HomeMy WebLinkAboutSPRINGBROOK PUD PRELIMINARY - 7 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 15
MEETING DATE 3/26/90
STAFF Sherry Albertson —Clark
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Springbrook PUD, Preliminary #7-90
APPLICANT: Gary Mackey
913 Boltz Drive
Fort Collins, CO 80525
OWNER: C. M. Burchfield
1925 W. Drake Road
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request for preliminary approval for 10 single family lots and 7
duplex units (for a total of 24 dwelling units) on 6.2 acres. The site is located
on the south side of Drake Road, 600' cast of Taft Hill Road and is zoned
r-p, Planned Residential.
RECOMMENDATION: Approval with conditions.
EXECUTIVE SUMMARY:
The applicant proposes
10 single family lots and
7 duplex units (for a total of
24 dwelling units) on
6.2 acres. The project
scores
80% on the Residential
Density Chart. A minimum
of 38% is required
for the
proposed density of 3.8
DU/acre. Conditions
regarding landscaping in
Tract
B, restrictions on the
development of Lots 21-24
and the site access are being
recommended.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Springbrook PUD, Preliminary - #7-90
P & Z Meeting - March 26, 1990
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L; existing single family residences (Lexington Green 4th)
S: R-P; undeveloped (existing large lot single family residence)
E: R-L-P; existing multi -family units (Georgetown PUD)
W: b-p; vacant
This site was annexed in 1983 as part of the Springbrook Annexation and was
zoned r-p, Planned Residential with a PUD condition. The property to the
west, which is zoned b-p, Planned Business, was also part of the Springbrook
Annexation. The current property owner's home is located on Lot 15 and
would be retained under the proposed development.
2. Land Use:
The proposed land use consists of 10 single family lots and 7 duplex units, for
a total of 24 dwelling units. This project achieves 80% on the Residential
Density Point Chart. Points were awarded for proximity to a neighborhood
shopping center, transit, community park and for contiguity. The proposed
density of 3.8 DU/acre is supported by the Residential Point Chart and exceeds
the minimum density of 3.0 DU/acre required in a PUD.
3. Desian:
The proposed plan consists of 10 single family detached homes and 7 attached,
duplex homes, for a total of 24 dwelling units. The single family lots range in
size from 7,205 square feet to 16,700 square feet. The duplex lots range in size
from 3,135 square feet to 5,254 square feet. All lots access from Springbrook
Court. The existing access to the home on Lot 15 would be closed when the
Drake Road improvements required of this applicant are made. The new
access proposed for Lot 15 is indicated on the site plan.
Existing vegetation on Lots 15 and 16, as well as three cottonwoods along
Drake Road will be retained. A buffer along Drake Road (Tract A), consisting
of berming and a combination of evergreen and deciduous trees and shrubs,
provides visual and noise screening for the backs of the duplex lots.
Maintenance of this area, as well as all other landscaping on the site and Tract
B, would be the responsibility of the Homeowners' Association.
Tract B on the site plan is to be dedicated as an easement for floodplain, trail
and utility purposes. An 8' wide pedestrian access is located between Lots 17
and 18. Although this area is north of Spring Creek, it can provide a future
link for the Spring Creek Trail. Tract B presently contains grasses as the
primary plant material. Since this area will remain as open space and is
identified as an area of "moderate sensitivity" on the City's Wildlife
Habitat/Wetlands maps, staff is requesting that riparian plant materials be
provided as a requirement of this development, to enhance Tract B. Plants
Springbrook PUD, Preliminary - #7-90
P & Z Meeting - March 26, 1990
Page 3
chosen for use in this area must have characteristics that will not impede flood
flows, since Tract B is in the floodway of Spring Creek. Staff is
recommending a condition that the final landscape plan provide riparian plant
materials that enhance Tract B, while not affecting flood flows.
Fencing is proposed along the Drake Road frontage, the west property line and
on Lots 1-20. The Drake Road fencing consists of 6' wood fencing, with a 2'
wide brick pilaster placed every 100'. Other fencing used on the site includes
6' wood fencing along the west property line and 4' wood fencing along the
backs of Lots 17-20. Lots 22-24 cannot have fencing, due to the location of
the Spring Creek Floodway. Lot 21 would also have some fencing restrictions,
due to the floodway location.
The floodway of Spring Creek impacts the southern portion of this site,
running along the backs of Lots 17-20 and through portions of Lots 21-24.
While Lots 21-24 are developable, given the City's floodplain/floodway
requirements, there are restrictions prohibiting the use of these areas that are
located within the floodway. The area restricted is essentially the back yards
of these lots and would provide open space for the homes. Fencing and
structures in the floodway are prohibited and plant materials are limited in
height and density, so that flood flows are not impeded. Thus, these areas
would essentially have to remain in open space, with low-level plantings.
Staff has expressed concerns to the applicant, specifically regarding the
development of Lots 21-24. While homes may be constructed on these lots, the
practicality of a portion of the lot being located in the floodway, appears
limited. The applicant has agreed to a number of conditions to mitigate staff
concerns regarding development of Lots 21-24. These conditions are as follows:
A plot plan and grading plan be submitted for each lot at the time of
building permit application.
2. A post construction elevation certificate for the finished floor elevation and
the final lot elevation be provided by a licensed professional engineer,
architect or surveyor for each lot prior to the issuance of a certificate of
occupancy.
3. Deed restrictions be developed for these lots prior to final review,
specifying the fencing, landscaping and construction restrictions for private
lot area located within the Spring Creek Floodway.
4. The proposed Springbrook Lane profile be evaluated for the potential to be
lowered at least 6", to minimize the floodplain backwater effect.
These conditions provide additional restrictions for development on Lots 21-24,
to identify the special nature of the Spring Creek Floodway and its impact on
these lots. Staff is recommending these conditions as part of the request for
preliminary approval.
Springbrook PUD, Preliminary - #7-90
P & Z Meeting - March 26, 1990
Page 4
4. Neiphborhood Compatibility:
A neighborhood meeting was held on January 30, 1990 on this proposal.
Questions raised related generally to location/buffering of the duplex units,
storm drainage, trail location/fencing and access to the site.
Buffering of the duplex units along Drake Road is being accomplished through
a combination of earthen berming and evergreen and deciduous trees and
shrubs. The site is impacted by the Spring Creek Flood way/Flood plain.
Development of lots affected by the floodway is restricted.
Tract B is being dedicated as an easement for utility, open space and
floodplain purposes. An extension of the Spring Creek Trail may cross this
property at some time in the future. At this time, there is no fencing
proposed for Tract B. If and when a trail extension is constructed on Tract B,
the Parks and Recreation Department would work with surrounding property
owners to address fencing needs. Staff is recommending a condition regarding
landscaping in Tract B.
Access to the site is proposed at the existing location of a private drive. This
existing driveway would be incorporated into Springbrook Lane. There is also
an existing drive from the Georgetown PUD, located just east of Springbrook
Lane. Due to the proximity of the Georgetown drive, staff is recommending a
condition that the applicant secure approval to close the existing Georgetown
access and incorporate it into Springbrook Lane. This should be an
improvement over the existing drive's location, since it intersects with Drake
Road at a fairly steep grade.
5. Transportation:
Access to the site is from Drake Road, via Springbrook Lane. There is
currently a private access easement (serving property to the south) in the
proposed location of Springbrook Lane. The applicant has obtained approval
from the property owner to the south to incorporate this access easement into
the proposed plan.
There is also an existing parking lot access for Georgetown PUD located just
east of the proposed Springbrook Lane. In order for City staff to support
Springbrook Lane in the proposed location, the existing access into Georgetown
must be closed and incorporated into Springbrook Lane. Otherwise, the two
points of access on Drake Road would be essentially adjacent to each other,
creating safety and access problems. Staff is recommending a condition that the
applicant secure approval from the property owner(s) to the east (Georgetown
PUD) to close the existing, western -most Georgetown access on Drake Road and
provide for this access to line-up with Springbrook Court.
6. Storm Drainage:
Development of this site is restricted by the floodplain and floodway of Spring
Creek. The Spring Creek Floodplain impacts Lots 1-7 and Lots 17-24. This
area is fairly large, since the site serves as a backwater for flood flows.
Construction of homes on lots in the floodplain requires elevation of the
Springbrook PUD, Preliminary - #7-90
P & Z Meeting - March 26, 1990
Page 5
finished floor 18" above the 100-year flood elevation. The finished elevation
for Lots 21-24 is expected to be approximately three feet above the 100-year
flood elevation.
Restrictions on fencing, landscaping and construction within the floodway
are recommended as conditions for Lots 21-24.
RECOMMENDATION
Staff finds that Springbrook PUD, Preliminary meets the criteria of the All
Development Chart of the Land Development Guidance System and the pro-
posed density is supported on the Residential Density Chart. Therefore, staff
recommends approval of Springbrook PUD, Preliminary, #7-90, with the follow-
ing conditions:
1. The final landscape plan provide riparian plant materials that enhance
Tract B, while not affecting flood flows.
2. The following deed restrictions be placed on Lots 21-24:
a. A plot plan and grading plan for each lot be submitted at the time of
building permit application.
b. A post construction elevation certificate for the finished floor elevation
and the final lot elevation be provided by a licensed professional
engineer, architect or surveyor prior to issuance of a certificate of
occupancy.
C. Deed restrictions be developed for these lots prior to final review,
specifying the fencing, landscaping and construction restrictions for
private lot area located within the Spring Creek Floodway.
d. The proposed Springbrook Lane profile be evaluated for the potential
to be lowered at least 6", to mitigate the floodplain backwater affect
on the site.
3. The applicant secure approval from the property owner(s) to the
east (Georgetown PUD) to close the existing, western -most
Georgetown access on Drake Road and provide for this access to
line-up with Springbrook Court.
:i m.
JAIi iI{A'
•-
Fiyiy NN<F
♦ PX{
aw•u
awa.a
nr -
L
�
!
z
uw-
M—
LN-
Y14✓U
N.DNs
4Nx-
o n w ..•'
ACYWfN. ,<A
,s..w
RT'�.. iLi XwD'
/alb M"
;i ay
t
• I .
erne.
rnk
1�ra wills dacroc
N
f
j
/--
-
9�
'
-
fr. -ram
-�-- - ---
-- a
: w
L N � fws+ •Intl 1AFr %14,
-
+� L Rsswr
Iea -1
{rwl. r{svna+ ro swl
iwY� /wlr{riN Acwt�
Z
L ANGCAAr& L�PgmNO "f
uNw4
A6�1
PIXIgI PING
aYsiR4M PULL
N[uc{
tySmWi Otw{
O
JNMII{x� {W LINO, GeioNMNa[
I
rrwl. lNm
NAKmH i1tM•
TYPIaL 66611oN OF
6fto,Wt PLANiIN&
0t4
Wry wan
ri r
(fCiN/TY !
L'.ww
,virEr
/.N� /MLIO /i JMIi1IN1�/MN[
i
i.,l.'w.m w RNwVi�
r .M12/tf AM.rlf.filM 91V W /%11✓I
s. sa v�v r. s L.a:n.w.aRw.
vwv nr/ ro Barr •c.rB s�<w�s
"
.riwv..v/uni r rnrr .sN. ewf,
q
.mac �sVrmrr Lwrr
s unLY, rS riwwv.r ww.•/�.tnw..
S
fur. ..
f/ /!Pf ASY/N✓).NF[ /N�ML1mal.I.IE
'I. I.INDwARM M N. GIRD
A,md1
1N0 4U�. t6 GtAN. Rd.O_ kN. .e
"o I-M
MNNU.MRO M � LM Lf KRT LOI{i.
-
m. iXY NNDDGM AR.A .{141{.4 i1M uau:
� k
MEIMM WS by N011. OLINKr �AM4Mbl.
y
d
,kinr nrri .cure
Lvr.: /.r•s..,;rrr,.DlC a...t
��
t
rrso s.•LY
�
'Y
`
�
a
3-/r fuuY iv .fiY
�.
f/r /nMMw.•✓+Y.vs liar/
1{�
f/a D.,x D.
xxa-sas!
V
=
3
u