HomeMy WebLinkAboutWESTBROOKE PUD FIRST FILING FINAL - 3 90D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2
MEETING DATE 8/26/91
STAFF Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: WESTBROOKE PUD, First Filing - Final, #3-90C
(previously Platt Property, Preliminary PUD)
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 70 single family lots on 19.13 acres. The
lots range in size from 7,165 to 18,232 square feet. The property
is in the rlp - Low Density Planned Residential zone, which carries
a PUD requirement with it, and is located east of Seneca Street and
north of Wakerobin Lane. The Pleasant Valley & Lake Canal forms the
east boundary of this property.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This request is for 70 single family detached lots on 19.13 acres
in the rlp - Low Density Planned Residential zone. 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 along Seneca
Street and Regency Drive and landscaping on -lot, in conjunction
with back lot line fences, and in Drainage Tract 'A' is being
provided by the developer. The circulation network will consist of
streets oriented to the interior with attached sidewalks to direct
vehicles and pedestrians to the south, along Wakerobin Lane and
Regency Drive, culminating at a controlled pedestrian crossing 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 and The Platt
Property, Preliminary PUD that were approved by the Planning and
Zoning Board on June 24, 1991.
DEVEIAPMENT SERVICES 300 LaPorte Ave. P.O. Bo: 580 Fort Collins, 00 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
0
Westbrooke PUD, First Filing - Final, #3-90C
August 26, 1991 P & Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land use is as follows:
N: rlp; Platt Property, Preliminary PUD
S: rlp; Regency Park PUD, Villages at Harmony West PUD and
Pineview PUD Master Plans
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 Horsetooth-Harmony
West Annexation in 1980.
An Amendment of Development Area B of the Master Plan of the
Villages at Harmony West PUD and The Platt Property, Preliminary
PUD were approved by the Planning and Zoning Board on June 24,
1991. There were no conditions attached to the preliminary
approval. The Platt Property (which Westbrooke PUD, First Filing is
a portion of) is Area B of the master plan.
2. Land Use•
The proposed use of this property is to be 70 single family
detached lots on 19.13 acres. The gross density is 3.8 Dwelling
Units/Acre (excluding Drainage Tract 'A', being 0.52 acre). Lot
sizes range from 7,165 to 18,232 square feet.
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, west of the project site and the
potential impacts that they will have on any residential
development on this property. This will be the first such site in
the City of Fort Collins where residential development is located
directly across a street from two schools sited 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 overall pedestrian circulation patterns have been considered
and are designed to direct pedestrians and bicycles along the
sidewalks south to Wakerobin Lane, congregating at the identified
crosswalk at the intersection of Regency Drive & Seneca Street. The
•
Westbrooke PUD, First Filing
August 26, 1991 P & Z Meeting
Page 3
- Final, #3-90C
applicant has met with the principals of both schools to discuss
this development. Their concerns support the concept of providing
only two crosswalks across Seneca Street relative to this entire
development. The second (future) crosswalk will be located at the
intersection of Seneca Street and Troutman Parkway when Westbrooke
PUD, Second Filing is developed.
The developer is providing fencing guidelines for the periphery of
the development to assure a unified visual appearance. The proposed
fences are to be no greater than 5' in height overall. The first 4
feet from the ground up will be solid wood slats with the top 1
foot being an open, trellis/lattice style to allow a visual
relationship with the landscaping in the backyards. This style of
fence will mitigate a concern that tall, opaque fences will create
a "walled" effect along Seneca Street. The Webber Junior High
School site to the west of the First Filing has an open, well
landscaped street frontage.
The developer will provide two trees per lot to be planted in the
backyards of Lots 1 through 8 and Lots 23 & 24, a maximum of 5 to
10 feet from the fence, as utility locations allow. Also, the
developer will install, in Drainage Tract W , shade trees at 60'
on -center at the rear of the sidewalk along Regency Drive and
evergreen trees on top of the slope outside of the fence on the
rear property lines of Lots 1 through 6. The developer will be
responsible for the maintenance of these trees for a period of two
years or until the City accepts responsibility.
4. Neighborhood Compatibility:
The single family detached lots as proposed are compatible with
existing residential development to the south and planned
residential development to the south and west of the schools.
5. Transportation:
The traffic impact study has determined that a maximum of 70 lots
(of the 109 lots approved with the overall Platt Property,
Preliminary PUD) can be developed with the First Filing without
constructing Troutman Parkway extension along the north portion of
the PUD. Therefore, this development is proposed to be phased, with
the first phase consisting of 70 lots.
Primary access to this site will be from Wakerobin Lane on the
south, serving three cul-de-sacs and one main north -south
thoroughfare street. An aggregate surfaced "temporary turn -around"
Westbrooke PUD, First Filing - Final, #3-90C
August 26, 1991 P & Z Meeting
Page 4
and "emergency vehicle access only" lane will be provided
connecting the main thoroughfare street with Seneca Street until
Westbrooke PUD, Second Filing develops.
The interior streets will all be dedicated public streets with
local classifications. Seneca Street, to the west, and Troutman
Parkway are collector streets.
6. Storm Drainage:
This property will drain to the south and contribute to the City's
existing Regional Pond south of Wakerobin Lane. A tract of land 50'
wide and the existing drainage channel contained within on the
northeast side of Regency. Drive is being deeded to the City
Stormwater Utility. The City will be responsible for future
modifications to the channel and ultimately be responsible for
perpetual maintenance of the channel, including the landscaping.
RECOMMENDATION:
The proposal is consistent with the Amendment of Development Area
B of the Master Plan of the Villages at Harmony West PUD and the
Platt Property, Preliminary PUD and meets the applicable All
Development criteria of the Land Development Guidance System. Staff
recommends approval of the WESTBROOKE PUD, First Filing - Final,
#3-90C.
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U/ WESTBROOKE P.U.D. FIRST FILING
FINAL SITE PLAN 9 LANDSCAPE PLAN
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is
VAND. USE BREAKDOWN t
AREA
GROSS 31.867 ACRES 1,388127 SQ. FT.
NET 22.791 ACRES 992:772 OQ. FT.
DWELLING UNITS
1 '
,
SINGLE FAMILY 109 UNITS
OTHER _ 0 UNITS
TOTAL DWELLING UNITS 109 UNITS
i
PHASE I' 69 UNITS.
PHASE II 40 UNITS
r •
DENSITY
GROSS '3.4 D.U.`/ACRE
NET 4.8 D.U./ACRE'
COVERAGE
LOT -AREA .992,772 SQ. FT. 71.5%
RIGHT-OF-WAY 395.,355 SQ. FT. 28.5%
OPEN SPACE O $O. FT. 0'.OM
TOTAL 1,388,127 SQ, FT. 1Q0 0* t
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SETBACKS
FRONT 20 FEET
SIDE 5 FEET
CORNER 15 FEET
REAR 10 FEET
•
WESTBROOKE P.U.D.
Planning Objectives - Final Submittal
July, 1991
The Westbrooke P.U.D. proposed for single-family residential
development was approved as a preliminary P.U.D. by the Planning
and Zoning Board on June 24, 1991. 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 1996). 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.
Westbrooke P.U.D. is planned to be consistent with adopted City
policies and the Goals and Objectives.
* The project fits within the larger master planned
neighborhoods, providing single-family housing in a
mixed use area.
The project efficiently utilizes existing street and
drainage facilities.
* The siting of the neighborhood also takes advantage of
proximity to the schools and park on the west and the
proposed commercial and multi -uses to the east.
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 single-family development with 109 units.
Construction will be divided into two phases. Phase I is 69 lots
and Phase II is 40 lots.
This single-family development is designed to provide a cohesive
neighborhood setting with the schools and park as a focal point.
Pedestrian connections along sidewalks 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.
Developer: P & B Partnership
Richard Pitner
Chuck Betters
c/o 375 E. Horsetooth Road, #1
Fort Collins, CO 80525