HomeMy WebLinkAboutWINDTRAIL ON SPRING CREEK PUD PHASE TWO FINAL - 66 93C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSDENSITY CHART
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Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterion
be satisfied?
If no, please explain
a Z
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
✓
1.2 Comprehensive Plan
1.3 Wildlife Habitat
1.4 Mineral Deposit
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of A dcultural Importance
1.7 Energy Conservation
1.8 Air Ouality
1.9 Water Quality
1.10 Sewage and Wastes
A2. NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular, Pedestrian, Bike Transportation
2.2 Building Placement and Orientation
2.3 Natural Features
2.4 Vehicular Circulation and Parkin
2.5 Emergency Access
2.6 Pedestrian Circulation
2.7 Architecture
JL
2.8 Building Height and Views
2.9 Shading
2.10 Solar Access
2.11 Historic Resources
2.12 Setbacks
2.13 Landscape
2.14 Signs
2.15 Site Lighting
2.16 Noise and Vibration
2.17 Glare or Heat
2.18 Hazardous Materials
A3. ENGINEERING CRITERIA
3.1 Utility Capacity
3.2 Design Standards
3.3 Water Hazards
3.4 Geologic Hazards
Land Use
Windtrail on Spring Creek P.U.D. consists of 13.0 acres of Tract A,
which will be single family detached development, as well as 3.3 acres
of Tract D, the existing Spring Creek Open Space. Tracts A, B and D
represent a cumulative density of 3.2 units per acre. Tract C has not
yet been developed.
Land Use Policies
Land -use policies achieved by the proposed development include:
- Policy 12-- cumulative density of at least 3 units per acre.
- Policy 22-- contiguous to existing development.
- Policy 46-- energy conservation through solar orientation.
Policy 80-- development has access to neighborhood center
(Spring Creek Shopping Center); is close to com-
munity park (Rolland Moore); water and sewer
service are existing; easy access to employment
(Centre for Advanced Technology ); development
is on the Transfort route; alternative transporta-
tion is available by the Spring Creek Bike Trail.
Thank you for your consideration, and we look forward to your com-
ments.
Sincerely,
JIM SELL DESIGN, INC.
Kay Force
n
6
January 3, 1994
Planning and Zoning Board Members
Planning Department
City of Fort Collins
RE: Wind Trail on Spring Creek PUD
Planning Objectives
Dear Board Members:
Wind Trail Townhomes is a 16.3 acre planned residential development
of 35 units, providing a density of 2.1 units per acre. It is an infill
project bordered by CSU Research Foundation, Hill Pond on Spring
Creek 1st & 2nd filings, and the proposed Windtrail Townhomes. The
development is within walking distance of a neighborhood shopping
center and Rolland Moore Park.
Access & Circulation
Access and circulation consist of an extension and upgrade of the
existing Gilgalad Way, as well as a stub to the south to the proposed
"Rolland Moore Drive", the signal controlled intersection on Shields
Street, as shown on Hill Pond on Spring Creek O.D.P.
Until this development occurs on the CSURF property,.a 20 foot
temporary fire access will be provided to Shadowmere Court in
Windrail Townhomes.
Bike and pedestrian access to the Spring Creek Trail will be a trail
connection east from the Gilgalad Court cul-de-sac to the existing trail.
The fire access will also remain as a permanent bike/pedestrian access
for residents of Windtrail Townhomes.
im SllI BSI`
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SCHOOL PROJECTIONS
PROPOSAL: WINDTRAIL on SPRING CREEK PUD, Phase 2 -
Final
DESCRIPTION: 35 single family units on 16.3 acres
DENSITY: 2.15 du/acre
General Population
35 (units) x 3.5 (persons/unit) = 122.5
School Age Population
Elementary - 35 (units) x .450 (pupils/unit) = 15.75
Junior High - 35 (units) x .210 (pupils/unit) = 7.35
Senior High - 35 (units) x .185 (pupils/unit) = 6.475
Design
Affected Schools Capacijy Enrollment
Bennett Elementary 546 483
Blevins Junior High 900 754
Rocky Mountain Senior High 1312 1404
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ITEM: ���" 1 'v`'IL- on ,rr%IIN%X
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CREEK PUD, Ph. 2 - Final
NUMBER* 66.-93 C
Windtrail on Spring Creek PUD, Phase 2 - Final, #66-93C
April 25, 1994 P & Z Meeting.
Page 8
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 11, Division 3, of the City Code, the Iffinal decisions
of the Board shall be deemed to have been made at the time of
this conditional approval; however, in the event that the
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 11final
decision" shall be counted from the date of the Boardes
decision resolving such dispute.
Windtrail on Spring Creek PUD, Phase 2 - Final, #66-93C
April 25, 1994 P & Z Meeting
Page 7
RECOMMENDATION:
In reviewing the request for Windtrail, Filing Two, Final P.U.D.,
Staff finds the following facts to be true:
1. Windtrail on Spring Creek, Phase Two, Preliminary complies
with the Overall Development Plan and is in substantial
conformance with the Preliminary P.U.D.
2. The Final P.U.D. satisfies the All Development Criteria
and Residential Uses Point Chart of the L.D.G.S.
3. The Final P.U.D. is found to be compatible with the
surrounding area.
Staff, therefore, recommends approval of Windtrail, Filing Two,
Final P.U.D., #66-93C, subject to the following 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 (June 27, 1994) 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 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 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).
Windtrail on Spring Creek PUD, Phase 2 - Final, #66-93C
April.25, 1994 P & Z Meeting
Page 6
Trail Connections
There are two trail.connections to Spring Creek Trail, located on
the north and east. Both connections are within open common areas
and do not run through a narrow gap between two side lot lines.
6. Transportation:
A traffic impact analysis was performed for the 35 acre tract in
conjunction with Hill Pond East Preliminary P.U.D. in 1992. This
traffic study assumed single family development for 112 single
family homes. This assumed build -out is more intense than the land
use of Windtrail P.U.D.
As mentioned, both Hill Pond Road and Shire Court are local
streets. Hill Pond Road would be extended to serve the site.
Future plans for Windtrail O.D.P. and CSURF's Tract J call for a
local street connection to the east to an ultimate intersection
with future.Centre Avenue, a collector street connecting Prospect
Road with the Centre for Advanced Technology. The timing of
construction of Centre Avenue is unknown.
A traffic signal is anticipated to be required at the intersection
of Shields and "Rolland Moore Drive" as mitigation for the proposed
Windtrail Apartments.
Plans for Windtrail (Hill Pond Road) and Tract J (Rolland Moore
Drive) call for a street connection. The purpose of the connection
is to allow cross access between neighborhoods to the traffic
signal on Shields, no matter where it is located. In addition,
future plans call for the closure of the Shields Street/Shire Court
intersection after a local street connection is made from Windtrail
to the south into Tract J of the C.A.T.
As can be seen, future development will be planned to provide
additional access points for Windtrail P.U.D. to the east and
south. Until this development occurs, access to Shields Street
will be gained via Hill Pond Road and Shire Court. .In the short
term, until a traffic signal is installed, these arterial/local
street intersections will operate at level of service C/D with
delays for left, turn exits onto Shields Street during the peak
times.
The traffic impacts associated with Windtrail P.U.D. have been
reviewed by the Transportation Department and found acceptable.
Windtrail on Spring Creek PUD, Phase 2 - Final, #66-93C
April 25, 1994 P & Z Meeting
Page 5
The Transportation Department has investigated this concern and
plans to install a traffic signal on Shields at "Rolland Moore
Drive" in conjunction with potential development on CSURF Tract J.
"Rolland Moore Drive" would have to be extended to the east from
the park to serve the proposed "Windtrail Apartments." This
extension would justify signalization. A signal at this
intersection would serve the park traffic that builds up during the
summer months and would create sufficient gaps in platoon flow to
allow safe ingress and egress at Hill Pond Road. Signalization of
this intersection would allow the closing of the Shields/Shire
Court intersection and would fit into the "signal progression" on
Shields.
C. Construction Traffic
There was a concern that construction traffic using Hill Pond Road
would cause a disturbance to the peace and quiet in the
neighborhood. Construction traffic would best be brought in across
CSURF's Tract J via a temporary access road.
The developer is negotiating with CSURF to obtain the westerly
portion of Tract J in exchange for the easterly undeveloped portion
of Windtrail on Spring Creek. In fact, a conceptual plan has been
reviewed by the Planning Department. With or without the potential
land trade, the developer has indicated that it would be desirable
to re-route construction traffic off Hill Pond Road.
Staff has reviewed the Preliminary P.U.D. against the recently
adopted neighborhood compatibility criteria in the L.D.G.S. Staff
finds that the 35 single family lots in this area would be
compatible with the surrounding residential development.
5. Design:
Treatment Along Spring Creek
The primary design feature of Windtrail on Spring Creek, Filing Two
is the sensitive treatment along Spring Creek. Due to the ponds,
the Spring Creek Trail is at the southern edge of the open space
easement. The area that separates the lots from the trail will be
placed in the common area and not within the individually platted
lots. The minimum separation is 25 feet from back of lot to the
trail. In most cases, this separation is greater.
The setback area from the trail to back of lots features meandering
spaces treated with berms, and a combination of deciduous and
coniferous trees. Fencing is restricted to patios only, not.the
perimeter rear lot lines.
Windtrail on Spring Creek PUD, Phase 2 - Final, #66-93C
April 25, 1994 P & Z Meeting
Page 4
B. 91That the applicant continue to work with the affected
homeowners association, the City Transportation Department
and Colorado State University Research Foundation to find ways
to best mitigate construction traffic, internal vehicular
circulation, and street access to future developing parcels in
the general area.91
A neighborhood information meeting was held on March 3, 1994. The
purpose of the meeting was to discuss the proposed "Windtrail
Apartments" located on CSURF's Tract J. Besides the proposed
development, topics also included internal circulation between
neighborhoods, access to Centre Avenue, and the pending land trade
between the developer and CSURF. As a result of this meeting, the
traffic impact analysis for Windtrail Apartments will be broadened
to include an investigation of connecting or not connecting a local
street network with the future collector street, Centre Avenue.
Based on these ongoing meetings and pending traffic study, Staff
finds that this condition of approval has been satisfied.
4. Neighborhood Compatibilit
A neighborhood meeting was held December 8, 1993. The primary
issues raised at this meeting were traffic circulation, future
traffic signal on Shields, access to the Spring Creek Trail, and
coordination with CSURF on development of Tract J of the Centre for
Advanced Technology.
In addition to this meeting, a representative from the Hill Pond
Homeowners Association addressed the Planning and Zoning Board at
the February 28, 1994 hearing. Again, the major concerns were
traffic, safety, and coordination with what happens on Tract J.
A. Safety
Since consideration of the Preliminary P.U.D., the City's Forestry
and Transportation Departments have removed several old cottonwood
tree trunks that blocked visibility of drivers exiting Hill Pond
Road. Removal of these tree trunks has improved the ability to see
southbound Shields traffic and to make a left turn onto Shields.
B. Traffic Circulation/Signal on Shields
There is a concern that there needs to be a traffic signal on
Shields to allow residents of Hill Pond, Sundering, and Windtrail
to gain safe access to and from a busy arterial. Presently, left
turn exits are difficult from Hill Pond Road and Shire Court
without the benefit of a traffic signal. The concern is that
Windtrail Phase Two will add traffic to a difficult situation.
Windtrail on Spring Creek PUD, Phase 2 - Final, #66-93C
April 25, 1994 P & Z Meeting
Page 3
3. Conditions of preliminary Approval
There were two conditions of approval at Preliminary,P.U.D. These
conditions, and their resolution are as follows:
A. "At the time of Final P.U.D., the area presently contained
within the 100-year floodplain of Spring Creek, as indicated
on the official map of the Federal Emergency Management
Agency, shall be removed from the 100-year floodplain by
applying to and receiving approval from PEMA for an amendment
of the official map."
It will be recalled from Preliminary P.U.D. that the official maps
of FEMA for the Spring Creek basin are outdated due to extensive
improvements upstream of Windtrail. The City's Stormwater Utility
is currently in the process of receiving a Letter of Map Amendment
from FEMA which would remove the Windtrail site from the 100-year
floodway and floodplain. The City of Fort Collins, however, must
remain within compliance with FEMA's official map, although
outdated, until the Letter of Map Amendment has been granted.
Five lots are affected by being located within the 100-year
floodway of Spring Creek. Lots 14, 15, 160 18, and 19 are shown to
be within the area of the 100-year floodway according to the
official, yet outdated FEMA map. In order to comply with federal
regulations, the City of Fort Collins will not issue building
permits on these lots.
The Stormwater Utility is the City department responsible for
enforcing FEMA regulations. Since the Letter of Map Amendment is
close to being issued, Stormwater is comfortable with allowing the
P.U.D. to proceed to final status with a plat note stating that
building permits cannot be issued on the five affected lots. It is
Stormwater's finding that it is unnecessary for the applicant to
duplicate, for five lots, the City's basin -wide application for a
Letter of Map Amendment for Spring Creek.
The applicant has responded with a plat note that clearly states
there is a building permit prohibition on Lots 14, 15, 16, 18, and
19 until such time as the City is granted the Letter of Map
Amendment for Spring Creek. The Development Agreement will contain
restrictions regarding these lots. Further, the city's
computerized Development Tracking System will place a "Hold" on
these five affected lots. Based on input from the Stormwater
Utility, Staff finds that this condition of approval. has been
satisfied and that the interests of the City are protected.
Windtrail on Spring Creek PUD, Phase 2 - Final, #66-93C
April 25, 1994 P & Z Meeting
Page 2
COMMENTS
1.. Background:
The surrounding zoning and land uses are as follows:
N: R-L; Vacant (Spring Creek and Hill Pond on Spring Creek 2nd)
S: R-P; Vacant (Windtrail Townhomes Final P.U.D.)
E: T; Vacant (Tract E Centre for Advanced Technology O.D.P.)
W: R-P; Multi -family (Sundering Townhomes)
This 16.3 acre tract is part of a larger 94 acre tract known as
Hill Pond on Spring Creek Master Plan approved by the City Council
in 1980. This original Master Plan was divided by Spring Creek.
After approvals for Hill Pond and Sundering Townhomes, south of
Spring Creek, a 35 acre tract remained.
On November 15, 1993, Windtrail on Spring Creek Overall Development
Plan was approved covering these 35 acres. On January 24, 1994,
Windtrail Townhomes Final P.U.D. was approved. On February 28,
1994, Windtrail on Spring Creek Preliminary P.U.D., Phase Two was
approved.
2. Land Use:
A. overall Development Plan
The 16.3 acres are included in the 35 acre Windtrail on Spring
Creek Overall Development Plan, approved on November 15, 1993. The
site is identified on the O.D.P. as Tract A and designated as "Low
Density Residential (Single Family)". The proposed P.U.D.,
therefore, is in conformance with this Overall Development Plan.
B. Residential Uses Point Chart
The P.U.D. was reviewed by the Residential Uses Point Chart of the
L.D.G.S. The project earns a score of 80% on the point chart.
Points were earned for being within 4,000 feet of an existing
regional shopping center, being within 3,500 feet of an existing
community park, and being within 3,000 feet of a major employment
center. In addition, the project earns credit for being contiguous
to Hill Pond and Sundering Townhomes to the west, and Hill Pond on
Spring Creek 2nd Filing (Wallenberg) on the north.
The Final P.U.D. is in substantial conformance with the Preliminary
P.U.D.
ITEM NO. 5
MEETING DATE 4/25/94
STAFF Ted Shepard
of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Windtrail on Spring Creek P.U.D., Phase Two,
Final, 66-93C
APPLICANT: Mr. John McCoy
c/o Jim Sell Design
117 East Mountain Avenue
Fort Collins, CO 80524
OWNER: Mr. John McCoy
Windtrail Limited Liability Company
3665 J.F.K. Parkway, Building One
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for 35 single family lots on
16.3 acres located on the east side of Shields Street and east of
Sundering and Hill Pond Townhomes. The parcel is directly south of
Spring Creek and is zoned R-P, Planned Residential.
RECOMMENDATION: Approval With Condition
EXECUTIVE SUMMARY:
The Final P.U.D. complies with the Windtrail on Spring Creek O.D.P.
and is in substantial conformance with the Preliminary. The P.U.D.
satisfies the All Development Criteria and is supported by the
variable criteria of the Residential Uses Point Chart of the
L.D.G.S. The development is compatible with the surrounding area.
The project is feasible from a traffic engineering standpoint. Two
conditions of preliminary approval have been satisfied. A
condition regarding timely filing of final documents is
recommended.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT