HomeMy WebLinkAboutGREYROCK COMMONS PUD & REZONING - LARIMER COUNTY WAIVER REQUEST - 38-94 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVENolan J. Doesken and
M. Katherine Corwin
2542 Myrtle Court
Fort Collins, CO 80521
May 15, 1994
To Whom It May Concern:
We purchased Lot 3 of Briarwood MRD in northwest Fort Collins
in the fall of 1993. This lot, as developed and approved, had
access from the cul de sac on Briarwood just north of Liberty St.
As we proceed with a boundary change between Lot 2 and Lot 3, it is
our intention to continue to access Lot 3 from this same point.
This should not impose any difficulties for the owner of Lot 2
since the access roads that will be built as a part of the Greyrock
Commons development will make access to Lot 3 direct, convenient,
and efficient minimizing requirements for driveways and easements.
There are no other comparable options available to us. It is our
understanding that in the eventuality that Lot 3 may someday be
subdivided, that subdivision may not be permitted without the
option of some other acces from a public road.
Sincerely,
Nolan J. Doesken an
M. Katherine Corwin
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Names and addresses of mineral rights owners or leasees of the property: The AssessoPs
Office has no evidence that mineral rights have been severed from this property. The title
company found no evidence of a mineral patent on this property.
Development Schedule: The table below summarizes the proposed schedule for development.
The project will be developed in one phase, with site development work beginning upon
receiving final approvals in late 1994. The construction of the buildings would begin in early
1995, with anticipated completion of the project in early to mid-1996.
Phase
Approx
Start
Approx
Finish
Preliminary lat
5/17/94
9/6/94
Final plat
10/94
11 /94
Form Homeowners Association and develop CC&Rs
6/94
Design
2/94
Financing5/94
Marketing6/94
*6/96
Site development
12/94
Construction
3/95
Landscape
9/95 1
6/96
Pets and Livestock: Greyrock Commons Homeowners Association covenants are anticipated
to include guidelines similar to those outlined below:
• Residents may maintain only small livestock (poultry or goats-- no pigs, horses, or other
large animals) in small numbers for non-commercial purposes within the northern portion
of Greyrock Commons property, in appropriate livestock facilities, when granted
permission to do so by the Greyrock Commons Homeowners Association.
• Residents may maintain well-behaved and controlled pets on their private property.
Such pets must be able to comfortably reside completely within the boundaries of their
owners property.
• All pets and livestock must be controlled by their owner to minimize interaction with any
wildlife attracted to the site.
05/16/94
8
All common landscape areas, including the common garden and the northem open space, will be
maintained in conformance to county and city regulations under the direction of the Greyrock
Commons Homeowners Association.
Street Lighting: Adequate street lighting will be provided for traffic safety and resident security.
Streetlighting will be handled either by the HOA or by Public Service Company (who will design,
maintain and bill). Details will be finalized prior to final plat submittal.
Proposed Variances
The following variances are requested as part of the Greyrock Commons P.U.D. proposal:
100' Setback: The Larimer County Planned Unit Development Resolution states: "Where a
Planned Unit Development abuts an existing single-family zone, development, or recorded
residential subdivision, the units, structures, or accessory uses within 100 feet thereof shall be
single-family detached." A few garages and portions of one or two single-family attached homes
in the proposed development may be somewhat closer than 100 feet to the existing Liberty
Meadows subdivision. The 100-foot consideration in the Larimer County P.U.D. Resolution is
intended to prevent an extreme change between types of development without an appropriate
buffer. The proposed Greyrock Commons development will be similar in density and use to the
existing Liberty Meadows development, so should not result in a noticeable divergence. Site
constraints, and the desire for efficient, cost-effective and varied land use, dictate a creative
development approach that will provide an 100-foot buffer wherever possible, but will probably
require some flexibility on this constraint. Note that landscaping will also be used to provide an
attractive transition between the existing development and the proposed new development.
Lot Size: The Larimer County P.U.D. Resolution specifies a minimum lot size of 4000 square
feet. Proposed lot sizes range from about 1660 to 4400 square feet with an average of
approximately 3000 square feet. These lot sizes are appropriate given the overall design of the
project, the desire to provide a range of housing sizes and prices, the extensive commonly -
owned areas available to all residents, and the site constraints.
Road design: The Fort Collins Urban Growth Area agreement specifies that streets shall be
constructed to urban standards. This would require 28' or 36' flowline width with on -street
parking, curb, gutter and sidewalk. A 24' width street is planned for this development, with no
curb, gutter nor sidewalk, and no on -street parking will be allowed. Supporting considerations for
this variance include:
A narrower street width is acceptable when adequate off-street parking is provided.
Lack of sidewalks adjacent to streets is acceptable because an effective internal
sidewalk system is provided (which intersects periodically with the street system for easy
access from parking to the central areas), and because homes are oriented toward the
intemal sidewalk system, not the road.
No curb or gutter is required because appropriate street drainage is provided using other
approaches. (See the storm drainage report for details.)
As mentioned previously, road design issues have been discussed with the Larimer County
Department of Public Works and with the Poudre Fire Authority.
Supporting Information
05/16/94 7
privacy to the adjacent neighbors. The informal screen will consist of a mix of deciduous and
evergreen trees as well as a variety of shrubs of differing heights. The northern portion of the
buffer will be planted when development occurs the north of the Greyrock Commons site.
Commonly -owned turf areas will be planted with low-water grasses. Fescue will be used in the
central green areas. Buffalograss will be used in the regions immediately surrounding the
individually -owned plots, and requires much less water and maintenance. Grasses planted north
of the irrigation canal will be short native meadow grasses. In line with the goals for this
development, this northern area will provide an improved wildlife habitat for birds as well as the
deer that pass through this area.
The final landscaping plan submitted with the final plat will meet or exceed Larimer County
Landscape Guidelines. Details will be included with the final plat.
Landscape Features: There will be an entry feature of large boulders and ornamental trees
leading to the central green. This area will be the most manicured of all the landscape on the
property, yet it will be designed to minimize maintenance requirements.
The large open central green will be shaped by a curvilinear concrete walk and adjacent berms
providing windbreaks and adding variety to an otherwise flat parcel. Several seating areas are
provided along the walk for community use.
Approximately one acre of community gardens are planned just north of the built portion of the
site. The stormwater detention area and playfield adjacent to the gardens will provide space for
community recreation.
Three additional landscape features are planned for the future. A small playground will be
constructed within the central green, and a perimeter soft surface walk is proposed to surround
the entire property, providing about 1/2 mile for a walking and jogging trail. This trail will wander
throughout the perimeter screen and will provide opportunities to the community to view a variety
of vegetation and wildlife found on the property. A small water feature may be installed south of
the club house several years from now.
Irrigation and Maintenance: The applicant will own a 6/40 share of the Pleasant Valley Lake
and Canal Company irrigation water. This represents approximately 6 acre feet of water
delivered to the site via the Elliot Irrigation Lateral across the north portion of the site. Water will
gravity feed the community garden area and much of the perimeter screen to the south.
Pumped systems, using temporary storage, will be used to meet other irrigation needs. Portions
of the built area will be irrigated with city water.
The water quantity owned by the applicant will be supplemented by leased water in the first
several years as landscaping is established. Careful choice of plant species and attention to
landscape design will dramatically reduce long-term needs as compared with conventional
landscaping.
Individual homeowners will be responsible for landscape maintenance on their lots, in
conformance with Homeowners Association covenants.
Maintenance will be conducted on the central common areas regularly during the spring and
summer, managed by the HOA. This maintenance region consists of all areas in front of the
private lots and the club house. The grasses in this area will require mowing during the summer.
This region will be all be irrigated by one central system.
The area outside of the central green will be planted with more native trees, shrubs and grasses.
Much of this area will require little to no weekly maintenance.
05/16/94
6
the current unpleasant situation for Liberty Meadows residents whose backyards adjoin the
present dirt access.
In discussions with the Larimer County Department of Public Works and the City of Fort Collins
Transportation Division, it was agreed that there is no need for Greyrock Commons to provide
public access for future development on adjoining properties. Liberty Drive provides adequate
access to future western development, and the Solar Ridge subdivision provides adequate
access for future northern development.
The New Mercer Ditch Company requires access to maintain the ditch on the eastern side of the
property. Current access is via the access easement adjoining the south boundary of the
property, running east from the North Briarwood Drive cul-de-sac. As discussed with the ditch
company, an alternative access easement will be granted on the Greyrock Commons road
system to tie into existing easements near the ditch.
Offsite Traffic: As the traffic impact analysis shows, the effect of Greyrock Commons traffic on
offsite streets will be minimal. The applicant is aware of concerns expressed by Liberty
Meadows residents about traffic impacts on Liberty Drive. There will be additional traffic, but as
the traffic analysis indicates, the volume will be well within typically acceptable residential levels.
Landscaping
Significant portions of the site will be commonly held, much in the form of open space. The
northern open portion of the site and the common green areas in the southern built region will
provide areas for recreation and relaxation, community gardening, and wildlife habitat. In
general, the common areas will transition in nature from relatively formal in the southern built
portion, to informal in the garden and stormwater detention space, then finally to more d and
natural area in the northernmost regions.
Objectives: The landscaping has been designed to accomplish several purposes:
• buffering and screening: to provide an attractive transition from adjoining properties and
to screen unsightly areas
• aesthetics: to enhance the community's appearance and livability
• wind protection: from prevailing north and west winds
• diversity: to define a variety of outdoor spaces and microclimates
• wildlife habitat: to provide wildlife cover and food sources
• environmental sensitivity: to minimize environmental impact through the use of native or
adapted species with low-water requirements
• to provide fresh fruit
• to meet recreational needs
Trees, Shrubs and Grasses: Until recently, the site has been a cornfield, with very little other
vegetation. The Master Plan shows the general locations of planned trees. Several shade tree
varieties will be used within the central green to create plant diversity and interest. The species
chosen will be tolerant of the semi -arid conditions found here in eastern Colorado, with low water
requirements.
Shrub beds will make maximum use of adapted and native ornamental species and will function
primarily as foundation planting or accents. Shrub beds in the more formal southern portion of
the site will be a mix of evergreen and deciduous shrubs.
The basic requirements of one tree per dwelling unit will be far exceeded. The screen on the
north, south and east edges of the property will help screen roads and parking and will give
05/16/94 5
the position shown on the preliminary plat, increasing the area for development. The applicant
has a contract with the Lot 3 owners and the owner of Tract "A" of Liberty Meadows subdivision
to purchase the Lot 3 portion affected by the boundary change and to grant various easements.
In order for Lot 3 to remain a legal, buildable lot, transportation and utility access must be
provided to the amended Lot 3. Access to the amended Lot 3 will be provided by a driveway
from the Greyrock Commons road system, as shown on the preliminary plat. The applicant will
grant the Lot 3 owners an access easement on the Greyrock Commons road system, restricted
for access to one home. The easement will be recorded at the time the Amended Exemption
Plat is recorded. The Lot 3 owners understand that if they wish to subdivide Lot 3 in the future,
alternative access from a public street must be provided (see attached letter from the Lot 3
owners). Utilities are readily available to Lot 3 either from Liberty Drive or from Greyrock
Commons.
Zoning: Briarwood M.R.D. is currently zoned "F.A.". The applicant proposes rezoning the area
encompassed by the Greyrock Commons P.U.D. to "R", consistent with the density of the
housing proposal. The legal description of the requested parcel would become:
A tract of land situate in the Southeast a of Section 4, Township 7 North,
Range 69 West of the 6th P.M., Larimer County, Colorado, which considering
the East line of the said Southeast '-, as bearing N 00' 00' 00" E and with all
bearings contained herein relative thereto is contained within the boundary
lines which begin at a point on the North line of Liberty Meadows Subdivision
which bears S 00' 00' 00" W 1678.40 feet and again N 89' 54' 45" W 534.92 feet
from the East ,- corner of said Section 4 and run thence N 89' 54' 45" W 765.00
feet; thence N 00' 10' 06" W 358.98 feet to a point on the South line of the
North z of the said Southeast ',; thence along said South line, N 89' 56'
56" W 14.21 feet; thence N 00' 05' 46" W 657.90 feet to a point on the North
line of the South z of the Northwest a of the said Southeast '-,; thence N 89'
59' 25" E 3.71 feet to the Center -North Southeast 1/64 corner of said Section
4; thence along the West line of the East 2 of the said Southeast , N 00'
1131" W 0.92 feet; thence N 900 00' 00" E 652.58 feet; thence S 00' 00'
00" E 660.00 feet; thence N 90' 00' 00" E 125.63 feet; thence S 000 05'
15" W 358.98 feet to the point of beginning, containing 16.2357 acres more
or less and being subject to all easements and rights -of -way now of record.
Lot 3 will retain its "F.A." zoning. This permits Lot 3 to be reduced to 0.5 acres provided it is
served by public sewer. With the proposed boundary change, the amended Lot 3 will be 2.6
acres. Since it will be served by City of Fort Collins sewer service, no zoning change will be
required for Lot 3.
Easements and access to adjacent properties: There are numerous access easements on
this property. The applicant has discussed access alternatives utilizing tre Greyrock Commons
road system with users of these easements. The applicant believes these alternatives,
described below, will lead to an improved access situation.
In addition to Briarwood M.R.D. Lot 3 access discussed above, the Greyrock Commons road
system will also potentially provide access to two other adjacent properties: that of Russell and
Martha Wells to the northwest and that of John and Sylvia Hartman to the west. The latter two
properties are reached from North Briarwood Drive via easements, dated 1912, along the south
and west boundaries of the proposed Greyrock Commons P.U.D. In the case of the Wells
property, this is currently the only access to a newly -constructed home. These property owners
are interested in new access easements on the Greyrock Commons road system. These will be
granted in return for vacating the current easements, to improve their access and to eliminate
05/16/94
4
clubhouse will be designed and constructed to be energy -efficient and durable. Quality
construction practices and materials will be utilized in order to minimize long-term maintenance
costs. Handicapped access will also be a design consideration, in line with the development goal
to accommodate a diversity of residents.
Outbuildings for equipment storage and garden -related activities are located north of the site's
built portion.
Utilities and Other Services: Utilities (including water, sewer, electric, gas, phone and cable
TV) are present adjacent to the south boundary of the site. Preliminary utility plans have been
discussed with City of Fort Collins Water and Wastewater Utility representatives (water and
sewer) and with Public Service Company of Colorado representatives (gas and electric), and no
obstacles are foreseen.
Greyrock Commons will have centralized recycling and garbage services, with one pickupserving
the entire community. This will reduce the traffic impacts on and off site.
Pedestrian Circulation, Streets and Parking: The Greyrock Commons development has a
strong pedestrian orientation, with automobile access on the perimeter of the neighborhood. For
the most part, homes will face green areas and pedestrian path ways, encouraging pedestrian
traffic and providing safe areas for children to play and for residents to informally gather. A
internal sidewalk system has been carefully planned to serve residents' needs, so that circulation
within the neighborhood will be primarily on foot, bicycle or wheelchair.
The entrance to the community is via North Briarwood Drive, the end of the public street system.
The North Briarwood Drive cul-de-sac and the extension of the North Briarwood right-of-way will
be vacated as part of this redevelopment of the Briarwood M.R.D. (A copy of the Briarwood
M.R.D. plat is attached for general reference.)
The development's private road system will consist of 24-feet wide privately -owned and
maintained streets, with no curb, gutter or sidewalk. This variance from Larimer County Urban
Growth Area standards has been discussed with the Larimer County Department of Public Works
and the Poudre Fire Authority during and after the Concept Technical Review of this
development proposal.
The fire lane connection at the north side of the clubhouse is not intended for routine traffic. In
order to maintain a strong and safe connection between the northern open space and the
clubhouse, this segment will be as unobtrusive as possible. As such, it will be primarily a
pedestrian way. However, it will be designed to handle emergency access as well. In order to
do so, it will be designed as a central sidewalk with wide shoulders that can support the weight of
emergency vehicles. This design approach has been reviewed and accepted by the Poudre Fire
Authority.
Additionally, in order to ensure adequate emergency access, no on -street parking will be allowed.
Two off-street parking spaces will be provided per household-- generally, one parking space on
each lot and a second space in a nearby parking cluster (usually across the road from the lot) --
plus 16 extra spaces for guest and overflow parking. Parking accommodations will be comprised
of a mixture of garages, carports and surface parking, as determined by each lot owner. Visitor
parking will be clustered near the site entrance, with pedestrian access clearly leading to the
clubhouse for any clubhouse activities. At least one handicapped parking space will be placed
near the clubhouse for wheelchair access.
Briarwood M.R.D. Lot 2 and Lot 3 Boundary Change: The applicant currently owns Lots 1
and 2 of Briarwood M.R.D. and has an option to purchase Tract "A" of Briarwood M.R.D.. At the
time of the Greyrock Commons P.U.D. final plat submittal, an Amended Exemption Plat
application will be filed, to shift the boundary line between Lots 2 and 3 of Briarwood M.R.D. to
05/16/94 3
Review Considerations
Demonstrated Demand: Two similar Colorado developments, Nyland Community in Lafayette
and Highline Crossing in Littleton, as well as Greyrock Commons itself, have demonstrated the
demand for this type of planned development (often called "cohousing"). Nyland, a 42-unit
development completed in 1993, was completely presold prior to completion (with a waiting list),
while Highline Crossing, expected to begin construction this month, is 60% presold. Finally,
more than 30% of Greyrock Commons' units already have buyers who have put down holding
deposits, even at this early stage of the project.
Nature of the Development: Greyrock Commons is an attached single-family housing
development. As such, each of the 30 living units will be built on its own platted lot, and units
will be attached in groups of two to four. Lot widths vary from 20 to 50 feet, with the smaller 20-
foot lots being reserved for units that are attached on both sides in a townhouse configuration.
Although these lots are smaller than the County guidelines of 4000 square feet minimum for a
single family site, they are more generous than typically found in a townhouse community. In
addition, all of the units share a large amount of open space that is held in common. Attaching
the units in this configuration enables Greyrock Commons to make efficient use of land, while
offering a diverse mix of housing types and price ranges. The attached units will also be more
energy -efficient, with reduced construction cost.
Greyrock Commons will have extensive commonly -owned open space and landscaped areas, as
well as common buildings including the clubhouse. All of these facilities will be owned and
maintained by a Homeowners Association (HOA), which will be established prior to the deeding
of any of the housing units from the developer to the owners. The HOA documents will meet all
government and financing requirements. Each lot owner in Greyrock Commons will have a
share in the HOA, which will be a non-profit corporation. Monthly HOA dues will be collected
from each lot owner, and these funds will be used to maintain the commonly -owned properties,
including landscaping, common buildings and roads. The HOA dues will be a lien against the
lots in the property. The HOA will be managed by a board of directors elected by the owners of
the property.
Density: Greyrock Commons is very close to the density goal for the Fort Collins Urban Growth
Area. It is slightly less dense than recommended, largely due to certain site constraints.
This property has a major constraint that significantly impacts the development's design. There
are two very large east -west water lines at the northern limit of the built area. The depth of these
lines makes sewer service to areas north of the water lines impossible at this time (the only
current sewer access to the property is from the south), restricting residential building to the
south portion of the property. The easements associated with these water lines pose major
restrictions on what can be done in their vicinity.
Creative solutions were required to accomplish the intent of the development within these
constraints. The designers used the constraints as an opportunity for efficient and varied land
use: tightly -clustered homes on a small portion of the property while preserving significant open
space within and outside the built area.
In response to comments received at Concept Technical Review, density was increased from 1.5
units per acre to 1.85 units per acre, closer to the Fort Collins U.G.A. target of 2 units per acre.
Given site constraints, there is no reasonable way to accomplish the intent of the site design
while adding units to reach the U.G.A. target. Additionally, more units would impact the
development's ability to maintain an appropriate transition in density from the Liberty Meadows
subdivision.
Buildings: Homes will range in size from about 800 to 2500 square feet and will not exceed 2
stories. See the possible unit configurations indicated on the Master Plan. The homes and the
05/16/94
2
GREYROCK COMMONS P. U. D.
Planning Objectives / Project Narrative
May 17, 1994
Greyrock Commons Planned Unit Development is an innovative 30-unit residential development
proposed in northwest Fort Collins within the Fort Collins Urban Growth Area. Liberty Meadows
adjoins the site on the south. Saddleback and Solar Ridge subdivisions are separated from
Greyrock Commons by a small parcel on the north. To the east and west are residential acreage
and agricultural land. The proposed plan meshes well with the mixed land uses characteristic of
this part of the Urban Growth Area and with 'The General Objectives and Purposes of Planned
Unit Developments" as stated in the "Planned Unit Development Resolution" of Larimer County,
Colorado.
The Greyrock Commons proposal represents redevelopment of most of Briarwood M.R.D. A
boundary change between two Briarwood M.R.D. lots will be required as part of the plan. Details
are provided below.
Planning Approach
Greyrock Commons combines the expertise of a seasoned developer (Wonderland Hill
Development Company), with an innovative planning approach directed by its future residents,
to create a unique development that promotes a strong sense of community. Future residents of
Greyrock Commons worked closely with the site architects (Dominique Gettliffe and David
Barrett of David Barrett & Associates), to establish the criteria for the site plan and to refine the
site design as specified in the accompanying master plan and preliminary plat. This progressive
planning approach, along with the goals of the resident group, fosters community pride and
involvement and will result in the development of a cohesive and welcoming neighborhood.
Some Greyrock Commons goals, as developed by its future residents, are especially relevant to
cohesive neighborhood development. These include:
• Accommodating a diversity of people (including those with disabilities or mobility
limitations), households and activities.
• Maximizing opportunities for planned and spontaneous positive interaction among
community members, while protecting resident privacy.
• Creating a neighborhood that is safe for children, as well as safe and secure for all
residents.
These three goals led to some unique aspects of the site plan, described in more detail later in
this narrative. In brief, these are:
A diversity of home sizes, to accommodate differing income levels and household sizes
A pedestrian orientation that both promotes community member interchange and
minimizes the interaction of automobiles with children
A significant amount of common spaces and facilities (such as a shared multi -use open
space to the north, common green areas between clusters of homes, and a sizable club-
house), to encourage community activities and interaction
Other important goals for the site demonstrate the benefits of involving future residents, with
their long-term interest in the community. These goals include environmental sensitivity
(preserving open space by clustering homes on a small portion of the site, using xeriscape
landscaping and enhancing wildlife habitat, and emphasizing energy -efficient housing) and
quality design and construction (to minimize future maintenance problems and costs).
05/16/94
Greyrock Commons P. U. D.
Project Narrative Table of Contents
Introduction.................................................................................................................................1
PlanningApproach......................................................................................................................1
ReviewConsiderations................................................................................................................2
DemonstratedDemand.........................................................................................................2
Nature of the Development...................................................................................................2
Density.................................................................................................................................2
Buildings...............................................................................................................................
2
Utilities and Other Services...................................................................................................3
Pedestrian Circulation, Streets and Parking..........................................................................3
Briarwood M. R. D. Lot 2 and Lot 3 Boundary Change..........................................................
3
Zoning..................................................................................................................................4
Easements and access to adjacent properties.......................................................................4
OffsiteTraffic........................................................................................................................5
Landscaping................................................................................................................................
5
Objectives............................................................................................................................5
Trees, Shrubs and Grasses...................................................................................................5
LandscapeFeatures.............................................................................................................6
Irrigation and Maintenance....................................................................................................6
StreetLighting......................................................................................................................7
Proposed Variances....................................................................................................................7
100' Setback.........................................................................................................................7
LotSize................................................................................................................................7
RoadDesign.........................................................................................................................7
SupportingInformation................................................................................................................7
Names and addresses of mineral rights owners or leasees of
the property ............................8
DevelopmentSchedule.........................................................................................................8
Petsand Livestock................................................................................................................
a
Attachments
Briarwood M. R. D. Plat
Lot 3 Letter from Nolan J. Doesken and M. Katherine Corwin
Greyrock Commons
P. U. D.
Project Narrative
May 17, 1994