HomeMy WebLinkAboutMOUNTAINRIDGE FARM PUD, FIRST FILING FINAL - 18 92C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4
MEETING DATE 6/26/95
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i
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Mountain Ridge Farm, First Filing, Final P.U.D.,
#18-92C
APPLICANT: Miramont Associates, Ltd.
c/0 Cityscape Urban Design
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNER: Mountain Ridge Farm, Inc.
3555 Stanford Road, Suite 100
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for 54 single family lots on
22.48 acres located on the west side of Shields Street and south of
Wabash Drive. The parcel is zoned R-L-P, Low Density Planned
Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The First Filing P.U.D. represents a portion of the Preliminary
P.U.D., approved in May of 1994. The Final P.U.D. conforms with
the Overall Development Plan and is in substantial compliance with
the Preliminary P.U.D. There are two regional stormwater detention
ponds that have been identified for acquisition by the City's
Stormwater Utility. The project is compatible with the surrounding
area.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Co1Bns, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
MOUNTAINRIDGE FARM, 1ST FILING
FINAL PUD
PROPERTY DESCRIPTION
JULY 18, 1994
That portion of the Southeast Quarter of the Northeast Quarter of Section 34, Township 7
North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, State of
Colorado being more particularly described as follows:
Considering the East line of said Northeast Quarter of said Section 34 as bearing North 000
01' 47" West and with all bearings contained herein relative thereto:
BEGINNING at the Southeast corner of said Northeast Quarter; thence along the East line of
said Northeast Quarter North 001 01' 47" West 1220.15 feet, more or less, to a point on the
Easterly prolongation of the Southerly Right of Way line of Wabash Street (according to the
final plat of the First Replat of Cobblestone Corners P.U.D., City of Fort Collins, Colorado);
thence along said Easterly prolongation and said Southerly Right of Way line the following four
(4) courses and distances: South 890 58' 13" West 89.04 feet to the beginning of a tangent
curve being concave to the Southeast having a central angle of 28 ° 12' 23" and a radius of
246.00 feet; thence Southwesterly along the arc of said curve 121.10 feet; thence tangent
from said curve South 61 ° 45' 50" West 410.95 feet to the beginning of a tangent curve
being concave to the Southeast having a central angle of 350 01' 53" and a radius of 246.00
feet; thence Southwesterly along the arc of said curve 150.41 feet; thence departing said
Southerly Right of Way line and along the Southwesterly line of said Final Plat of the First
Replat of Cobblestone Corners P.U.D. North 630 16' 03" West 54.00 feet to a point on a
curve being concave to the Southeast having a central angle of 11 ° 00' 50" and a radius of
300.00 feet; thence departing said Southwesterly line and along the arc of said curve 57.67
feet; thence tangent from said curve South 151 43' 07" West 19.48 feet to the beginning
of a tangent curve being concave to the Northwest having a central angle of 900 00' 00" and
a radius of 15.00 feet; thence Westerly along the arc of said curve 23.56 feet; thence non -
tangent from said curve South 151 43' 07" West 54.00 feet to the beginning of a non -
tangent curve being concave to the Southwest having a central angle of 901 00' 00" and a
radius of 15.00 feet; thence Southeasterly along the arc of said curve 23.56 feet; thence
tangent from said curve South 15 ° 43' 07" West 8.03 feet to the beginning of a tangent
curve being concave to the Northwest having a central angle of 100 48' 42" and a radius of
213.00 feet; thence Southwesterly along the arc of said curve 40.19 feet; thence tangent
from said curve South 260 31' 49" West 359.73 feet to the beginning of a tangent curve
being concave to the Southeast having a central angle of 071 15' 38" and a radius of 267.00
feet; thence Southerly along the arc of said curve 33.84 feet; thence non -tangent from said
curve North 740 17' 29" West 94.25 feet; thence South 600 42' 31 " West 22.63 feet;
thence South 150 42' 31" West 264.00 feet; thence South 740 17' 29" East 164.00 feet;
thence South 151 42' 31 " West 81.14 feet to a point on the South line of the Northeast
Quarter of said Section 34; thence along said South line South 891 56' 24" East 1005.18
feet to the Southeast corner of the Northeast Quarter of said Section 34 and the POINT OF
BEGINNING.
EXCEPTING therefrom the Easterly 50 feet of the above described parcel; said Easterly 50
feet being South Shields Street Right of Way (Reception No. 88027636, records of said
Larimer County).
Containing 21.11 (Net) Acres, more or less.
m itainridge Farm, t _ Filin,, Final PUD
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterion
be 3atisried7
.
If no, please explain .
r o
o
a �
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
I x
x
1.2 Comprehensive Plan
x
x
1.3. Wildlife Habitat
x
x
1.4 Mineral Deposit
x
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Agricultural Importance
1.7 Enercv Conservation
x
x
1.8 Air Quality
x
1.9 Water Qualitv
I x
x
1.10 Sewaae and Wastes
x
A 2: NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular. Pedestrian. Bike Transoortation
x
x
2.2 Buildino Placement and Orientation
x
x
2.3 Natural Features
x
x
2.4 Vehicular Circulation and Parking
x
x
2.5 Emergency Access
x
x
2.6 Pedestrian Circulation
x
x
2.7 Architecture
2.8 Building Height and Views
x
2.9 Shading
x
x
2.10 Solar Access
x
x
2.11 Historic Resources
2.12 Setbacks
x
x
2.13 Landscape.
x
x
2.14 Sicns
x
2.15 Site Lighting
x,
2.16 Noise and Vibration
x.
2.17 Glare or Heat
x
2.18 Hazardous Materials
x
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
x
x
3.2 Design Standards
x
x
3.3 Water Hazards
x
x
3.4 Geologic Hazards
x
54
Mountain Ridge Farm PUD, 1st Filing - Final, #18-92C
June 26, 1995 P & Z Meeting
Page 2
COMMENTS:
1. Background,•
The surrounding zoning and land uses are as follows:
N: R-L-P; Cobblestone Corners P.U.D.
S: R-L-P; Vacant (Pineview P.U.D.)
E: R-L-P; Vacant (Four Seasons future residential)
W: R-L-P; Vacant (Mountain Ridge Farm future development)
Mountain Ridge Farm was annexed into the City as part of the
Horsetooth - Harmony West Annexation in 1980 and is included in the
224 acre Arapahoe Farm - Mountain Ridge Farm O.D.P. approved in
1987. In 1991, the O.D.P. was amended to address changes in the
Arapahoe Farm portion only.
In 1992, Mountain Ridge Farm, Filing One, Preliminary P.U.D., was
approved. A previous applicant received preliminary approval for
41 single family lots on 11.11 acres on Parcel E along Shields
Street. The application for Final P.U.D. was withdrawn.
In 1993, Cobblestone Corners P.U.D., part of the original O.D.P.,
was approved for 34 units on 5.02 acres just south of Skyline
Acres. At 6.7 units per acre, this project consists of a mix of
duplexes and townhomes.
In May of 1994, Mountain Ridge Farm O.D.P. (66 acres) was amended.
The purpose of the amendment was to remove from development
approximately 12 acres needed by the City for two regional
stormwater detention ponds. In addition, the amended O.D.P.
indicated a slight re -alignment of the Pleasant Valley and Lake
Canal. Other changes included a reduction of overall density. The
O.D.P. continues to offer a mix of housing types with an overall
gross density of 3.5 dwelling units per acre.
Also in May of 1994, Mountain Ridge Farm First Filing Preliminary
P.U.D. was approved for 149 single family lots and 30
townhome/duplex units on 58.66 acres. The request for the First
Filing Final P.U.D. is a portion of this Preliminary.
2. Land Use:
The request for 54 single family lots on 22.48 acres is in
substantial compliance with the Preliminary P.U.D. approved in May
of 1994. As a reminder, the Preliminary P.U.D. was approved prior
to adoption of the Interim Phasing Criteria which requires that a
minimum score of 60 points be earned for a residential P.U.D.
Mountain Ridge Farm PUD, 1st Filing - Final, #18-92C
June 26, 1995 P & Z Meeting
Page 3
Reviewed under the old system, Mountain Ridge Farm Preliminary
P.U.D. earned a score of 76 points on the Residential Uses Point
Chart of the L.D.G.S.
Points were awarded for proximity to an approved neighborhood
shopping center (Pineview), an approved neighborhood park
(Westfield Park), a public school (Johnson Elementary), for
providing active open space area (Apache Forest), and for being
contiguous to existing urban development.
3. Regional Stormwater Detention:
Since 1992, the City's Stormwater Utility has identified two
regional Stormwater detention ponds within Mountain Ridge Farm.
The size, shape and location of these facilities has been
negotiated and designed to the point where the City is ready to
acquire the land. The First Filing P.U.D. identifies these ponds
and streets, blocks, and lots are laid out accordingly. Since the
City has not yet purchased these ponds, the land area is included
within the gross acreage of the P.U.D.
4. Neighborhood Compatibility:
Two neighborhood meetings were held in conjunction with the Amended
O.D.P. and Preliminary P.U.D. The primary issue was whether
Westfield Drive should extend as a local street connecting Imperial
Estates (County subdivision) to Seneca Street (collector). The
Planning and Zoning Board downgraded this connection to a
bicycle/pedestrian path. Other issues relating to density,
groundwater, school capacity, perimeter fencing, and open space
have been resolved. At the Preliminary P.U.D., the Planning and
Zoning Board found the project to be compatible with the
surrounding area.
S. Transportation:
Access to Shields Street is gained via Wabash Drive, a local
street. Wabash Drive will align with a future extension of the
existing Wabash Drive within Four Seasons P.U.D. east of Shields
Street. Wabash will ultimately intersect with the future extension
of Troutman Parkway.
6. Findings of Fact/Conclusion:
A. Mountain Ridge Farm, First Filing, Final P.U.D., is in
conformance with Mountain Ridge Farm Overall Development Plan.
Mountain Ridge Farm PUD, 1st Filing - Final, #18-92C
June 26, 1995 P & Z Meeting
Page 4
B. The Final P.U.D. is in substantial compliance with the
Preliminary P.U.D. approved in May of 1994.
C. The Final P.U.D. is compatible with the surrounding area.
D. The Final P.U.D. indicates two regional stormwater detention
ponds that will be purchased by the City's Stormwater Utility
for drainage purposes.
RECOMMENDATION:
Staff recommends approval of Mountain Ridge Farm, First Filing,
Final P.U.D., #18-92C, 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 (August 21, 1995) 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
Mountain Ridge Farm PUD, 1st Filing - Final, #18-92C
June 26, 1995 P & Z Meeting
Page 5
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 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 "final
decision" shall be counted from the date of the Board's
decision resolving such dispute.
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MOUNTAIN RIDGE FARM PUD
1ST FILING
LAND USE BREAKDOWN
JULY 18, 1994
Site Area Totals
Residential
619,254
sq.ft.
14.22
acres
Regional Detention
359,985
sq.ft.
8.26
acres
TOTAL AREA
979,239
sq.ft.
22.48
acres
Area
Gross Residential
619,254
sq.ft.
14.22
acres
Net Residential
473,391
sq.ft.
10.87
acres
Dwelling Units
Single Family
54
units
Patio Homes
0
units
Attached Homes
0
units
TOTAL UNITS
54
units
Solar Oriented Lots
41
units
75.93%
Density
Gross
3.80
du/ac
Net
4.97
du/ac
Coverage
Buildings
129,600
sq.ft.
20.93%
Street R.O.W.
145,863
sq.ft.
23.55%
Parking & Drives
27,000
sq.ft.
4.36%
Open Space:
Active
24,125
sq.ft.
3.90%
Other Common
25,105
sq.ft.
4.05%
Private
267,561
sq.ft.
43.21%
TOTAL OPEN SPACE
316,791
sq.ft.
51.16%
Floor Area
Residential
151,200
sq.ft.
Minimum Parking Provided
Garage/Carport
108
spaces
Other
0
spaces
TOTAL VEHICLES
108
spaces
2.00
spaces/unit
*note:
Garages and/or driveways will accommodate handicap,
motorcycle, and
bicycle parking
Maximum Building Height
36
ft.
Setbacks (unless otherwise noted)
Single Family
Front
20 ft.
Side
5 ft.
Corner Side
15 ft.
Rear
15 ft.