HomeMy WebLinkAboutPARK SOUTH PUD, SECOND REPLAT - FINAL - 46-88E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 6
,£ 1, MEETING DATE 7/27/92
STAFF —Stee Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Park South P.U.D., 2nd Replat - Final, #46-88E
APPLICANT: Marc Middel
1407 South College Avenue
Fort Collins, CO. 80524
OWNER: Park South Joint Venture Limited
c/o Marc Middel
1407 South College Avenue
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
Request for Final P.U.D. approval for 91 single family lots on
15.54 acres. The property is located south of Horsetooth Road,
west of Manhattan Avenue, and east of Benthaven Drive. The site is
zoned R-L-P, Low Density Planned Residential.
RECOMMENDATION: Approval with a condition
EXECUTIVE SUMMARY:
The request substantially conforms to the approved Park South
P.U.D., Preliminary. The proposed density of 5.9 dwelling units per
acre is justified by the score of 70% on the Residential Uses Point
Chart of the Land Development Guidance System. The land use of
single family is compatible with the two adjacent single family
subdivisions. The transportation system is designed to provide
access to the collector street on the east, a local street on the
west, with a local street connection to the commercial parcel to
the north. The project is feasible from a traffic engineering
standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
•
•
Park South P.U.D.
July 27, 1992 P &
Page 2
COMMENTS
1. Background
- Final, #46-88E
Z Meeting
The surrounding zoning and land uses are as follows:
N: R-L-P; Vacant (proposed Park South O.D.P.)
S: R-L-P; Existing single family (South Glen P.U.D.)
E: H-B, R-P; Vacant
W: R-L-P; Existing single family (Four Seasons)
The original P.U.D. was approved in Larimer County in 1978. The
property was annexed in 1980 with the agreement that the County
approved P.U.D. had legal validity. This plan called for 143
single family, zero lot line homes, with common landscaped areas
and served by private drives. Two streets improvements were
constructed to serve the original P.U.D.: Manhattan Avenue and
Stream Court.
In August of 1988, the Planning and Zoning Board denied a request
to amend the Park South Master Plan. In November of 1988, the City
Council upheld this denial.
The legal history of this site is important in terms of the
contextual relationship with the surrounding property. In the late
seventies and early eighties, the property to the east was being
planned as the Minerva Business Park under the existing H-B,
Highway Business, zoning (no P.U.D. condition). The property to
the west was Master Planned as Parcel L-5 of the Four Seasons
P.U.D. which called for clustered multiple -family units with common
landscaped open space on 23 acres at an approximate density of five
to six dwelling units per acre.
Due to shifts in the residential and commercial markets, both the
Minerva Business Park and the clustered multiple housing concept
fell out of favor. Within Four Seasons, Parcel L-5 was converted
to traditional single family detached housing with private yards
(Four Seasons First Filing). The Minerva Business Park remains
vacant. These same market conditions are driving the present
request which reflects a more traditional housing product, public
streets, and private yards.
This property received Preliminary approval from the Planning and
Zoning Board in September, 1991 as part of a 22.9 acre parcel
planned for 122 single family homes. That approval included the 23
lots of the Park South 1st Replat, the 8 lots of Phase One of the
Park South P.U.D., and the 91 lots that make up this request.
0
Park South P.U.D.
July 27, 1992 P &
Page 3
- Final, #46-88E
Z Meeting
A 34 acre Amended Park South O.D.P. was approved by the Planning
and Zoning Board in September, 1992.
2. Land Use•
The approved Amended Park South O.D.P. designates the 15.54 acres
of the P.U.D. as single family housing with 91 units. The Final
P.U.D. request matches this designation in terms of both acreage
and land use. The request, therefore, is in compliance with the
Amended Park South O.D.P. and the approved Preliminary P.U.D.
The preliminary request was evaluated by the criteria of the
Residential Uses Point Chart of the Land Development Guidance
System. The project scores 70% based on proximity to a transit
route, a regional shopping center (Foothills Fashion Mall), a
neighborhood park (Troutman Park), and for contiguity to existing
urban development (Four Seasons and South Glen). The score of 70%
supports the proposed density of 5.9 dwelling units per acre for
the Final.
3. Design:
The primary design feature of Park South P.U.D. is the small lot
size. Clearly, the objective is to capture the first time home
buyer. Each lot will feature one 1-1/2 inch caliper, deciduous
street tree per street frontage, with the exception of Manhattan
Avenue.
No vehicular access will be allowed to Manhattan. Street trees
will be planted along Manhattan at 40 foot intervals, regardless of
the lot line location, with proper spacing at the streetlight. The
fencing along Manhattan Avenue will be uniform featuring a six foot
high shadowbox design.
5. Transportation:
The project is served by Manhattan, a collector street, and
(indirectly) Benthaven, a local street. Dennison provides an
indirect east to west connection designed to discourage "cutting
through". Rockaway provides a local street connection north to the
commercial areas of the Park South O.D.P.
The proposed number of homes can be served by the existing and
proposed street system. The traffic impacts associated with the
proposed development have been reviewed by the Transportation
Engineer. The project is feasible from a traffic engineering
standpoint.
0
Park South P.U.D.
July 27, 1992 P &
Page 4
6. Engineering:
- Final, #46-88E
Z Meeting
The development agreement, final utility plans, and final P.U.D.
plans have not yet been signed; therefore, a condition on the final
approval is required stating that "The Planning and Zoning Board
approves this planned unit development final plan upon the
condition that the development agreement, final utility plans, and
final P.U.D. plans for the planned unit development be negotiated
between the developer and City staff and executed by the developer
prior to the second monthly meeting (September 28, 1992) of the
Planning and Zoning Board following the meeting at which this
planned unit development final plan was conditionally approved; or,
if not so executed, that the developer, at said subsequent monthly
meeting, apply to the Board for an extension of time. The Board
shall not grant any such extension of time unless it shall first
find that there exists with respect to said planned unit
development final plan certain specific unique and extraordinary
circumstances which require the granting of the extension in order
to prevent exceptional and unique hardship upon the owner of
developer of such property and provided that such extension can be
granted without substantial detriment to the public good.
If the staff and the developer disagree over the provisions to be
included in the development agreement, the developer may present
such dispute to the Board for resolution if such presentation is
made at the next succeeding or second succeeding monthly meeting of
the Board. The Board may table any such decision, until both the
staff and the developer have had reasonable time to present
sufficient information to the Board to enable it to make its
decision. (If the Board elects to table the decision, it shall also
extend the term of this condition until the date such decision is
made.)
If this condition is not met within the time established herein (or
as extended, as applicable), then the final approval of this
planned unit development shall become null and void and of no
effect. The date of final approval for this planned unit
development shall be deemed to be the date that the condition is
met, for purposes of determining the vesting of rights. For
purposes of calculating the running of time for the filing of an
appeal pursuant to Chapter 2, Article II, Division 3, of the City
Code, the "final decision" of the Board shall be deemed to have
been made at the time of this conditional approval; however, in the
event that a dispute is presented to the Board for resolution
regarding provisions to be included in the development agreement,
the running of time for the filing of an appeal of such "final
decisional shall be counted from the date of the Board's decision
resolving such dispute."
0
•
Park South P.U.D.
July 27, 1992 P &
Page 5
RECOMMENDATION:
- Final, #46-88E
Z Meeting
The request for 91 single family lots on 15.54 acres substantially
conforms to the approved Park South P.U.D., Preliminary. The
density of 5.9 dwelling units per acre is justified by the score of
70% on the Residential Uses Point Chart of the Land Development
Guidance System. The single family land use is compatible with the
two adjacent single family subdivisions. Staff, therefore,
recommends approval of the Park South P.U.D., Second Replat -
Final, #46-88E with one condition:
1. The Planning and Zoning Board approves this planned unit
development final plan upon the condition that the
development agreement, final utility plans, and final
P.U.D. plans for the planned unit development be
negotiated between the developer and City staff and
executed by the developer prior to the second monthly
meeting (September 28, 1992) of the Planning and Zoning
Board following the meeting at which this planned unit
development final plan was conditionally approved; or, if
not so executed, that the developer, at said subsequent
monthly meeting, apply to the Board for an extension of
time. The Board shall not grant any such extension of
time unless it shall first find that there exists with
respect to said planned unit development final plan
certain specific unique and extraordinary circumstances
which require the granting of the extension in order to
prevent exceptional and unique hardship upon the owner of
developer of such property and provided that such
extension can be granted without substantial detriment to
the public good.
If the staff and the developer disagree over the
provisions to be included in the development agreement,
the developer may present such dispute to the Board for
resolution if such presentation is made at the next
succeeding or second succeeding monthly meeting of the
Board. The Board may table any such decision, until both
the staff and the developer have had reasonable time to
present sufficient information to the Board to enable it
to make its decision. (If the Board elects to table the
decision, it shall also extend the term of this condition
until the date such decision is made.)
If this condition is not met within the time established
herein (or as extended, as applicable), then the final
approval of this planned unit development shall become
null and void and of no effect. The date of final
approval for this planned unit development shall be
Park South P.U.D. - Final, #46-88E
July 27, 1992 P & Z Meeting
Page 6
deemed to be the date that the condition is met, for
purposes of determining the vesting of rights. For
purposes of calculating the running of time for the
filing of an appeal pursuant to Chapter 2, Article II,
Division 3, of the City Code, the "final decision" of the
Board shall be deemed to have been made at the time of
this conditional approval; however, in the event that a
dispute is presented to the Board for resolution
regarding provisions to be included in the development
agreement, the running of time for the filing of an
appeal of such "final decision" shall be counted from the
date of the Board's decision resolving such dispute.
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APLAT OF
PARK SOUTH P 'Ua D. SECOND REPL AT
BEING A REPLAT CF A PART OF PARK SOUTH P,U-D„ AND A PART
OF THE NORTHWEST I/4 ALL IN SECTION 35, TOWNSHIP 7 NQ4TH.
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ACTIVITY Residential Uses
DEFINITION:
I
All residential uses. Uses would include single family attached dwellings,
townhomes, duplexes, mobile homes, and multiple family dwellings; group
homesi boarding and rooming houses; fraternity and sorority houses; nursing
homes; public and private schools; public and non-profit quasi -public rec-
reatiorial- uses as -a "principal use; uses providing meeting places and places
for public assembly with incidental office space; and child care centers.
CRITERIAEach of the following applicable criteria must be
answered "yes" and implemented within the develop-
ment plan.
Yes No
1. On a gross acreage basis, is the
average residential density in the
project at least three (3) dwelling
units per acre (calculated for u ❑
residential portion of the site only)? �J
2. DOES THE PROJECT EARN THE MINIMUM
PERCENTAGE POINTS —AS CALCULATED ON
THE FOLLOWING "DENSITY CHART" FOR
THE PROPOSED DENSITY OF THE RESI-
DENTIAL PROJECT? THE REQUIRED EARNED
CREDIT FOR A RESIDENTIAL PROJECT ❑
SHALL BE BASED ON THE FOLLOWING: LLB
30-40 PERCENTAGE POINTS = 3-4 DWELLING UNITS/ACRE;
40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE;
50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE;
60-70 PERCENTAGE -POINTS = 6-7 DWELLING UNITS/ACRE;
70-80 PERCENTAGE POINTS = 7-8 DWELLING UNITS/ACRE;
80-90 PERCENTAGE POINTS = 8-9 DWELLING UNITS/ACRE;
90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE;
100 OR MORE PERCENTAGE POINTS = 10 OR MORE DWELLING UNITS/ACRE.
V
I:;
—29—
DENSITY CHANT •
Maximum
Ecrnec
Criterion
Credit
If All Dwelling Units Are Within:
Crec:t
a
20°0
2000feel ofanensnngoraeeroveoneignoornooesnoeeingcenter
b
10 /a
o5ofeet atanei,=ngtransit stoo.
C
10 /0
4wo feet er on easnng or aeeravec regional sn000tng center
v
d I
or
20,0
,1500 feet of on eusnng Or reservea netgnoornooe oom communtry Dart or community reciM.
v
e
�0 /0
.00cfeet orasancot. meeting oil "reeurememsofinecomewwrveauccnoniowsofinestate atCoioraao.
J
f
200/0
3000feetatamcroremotovmentcenter.
rn
g
rJ /0
1000 feet at a cnre care center.
h
20°0
Norlh'Fortcoiims
I I
20oo
The Centrat&amessOistnct.
A oroiea whose oounoory is connguota to eusnng uroan aevetoernenr. Creert rtsav oe earnea es totbo-s:
0%—For orolecn whose erocenv oounaary nas 0 to 10% connaurN: _
icto15 o—': rDroiectswncsaoroeenvoounaarvnas10to20%canngeity:
j
30%
15to20%—ForVoleerswnosecroce vc>ounc3arvras20tc2O%conngurN.
20 to 25%—:or Drotecrs-nose orooerry Dounaaty nos 30 to 40% conngtnN.
( /
25 to 30%— Fo protects wnos erooenvocunaary nos 40 to 50% conngutry:
it rt cen oe aemonsnatea mature oroiecf awiireauce non-renewaote energy useage etmer mrouen me aeoncanon of enemcrrve energy
k
systemsortnrougnccnmineaenerg/conservanonmeasuresoewnamarnofineiyreatureaDyCtNCoae.a5%bonusmavoeeomea
tar every :5 %reaLicnon in energy use.
I
Ce!cllate a 1 % bona tar every 50 acres tnciueea in me orOtect.
m
Ccicucte me oercenfoge of the tcta: acres to me orOwC! mar are eewtee to recreattonci use. enter v2 of mar DefCentage as a Donut
me CDCuccnt cc•mmirs to ereserwtg Dermcnent atrze, oxen space mar meets me CiNS minimum reautrements. Calculate me oercentege
n
Iit
or tns peen space oceage to me total eevetooment acreage. enter mts oercentage as a con"
If Dort or me total aevetoomenr ouaoet s to oe scent on ne gnoornooc Ducat tror wr rDcuties wn,cn are not omerwtse reeurea ov City Coae.
O
enter 2% oonus to eery 5100 cer c.eutng unit invested
cart or me total ceveooment oubcet is to ce scent on netgnoornooa toaunes ana seances wrncn are not omerwtse reaurea ov ON Cone.
P.
Iif
enter a 1 ; bonus to every 51C0 Def cwetung unit tnvesree
(�
-
etco a soeclhea DercentOge of e total numcer et awelting unm for low income fdrmns ieenter nwt
it a commmment R cetnq mcce to cevm
q
I Dercenrage as a orxa ue to a nxnrnum at 30%.
c
it a commrmnent is oetng mace to oeve OD a seecifiea DwcentOge of me total number at awelltng units to Tvoe A" and Type B" hariciccDDea
Z
housing as cennea cv me City of fort Ccurns. ca:cuicte fine oonus as two-=
Tyne 'A"— .5 times Tyce -^ units _
r
O
i alai units
Tyoe'F-1.0times Tyoe Tunrm
. otat unrrs
In no Ccse snail me=—notnea borxa De greater mars 30 : "
it me site or aaiecent Croce -my conP3ns an ntstortc outanq or otace. a Bonus may oe eamea for me folla`Mntt
;or oreven:a+gormmganngoumaemnuence$Je.g.e—ronrnentvl. Iona use. cesmenceconomic cnosocial tectorsioaversetoIts
oreservaroot-
Far assunnc -ar new nntcm wtii be to keeoincwtm me cnarocrer of me ounainq or elate. wnee c+oicmg total units
:ororoocv-icocccnveuse ctTerwuemgoretocemmwInieaaTom connnuonceoreserwnonesatmorovementman
acoroonce manner.
Ito canton oral Of me feeuirec Dcncr+g 1n me mum ra mtry orblecl It IXOvfaeo ursOerareuM wfnin me ouiOtng, Orin an eievaree ocnang
stnrcfure as an ecesscxv use tome canary structure. a Dona rnov oe earnea as toilows:
t
v% — :or provtawq 75%or more o me coning in a srnresure:
i or ora x=tg 50-7d% of the Oamwu g in a sm--% e:
for Drovxynq 25.4Q% bt nt a ocrtrtng to c vnic., e.
I It a Cbmmriment rs Ong mace to ma's ee cocrovea cl.-0mcnc hre emnC1¢ntrq ,,stems for me eweittng uN2 enter a Donut Of 10%.
U
TOTAL �o
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