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HomeMy WebLinkAboutPARK SOUTH PUD, PARCEL A - PRELIMINARY - 46-88A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 13 PLANNING AND ZONING BOARD MEETING OF June 27, 19M STAFF REPORT PROJECT: Park South PUD, Preliminary - #46-88A APPLICANT: Marc Middel Vaught -Frye Architects 2900 S. College Fort Collins, CO 80525 OWNER: Marc Middel 1407 S. College Fort Collins, CO 80525 PROJECT PLANNER: Sherry Albertson -Clark PROJECT DESCRIPTION: This is a request for a preliminary PUD for 39 single family lots on 8.1 acres. The project is located approximately 1000 feet south of the intersection of Horsetooth and Manhattan Avenue. The property is zoned R-L-P, Low Density Planned Residential. RECOMMENDATION: Denial EXECUTIVE SUMMARY: The proposed density of 4.8 dwelling units per acre is supported on the Density Chart of the LDGS. Issues identified at the neigh- borhood meeting have been addressed. The single family lots are deemed com- patible with surrounding land uses and are in conformance with the Park South PUD Master Plan; however, staff is recommending denial of the proposed Master Plan and therefore, must also recommend denial of the phase plan, as well. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Park South PUD, P & Z Meeting - Page 2 COMMENTS 1. Background: Preliminary - #46-88A June 27, 1988 The surrounding zoning and land uses are as follows: N: R-L-P; Vacant (proposed Park South PUD Master Plan) S: R-L-P; existing residences (South Glen PUD) E: R-P; vacant W: R-L-P; existing residences, (Four Seasons PUD) This site was annexed and zoned in 1978. The Larimer County -approved Park South PUD (approved in 1978) consisted of 143 units on a 31-acre site, of which this is the southern portion. The original plan is still valid, based on city commitments made at the time of annexation and based on the develop- ment agreement. The applicant's submittal for this area as part of the Park South Master Plan consisted of 39 single family lots. The applicant subsequently decided to use a portion of the previously approved plan (which consists of 14 zero lot line units) and has deleted this area from the preliminary. 2. Land Use: Park South PUD Preliminary was evaluated under the Density Chart. The pro- ject achieves a score of 70%, which supports the proposed density of 4.8 dwel- ling units per acre. Points were awarded for proximity to an approved regional shopping center, neighborhood park, school and for contiguity to urban development. 3. Neighborhood Compatibility: A neighborhood meeting was held on May 4, 1988 to discuss the Park South Master Plan and Preliminary PUD (see attached). Issues that were identified at the neighborhood meeting relative to the preliminary plan were related to the design of Dennison Avenue and storm drainage. The proposed single family area would be served by a connection to Dennison Avenue, which has been designed to prevent a straight -through route between Four Seasons PUD and Manhattan Avenue. The street, as designed, would serve to discourage traffic from using Dennison as a through street, but it would provide residents of the Four Seasons area with access to Manhattan. Future access into the commercial/office area to the north may also be pro- vided from Dennison Avenue. A storm drainage easement is being platted along the southern edge of the property. This easement incorporates an underground pipe to carry runoff from the Four Seasons detention pond to Manhattan Avenue and south along Manhattan into a larger detention pond. Park South PUD, Preliminary - #46-88A P & Z Meeting - June 27, 1988 Page 3 4. Design: The lots are oriented around a connection with Dennison Street as it exists to the west of the site. Lot sizes range from 6,000 square feet to 10,900 square feet. The easternmost portion of Dennison Avenue has been constructed to the private driveway (Stream Court) that serves the 14 zero lot line units. This street and driveway was constructed under the county -approved plans and therefore, do not have curb, gutter and sidewalks. All newly constructed streets through the remainder of the preliminary plan area will be constructed with curb, gutter and sidewalks. RECOMMENDATION The proposed density is supported by the Density Chart of the LDGS. The pro- posed single family lots are deemed compatible with surrounding land uses and are in conformance with the Park South Master Plan. Staff recommends approval. However, based on staff's recommendation for denial on the Park South Master Plan, a denial recommendation must also be made on the Park South PUD Preliminary. NOTES VICINITY rp NB PLANNING OBJECTIVES RP LEGAL PARK SOUTH PARCEL A P U.Q PARK SOUTH MASTER PUN PRELIMINARY SITE PLAN ® . aTa ...vnucxr FRYE TH �•F• � aidieU 0 50 NOTES I ,n¢. c a t NNRE Oe.CF a i HB 17 RP as j 1 OENNISON AVENUE I� n I a gsowu,oa LAND USE RLP I RLP VICINITY PLANNING OBJECTIVES LEGAL PARK SOUTH PARCEL A PU.D PARK SOUTH MASTER PLAN PRELIMINARY SITE PLAN ALBION WAY w _ _ OP� o_VFMREI JP, m .. 'Il = ... — a c7 0 50 RLP RP 0 WARREN FARM P.U.D. O z, —THSW -k6r cF«xFca Ar�10— . sNc+E rAANr S ra.ci $ c[ o s RT RL OUT `, HORSETOOTH ROAD Ar w u O - COMMERCIAL/ P•m,.e —1-1 A<c[ssw.I— ` a -_ - OFFICE yy W 6E4¢FM • • • •, .. '�V�-•• p RETAIL „ouJsr ACPFS � Y mil ME LJ ,. �,,.. ..' •1 I L• •. .. �FOF,ra�.aFN�,J,A......rrv, C OFFCE �' • BCOMMERCIAL/OFFICEI „av rrvrx aArFrNcsN 9i I FAAns•urrEP A T WEMOPEaiFNE _-TT -Fe�MNG 6Ei rENLF HB �• RLP --� \gyp• �•• A SINGLE FAMILY I uE P F RP 1 DUPLEX I` HOUSING �`� ca[s iaois o I = _ F �F............ '+..� ASINGLE FAMILY HOUSING RLP AF.eoawAr g KEY DEVELOPMENT AREA L PRIMARY ROADWAY SECONDARY ACCESS LANDSCAPE BUFFER NOTES VICINITY MAP PLANNING OBJECTIVES PARK SOUTH P U. D OWNERS CERTIFICATION M A S T E R P L A N PLANNING AND ZONING\ BOARD APPROVAL t/,/vJ --� s-F}�� avca PROJECT NAME: PROJECT NUMBER: ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Will the c1'720n Is the Cliter ion applicable? be satlsbeal N G CRITERION Q,e&VYes No If no, please explain r NEIGHBORHOOD COMPATABILITY 1, Social Compatibility 2. Neighborhood Character 3. Lana Use Contlicts 4. Adverse Trattic Impact PLANS AND POLICIES 5. Comprehensive Plan I X PUBLIC FACILITIES & SAFETY 6, Street Capacity 7. Utility Capacity 8. Design Standaras 9, Emergency Access 10. Security Lighting 11. Water Hazards 12. Soils & Slope Hazard 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 18, Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality 1 22. Glare & Heat I I I X U, 24. Exterior Lighting 25. Sewage & Wastes SITE DESIGN 26, Ccmmunity Orgo 27. Site Organization 28. Natural Features 30. Privacy X 31. Open Space Arrangement 32. Building Height 33. Vehicular Movemen- 34. Vehicular Design 35. Parking 37. Private Outdoor Areas 38. Pedestrian Convenience,..,,,;.;.; 40, Landscaping; Open Areas 41. Landscaping/Buildings v 42. Landscaping/Screening I 43. Public Access -12- -PA-vY ':!f>mPnJ Pin PLW--.-- -A- DENSITY CHART Maximum Earned Criterion Credit If All Dwelling Units Are Within: Credit a 20% 2000 feet of an existing or approved neighborhood shopping center. b 10% 650 feet of on existing transit stop. C 10% 4000 feet at an existing or approved regional shopping center 11 d 20% 3500 feet of or existing or reserved neighborhood park community park or community facility, ASk c�Z) We 00 10% 1000 feet of a school. meeting all the requirements of the compulsory education laws of the State of Colorado. f 20% 3000feet ofamajor employment center . �- rJ%o W 9 1000 feet of a child care center ..- h 20% "North'Fort Collins. 20% The Central Business District. �- A project whose boundary is contiguous to existing urban development. Credit may be eamed as follows: 0%— For projects whose property boundary has 0 to 10% contiguity; 30% 10 to 15%— For projects whose property boundary has 10 to 20% contigurty; J 15 to 20%— For projects whose property boundary has 20 to 30%contiguity;- 20 to 25%— For projects whose property boundary has 30 to 40% contiguity; 25 to 30%— For projects whos property boundary has 40 to 50% contiguity, k If it can be demonstrated that the project will reduce non-renewable energy useage either through the application of attemaflve energy systems or through committed energy conservation measures beyond that normally required by City Code, a5% bonus may be earned for every 5% reduction in energy use. Calculate l% bonus for every 50 acres included in the project, m Calculate the percentage of the total acres in the project that are devoted to recreational use, enter 1/2 of that percentage as a bonus. If the applicant commits to preserving permanent offsite open space that meets the City's minimum requirements, calculate the percentage In of this open space acreage to the total development acreage, enter this percentage as a bonus. If part of the total development budget is to be spent on neighborhood public transit facilities which are not otherwise required by City Code. O enter 2%bonus for every$100 per dwelling unit invested. If part of the total development budget isto be spent on neighborhood facilities and services which are not otherwise required by City Code. P enter a 1% bonus for every $100 per dwelling unit invested. If a commitment is being made to develop a specified percentage of the total number of dwelling units for low income families, enter that CI percentage as a bonus, up to a maximum of 30%. If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type"A'and Type B'handicapped Z housing as defined by the City of Fort Collins, calculate the bonus as follows: O r Type"A'— .5fimes Type'A^nits Total _ coType"B'-1.0times o Type 'Tunits Total In no case shall the combined bonus be greaterthan 30%. If the site or adjacent property contains an historic building or place, a bonus may be earned for the following: 3% — For preventing or mrhgatlng outside influences (e.g, environmentoL land use, aesthetic, economic and social factors) adverse to its preservation; S 3% — For assuring that new structures will be in keeping with the character of the building or place, while avoiding total units 3% — For proposing adaptive use of the building or place thatwlll lead to its continuance, preservation and improvement In an appropriate manner. If a portion or all of the required parking in the multiple family project Is provided underground, within the building, or in an elevated parking structure as an accessory use to the primary structure, a bonus may be earned as follows: t 9% — For providing 75% or more at the parking in a structure; 6% — For providing 50.74%of the parking in a structure; 3% — For providing 25-49% of the parking in a structure. u If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10% TOTAL 170 - 30- JAL." Residential s DERNITICN All residential uses. Uses would include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings; group homes; boarding and rooming houses; fraternity and sorority houses; nursing homes; public and private schools; public and non-profit quasi -public recreational uses as a principal use; uses providing meeting places and places for public assembly with inciden- tal office space; and child-care centers. CRITERIA. Each of the following applicable criteria must be answered "yes" and implemented within the development plan. Yes No 1. On a gross acreage basis, is the average resi- dential density in the project at least three (3) dwelling units per acre (calculated for residential D portion of the site only)? 2. DOES THE PROJECT EARN THE MINIMUR PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR THE PROPOSED DENSITY OF THE RESIDENTIAL PROJECT? THE REQUIRED EARNED CREDIT FOR A RESIDENTIAL PROJECT SHALL BE BASED ON THE FOLLOWING: 30-40 PERCENTAGE POINTS - 3-4 DWELLING UNITS/ACRE; 40-50 PERCENTAGE POINTS s 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 s 7-8 DWELLING UNITS/ACRE; 80-90 PERCENTAGE POINTS s 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. MEMORANDUM DATE: June 21. 1988 TO: Sherry Albertson -Clark, Planner Jim Faulhaber, Development Review FROM: Susan Duba Hayes, Civil Engineer lI RE: Park South Tract A. Storm Drainage Comments on the Proposed Revisions. As a result of our meeting with Steve Rov (June 15, 1988), I want to pass on written comments about the proposed modification to Park South, Tract A. As I understand it, Marc Middel is proposing to use the approved Park South PUD plat to develop a portion of the Park South Tract A site. The remaining portion of Tract A will be replatted as single family lots. 1. For the area to be built under the original plat, drainage and utility easements must be dedicated. The reservation language on the original plat as been ruled insufficient as a dedication. 2 The practical aspects of drainage for the site must be ^ addressed. Since we now have agreed with Middel to build a storm sewer along the southernmost property line, the surface drainage scheme originally proposed for the area may not work. At Final Review a detailed Final Drainage Report must be submitted which covers not only the new single family lots, but also the area to be built under the original plat. 3 Other than the above concerns, the plan is acceptable at a Preliminary level. The final submittal must have more detail � d storm drainage improvements. regarding the propose s If you have any questions regarding my comments, or need more information prior to the P&Z Board meeting, please let me know as soon as possible.