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Home My WebLink AboutPLATT PROPERTY PUD PRELIMINARY - 3 90B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 11 MEETING DATE 6/24/91 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: THE PLATT PROPERTY PUD - Preliminary, 03-90B APPLICANT: Linda Hopkins 375 East Horsetooth Road Fort Collins, CO. 80524 OWNER: P & B Partnership 375 East Horsetooth Road Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for 109 single family lots on 31.87 acres. The majority of the lots range in size from 8,000 to 10,000 square feet. The property is in the rlp-Low Density Planned residential zone, which carries a P.U.D. requirement with it, and is located east of Seneca Drive, north of Wakerobin Lane, and south of proposed Troutman Parkway. The Pleasant Valley & Lake Canal forms the east boundary of this property. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This request is for 109 single family detached lots on 31.87 acres in the rlp-Low Density Planned Residential zone. The project earns 700 on the Residential Density Chart in the LDGS, justifying the proposed gross density of 3.4 DU/acre. The development has been laid out to provide safe vehicular and pedestrian circulation to the two school sites to the west and the proposed neighborhood park to the northwest while allowing the element of privacy within. Fencing guidelines for the periphery and landscaping on -lot in conjunction with the fencing is to be provided by the developer. The circulation network will consist of interior oriented streets with sidewalks to direct vehicles and pedestrians to the north and south to controlled crossings on Seneca Street. This plan is consistent with the Amendment of Development Area B of the Master Plan of the Villages at Harmony West PUD. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Bo: 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT DENSITY CHART Maximum Earner Criterion Credit If All Dwelling Units Are Within: Credit a 20% 2000reet««e=cny«aooraeenegnoornooa.snoo«rgcoto. K/ l b 10% eSOreetatonemnnpnaeastoo C 10% e000 feetot an amog«opprovea regional "pang Center. , d 20% 3500teetoranemnnparowe onepnaom0000«tcommwtyoon«comet ovf=lM. 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Z rcoaarrlmnnemabair+ptnoaatodsieropOspeUlstlpenxraapeaRla tadrxmoerad+rMfrpvtra,a fype7l a,d Typ.'B't+atolCapped namtlpmOSMerlfSyfbeCJtyaFarf(,paVp cataaatee+stsana osfotavrs Or Type A Settee T . co Molauw- Innocmesn roc..woneabm-.CoomaWffwn3M mresseaadtacis praWrryca ai annnlar'CUhMVaploce.CDo MWbeeaneGratneMapwip: 3% — Forpesei rvormtlpaef)paAsue nr¢raneesle.asnwamraalla+drag.aamr+eneemrvncanasoaaafaafarsladaierons 5 preservation: 316 — Fvamrrlrgtrrornaw,stniMeswiYbe nYeeatlq.WMllN enadclrorx+abWargaolacs.wnlNawltlirgtotolunih uetmswllarq orolxetnarwlleoato racmnntatce,asserwna+anauma wnernman J:_ — Fararocnal Manner. approorrote manner. rca Conlona alofine reaured canurn; in the mWnbla tannN poled a oravWed urceraOunSW~+Mioddirtaar non eNwtw acting - strueturemnn a=euay um tome onmarVOUCI ue. apornnmctipeaanedmfouowL t C% — Facto+ttrg75%or oect rociorlonglncsm=k": o% — Forawrdng50-7G%otmeoo"inostrucnae: 3% — Faaasdvg 25-aa%ofinepernng lnamucnre. U itocomn+lmrantnbernC maaero«o�+ae ap«wea auromanemeem+guorurq sysromsrame aweuno units.emeraaonus«+0%. TOTAL -7b W1151dq i seo C C] NEIGHBORHOOD MEETING MINUTES DATE: May 1, 1991 APPLICANT: Linda Hopkins CITY PLANNER: Steve Olt LOCATION: Johnson Elementary School A Neighborhood Meeting was held to discuss the PLATT PROPERTY, located east of Seneca Street and north of Wakerobin Lane. This request is for approximately 90 single family detached lots on 32 acres. The following Questions, Concerns, and Responses were expressed at this meeting: 1. What are to be the average size lots? Response: About 8,000 square feet. 2. What will the price range of the homes be? Response: $100,000 as a minimum, with $125,000 being more the average price of a home. 3. We will interview various builders and intend to use the. strongest ones. There will probably be 3-4 home builders involved and the homes will be similar to those in Regency Park. 4. I have concerns about the street layout as shown in the concept drawing. A lot of additional traffic will be directed out onto Wakerobin Lane. 5.. Will you be required to extend any streets with this development? Response: That is dependent on the results of the traffic impact study. 6. What is the timing on the extension of Seneca Street to the north? Response: At this time the continuation of Seneca Street is based on future development of the properties to the north. Development of the Platt Property will not necessitate the extension of Seneca Street. 1. This property will generate mostly walk-ins to the schools, versus added Vehicular traffic. 8. With the detention pond.as shown at the north end of the development, what is the intent for on -site drainage? Response: The north portion of this development will eventually drain to a proposed regional detention pond to the north. The south portion.will drain into the existing regional detention pond south of Wakerobin Lane. 9. Is it possible that the detention pond as shown could become multi -family units? Response: The parcel is small, but the possibility is not ruled out. 10. I would like to see some landscaping and fencing considerations along Wakerobin Lane and Regency Street. 11. What are the City's policies about fencing along these streets? Response: As per City Code, fences cannot exceed 6' in height and cannot exceed 4' in height when located less than twenty feet from the front lot line. Fences cannot exceed 3-1/2 ' in height when located within seventy- five of the centerline intersection of two streets. 12. I'm still very concerned about the bicycle/pedestrian traffic being directed to Wakerobin Lane and up Seneca Street to the schools. There will be conflict with the automobiles and buses. 13. Who will be responsible for building Troutman Parkway and when? Response: The developers adjacent to Troutman Parkway will bear the cost of construction at the time they develop. 14. Does the presence of the schools affect the traffic study? Response: Their presence is definitely a factor in the impacts on the area. 15. How much more development along Wakerobin Lane must occur to trigger a second point of access to Shields Street? Response: Troutman Parkway will most likely be built before the first phase of this property is built out. 16. What is the projected completion date for this development? Response: 12-18 months for Phase One from the time that it's started. 2-3 years for the whole development. 17. Will there be architectural guidelines? 18. Will the utilities be undergrounded? Response: The utilities are undergrounded in all new development. 19. Do you think this project will build out in 2=3 years? Response: It is anticipated that 40 homes per year will be built. 20. What will happen with the existing drainage swale along Regency Street? Response: It will be dedicated to the City to maintain. 11 21. There is an existing earthen swale along Seneca Street ,south of Wakerobin Lane that is definitely a liability. 22. The intersection of South Shields Street and Harmony Road is presently a concern in the way it functions. Will the additional traffic generated by this development further impact the intersection? The east -west circulation is especially difficult. The signage and signalization is a problem. Response: The traffic impact study will help answer the first part of your question. The signage and signalization issue will have to be addressed by the City Engineering Department. PROJECT: TYPE OF MEETING: InD �tS� DATE: NAME ADDRESS WRITTEN NOTIFICATION YES/NO OWNER RENTr�f s ws - L i�vDA �0r�Ki.N� T�i. 4oi ttl. Myc$E�e� e� - T0.��. M �� { I Z• S��A. .� to 014_uLlG T .0 TGr- 37r' E .. -otser I pro Ll 3a June 13, 1991 Steve Olt City Planning City of Fort Collins P.O. Box 580 Fort Collins, Colorado 80522 Dear Steve: For the Platt project files, I wanted to summarize the conclusions of my meeting with Poudre R-1 representatives to discuss pedestrian access to the schools adjacent to our proposed project. 2 met with Ms. Sherry Ritch, principal of Webber Jr. High, and Mr. Paul Ehni, principal of Johnson Elementary School. Their concerns and needs are distinctly different. The discussion focused on the likely walking habits of the students, safe pedestrian routes, and potential conflicts with vehicles. Along Seneca Street, there are four driveway cuts across from the Platt project. The northern most point of access serving the elementary school is the entrance to the school and would align with potential crossing and Troutman and Seneca. Any pedestrian crossings across the exit driveway from Johnson should be avoided in the opinion of the principal. The next southerly driveway is the bus loop serving the junior high. Again, pedestrian access conflicts should be avoided. The most southerly access point to Webber School is an entrance driveway (which exits south of Wakerobin Drive). This driveway could align with a pedestrian connection from the development. However, it is only 280 feet (approximately) north of the Wakerobin/Seneca intersection and therefore may only cause a problem if children are crossing at both locations. I believe the school representatives were ambivalent about the benefit of this pedestrian crossing location, deferring judgement on the proximity of the two locations to the City's Traffic Staff. Please consider these comments in your evaluation of the proposed project. Thank you. Sincerely, Lind_ Hopkins cc: P&B Partners 3 1 1` 3 3 , A ' aLe l If 1 � . Y i II ft .tl rcl®iAccd�/l'9raceeeers i • COMMENTS: 1. Background• The surrounding zoning and land use is as follows: N: rlp; Mountain Ridge Farm Master Plan S: rlp; Regency Park PUD, Pineview PUD Master Plan E: rlp; Pineview PUD Master Plan W: rlp; Regency Park PUD, Johnson Elementary School, Webber Junior High School This property was annexed into the City with the Hors etooth-Harmony West Annexation in 1980. This property, the PLATT PROPERTY, represents the combination of Tracts ' B' , ' F' , ' G' , and ' H' of the Amended Master Plan of the Villages at Harmony West that was approved in 1982 and the Amendment of the Development Areas A & E of the Master Plan of the Villages at Harmony West PUD that was approved in 1987. An Amendment of Development Area B of the Master Plan of the Villages at Harmony West PUD is being presented to the Planning and Zoning Board as part of this request. Development Area B is the PLATT PROPERTY. 2. Land Use: The proposed use of this property is to be 109 single family detached lots on the 31.87 acres. The proposal earns a total of 70% on the Residential Density Chart from the Land Development Guidance System based on the following criteria: a) 20% for being within 2000' of an existing or approved neighborhood shopping center; d) 20% for being within 3500' of an existing or reserved neighborhood park; e) 10% for being within 1000' of a school, meeting all the requirements of the compulsory education laws of the State of Colorado; f) 20% for being within 3000 feet of a major employment center. This justifies the proposed gross density of 3.4 DU/acre. 3. Design• The layout and orientation of this development has been predicated on its proximity to the two existing schools, Johnson Elementary and Webber Junior High School, and the potential impacts that they will have on any residential development on this property. This will be the first such condition in the City of Fort Collins where residential development is located directly across a street from two schools sighted next to one another. Increased activity in and around the schools, over extended periods of time during the day, warrants the concept of orienting the homes inward to the development in this particular instance. The Platt Property PUD - Preliminary, #3-90B June 24, 1991 P & Z Meeting Page 3 Phases One and Two are being reviewed with the Preliminary Plan submittal. The traffic impact study determines the number of lots that can be developed without constructing Troutman Parkway extension. The study indicates that number to be a maximum of 70 lots; therefore, Phase One only (being 69 lots) would be submitted for Final review with an approval of the PLATT PROPERTY PUD - Preliminary. The overall pedestrian circulation patterns have been considered and are designed to direct pedestrians and bicycles along the sidewalks north to Troutman Parkway and south to Wakerobin Lane, congregating at the identified crosswalks at the intersections of Regency Drive & Seneca Street and Troutman Parkway & Seneca Street. The applicant has met with the principals of both schools to discuss this development. Their concerns and needs were expressed (please see the letter included in the staff report) and support the concept of providing only two crosswalks, those being at the major intersections. The developer is providing fencing guidelines for the periphery of the development to assure a unified visual appearance and avoid a continuous walled affect along the street frontages, especially Seneca Street. The proposed fences are to be no greater than 5' in height overall. The first 4' from the ground up could be solid, opaque wood slats with the top 1' being an open, trellis/lattice style to allow a visual relationship with the landscaping in the backyards. The developer will also provide two trees per lot to be planted in the backyard, relating to the fence and street. There will be approximately 7 individual lots (this includes the three proposed lots in the "Temporary" Detention Pond as shown) that will front on Seneca Street at the midpoint of the development to create diversity of character. The longest probable continuous section of fencing on Seneca Street would be approximately 5001. 4. Neighborhood Compatibility: A neighborhood meeting was held on May 1, 1991 at Johnson Elementary School (see attached minutes). Approximately 15 people were in attendance, with the primary concern being increased traffic impacts to the area with this development. The single family detached lots as proposed are compatible with existing residential development to the south and planned residential development to the west. 0 • The Platt Property PUD - Preliminary, #3-90B June 24, 1991 P & Z Meeting Page 4 5. Transportation: Primary access to this site will be from Wakerobin Lane on the south, serving several cul-de-sacs and one main north -south thoroughfare street, and Troutman Parkway on the north as the entry point to the thoroughfare street. Seneca Street, to the west, and Troutman Parkway are collector streets. The interior streets will all be dedicated public streets with local classifications. 6. Storm Drainage: Surface water drainage on -site will be dealt with in two different ways. The south portion of the property will drain to the south and contribute to the existing Regional Pond south of Wakerobin Lane. The north portion of the property will drain into the "Temporary Detention Pond" shown in the northwest corner until a proposed Regional Pond is developed north of Troutman Parkway. At that time the detention pond would be eliminated and converted into three residential lots. RECOMMENDATION: The proposal is consistent with the Amendment of Development Area B of the Master Plan of the Villages at Harmony West PUD and meets the Residential Density Chart and Applicable All Development criteria of the Land Development Guidance System. Staff recommends approval of the PLATT PROPERTY PUD - Preliminary, #3-90B. No Text JOHNSON "�°I"•,N,a+ E ELEMENTARY SCHOOL II i- — I[YIJY.; «NMRW MD— vWN fG CES E.4.ENi � vom°�FDomn'isE xo a r•o:lxn Y ` WEBBER JUNIOR HIGH SCHOOL �\ r uwR un.nn � / ��r"°r'°Y° rr r•u 1 _ J � er PrIL'I uv.ewr PRWECT �Cy sn— II i i � I EXISTING l l I \ DETENTION \ POND /• rr .r. • • 1. � tI.N.-_ — PARSONS & ASSOCIATES1,07 •If flat Lu. PI... «Y.: it (olll.. rolo..Je ROSY. 0..1•r.l: f[L♦ CONSOLIINO f1101NEEP4 O°9fP1-P]0° e.11 QLO �-777 JL ' �f rR1� maim ion 10 VICINITY MAP N. f.8. LEGEND 56 PROP4Tm NNNI[TT°N M 6V f46 -�—vwwrn wv Y.d M °nmvJ �� Pmxax nvsm9 mmm9� uvNrrw .� 4VY11a BlE• 1' uY. wo muu Im osm.l«.. rO' Wmra. Im u i.cfeYu Ru u s. u«.ur]w w QY�. Y m. wwnYa% w ma mrvi o �rYw Rom°. a� rY lue w fu'aw u. Rnm ufl rm Pn m RwYR n u n m.., pYi1'[v. I.. f, i°.. wY » f®:°afrOf`fwi]n Rem Ru a .r tY o4:�M `<t `.y: u .f W •.�esf « .f .M ]:::� Gw W= 1.lel IYL-Pn THE PLATT PROPERTIES' II SITE PLAN & LANDSCAPE PLAN 1l /.':. 1-1 SCHOOL PROJECTIONS PROPOSAL: Platt Property PUD DESCRIPTION: 109 single family homes on 32 acres DENSITY: 3.41 du/acre General Population 109 (units) x 3.5 (persons/unit) = 381.5 School Age Population Elementary - 109 (units) x .450 Junior High - 109 (units) x .210 Senior High - 109 (units) x .185 (pupils/unit) _ 49.05 (pupiWunit) = 22.89 (pupiWunit) _ 20.17 Design Affected Schools Capacity Enrollment Johnson Elementary 546 507 Webber Junior High 9.00 762 Rocky Mountain Senior High 1250 1142 PLATT PROPERTY Planning Objectives May, 1991 The Platt property is currently proposed for single family residential development. The 30+ acre site is located generally west of Shields and is north of Wakerobin and east of Seneca Street. The site is bordered on the east by Pleasant Valley and Lake Canal. Adjacent properties to the south, east and north are undeveloped. The site is bordered on the west by Poudre R-1 facilities Johnson Elementary School (opened 1989) and Webber Jr. High (opened fall 1990). Regency Park residential development is planned and under construction to the southwest. Northwest of the school site project, a new neighborhood park (Westfield Park) is planned. The new schools and the planned park will serve as a magnet for new west -side development. The parcel is part of the previously approved Pineview Master Plan. Pineview Tracts G and F were previously designated for 72 condo units, 64 townhome units, a 5,000 sq. ft.. day care center and a 3,350 sq. ft. recreation center-. The current proposal is for a less dense approximately 95 unit single- family development. This single family development is designed to provide a cohesive neighborhood setting with the schools and park as a focal point. Pedestrian connections will be discussed with the necessary agencies to provide logical and safe access to nearby activity areas, such as the park site, schools, and to the proposed multi -family, commercial and retail areas. Fencing limitations regarding height and design along the project's perimeter streets will be incorporated into the covenants and noted on the plat. A mix of varied lot sizes are planned to accommodate residential units to be marketed in the price range from $110,000 to $160,000. The project will be phased from south to north. Approximately 60 units are proposed for Phase I and the remaining 30-35 for Phase II. Developer: P & B Partnership Richard Pitner Chuck Betters c/o 375 E. Horsetooth Road #1 Fort Collins, CO 80525 �:A :I ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION IS fne criterion applicable? Will 1f7e CnfenOn be safistietl? If no, please explain e Yes No NEIGHBORHOOD COMPATABILITY 1._Social Co_mpatability 2.-Nei0hEorKood Character' 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POUCIES 5. Comprehensive Plan - PUBLIC FACILITIES III SAFETY 6. Street Capacity t/ _ 7. Utility Capacity 8. Design Standards 9. Emergency. Access. - - 10. Security LigtSflng 1-1. Water Hazards RESOURCE PROTECTION 12. Soils & Siope Hazard 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16 _Mineral _Deposit 17-.Eco=Sensitive Areas 1 &. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality -- 21. Noise ✓ -- -- 22. Glare & Heat_ 23. Vib�atlons - - '24: Exterior Lighting - 25. Sewages & Wastes SITE DESIGN - 26. Community Organization 27. Site Organization- 28. Natural Features 29. Energy Conservation 01. 30. Shadows 31. Solar Access 32. Privacy 33._Open_Space Arrangement I- 34.-Building-Height I _ 35. Vehicular Movement 36. Vehicular Design 37. Parking- 38. Active Recreational Areas_ ✓ 39. Private Outdoor Areas 40. Pedestrian Convenience - 41. Pedestrian Conflicts 42. Landkdoing/Open Areas 43. LandscapinglBuildings 44. Landscaping/Screening 45. Public Access I 46. Signs 4 Coil Ala I -12-