HomeMy WebLinkAboutTHE GREENS AT COLLINDALE PUD - FINAL - 8-96A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSLEGAL DESCRIPTION
The Greens at Collind,cle
PUD
KNOW ALL M£N BY THESE PRf5EN75, TX4T THE UNDERSIGNED, 8&W 7H£ OWNERS AND PROPRIETORS
_ OF THE FOLLOWING DESCR18ED LAND, TO WIT
A tract of land situate in the Northwest Quarter of Section 31, T7N, R68W of the 6th P.M.,
City of Ft. Collins, Lorimer County Co/orodo. More particulorty described as follows:
Considering the North line of the Northwest Ouarter of said Section 31 as bearing
N 90*00,000 £ as determined by monuments found at the Northwest Corner and at the North
Ouarter Corner of said Section 31 and with all bearings contained herein relative thereto.
Commencing at the Northwest Corner of said Section 31; thence S 4X4545' E 1830.92
feet, • thence S 21'00'40' W 212.05 feet; thence S 60*19,00' £ 85.94 feet to a point
on the Easterly Right —of —Way line of Lemay Avenue said point being the TRUE POINT OF
BEGINNING- Thence S 64719'00" E 124.06 feet,' thence S 00'00'00' E 1018.08 feet
to a point on the North Line of Golden Meadows Subdivision Second Filing according to the Plot
recorded in Bk. 1951, Pg. 776-778 in the records of the Lorimer County Clerk and Recorder-,
thence along said line N 89'44'11' W 504.96 feet to a point on the £asterty Right —of —Way
line of Lemay Avenue; thence along said line N 32'3544' E 195.87 feet to the beginning
of a curve concave to the Northwest having a central angle of 18'40'44' and a radius of
1250.00 feet; thence along the arc of said curve 407.51 feet, • thence N 13'55TI0" E 482.26
feet to the beginning of a curve concave to the West having a central angle of 03'20 45'
and a radius of 1250.00 feet; thence along the arc of said curve 72.99 feet to, the TRUE POINT
OF BEGINNING.
the above described tract contains. 6.42 Acres t, and is subject to any and a// conditions,
Easements and Rights —of —Way which may exist or be of record
Mitch Haas
March 18, 1.996
Page Three
Ownership of Common Spaces:
Although a significant portion of.open space in the subdivision will be privately owned, all landscaped areas
and the exterior of the. homes will be maintained by the Property Owner's Association. (POA): The POA will
also own and maintain the streets. Remaining Common Open Space will be owned and maintained by the
POA.
Develooment Schedule:
It is anticipated the development and construction of the project will begin in the fall of 1996..Depending on
market conditions it is anticipated that the subdivision will be built out within a two year time, frame.
It is hoped that !his letter and the other accompanying submittals and data will bring favorable consideration
to this project. Please let me know if I can answer any further questions or provide any additional information
Cordially,
Robert Sutter
Principal
RAS/rs
Enc:
CC: LandSource L.L.C.
Mitch Hass
March 18, 1996
Page Two
Living units have been carefully designed to minimize direct looks into adjacent units. This is accomplished•
by paying attention to widow orientation and the careful placement of exterior landscape elements..
Landscaping is also used to provide visual separation between units and enhance privacy and scale.of the
project. Earth berms are provided along LeMay Avenue to enhance privacy and reduce noise. A Masonry and
Rod -Iron Fence are also provided along LeMay to enhance privacy of the subdivision.
Interior streets will be minimum twenty feet wide with additional eight foot wide parallel parking pockets to
provide additional controlled parking in the subdivision. Additionally, some eighteen feet deep perpindicular
parking pockets have been provided to further enhance parking needs within the project.
In response to neighborhood comments units at the south property limits have been moved back to the north
considerably to reduce impact to the existing homes located there. Additionally, -landscaping has been
intensified along the southern limits of the project. Drainage issue along the south property line of the project
will be carefully addressed in the final engineering documents developed for the project at a latter submittal .
stage.
Garages have been designed in two of the units to be significantly set back from the internal private street
or to have side entries. This will reduce the impact of garage doors on the, streetscape of the project
considerably which was the goal. Additionally entry approaches to garage areas are intensely landscaped to
further reduce garage door and driveway impact to the development.
Street lighting will be designed to a pedestrian scale with lamps of lower. profile and intensity and closer
spacing being located along the streetscape. This will also considerably mitigate glares within and without
the property by these systems.
Storm water control for the project is accomplished in a system of over lot detention areas that will be directed
for release at the southeast comer of the site into the existing stormwater system located there.
Since views to the mountains are restricted by Warren Lake Dam and the housing that is proposed to be
located there, most living spaces of the proposed units have been oriented to interior views and the Collindale
Golf Course located adjacent east and north to the project. This orientation also mitigates the impacts of
Lemay Avenue on the site. The few homes that do back onto Lemay have_ increased set -backs and
landscaping to reduce the impact of Lemay.
City Land Use Policies Addressed:
This is an infill project. The density of the project exceeds 5 units per acre. The project is located on a bus
route and is near major shopping and business centers. It is surrounded by active recreation centers in
Warren Park and Collindale Golf Course. It is near schooling. It is located on a Bike access route. The project
is compatible with existing residential development within proximity to and adjacent to the project. The project
complies with all engineering requirements and goals of the city and will use energy efficient materials and
systems in its construction.
The Project is configured as a. single. lot.family: subdivision composed, of thirty four "zero" lot line homes on
6.42 acres. Homes have common walls, on the "zero" lot line joined at garages and/or Master Bedroom Suites
to maximize privacy between units: The market being targeted for the project is empty nesters. Homes will
be mostly single level with some two -story -units. mixed in as market pressure.dictates.
All Units will have basements and attached two car.garages. Master suites are provided on the ground floor.
Building on the lots will be restricted to within building limit lines to be more.stringently defined in the final plan
stage of the project. Building will not be allowed of any kind outside of the building limit lines.. Court yard
entries will be provided to enhance privacy -and feelings of security to -the main entries of the, home: Private
patios.and/or decks will be provided withinthe building limits.
Interior spaces will have ten foot ceilings. Exterior..roof lines will be "low slope" (4/12 maximum) to enhance:
scale of the project to, its human occupants. Exterior materials will -be stucco and/or masonry. Other elements.,
such as eaves soffits,.and facia systems.will be of maintenance free materials. Window units will be of double
paine glass. Ceilings will have R26 insulation and walls will be R19 plus.
..consideration the overstatement of level of service. The
modification entailed multiplying the through traffic by 1.2
and then dividing it in half. This allows for unequal
distribution in the two travel lanes: with the existing
control and,geometrics, the operation. --at this intersection is
at level of service C or better. This is considered to be
acceptable. Acceptable operation is defined as level of
service D or better. A description of level. 'of service at
unsignalized intersections is provided in Appendix C.
Using Trip Generation, -5th Edition, ITE, The Greens @
Collindale is expected to generate approximately 225 vehicle
trip ends on a typical weekday at full build out. The daily
and peak hour trip generation is shown in Table 2.
The trip distribution used.in the.assignment process is
shown below:
North on Lemay - 65%
South on Lemay - 35%
Figure 4 shows the short range (1997) peak hour traffic
plus The Greens @ Collindale generated traffic. The
background traffic on Lemay Avenue was obtained from the
"Safeway/Harmony Village Center Traffic Impact Study," January
1996. Using these traffic projections, the key intersections
will operate at level of service C"or better during both peak'
hours as shown in Table 3. Calculation forms are provided in --
Appendix D.. The operation is considered to be ,acceptable.
During the peak hours, The Greens @ Collindale will increase
the traffic on Lemay Avenue by less than 1%.
Figure 5 shows the long range (2015) peak hour traffic
plus The Greens @ Collindale generated traffic. Background
traffic was obtained from the cited study. Table 4 shows the
long .range peak hour operation at the key intersections.
Calculation forms are provided in Appendix E. . All of the
analyzed intersections operate acceptably.
It is concluded that the Greens @ Collindaale will not
cause significant impact on. the existing street facilities in
the area. The key intersections will operate acceptably..
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O) From:
Date:
MEMORANDUM
William Watson, LandSource, LLC
.Bob Sutter, Architectural Horizons .
Eric.Bracke, Fort Collins Transportation Division
Fort Collins Planning Department
Matt Delich
February.12, 1996
Subject: Traffic analysis for The Greens @ Collindale
(File: 9605MEM1)
This memorandum documents the analysis conducted with
regard to the traffic operation at the Lemay/Access
intersections to The Greens @ Collindale in Fort Collins,
Colorado. The site .location is shown in Figure 1. The scope
of this study was discussed with Transportation Division
staff.
The Greens @ Collindale is a residential. development,
consisting of 38 patio home dwelling units. Figure 2 shows
a site plan of The Greens @ Collindale. From available
plans, The Greens @ Collindale would access the east side of
Lemay Avenue via two private driveways north of the Lemay/
Harbor Walk/Ticonderoga intersection. The area to the south
is an established neighborhood in Fort Collins: The Greens
@_Collindale is considered to be an infill development. Land
uses in the area are primarily residential and recreational
(Warren Park and Collindale Municipal Golf Course):-
Lemay Avenue is a four.lane.arterial street. Most local
streets intersecting Lemay Avenue have stop sign control.
The nearest signals are at Horsetooth Road to the north and
Harmony Road to.the south.
Peak hour turning movements were.obtained tn-January 1996
at the Lemay/Harbor Walk/Ticonderoga intersection. These
,counts are shown in Figure 3. Raw peak hour traffic data is
provided in Appendix A. Table 1 shows the peak hour operation
at the Lemay/Harbor Walk/Ticonderoga intersection. Calcula-
tion forms areprovided in Appendix.B. The key intersection
along. Lemay Avenue was analyzed using -the unsignalized
analysis technique as published in the "Highway Capacity
Manual," Special Report, 209,. TRB, 1994. Recent research
indicates that the unsignaliz.ed analysis technique overstates.
the level of service .at intersections on four .lane major
streets. This technique is being revised by TRB. Following
review of the available research and conversations with the
Chairman of the TRB Committee on Highway Capacity and Quality.
of Service, this technique was modified to take into
a
Q: Are these prices (in the neighborhood of $300,000) reasonable along Lemay?.
A: Well, just across the street, on the Warren Lake dam, people are buying those
homes for $500,000. So, we think our prices are reasonable:
Q: Who will maintain these homes.and the grounds?
A: There will be a Homeowners' Association and restrictive private covenants.,.. the
sale price of these homes will likely make renting of these properties prohibitive. .
In other words, they'll. be too expensive to rent. However, even if someone were to
rent out one of these: units, the rules of the Homeowners' Association and the
restrictive covenants would still apply.
Q: Will the Bockman's home be taken out?
A: Yes. There will also be bermingalong the west and north property lines.
Q: How about berming along the south property line?
A. There's really not enough room for berms in that area. However, we did say we'd
see what we can do to increase these setbacks and to improve that area.
At this point, the discussion turned toward the Harbor Walk development across the street,
and the meeting was adjourned.
Q: Will the homes along the- golf course (east property line) all be two -stories?
Because this where our views are. .
A: Any units labeled as "F".or °G" would have a two-story option. We anticipate the
two-story units would be those along the golf course - - yes, but not necessarily
all of them.
Q: Will there be any school crossings provided?
A: Ticonderoga will provide the crossing for,this project. We're _marketing these
homes toward "empty -nesters," so there really shouldn't be many children, if any at
all, living here anyway.
Q: What are the drainage patterns for this site like? And what do you plan to do
to/with them?
A: The site currently drains from the northwest toward the southeast. We will have on -
site detention designed to the capacity. of the 100-year storm with release not
,exceeding the two-year historic rate. Fill is necessary to make the streets work and
to provide for proper drainage of the site.
Q: Won't fill exacerbate the existing drainage problems?
A: No, the fill will facilitate drainage to the detention area where the detained water will
be released at no greater than the two-year historic rate, thus, the detention will
alleviate some of the current problems.
Q: How close to the drainage easement can you build? And what kind of setbacks
from the existing homes will result? .
A: We can build up to the fifteen foot (16) easement. So, with this fifteen feet plus the
three foot drainage way, the resulting setback from your rear property lines would
be eighteen (18') feet. Landscaping in this area will include trees of at least three
(3") in caliper (diameter at breast height - - - dbh). .
Q: -The three units along the. south property line, setback 18' from our property lines,
are too close to allow for privacy and adequate buffering.
A: We will heavily landscape this area with good sized..trees (as noted above), and we
will see what we can do to increase these setbacks. We'll work on it.
Q: Will the tree nursery remain?
A: - Yes.
PROJECT: The Greens at Collindale P.U.D.
MEETING DATE: February 15, 1996
APPLICANT: Architectural Horizons - - - Bob Sutter
STAFF: Mitch Haas, Project Planner
Q: Will there be any landscaping/buffering along the south property line to mitigate
impacts on the existing neighbors in the Golden Meadows subdivision? Uniform
fencing, perhaps?
A:, We'll consider buffering needs in our design of the project. Uniform fencing is
something we've been considering, but the type has not yet been decided on.
Q: Can you restrict the development to ranch homes only/exclusively?
A: We're conducting a forum/market analysis so that we can provide whatever the
market demands - - - we expect that the development will likely end up being almost
all ranch homes, but we. have to allow for the possibility of split-levels - - - but we
anticipate few, if any, two-story homes. We do not want to confine ourselves to
ranch homes only if people will want split levels.
Q: Will our views of the foothills be obstructed?
A: We don't think that two-story homes would obstruct your views of the foothills; the
houses on the lake (Warren Lake) are at least ten feet (10') higher than this site.
We could conduct a view analysis to verify this though.
Q: Will any grading of the site be necessary?
A: On average, we will have to raise the site by approximately three feet (3'); most of
the grading will occur along.the Lemay frontage.
Q: Why not restrict yourself to ranches only? Can half of -a duplex be ranch style and
the other half be split-level? That is, if someone. wants a split-level does that mean
the other half of that duplex will automatically be built to two -stories, resulting in a
large two-story structure?
A: There's no reason why one side can't be built as a ranch while the other side is built
as a split-level as long as the aesthetics can be worked out.
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If$ corer ba d®onsmadthrthe project will radum nor-rmemble energy wage eithorthrough the application of alternative auergy
systems or thtaugh oammilted energy conservation measures boyood them normally mpued by City Code. a 5%bomu may be
earned for every 5% reduction in energy use.
m I Calculate a 1%boon for every 50 aces inchded in the project
II I Calculate the percentage oftbe total acres in the project thin are devoted to recreational war Etter % oftbat percentage a a boon.
O If the applicant commits to preserving pernment oSiarte open apace that meet the Citys minimm req irmsee , cdmWa the
pamatage ofthis open space acreage to the total davelopmern acreage and ema this percentage as a bomm
ffpart oftbe total development budget is to be spent on neighborhood public transit &cifWa which are eat required by City Code,
p enter a 2%bamn for every 5100 per dwelling emit invented
Ifpartofthetotaidevdopro" budo is to be spent onneighborhood facilities and savica which are not aberwiae required by city
Q Cade. entor a 1%bonus for every SI00 per dwelling unit invented
Ifthe pojaraontms dwdlmgmi6s an aside for individuals earning g0%or less oftbe median itnome of City residents, as adjured
I, for family size, and paying lea than 30% of their gma moama for hmu inch militia ("Affordable Dwelling Units-).
Waite- the percentage of Affordable Dwelling Units to the total mumbe of dwelling units in the project and otter that pmoemage
a a bon, up to a mat®mof 15% (Iftbe project is prepmed to be convected in umhiple phase, the Affordable Dwelling Unit
must beaaemucmdasaPut dthopbaseforwhichapproval itswght,) Inakrmmnnethat the Afford" Dwelling Units remain
a@aulable for apained ofnat lea than 25 years, the developer shall rec'nub protective covemunts as may be required by ma city
under Sec. 29-526(Jx4}
Ifa ce®nnmt is being made to develop a Mmfi d percentage afthe total numher ofdwudling unds for Type "A" and Type -B"
handicapped housing as defined by the City of Fort Collins, aciculate the bomn a foanvm
3 Type "A .5 x Tyne "A" Unit
Total Units
In no case shall the eambimd bomn be greater than 30%
Type "B" 1.0 x Tvoe "B" Units
Taal Units
Ifthe site or adjacern Property contains a historic building or place, a balm may be earned for the following:
t 3% For preventing or mitigating outride m0umom adverse to its preservation (e g env000nseALL land use, aesthetic
economic and social factan);
3% For naaiogthat new seucuaes will be in haepmg with the character oftbe building or place. while avoiding total mitt,
3%For i adaptive use of an Wiling or place dust will Ind to its continuance, preservation and hoprevemout in in
appropriate roamer
I ffa pordm arad ofibe mquuedFoWMm dwm+h+Fb hm'ly lanjm is p'ov Wed umdergmm4 within the building a m an elevated
II puking Wu me as an acomory nor to the primary structure, a boma'may be earned as Wom
9% Forpovidmg75%armorecfthepadcmgmastudme;
6% Forproviding 50 - 74%oftbe paricmg in a ahuctma
3% , For providing 25 - 49%ef the parking in a suncture.
V I lfaoa®uunois6emgmadempovideappowdaruamatiofaam uish�syatmnfor the dwelling mnil,cow abeen of10%
W Ifthe applicant a®m to providing adequate, safe and convenirm padatrian and bicycle mmections between the project and any
of the deatim ton paint described below, calculate the baron as follows: 5
5% For connecting to the nearest istmgcity adawakand %yebprhMnq
5% Foroomecting to any wdstigg public school, park aid transit stop within the distaocrs a defined in this Density Chart
5% For oomecdM to an edstimt City bicycle had which is adiacaat to or traverses the
TOTAL
0
2000 fad of= ... g neighborhood service aster; or a neighborhood service cantata be constructed ins a part
20%
a
ofthe ptojocr. (Iftbe project is proposed to be constructed in multiple phase, such neighborhood service center
must be constructed as a pan of the phase for which approval is aougbr.)
b
650 fed of an eodd n rrsmit dap (applicable only to projects having a dmlky of at least six 161 dwelling wits
20%
per ace an a gross acreage basis)
4000 feet of an adding oa®mity/regional shopping ceder or a ahmmmdyh4oml shopping curer to be
10'
C
constructed as a paof the project. (If the project is I I ' to be constructed in multiple phase, saw
n
fr�10% 7
d
cominunay/regariel sh°op�pin°g mast be constructed as a pan ofthe phase for vapproval is sought.)
M�
e°m�a
3500fadafmerudag pqk or aaomemadyfaolAy (EXCEPT GOLF COURSEU
20%
t%
or �
d
3500 fed of a publicly owned. but not developed, neighborhood or ee®way park, or community ficilily
10%
(EXCEPT GOLF COURSES) or
3500 fed of a publicly owned golf course. whetter developed or not
10%
medm� all taquriu�ada ofthe of Colcado coma wry education lawn
2500 feet of an ousting11K
10%
cap
AO
R
V
f
3000 fed of an existing major employment crack, or a major employment center to be constructed a a part of
20%
10�
the project (Lithe project a proposed to be constructed in multiple phases, inch major employment erme<mnt
w be osttudad n as a paof the phase for which approval is sought) No building, offee or busmen park, or
shopping center which has served as the basis for the der of credit under any giber "base" criteria of this
Density Chan can also be used as the basis for cairn credit under this criterion.
K
1000 fed of m adding cbU are rite, a a chill are aster to be comtrucad m a part of the project (Ifthe
5%
g
projectis prat 'to be constructed in multiple phase, such child are oemer mud be camtrnctad as a part oftbe
phase for which approval is sought.)
h
'North Fort Collins"
20%
I
The Corral acmes District
20%
A project whose boundary is ocampous to casting urban development. Credit may be earned as follows: 30%
0% For projects whose property boundary has 0-10%oontigady,
10 -15% For projects whose property boundary has 10 - 20%astighr83,
15 - 20% For projects whose property boundary bas 20 - 30%conigpay,
20 - 25% For projects whom property boundary has 30-40%comig uity;
25 - 30% For projects whose property boundary has 40 - 50%contiguity.
Ifthe project contains dwelling units set aside for individuals earning 30%4ar less ofthe median moaner of City 15%
residents, as adjusted for Emily sim, sod paying lea thin 30%oftbec gross in- for having; inchsdmg
k tm3ities C-Affadsbla Dwelling "i"" . aladdn the peeraasge of Affordable Dwelling units to the tow member
ofdselliog wits in the project and enter that perceraw up to a nndmu of 15% (Iftho project is proposed
to be constructed in miltiple phases, the Affordable Dwelling Urns mast be constructed as a part ofthe phase for
which approval is sought.) In ardet to innae that the Affordable Dwelling Units remain aff xdable for a passed
ofnetlendm25yens,t3ndavdtperals0,wm suchprotectiveeoaeoamhas way berepaired bythe City under
See 29-326(Jx4).
CTIVITY:
Residential Uses
EFINITION:
LJ
All residential uses. Uses would include single family attached dwellings, townhomes, duple
mobile homes, and multiple family dwellings; group homes, boarding and rooming hou
fraternity and sorority houses; nursing homes; public and private schools; public and non-pt
quasi -public recreational uses as a principal use; uses providing meeting places and places
public assembly with incidental office space; and child care centers.
The following applicable criteria must be answered `yes" and implemented within the
development plan.
Y No N/A
DOES THE PROJECT EARN THE MINIMUM PERCENTAGE 12 F1
POINTS AS CALCULATED ON THE FOLLOWING "DENSITY
CHART H" 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 = 6 or fewer dwelling units per acre
60 70 percentage points = 6-7 dwelling units per acre
70 - 80 percentage points = 7-8 dwelling units per acre
80 - 90 percentage points = 8-9 dwelling units per acre
90 -100 percentage points = 9-10 dwelling units per acre
100 or more percentage points = 10 or more dwelling units per acre
DOES THE PROJECT EARN AT LEAST 40 Yew No N/A
PERCENTAGE POINTS AS CALCULATED
ON THE 'FOLLOWING "DENSITY CHART H"
FROM BASE POINTS? ('J$)
Land Development Guidance System for Planned Unit Developments. The City of Fort Collins, Colorado.
Revised as per Ondinwoe No. 2, 1996.
FRONT BUILDING ELEVATION STUDY -'B' UNIT.
FRONT BUILDING ELEVATION STUDY - 'F' UNIT
FRONT BUILDING ELEVATION STUDY - 'G' UNIT
FRONT BUILDING ELEVATION STUDY - 'F' UNIT
(Two Story Option)
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The Greens at Collindale
Final Landscape Plan
Ft Collins, Colorado
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CERTIFICATES
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#8-96A The Greens @ Collindale PUD "
Final
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Greens at Collindale PUD - Final, #8-96A
October 28, 1996 P & Z Meeting
Page 8
2, Article ll, 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.
Greens at Collindale PUD - Final, #8-96A
October 28, 1996 P & Z Meeting
Page 7
D. The proposed land use and design is considered to be compatible with the
surrounding area; and,
E. The project is feasible from a traffic engineering perspective and promotes
City transportation policies.
RECOMMENDATION:
Staff recommends approval of The Greens at Collindale Final P.U.D., #8-96A, subject to
the following condition:
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 (December 16, 1996) 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 or the
City staff, 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 or 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. 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, as necessary, 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
Greens at Collindale PUD - Final, #8-96A
October 28, 1996 P & Z Meeting
Page 6
The Greens at Collindale would access the east side of Lemay Avenue via two (2) private
driveways north of the Lemay/Harbor Walk/Ticonderoga intersection. Lemay Avenue is
a four lane arterial street. The accesses are controlled by an existing median in Lemay
Avenue; thus, one of the two accesses is a full -turn intersection (with an existing cut in the
median) while the other is limited to right-in/right-out movements. Most local streets
intersecting Lemay Avenue have stop sign control. The nearest signals are at Horsetooth
Road to the north and Harmony Road to the south.
The traffic impact study submitted for this proposal (Delich, February 12, 1996) used ITE
Trip Generation, 5th Edition, to conclude that the Greens at Collindale is expected to
generate approximately 225 vehicle trip ends on a typical weekday at full build out. It
should be noted that this study was based on 38 dwelling units; the proposal now includes
only 33 units. In the above cited traffic study, it is stated that "the background traffic on
Lemay Avenue was obtained from the 'Safeway/Harmony Village Center Traffic Impact
Study,' January 1996." The Greens at Collindale traffic study went on to state that, using
the Safeway/Harmony Village traffic projections, "the key intersections will operate at level
of service C or better during both peak hours ... The operation is considered to be
acceptable. During the peak hours, the Greens at Collindale will increase the traffic on
Lemay Avenue by less than 1 W"
The traffic impact study "concluded that the Greens at Collindale will not cause significant
impact on the existing street facilities in the area. The key intersections will operate
acceptably." (Delich, February 12, 1996)
As mentioned, pedestrian circulation is provided by connecting sidewalks from within the
development to Lemay Avenue. Similarly, the Lemay Avenue sidewalk will be connected
with the sidewalks along Ticonderoga Drive. In total, the Greens at Collindale Final P.U.D.
is feasible from a transportation standpoint.
6. Findings of Fact/Conclusions:
A. The Greens at Collindale Final P.U.D. continues to satisfy all of the
applicable All Development Criteria of the LDGS, with the exception of the
solar orientation requirement (A-1.1);
B. The Planning and Zoning Board granted a variance from the solar orientation
requirement of the LDGS on August 26, 1996;
C. The request is supported by its performance on the Residential Uses Point
Chart of the L.D.G.S. by achieving a score of 83. Of the 83 total points, 78
come from base criteria and 5 from bonus criteria;
Greens at Collindale PUD - Final, #8-96A
October 28, 1996 P & Z Meeting
Page 5
Since views of the mountains from the existing residences to the south as well as from the
proposed dwellings are significantly restricted by Warren Lake Dam and the two-story
housing that is proposed to be located there (on the dam), most living spaces of the
proposed units have been oriented toward interior views and views of the adjacent
Collindale Golf Course; this orientation also attempts to mitigate the affects of Lemay
Avenue on the site.
As the proposed layout is somewhat confined, staff felt it would be possible that site
conditions determined during construction would have the potential to require adjustments
to the approved landscape plan. Consequently, staff has taken the precaution of requiring
the following notes on the landscape plan:
And,
Any changes in plant locations and/or overall quantities
required by site conditions during construction will be
prohibited unless such changes have been reviewed
and approved by the City of Fort Collins.
The developer shall ensure that the landscape plan is
fully coordinated with the plans done by other
consultants so that the proposed grading, storm
drainage, irrigation system, structures, utilities or other
construction does not preclude installation and
maintenance of the landscape elements on this plan.
In summary, the P.U.D. will continue the existing, formally spaced row of street trees along
the Lemay Avenue frontage. In addition, sidewalk connections would be made from this
development to the sidewalks along Lemay Avenue. The site is designed with sensitivity
to the topography, mountain views, visibility from adjacent neighborhoods, and the
adjacent arterial roadway. Also, given the foregoing notes, the landscape plan will provide
for such functional needs as spatial definition, visual screening, and creation of privacy
while enhancing the aesthetic appearance of the site and the neighborhood.
5. Transportation:
The Greens at Collindale PUD is an infill project. Land uses in the area are primarily
residential and recreational. The project is located on a bus route and is near major
shopping and business centers. It is surrounded by active recreation centers in Warren
Park and Collindale Golf Course, and it is near schooling. The project is located on a bike
access route to which connections will be made.
Greens at Collindale PUD - Final, #8-96A
October 28, 1996 P & Z Meeting
Page 4
Golden Meadows subdivision regardless of the proposed Greens at Collindale Preliminary
PUD because the top of the Warren Lake Dam is approximately ten (10') feet above the
finished grade of the proposed project, and the approved Harbor Walk PUD contains two-
story houses that will sit directly on top of this dam. Consequently, there will be a 35'-45'
tall, semi -continuous obstruction of the mountain views with or without the Greens at
Collindale. With respect to the stormwater management concerns, the City's Stormwater
Utility has reviewed the drainage plans for this project and found that the proposed
detention pond will adequately address any concerns; in fact, the site grading and
construction of the detention pond should enhance current drainage conditions.
The proposed density and the single family dwellings are considered to be compatible with
the surrounding area, which includes additional single family homes, a public golf course
and park, and other planned residential developments.
4. Desi n:
The project is configured as a single family subdivision composed of thirty-two (32) "zero"
lot -line homes (16 duplexes) and one (1) standard single family home on 6.42 acres.
Homes have common walls on the "zero" lot -line side and a minimum separation distance
of twelve (12') feet from the adjacent home on the opposite side. All units will have
basements and attached two -car garages. Courtyard entries are being provided to
enhance privacy, and private patios and/or decks will be provided within the defined
building envelopes. Exterior roof lines will be "low slope" (no more than 4:12), and exterior
materials will be stucco and/or masonry.
Living units have been designed to minimize direct visibility into adjacent units. This is
accomplished by careful consideration of window orientation and placement of exterior
landscape elements. Planting of evergreens and other landscape elements, as well as a
masonry and wrought -iron fence, are used to enhance privacy and reduce noise along
Lemay Avenue. Also, a minimum setback of thirty-five (35) feet has been established from
the Lemay Avenue curbline.
Interior streets will be a minimum of twenty (20') feet wide with additional eight (8') foot
wide parallel parking spaces. These parallel parking spaces, along with additional eighteen
(18') foot deep perpendicular parking stalls, have been provided to address overflow
parking needs within the proposed development. In two of the three unit types, garages
have been designed to be significantly set back from the street or to have side entries,
thereby minimizing the potential for a garage -dominated streetscape. In addition, entry
approaches to garage areas are landscaped to further reduce the visual impact of garage
doors and driveways.
Greens at Collindale PUD - Final, #8-96A
October 28, 1996 P & Z Meeting
Page 3
appropriate to support this request because the long axis of the site configuration is
oriented in a north/south direction, and the site is exceptionally narrow in the east/west
direction. It is, therefore, not desirable or even possible to orient internal circulation in the
east/west direction that is required to provide the solar access orientation called for in this
criterion of the LDGS.
Given the above described situation, staff felt that the variance request was justified on
either/both of the two following grounds, as stipulated in Section K of the LDGS, and the
Planning and Zoning Board concurred:
1) That by reason of exceptional conditions or difficulties with
regard to solar orientation or access, undue hardship would be
caused to a subdivider by the strict application of any
provisions of this section [provision A-1.1 ]; or, 2) That the plan
submitted is equal to or better than such plan incorporating the
provision for which a variance is requested.
• Residential Uses Point Chart
On the Residential Uses Point Chart (Point Chart H), this Final P.U.D. continues to achieve
a score of 83. Of the 83 total points, 78 come from base criteria and 5 from bonus criteria.
Points are earned for proximity to a community/regional shopping center (Harmony
Market), a neighborhood/community park (Warren Park), an existing school (Kruse
Elementary), and a major employment center (Oakridge Business Park). Points were also
awarded for contiguity to existing urban development. In addition, bonus points were
awarded for connection to the nearest existing City sidewalk and bicycle path/lane. The
required minimum score on the Residential Uses Point Chart is sixty (60) points, at least
forty (40) of which must come from base points. Therefore, the Greens at Collindale Final
P.U.D. continues to exceed the minimum score required by the Residential Uses Point
Chart of the L.D.G.S.
3. Neighborhood Compatibility:
A neighborhood meeting was held on February 15, 1996. Concerns raised centered on
treatment of the south property line, in terms of visual mitigation and buffering between the
existing residences of the Golden Meadows subdivision and the proposed dwellings. In
response to these concerns, the developer has provided a minimum rear yard setback of
twenty (20') feet along the south property line of the proposed development and agreed to
intensified landscaping with trees having a minimum caliper of three (Y) inches.
Other concerns raised included views and the height of the new structures, and stormwater
management. The views of the mountains will not be fully accessible to those living in the
Greens at Collindale PUD - Final, #8-96A
October 28, 1996 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: RLP; Collindale Public Golf Course
S: RLP; Single family residential (Golden Meadows subdivision)
E: RLP; Collindale Public Golf Course
W: RMP; Single family residential (Harbor Walk PUD) and Warren Dam/Lake
The subject property was annexed into the City as part of the Warren Lake Annexation.
The total annexation was 188.47 acres, which included all of Warren Lake, the subject
property (known then as the Bockman Property), and the intervening section of Lemay
Avenue. The official date of annexation was April 21, 1987 (Ordinance #39, 1987).
2. Land Use:
This is a request for Final P.U.D. approval for 33 single family lots (16 duplexes and 1
detached home) on 6.42 acres located west of and adjacent to the Collindale Golf Course.
The gross density is 5.14 dwelling units per acre.
All Development Criteria
All Development Criteria A-1.12 of the L.D.G.S. calls for an average residential density of
at least three (3) dwelling units per acre. Therefore, the Greens at Collindale Final P.U.D.
complies with the density requirements of the L.D.G.S.
All applicable All Development Criteria of the LDGS are being satisfied, with the exception
of the solar orientation requirement (A-1.1). The Planning and Zoning Board granted a
variance from this requirement at its August 26, 1996 hearing. See the following
subsection (Solar Orientation) for further explanation.
• Solar Orientation
All Development Criteria A-1.1 calls for a minimum of 65% of the lots to meet the definition
of a solar oriented lot; this would mean that at least 22 of the 33 proposed lots would have
to meet the definition of a solar oriented lot. As many lots as could practically be oriented
for solar access have been arranged to do so (14 out of 33, or 42%).
Consequently, the applicant had requested a variance from the solar orientation
requirement of the LDGS (All Development Criterion A-1.1), and staff felt that it would be
ITEM NO. 6
MEETING DATE 10/28/96
iii
STAFF Mitch Haas
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: The Greens at Collindale Final P.U.D., #8-96A
APPLICANT: Architectural Horizons
% Mr. Bob Sutter
P.O. Box 271217
Fort Collins, CO 80527-1217
OWNER: LandSource, L.L.C.
1331 Stonehenge Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
Request for Final P.U.D. approval for 33 single family lots (16 duplexes and 1 detached
home) on 6.42 acres located west of and adjacent to the Collindale Golf Course,
immediately north of the Golden Meadows Subdivision, and on the east side of South
Lemay Avenue, across from the Warren Lake Dam. The property is zoned rlp, Low -
Density Planned Residential with a PUD condition.
RECOMMENDATION: Approval with a condition.
EXECUTIVE SUMMARY:
The Greens at Collindale Final P.U.D.:
► Is in substantial compliance with the approved Preliminary P.U.D. for this site, and
continues to satisfy all of the applicable All Development Criteria of the LDGS, with
the exception of the solar orientation requirement (A-1.1);
► A variance to the solar orientation requirement of the LDGS was granted by the
Planning and Zoning Board when the Greens at Collindale Preliminary P.U.D. was
approved on August 26, 1996;
► The request is supported by its performance on the Residential Uses Point Chart
of the L.D.G.S.;
► The land use is found to be compatible with the surrounding area; and,
► The project is feasible from a traffic engineering standpoint and promotes City
transportation policies.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT