported on the Density Chart. The proposed units are compatible with the existing units in the Scotch Highlands Townhomes. Therefore, staff recommends approval of Pinewood Patio Homes PUD, Preliminary and Final, #4- 92A. No Text A ! .� ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION is the criterion aaDlicable� Will the cnierion be satlstlea, If no, please explain oO:F�F�' ,�� Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatabdity 2. Neighborhood Character 3. Land Use Conflicts wit 4. Adverse Traffic Impact PLANS AND POLICIES 5 Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity se 7. Utility Capacity 8. Design Standards 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard I x" 13. Significant Vegetation 14. Wildlife Habitat 15, Historical Landmark 16. Mineral Deposit 17. Eco•Sensitive Areas 18 Agricultural Lands ENVIRONMENTAL STANDARDS 19 Air Quality 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27 Site Organization 28. Natural Features 29. Energy Conservation 30. Shadows 31. Solar Access 32. Privacy 33. Open Space Arrangement 34, Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39 Private Outdoor Areas 40. Pedestrian Convenience 41. Pedestrian Conflicts 42. Landscaping/Open Areas 43. Lan dscaprnglBuddings 44 Lonascaping/Screening 45. Public Access 46 Signs HA 74 41A-wi VNA*,, ^ Soler OVren�r X -12- / r � � t..i:• III 41� JENSITYCHART Maximum Eo]it Criterion Credit If All Dwelling Units Are Within: C a 20% 2000 feel of on existing or Oooroved neignoomooa snooping center b 10% 6501eel at an existing hanut slog C 10% 4000 feet or an existing or 000rovea regional shaming center d 20% 3500 feet of an Smiling of reserveo nerightsomoord cam community Can, oy community facility / 2O w e 10% 10o0 feel of a school meeting all the reaufemena of me compwsoyeaucanon lows or the Stores of colorcloo Qf 20% 3000 feet of a motor emolovment center. O IF W 9 5% 1000feet Of a child care center. h 20% 7+onn'Fort Collins, 20% The Central Business; District. A Dralect whose boundary Is connguous to existing urbon Oes6gatnBlll. Credit may, De edmea as for cwl 0%—For projects whose Properly bounaay rsas 0 to 10%connguM. 30% 10 to 15%—For drolectswhose ofoc erly daunOafyhas 10 to 20 %cmnguM boundary has 20 to 30%contigurtv.. f 15 to 20%— For ofoi whose CraceM 20 to 25%—For oroiec%whose proceM Daunodry has 3010 40%contiguty. w 25 to 30%—Pat projects winos PIODSFIV MunCION nos 4010 50 %connguV- ^✓f D It it can De Oemonsnotea mat me project will reduce non-renewable energy useoge either Ihrougn me apol,canon of a4efnatve energy k systems or mrougn committed energy conservoton measures Devona mat normally, recruited ov CM Code. a5% bonus may ce earned for ever 5%reduction in energy use. Coiculote a 1% bonus for every 50 acres included in me orMlect M Calculate me Dercentoge of me motor dcres in me doled mot are Cevotea to reciteaeonol use enter l2 of mat percentage as a Doi 0 me aooitcant commes to Dresemng permanent OffVe Moen space mat meets me Guys minimum redunemenn, calculate me cetcenfoge n of this open space acreage to me total aevewoment ocreage. enter this Cefcentoge as a bonus nDon ofinetotal oevejodmenfwager atoce scent anneighborhood Dubici tlaaiktieswnichorenotOtherwisefeaturedbyCityCode. O enter 2% cords for even S1000er Dweujng unit invested it Can of me total aeveiooment ouoget is to be scent on negnaDmCod taOl4les and services wntcn are not OtherMSB recurred cry City Code. p enter al% Cons la ever 5too Der owenmg unit tinestea it a cMmfhitrmenhs Ming mode to aevelMD a sDeclhed cetceniage of me roral numcer of dwemng units for low income faml0et enter mat q Percentage as a bansu. uo to a mmlmurh of 30%. e a commmmernt is Deng mdoe t0 aes9mp a seeaifieo oercentoge of me total Mincer of aweitmg units fat Type -A- and Tvve V handicapped Z housing as defined Ov Me City of Fort Collins calcuate me bonus as tolbwi O r Type'A'— .Slimes T%di uttm o unnunrts M l 1 1 Type B'-1.0 times TyDe'T units. ors In no case short the Comdned bonus Ott greater man 30-- It the site or camicent propBny Contains an historic bs4lafgOf DIMS. a Donus flay ce earned for the toloN ng 3% — For Dreven"ormmgonng osnsjdenttuences la g.efwfonmental. londuse.Mes"fic ecorldnjc ono sooal tocton)OCene tom 5 press vanon: 3% — For osunfg mornesv structures wit bem keedng with me chdacterof the burlairg d oloce. while ayolaing totalun4s 3% — For oropaSng accorive use olme building or Dicke mat Mil read torts continuance. preservation and imorwenri in an apmoprldemoyler. go cotton oral of the reaujrea Caning in me mumaie tarry DlOIeC1 rs aovjaed unaerground.wmin me Putting or in an etevdlea oam.ng structureas OnaCCPiSdy 10mepn rysaucti le.a DonutngyDefamedmfOlawi t 9% — Forprovjdjng75%Ormdeofineoonunginanrtsctirre. 6% — Forprwlsmg50.74%ofinepahmgmashuctue. 3% — For Pfavldmg 2549% Of the Dorking in 0 structure. u It a commitment its beng made to arovjde aoprovea wromatC fire emrgueheg systems rOr me Dwelling uniK enter a Donut of 10% TOTAL 4 - 30-