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Home My WebLink AboutDAKOTA RIDGE PUD THIRD FILING PRELIMINARY 9.26.94 P AND Z BOARD HEARING - 60 91K - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 12 MEETING DATE 9-26-94 STAFF Steve Olt PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Dakota Ridge P.U.D., Filing No. 3, Preliminary - #60-91K APPLICANT: CDL Partnership 2412 Rolling Wood Lane Fort Collins, CO. 80525 OWNER: Same As Applicant PROJECT DESCRIPTION: This is a request for 74 single family lots on 20.73 acres located north of East Horsetooth Road and east of Timberline Road. The property is in the RP, Planned Residential Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This request for preliminary P.U.D. approval: * Is in conformance with the Pinecone P.U.D., Overall Development Plan that was approved on April 27, 1992; * scores 60% on the Residential Uses Density Chart in the Land Development Guidance System, which supports the proposed gross residential density of 3.57 dwelling units per acre; * meets the applicable All Development Criteria in the Land Development Guidance System; * requires a variance to the City's adopted Solar Orientation Ordinance. Staff is recommending approval of the variance request. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT V • � \ VY Y � Activity A: ALL DEVELOPMENT CRITERIA, ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterio tw satisfied? If no, please explain a 4 a u O LL = 4 a � Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan 1.3 Wildlife Habitat 1.4 Mineral Deposit 1..5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Energy Conservation 1.14 1.8 Air Quality - ✓ 1.9 Water Qualitv 1.10 Sewage and Wastes 1.12 Residential Density A 2. NEIGHBORHOOD COMPATIBILITY CRITERIAI 2.1 Vehicular, Pedestrian, Bike Transportation I ✓� 2.2 Building Placement and Orientation 2.3 Natural Features I ✓1, 2.4 Vehicular Circulation and Parking V1 V/ 2.5 Emergency Access _ 2.6 Pedestrian Circulation 2.7 Architecture 2.8 Building Height and Views 2.9 Shading -2.10-Solar Access 2.11 Historic Resources 2.12 Setbacks V1 I I/ 2.13 Landscape 2.14 Signs 2.15 Site Lighting ,/ 2.16 Noise and Vibration t/ ,/, 2.17 Glare or Heat 2.18 Hazardous Materials A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards 3.3 Water Hazards 3.4 Geologic Hazards Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised ch 1994 -61- f UcE�� ATTACHMENT "B". ACTIVITY: Residential Uses DEFINITION: J79 All residential uses. Uses include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings; group homes; boarding and rooming houses; Paternity and sorority houses; nursing homes; public and private schools; public and non-profit quasi -public recreational uses as a principal use; uses providing meeting places and places for public assembly with incidental office space; and child care centers. CRITERIA: The following applicable criterion must be answered "yes" and implemented within the development plan. 1. DOES THE PROJECT EARN THE MINLMUM PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR THE PROPOSED DENSITY OF THE RESIDENTIAL PROJECT? The required earned credit for a residential project shall be based on the following: 60 percentage points 60 - 70 percentage points 70 - 80 percentage points 80 - 90 percentage points 90-100 percentage points 100 or more percentage points 6 or fewer dwelling units per acre 6 - 7 dwelling units per acre 7 - 8 dwelling units per acre 8 - 9 dwelling_units per acre 9-10 dwelling units per acre 10 or more dwelling units per acre Yet No Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised August 1994 N/A n -78- W Q m DENSITY CHART Criterion Maximum Earned Credit Credit CI 2000 feet of an existing or accroved neighborhood shopping center; or _ _ _ _ _ _ _ _ _ _ _ 2090 2000 feet of an approved b . .:a constructed neighborhood shopping center — —' —' " — — 1090 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 10% Ci 3500 feet of an existing neighborhood or community park; or _ _ _ _ _ _ _ _ _ _ 2090 3500 feet of a publicly owned bur not developed, neighborhood or community— —" ""' e park 1090 2500 feet of an existing school, meeting all requirements of the State of Colorado compulsory education 10% f laws 3000 feet of a major employment center D g 209, 1000 feet of a child care center O 5% h "North" Fort Collins zo90 j The Central Business District 2090 A project whose boundary is contiguous to existing urban development Credit may be earned as follows: "' -F 096 For projects whose property boundary has 0 - 10% contiguity; 10 - 15% For projects whose property boundary h10 - 20% contiguity; k If it can be demonstrated that the project will reduce non-renewable energy usage either through the application of alternative energy systems or through committed energy conservation measures beyond those normallrequired by City Code, a 3% bonus may be earned for every 5% reduction in energy use. j Calculate a 1% 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 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. , O If pan of the total development budget is to be spent on neighborhood public transit facilities which are not otherwise required by City Code, enter a 2% bonus for every S 100 per dwelling unit invested. p If pan of the [oral development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code, enter a 1% bonus for every S100 per dwelling unit invested. q If a commitment is being made to develop 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 30%. If a commitment is being made to develop a. specified percentage of the total number of dwelling 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 Tvne "A" Uni rs --- Total Units Type "B" 1.0 x Tyre "B"Units In no case shall the combined bonus be greater than 3090 Total Units If the site or adjacent property contains a historic building or place, a bonus may be earned for the following: 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 strictures will be in keeping with the character of the building or place, while avoiding total units; 3% For proposing adaptive use of the building or place that will lead to its continuance, preservation. and improvement in an appropriate manner. Continued Land. Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised August 1994 -79- DENSITY CHART (continued) Criterion 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 accessary use to the primary structure, a bonus may be earned as follows: 9% For providing 75% or more of the parking in a structure; 6% For providing 50 - 74% of the panting in a structure; N 3% For providing 25 - 49% of the parking in a structure. Z U If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10%. mV If the applicant commits to providing adequate, safe and convenient pedestrian and bicycle connections between the project and any of the desination points described below, calculate the bonus as follows: 5% For connecting to the nearest existing City sidewalk and bicycle pathAane; 5% For connecting to any existing public school, pant and transit stop within the distances as defined in this Density Chart; 5% For connecting to an existing City bicycle trail which is adjacent to or traverses the project TOTAL Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised August 1994 - 79a - Credit (Pa Utility � __vices Stormwater City of Fort Collins TO: Steve Olt, CPES Planner FROM: Basil Y. Hamdan, Stormwater Utility 'Fi13 /-/, RE: Dakota Ridge Filing 3, Preliminary submittal The Stormwater Utility has reviewed the updated Overall Drainage Plan for the Pinecone Development area submitted to us on September 7 th 1994. The 3 rd Filing of Dakota Ridge lies within this general drainage area, referred to here as the Pinecone, and this update to the Pinecone Overall Drainage Plan was required by the Stormwater Utility to assess the changes that have occurred since the original plan was submitted (in 1992) and what impacts these changes might have on drainage within the proposed development of Dakota Ridge Filing 3. After a preliminary review of this Overall Plan update it is concluded that no detention would be required within the 3rd Filing site. While this allows the development to proceed through the approval process from a drainage standpoint, it is important that the plan comply to all parameters established within that Overall Drainage Plan update. These parameters include density (or imperviousness), which determines the amount of runoff generated within this development. If you have any further questions or clarifications please do not hesitate to contact me at 221 6589. 235 Mathews • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6589 • FAX (303) 221-6239 Dakota Ridge PUD, 3rd Filing - Preliminary, #60-91K September 26, 1994 P & Z Meeting Page 2 COMMENTS: 1. Backarou The surrounding zoning and land uses are as follows: N: Not zoned; C.S.U. Agronomy Farm S: RP; existing single family residential, City neighborhood park (Dakota Ridge, 2nd Filing) E: Not zoned; C.S.U. Agronomy Farm V: RP; existing multi -family residential, City neighborhood park•(Pinecone Apartments) The property was annexed into the City with the Blue Spruce Farm Annexation in October, 1987. The Pinecone P.U.D., Overall Development Plan was approved on April 27, 1992, designating this site as "Low Density Residential". 2. Land Use: This is a request for 74 single family lots on 20.73 acres located north of East Horsetooth Road and east of Timberline Road. It was evaluated against the Residential Uses Density Chart and the applicable All Development Criteria of the Land Development Guidance System. It scores 60% on the Density Chart, earning points for a) being within 3,500 feet of a publicly owned,. but not developed, neighborhood park (Case Park); b) being within 2,500 feet of an existing school (new Fort Collins High School); c) being within 3,000 feet of a major employment center (Platte River Power Authority, NCR); and d) its property boundary having 30% contiguity to existing urban development. The Density Chart supports the proposed gross residential density of 3.57 dwelling units per acre. The Dakota Ridge P.U.D., Filing No. 3, Preliminary is in conformance with the approved Pinecone P.U.D., Overall Development Plan, which designates this site as "Low Density Residential". 3. Design: Signage: This site is located within the Residential Neighborhood Sign District and all aspects of any proposed signage will be regulated by the City's Sign Code. Solar Orientation: Only 23 of the 74 lots, equalling 31%, meet any of the definitions Dakota Ridge PUD, 3rd Filing - Preliminary, #60-91K September 26, 1994 P & Z Meeting Page 3 of a solar -oriented lot in the Solar Orientation Ordinance. All Development Criterion A-1.1 in the Land Development Guidance System requires that at least 65% of the lots less than 15,000 square feet in area in single- and two-family residential developments conform to the definition of a "solar -oriented lot" in order to preserve the potential for solar energy usage. When permitted, the Planning and Zoning Board may authorize variances under Article V. Division 1. Section 29-627 of the City Code upon its finding that the following requirements in (1), (2), or (3) have been satisfied: (1) That by reason of exceptional topographical, soil or other subsurface conditions of other conditions peculiar to the site, hardship would be caused to a subdivider by the strict application of any provisions of this Article. Such variances shall not be granted if it would be detrimental to the public good or impair the intent and purposes of this Article. The decision of the Planning and Zoning Board on any application for variance shall be set forth in writing in the minutes of the Board. (2) That by reason of exceptional conditions or difficulties with regard to solar orientation or access, hardship would be caused to a subdivider by the strict application of any provisions of this Article. Such variances shall not be granted if the same would be detrimental to the public good or impair the intent and purposes of this Article. The decision of the Planning and Zoning Board on any application, for variance shall be set forth in writing:in-.the minutes of the Board. (3) The applicant demonstrates that the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is -requested. __ _ (4) That the granting of a variance from the strict application of any provision would result in a substantial benefit to the City by reason of the fact that the proposed project would help satisfy a defined need (such as affordable housing or historic preservation) or would alleviate an existing problem. (such as traffic congestion or urban blight), and the strict application of such a provision would render the project practically unfeasible. A request for a variance to the solar ordinance has been made by the applicant for the following reasons: 1) Dakota Ridge P.U.D., Filing No. 3 is the final parcel of the overall Development Plan. Dakota Ridge PUD, 3rd Filing - Preliminary, #60-91K September 26, 1994 P & Z Meeting Page 4 2) There are site constrictions imposed by the lot layout and street configurations of the existing Dakota Ridge P.U.D., Filing No. 2 and Pinecone Apartments P.U.D. with the need to connect into those existing street networks. 3) The layout of this filing is constricted on the northwest by the Fort Collins Tributary Channel and on the south by the City of Fort Collins Neighborhood Park. Staff has determined that, due to the constrictions imposed by the lot layout and street configurations of the adjacent developments and the somewhat linear configuration of this development, exceptional conditions or difficulties with regard to solar orientation or access exist and a hardship would be caused to this subdivider by the strict application of any provisions of this Article. Staff is, therefore, recommending approval of the applicant's request for a variance to the Solar Orientation Ordinance, based on the conclusion that this request satisfies requirement (2). 4. Transportation: This filing of Dakota Ridge will be accessed from Red Mountain Drive, to the southeast, and Pinecone Circle, to the west. 5. Storm Drainage: The Stormwater Utility has reviewed an updated overall drainage plan for the Pinecone Development area that was submitted to the City on September 7, 1994. The Dakota Ridge P.U.D., Filing No. 3 lies within this general drainage area (referred to here as -Pinecone) and this update to the Pinecone Overall Drainage Plan was required by the Stormwater Utility to assess the changes that have occurred since the original drainage plan was submitted in 1992 and what impacts these changes might have on the drainage within the proposed development known as Dakota Ridge P.U.D., Filing No. 3. After a preliminary review of this overall drainage plan update, the Stormwater Utility has concluded that no detention would be required within the 3rd Filing site. While this allows the development request to proceed through the Preliminary P.U.D. approval process from a drainage standpoint, it is important that a future Final P.U.D. plan comply to all the parameters established within the Pinecone Overall Drainage Plan update. These parameters include project density (imperviousness), which determines the amount of runoff generated within this development. The proposed gross residential density of 3.57 dwelling units per acre for the Dakota Ridge P.U.D., Filing No. 3 is within the acceptable parameters of the Pinecone Overall Drainage Plan update. Dakota Ridge September 26, Page 5 PUD, 3rd Filing - Preliminary, #60-91K 1994 P & Z Meeting FINDINGS of FACT/CONCLUSIONS:- In evaluating the request for the Dakota Ridge P.U.D., Filing No. 3, Preliminary, staff makes the following findings of fact: * It is in conformance with the approved Pinecone P.U.D., Overall Development Plan, which designates this site as "Low Density Residential". * It scores 60% on the Residential Uses Density Chart in the Land Development Guidance System. The Density Chart supports the proposed gross residential density of 3.57 dwelling units per acre. * It meets the applicable All Development Criteria in the Land Development Guidance System. * The project is located within the Residential Neighborhood Sign District and all aspects of any proposed signage will be regulated by the City's Sign Code. * The proposed gross residential density of 3.57 dwelling units per acre for the Dakota Ridge P.U.D., Filing No. 3 is within the acceptable parameters of the Pinecone Overall Drainage Plan update. RECOMMENDATION: Staff recommends approval of the Dakota Ridge P.U.D., Filing No. 3, -Preliminary - #60-91K. Staff is recommending approval of the applicant's request for a variance to the Solar Orientation Ordinance, based on the conclusion that this request satisfies requirement (2) of the variance Procedures in the Land Development Guidance System. .1AI:(•lrA-10Oki IBiel =0101• DAKOTA RIDGE P.U.D. FILING NO. 3 Planning Objectives This proposed development is commensurate with the Pinecone Overall Development Plan and meets all applicable City Land Use Policies. Due to the limited size of the development, and the adjacent school site, no open space (public or private) is planned. The density chosen is commensurate with the. adjacent developments, Dakota Ridge, P.U.D. Filing No. 2 on the East, Pinecone Apartments on the west, and the new Fort Collins High School to the south. The land to the north is owned by Colorado State University and is currently agricultural. A completed "Activity A .Chart" is attached hereto. ACTIVITY A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the Criteria Applicable? Will the criteria be satisfied If no, please explain Pre Final N/A Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation X X Site Geometry Constraints 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 1.9 Water Quality X X 1.10 Sewage and Wastes . 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 2.8 Building Height and Views X 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 2.14 Signs X ACTIVITY A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the Criteria Applicable? Will the criteria be satisfied If no, please explain Pre Final N/A Yes No 2.15 Site Lighting 2.16 Noise and Vibration X X X 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 3.4 Geologic Hazards X