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HomeMy WebLinkAboutTHE MEADOWS PUD - PRELIMINARY - 50-89A - - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT PROJECT: The Meadows PUD, Preliminary #50-89A APPLICANT: Russ Wells and Roger Northern c/o Stewart and Associates 214 N. Howes Street Fort Collins, CO 80524 OWNER: same PROJECT DESCRIPTION: This is a request for preliminary approval for 12 single family lots on 5.2 acres. The site is located on the east side of Seneca Street, 1 /8 mile south of Horsetooth Road. The site is zoned r-1-p, Low Density Planned Residential, with a PUD condition. RECOMMENDATION: Approval with conditions. EXECUTIVE SUMMARY: The applicants propose 12 single family lots on 5.2 acres. The project scores 30% on the Residential Density Chart. A minimum of 23% is required for the proposed density of 2.27 DU/acre. A variance to the minimum density of 3 DU/acre is being requested by the applicants. Conditions regard- ing development agreement commitments for streets and utility extensions and automatic fire extinguishing systems are being recommended. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT The Meadows PUD, Preliminary - #50-89A P & Z Meeting - January 22, 1990 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: r-p; vacant (proposed detention pond on Seneca Master Plan) S: r-1-p; undeveloped (Ara pahoe/Mountainridge Farm PUD Master Plan, proposed single family and patio homes) E: r-1-p; vacant, R-E; existing large -lot single family lots (Skyline Acres) W: r-1-p; vacant (proposed single family tract on Seneca Master Plan) This site is part of the Seneca PUD Master Plan and is designated for single family uses. 2. Land Use: The proposed land use consists of 12 single family lots. This use is in conformance with the Seneca PUD Master Plan. This project achieves 30% on the Residential Density Point Chart. Points were awarded for proximity to a neighborhood shopping center and neighbor- hood park. The density of this proposed development is 2.27 DU/acre, which does not meet the minimum required density of 3.0 DU/acre. The applicant has requested a variance from this requirement. The overall residential density of the Seneca Master Plan (of which this is a phase) is at 3.0 DU/acre. The configuration and size of this development has been defined by the existence of the Seneca Street right-of-way, as well as the size of the proposed regional detention pond. The area to the west and east of the site contains existing large -lot single family residential uses, established in unincorporated Larimer County. Staff considers the proposed development to be compatible with surrounding residential densities and since the proposed development is part of a larger master planned area that meets the required minimum density, is recommending approval of the requested variance. 3. Design: The proposed 12 lots are for single-family detached homes. The lots range in size from 10,350 square feet to 29,000 square feet. With the exception of lot 12, the lots will access from the internal subdivision street, Clear Meadow Court. Lot 12 will gain access from Seneca Street, a collector street; however, the lot's 123' frontage on Seneca will enable a circular drive to be utilized to avoid the necessity of cars backing out of the lot onto a collector street. A landscaping and fencing plan addressing the site's Seneca Street frontage has been submitted. The applicant will be providing street trees along this frontage, as well as a minimum of one street tree per lot. Fencing along Seneca will be permitted on Lots 1 and 11 and will be a 6' cedar fence. Street trees will visually break-up the fence line on these lots. The Meadows PUD, Preliminary - #50-89A P & Z Meeting - January 22, 1990 Page 3 The applicant has provided a 15' trail easement along the site's eastern -most edge. This pedestrian trail, along the Pleasant Valley and Lake Canal, would provide an important link in the City's planned trail system along this particular canal. An easement would also be provided when the proposed regional detention pond becomes City -owned property. The applicants intend to phase development of the site with final PUD plans. The first phase would consist of Lots 4 and 5, for the applicants' homes, as well as any necessary right-of-way and easement dedications. Although the Seneca Street right-of-way is dedicated, the construction of two single family homes does not warrant construction of the street. On an interim basis, a temporary access drive from Horsetooth Road to Lots 4 and 5 would provide adequate access. Since this drive is considered temporary, it cannot be constructed in the existing street right-of-way for Seneca. Development of any additional lots on the site would trigger the construction of the full improvements required for Seneca, including curb, gutter and sidewalk. Timing of the street construction of Seneca and Clear Meadow Court, as well as the necessary improvements would need to be detailed in the development agreement for the final PUD plan for phase one. Staff is recommending a condition that prior to final approval of phase plans, a development agreement specifying all conditions relating to the timing and construction of Seneca Street and Clear Meadow Court be signed by the applicants. 4. Neighborhood Compatibility: A neighborhood meeting was held on December 14, 1989 on this proposal, as well as the Seneca Master Plan. Questions raised related generally to storm drainage, improvements required of the developer and the creation of a large - lot development in an area originally intended for higher density. The proposed regional detention pond will handle storm drainage flows from the Imperial Estates Subdivision to the west, as well as from this site. Development of the pond would occur with development of larger areas of the site (ie. the church site or additional single family west of Seneca Street). The improvements required of the developer are being phased, since the initial development of the site will be limited to two single family homes. Require- ments specified in the development agreement with respect to street construc- tion and utility extension will assure that the site is ultimately developed with urban services. While the density of the first phase is lower than the required 3 DU/acre, the larger master plan area is expected to develop at a higher density, while still keeping lot sizes compatible with the existing large -lot single family uses in the immediate area. 5. Transportation: Access to the site will ultimately be from Seneca Street, which is not con- structed. The right-of-way for Seneca was dedicated with the previously - approved Stockbridge PUD. Off -site access easements for the temporary access drive will be required with the final PUD plans. Since this drive exceeds the 660' distance from a single point of access, the applicants are required to sprinkle the proposed homes. Staff is recommending a condition that automatic The Meadows PUD, Preliminary - #50-89A P & Z Meeting - January 22, 1990 Page 4 fire extinguishing systems be provided for homes that are located more than 660' from a single point of access. 6. Utilities: The nearest sewer line for providing service to this site is located in Shields Street, approximately half way between Horsetooth and Harmony Road. Exten- sion of this sewer main must occur through property that is located east of this site (which is part of the Arapahoe/Mountainridge Farm PUD Master Plan). The current property owner, GT Land, has no development plans for this property. The City's Water and Wastewater Department has approved the use of septic systems for the construction of homes on Lots 4 and 5 (see attached memo). Requirements for the use of septic systems in the Fort Collins/Larimer County area are regulated by the Larimer County Health Department. No additional building permits will be issued for further development of this site until the sewer line is extended to the site. Staff is recommending a condition that a maximum of two septic systems be allowed on the site and that prior to the construction of any additional dwelling units, public sewer be extended to serve all dwelling units on the site. RECOMMENDATION Staff finds that The Meadows PUD, Preliminary meets the criteria of the All Development Chart of the Land Development Guidance System and is in conformance with the Seneca PUD Master Plan. Therefore, staff recommends approval of The Meadows PUD, Preliminary, #50-89,A and the requested den- sity variance with the following conditions: 1. Prior to final approval of phase plans, a development agreement specifying all conditions relating to the timing and construction of Seneca Street and Clear Meadow Court be signed by the applicants. 2. Automatic fire extinguishing systems be provided for homes that are located more than 660' from a single point of access. 3. A maximum of two septic systems be allowed on the site and that prior to the construction of any additional dwelling units, public sewer be extended to serve all dwelling units on the site. DATE: TO: FROM: RE: U, W477 Services Water & Wastewater M E M O R A N D U M January 16, 1989 Sherry Albertson -Clark, Planner Mark Taylor, Civil Engineer II W� Septic systems for The Meadows PUD E As we have discussed, the Water Utilities Department will allow the developers of the above referenced PUD to serve the first two houses of the development with septic systems rather than connecting to the City's sanitary sewer system. We are allowing this exception because the nearest sewer main is approximately one half mile to the east. In order for the developers to extend the sewer main, they would need to obtain an easement across property belonging to someone else, and once installed the sanitary sewer main would establish the location of a future street. The owner of the property the sewer main would be crossing is not ready to determine street alignment at this time. There are two conditions concerning the installation of the septic systems. The first is that no more than two dwellings will be allowed. At such time that the developers wish to construct a third house, the sewer main must be extended to their property, and all houses must connect to the main and they must pay all applicable plant investment fees and other tap fees. Secondly, the developers must adhere to all requirements governing the installation and maintenance of septic systems as stipulated by the Larimer County Environmental Health Department. If you have any questions or concerns, please call me at extension 7408. P.O. 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PA PAC • /": /OD' APPROVED FOR CONSTRUCTION • • POPULATION PROJECTIONS PROPOSAL: THE MEADOWS at SENECA PUD DESCRIPTION:19 single family units on 6.87 acres DENSITY: 2.77 DU/acre General Population 19 (units) x 3.5 (persons/unit) = 66.5 School Age Population Elementary - 19 (units) x .450(pupi1s/units) = 8.55 Junior High - 19 (units) x .210(pupiIs/unit) = 3•99 Senior High - 19 (units) x .185(pupiIs/ unit) = 3.52 Affected Schools Design Enrollment Capacity Johnson Elementary 546 660 Blevins Junior High * 900 908 Rocky Mountain Senior High 1250 1150 * Students will attend Webber Junior High when it opens STEWART&ASSOCIATES Consulting Engineers and Surveyors October 31, 1989 Mrs. Sherry Albertson —Clark Senior Planner City of Fort Collins P 0 Box 580 Fort Collins, CO 80522 Dear Sherry: The following are the planning objectives for The Meadows P.U.D., which is East of Seneca Street and South of Horsetooth Road. It is a 6.87 acre tract owned by Mr. Russell Wells and Dr. Roger Northen and previously was platted as Stockbridge P.U.D. Mr. Wells and Dr. Northen would like to each build a single family residence on lots in the P.U.D. as Phase I. Sanitary sewer is not available at this time to serve the lots, therefore it is proposed to build temporary septic systems for their homes. The septic systems would be abandoned at the time the sanitary sewer is extended to Seneca Street. The Larimer County Health Department is responsible for septic system permits and will allow two permits in this area. Seneca Street has been dedicated and the domestic water line has been constructed but the street improvements and the sanitary sewer have not been constructed. It is proposed to have a temporary private driveway from Horsetooth Road to the two lots as their access. The private driveway is proposed in order to not have a temporary access on Seneca Street and thereby creating a precedent. It may be said that this proposal is premature, however Mr. Wells and Dr. Northen are only proposing homes for themselves at this time. They would only have a two lot final plat as Phase I. It is anticipated that other development will occur in the near future. Poudre R-1 School District has an existing elementary school and the soon to be opened jr. high school only a quarter mile South of this proposal. Most of the area that has not been developed has been master planned. The Meadows P.U.D. is located between Skyline Acres which is in the city and Imperial Estates which has not been annexed but both are fully developed. The owners will then develop the rest of the P.U.D. when the sanitary sewer is available. They will construct their portion of the Seneca Street improvements at that time also. The Meadowlark Church of Christ is purchasing the porperty West of Seneca Street. They are proposing to construct a church on the North eight acres of their property and developing the South twelve acres for single family residences. The City of Fort Collins is proposing to construct a regional storm water detention pond East of Seneca Steet and North of The Meadows P.U.D. James H. Stewart and Associates, Inc. 214 N. Howes Street P.O. Box 429 Ft. Collins, CO 80522 303/482-9331 Mrs. Sherry Albertson —Clark The Meadows P.U.D. Page 2 The Meadows P.U.D. has a gross density of 2.76 units per acre which is less than 3 units per acre which is required by the Land Development Guidance System. The Meadows P.U.D., however is a part of the Seneca Master Plan which has a density of 3.15 units per acre. The Meadows P.U.D. has urban size lots with the majority being approximately 10,000 square feet. Because of the odd shaped parcel caused by the Pleasant Valley and Lake Canal along the East property line, some of the lots are larger. The density is also lowered due to Seneca Street being a collector street and therefore not having lots front onto it. Once the planned unit development is entirely developed it will not be different than all other developments. The only part of the proposal that is different than normal is the two lots to be built on presently, by the owners. If you have any questions concerning this matter, please call. Sincerely, Q'�� 4,Q.&U�'L'L Richard A. Rutherford, P.E. & L.S. President lkk Ll ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability X 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity X. 7. Utility Capacity L 8. Design Standards �( 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18, Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality k v, 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations 24, Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization l 27. Site Organization 28. Natural Features 29. Energy Conservation 30. Shadows 31. Solar Access 32. Privac 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking ' 38. Active Recreational Areas Outdoor Arecs l 40. PeaeSTrlan Convenience 41. Pedestrian Conflicts 42. Landscaping/Open Areas I 43. Landscaping/Buildings 44. Landscaping/Screening A5 Pudic Access 46. Signs DEFINITION 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 Q portion of the site only)? 2. DOES THE PROJECT EARN THE MINIMU14 PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR D 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 - 4-5 DWELLING UNITS/ACRE; 50-60 PERCENTAGE POINTS - 5-6 DWELLING UNITS/ACRE; 60-70 PERCENTAGE POINTS s 6-7 DWELLING UNITS/ACRE; 70-80 PERCENTAGE POINTS a 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. • F1 Jn 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 an existing transit stop. C 10% 4000 feet of an existing or approved regional shopping center. V d 20% 3500 feet of an existing or reserved neighborhood park community park orcommunity focility. V We 10% 1000 feet of a school, meeting all the requirements of the compulsory education laws of the State of Colorado. D Qf 20% 3000 feet of a major employment center. W g 55% 1000 feet of a child care center. h 20% "North" Fort Collins. G 20% The Central Business District. O A project whose boundary is contiguous to existing urban development. Credit may be earned as follows: 0%—For projects whose property boundary has 0to10% contiguity; 30% 10 to 15%— For projects whose properly boundary has 10 to 20% contiguity _j 1 f 15to20%—Forprojectswhosepropertyboundaryhas20to30%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, O If it can be demonstrated that the project will reduce non-renewable energy useage either through the application of alternative energy k systems or through committed energy conservation measures beyond that normally required by City Code, a 5 % bonus may be earned for every 5 % reduction in energy use. Calculate a 1% 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 n ofthls 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 forevery$100 per dwelling unitinvested. If part of the total development budget is to be spent on neighborhood facilities and services which ore not otherwise required by City Code. P enter al%bonus for every$100 per dwelling unit invested. I If a commitment is being made to develop a specified percentage of the total number of dwelling unrts for low income families. enter that :. Q percentage as a bonus. up to a maximum of 30%. If a commitment is being made to develop a specified percrentage 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: Or Type -A-- Slimes Typ-Totalunits coType'B"-1.Otimes o Type'B"units Total units In no case shall the combined bonus be greater than 30%. If the site or adjacent property contains on historic building or place. a bonus may be earned for the following 3% — For preventing or mitigating outside influences (e.g. environmental. land use. aesthetic. economic and social factors)adverse to its 5 preservation; 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 that will lead to its continuance, preservation and improvement in an appropriate manner. If a portion or all of the required parking in the murrple family protect 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 91% — For providing 75% or more of the parking in a structure; 6% — For providing 50-74%ofWeparking inastructure; 3% — For providing 25-49%of the parking in a structure. u If a commitment is being made to provide approved outomatrc fire extinguishing systems for fine dwelling units. enter 000nus°110%. TOTAL a - 30- NEIGHBORHOOD MEETING SUMMARY On Thursday, December 14, 1989 at 7:00 P.M. in the Council Information Center of the New Municipal Building, an informational meeting was held on the proposed Seneca Master Plan and The Meadows PUD Preliminary plan. In attendance at this meeting was Russ Wells and Roger Northern, developers; Dick Rutherford, Stewart and Associates; and Sherry Albertson -Clark of the Planning Department. Five property owners attended the meeting. The meeting began with an introduction by Sherry Albertson -Clark to the purpose of the meeting. Dick Rutherford then provided an overview of the proposed project, after which, questions and comments were addressed. The following summarizes the questions asked and responses given by the developer's representative, as well as comments made by the property owners. uestion: Who is responsible for mosquito control in retention pond? Response: The pond is a detention pond and would release water at a historic rate. Standing water would not occur very often. Comment: Detention pond would be built by developers and taken over by City for maintenance. A trail easement would be provided through the pond area. uestion: Would the detention pond affect septic systems in Imperial Estates? Response: No. The detention pond would handle storm runoff from the Imperial Estates area. Question : Does Imperial Estates have much affect on storm drainage? Response: It is a normal drainage situation, with runoff from paved, developed areas on the site. uestion: What is the timetable for the detention to be built? Response: When the remainder of the master plan area is developed. uestion: Who owns the detention pond site now? Response: Area is under contract to the applicant. Question : Why doesn't City buy pond outright, before development? Response: Will do appraisal for site. Developer would front-end construction and City would then purchase site and reimburse improvements for pond. Comment: Concerned that this is creating rural lots in an area that will see much development, due to the location of the schools. Developer does not appear to be required to do what other developers are required. Question : Is there adequate fire access for these lots? Response: Developer must provide fire sprinkler systems for each home. Comment: Developer is putting money into this project, therefore doesn't believe that wouldn't finish project and intends to complete project. uestion: What size of homes would be built? Who is builder? Response: Would restrict with covenants, expect homes at about $120,000. Developer would not be the builder. uestion: Why isn't developer being required to build Seneca? Response: Not required with first two lots. Would be stipulated in development agreement with construction on future lots. Question : Can septics in Imperial Estates be continued to be used once this site is developed? Response: Yes, unless the septics fail or are within 200' of a public sewer line. uestion: Are there any water table problems because of the ditch? Response: No, site is uphill from the ditch. Sherry Albertson -Clark provided a summary of the next steps that may be taken to submit the proposed development and the meeting adjourned at 8:00 P.M. -2-