HomeMy WebLinkAboutSTETSON CREEK PUD, FIRST FILING - FINAL - 16-89F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 8
MEETING DATE 1-24-94
STAFF --Te-dLShenard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Stetson Creek, First Filing, Final P.U.D., #16-89F
(Formerly Brookside Village at Rock Creek P.U.D.)
APPLICANT: Geneva Homes, Inc.
c/o Cityscape Urban Design
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNER: Mr. T.J. Morroni et.al.
P.O. Box 16383
Denver, CO. 80216
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for 50 single family lots on
16.99 acres. The site is located east of Timberline Road
approximately one-half mile south of Harmony Road. The zoning is
R-L-P, Low Density Planned Residential.
EXECUTIVE SUMMARY:
Stetson Creek is the renamed Brookside Village at Rock Creek P.U.D.
The P.U.D. has satisfied the condition of approval that the
property be rezoned from T, Transition, to R-L-P, Low Density
Planned Residential. The request conforms to the Overall
Development Plan and is in substantial conformance with the
Preliminary P.U.D. The Final P.U.D. satisfies the All Development
Criteria of the L.D.G.S. The project is feasible from a traffic
engineering standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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Stetson Creek P.U.D., First Filing - Final, #16-89F
January 24, 1994 P & Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: E-P; Vacant (Hillside at Rock Creek Preliminary
P.U.D.)
S: R-L-P; Vacant (Brookside at Rock Creek Preliminary
P.U.D.)
E: FA-1 (County); Vacant
W: R-L-P; Vacant (Dusbabek Property)
Stetson Creek is the same project as Brookside Village at Rock
Creek P.U.D. The name was changed due to a potential copyright
infringement. Brookside Village at Rock Creek P.U.D. consisted of
93 single family lots 31 acres and was approved, with conditions,
on November 15, 1993.
It will be recalled that the McClelland -Mail Creek channel runs
west to east and divides the P.U.D. The present request, being the
first filing, represents the area north of the McClelland -Mail
Creek channel. The first filing does not border the existing rural
lots in the Schaller and Blehm County Subdivisions.
Stetson Creek P.U.D. is part of the 134 acre Rock Creek Overall
Development Plan, approved November 1, 1993. The northerly portion
of this O.D.P. was approved as Hillside at Rock Creek Preliminary
P.U.D., also approved on November 1, 1993.
2. Conditions of Approval:
At the Preliminary stage, the P & Z Board attached three conditions
to the approval of Brookside Village at Rock Creek P.U.D. Two of
these conditions pertained to the treatment of the fence along the
southerly property line and discharge of irrigation flows from the
Schaller and Blehm Subdivisions. Since Stetson Creek First Filing
does not include the southern area of the Preliminary P.U.D., these
two conditions will be addressed in a future filing. The remaining
condition reads as follows:
By the time of consideration of the Final P.U.D., the City
Council shall have passed, on second reading, the request to
rezone the property from T, Transition, to R-L-P, Low Density
Planned Residential.
The City Council passed, on second reading, the request to rezone
the property to R-L-P on October 19, 1993.
Stetson Creek P.U.D., First Filing - Final, #16-89F
January 24, 1994 P & Z Meeting
Page 3
3. Land Use:
The request for single family homes is in compliance with the
approved Rock Creek Overall Development Plan. The Preliminary
P.U.D. was evaluated by the Residential Uses Point Chart of the
L.D.G.S. The project scored 50% which allowed the overall density
of 3.02 dwelling units per acre.
Stetson Creek First Filing represents a
dwelling units per acre. The overall
represents a density of 3.02 dwelling unit
4. Design:
A. Streetscape Along Stetson Creek Drive
gross density of 2.94
Preliminary, however,
s per acre.
Stetson Creek Drive is designed so that there will be a detached
meandering sidewalk, parkway strip, and street trees. This is
considered a superior design than a standard attached walk with
rollover curb and gutter which does not allow a parkway strip for
trees. In addition, there will be two "front access drives" which
will act as private driveways for a cluster of homes. This allows
greater flexibility in both house and garage placement which de-
emphasizes the prominence of the garage as found in most modern
subdivisions.
B. Streetscape Along Timberline Road
There will be street trees planted in the parkway strip between the
sidewalk and curb along Timberline Road. Also, there will be
alternating clusters of evergreen trees and ornamental trees
between the sidewalk and the rear lot lines. Fencing along
Timberline Road will be six feet in height with a uniform design as
per the specifications noted on the landscape plan.
C. Solar orientation
The overall Preliminary P.U.D. was approved with 74.19% of the
total lots being in compliance with the Solar Orientation
Ordinance. This exceeds the required minimum of 65%. Although the
First Filing has a compliance rate of only 54%, it is part of the
overall approved Preliminary P.U.D., and, therefore, does not need
a variance from the Planning and Zoning Board.
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Stetson Creek P.U.D., First Filing - Final, #16-89F
January 24, 1994 P & Z Meeting
Page 4
5. Transportation:
Stetson Creek Drive will be constructed to the collector street
standard (50 feet of pavement) from the intersection with
Timberline Road to the intersection with Mountain Creek Circle.
From this point eastward, the street will be downsized to a local
(36 feet of pavement).
The access point on Timberline conforms with the planning for the
Dusbabek parcel across the street to the west. The future local
street extensions to the north conform to the Preliminary P.U.D.
for Hillside at Rock Creek. The proposed street network and
transportation impacts have been reviewed and are found acceptable
by the Transportation Department.
RECOMMENDATION:
In review of the request for Stetson Creek, First Filing, Final
P.U.D., Staff has made the following findings of fact:
A. The request satisfies the Preliminary condition of approval.
B. The Final P.U.D. is in substantial conformance with the
Preliminary P.U.D.
C. The request conforms to the Overall Development Plan.
D. The request satisfies the criteria of the L.D.G.S.
Staff, therefore, recommends approval of Stetson Creek, First
Filing, Final P.U.D., #16-89F with 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.O.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 (March 28, 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
Stetson Creek P.U.D., First Filing - Final, #16-89F
January 24, 1994 P & Z Meeting
Page 5
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).
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 II,
Division 3, of the City Code, the 11final 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 11final decisions, shall be counted from the
date of the Board's decision resolving such dispute.
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ITEM:
NUMBER:
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STETSON CREEK, 1ST FILING
PROPERTY DESCRIPTION
December 6, 1993
A tract of land located in the Southwest Quarter of Section 5, Township 6 North, Range 68
West of the 6th Principal Meridian, City of Fort Collins, County of Larimer, State of Colorado,
being more particularly described as follows:
Considering the West line of the Southwest Quarter of said Section 5 as bearing South
00008'46" East from a 1 1 /2" Steel Rod at the West Quarter corner of said Section 5 to a
No. 4 rebar with aluminum cap at the Southwest corner of said Section 5 and with all
bearings contained herein relative thereto:
Commencing at the West Quarter corner; thence along said West line, South 00 °08'46" East,
474.54 feet to the POINT OF BEGINNING; thence North 89051'14" East, 50.00 feet to a
point on a non -tangent curve concave to the Northeast having a central angle of 89059'52",
a radius of 15.00 feet and the chord of which bears South 45 °08'42" East, 21.21 feet;
thence along the arc of said curve 23.56 feet; thence, North 89151'22" East, 113.75 feet
to a point on a curve concave to the Northwest having a central angle of 90101'04", a radius
of 15.00 feet and the chord of which bears North 44050'50" East, 21.22 feet; thence along
the arc of said curve 23.57 feet; thence, South 89 ° 50'01 " East, 54.00 feet to a point on a
non -tangent curve concave to the Northeast having a central angle of 84010'21 ", a radius
of 15.00 feet and the chord of which bears South 42014'52" East, 20.11 feet; thence along
the arc of said curve 22.04 feet; thence, South 84120'03" East, 42.10 feet to a point on a
curve concave to the North having a central angle of 06041'46", a radius of 491 .00 feet and
the chord of which bears South 87040'56" East, 57.35 feet; thence along the arc of said
curve 57.38 feet to a point on a curve concave to the North having a central angle of
02023'13", a radius of 583.00 feet and the chord of which bears North 87046'35" East,
24.29 feet; thence along the arc of said curve 24.29 feet; thence, North 86034'58" East,
84.96 feet to a point on a curve concave to the Northwest having a central angle of
103 047'11 ", a radius of 15.00 feet and the chord of which bears North 34041'23" East,
23.61 feet; thence along the arc of said curve 27.17 feet; thence, North 86034'58" East,
56.36 feet to a point on a non -tangent curve concave to the Northeast having a central angle
of 103047" 1 ", a radius of 15.00 feet and the chord of which bears South 41 031'26" East,
23.61 feet; thence along the arc of said curve 27.17 feet; thence, North 86034'58" East,
81 .01 feet to a point on a curve concave to the South having a central angle of 1 1 026'36",
a radius of 637.00 feet and the chord of which bears South 87041'44" East, 127.01 feet;
thence along the arc of said curve 127.22 feet to a point on a curve concave to the
Northwest having a central angle of 82025'25", a radius of 15.00 feet and the chord of
which bears North 56048'51" East, 19.77 feet; thence along the arc of said curve 21.58
feet; thence, South 78 ° 25' 10" East, 54.18 feet to a point on a non -tangent curve concave
to the Northeast having a central angle of 83032'43", a radius of 15.00 feet and the chord
of which bears South 33044'06" East, 19.99 feet; thence along the arc of said curve 21.87
feet; thence, South 75030'27" East, 183.66 feet to a point on a curve concave to the
Northwest having a central angle of 90000'00", a radius of 15.00 feet and the chord of
which bears North 59 ° 29'33" East, 21.21 feet; thence along the arc of said curve 23.56
feet; thence, South 75030'27" East, 54.00 feet to a point on a non -tangent curve concave
to the Northeast having a central angle of 90000'00", a radius of 15.00 feet and the chord
of which bears South 30030'27"East, 21.21 feet; thence along the arc of said curve 23.56
feet; thence, South 75030'27" East, 177.84 feet to a point on a curve concave to the
Northwest having a central angle of 90000'00", a radius of 15.00 feet and the chord of
which bears North 59129'33" East, 21.21 feet; thence along the arc of said curve 23.56
feet; thence, South 75030'27" East, 54.00 feet to a point on a non -tangent curve concave
to the Northeast having a central angle of 90000'00", a radius of 15.00 feet and the chord
of which bears South 30030'27" East, 21.21 feet; thence along the arc of said curve 23.56
feet; thence, South 75030'27" East, 233.31 feet to a point on a curve concave to the
Northwest having a central angle of 90000'00", a radius of 15.00 feet and the chord of
which bears North 59029'33" East, 21.21 feet; thence along the arc of said curve 23.56
feet; thence, South 75030'27" East, 54.00 feet to a point on a non -tangent curve concave
to the Northeast having a central angle of 90000'00", a radius of 15.00 feet and the chord
of which bears North 30030'27" West, 21.21 feet; thence along the arc of said curve 23.56
feet; thence, South 75030'27" East, 52.67 feet to a point on a curve concave to the North
having a central angle of 05042" 2", a radius of 473.00 feet and the chord of which bears
North 78021'33" West, 47.06 feet; thence along the arc of said curve 47.08 feet; thence,
South 08047'21" West, 54.00 feet; thence, South 06033'45" East, 111.51 feet; thence,
South 21 040" 2" East, 65.85 feet; thence, South 30018'32" East, 81.62 feet; thence, South
42 °44' 17" East, 81.62 feet; thence, South 56 ° 17' 18" East, 81.46 feet; thence, South
17031'58" West, 20.00 feet; thence, North 72028'02" West, 683.52 feet; thence, South
86034'58" West, 1202.03 feet; thence, North 80032'27" West, 95.74 feet to a point on the
West line of said Southwest Quarter; thence along said West line, North 00008'46" West,
531.51 feet to the Point of Beginning.
The above described tract of land contains 18.292 acres and is subject to all easements and
rights -of -way now on record or existing.
so N
STETSON CREEK
FINAL PUD
LAND USE BREAKDOWN
DECEMBER 6,1993
Area
Gross
740,085
sq.ft.
16.99
acres
Net
576,820
sq.ft.
13.24
acres
Dwelling Units
Single Family
50
units
Other
0
units
TOTAL UNITS
50
units
Solar Oriented Lots
27
units
54.00%
Density
Gross
3.02
du/ac
Net
4.08
du/ac
Coverage
Buildings
115,000
sq.ft. 15.54%
Street R.O.W.
163,265
sq.ft. 22.06%
Parking & Drives
2,750
sq.ft. 0.37%
Open Space:
Common
139,314
sq.ft. 18.82%
Private
319,756
sq.ft. 43.21 %
TOTAL OPEN SPACE
459,070
sq.ft. 62.03%
Floor Area
Residential
130,000
sq.ft.
Minimum Parking Provided
Garage/Carport
100
spaces
Other
0
spaces
TOTAL VEHICLES
100
spaces 2 spaces/unit
*note:
Garages and/or driveways will accomodate handicap,
motorcycle, and bicycle parking
Maximum Building Height
36
ft.
Setbacks (unless otherwise noted)
Front*
20
ft.
Side
5
ft.
Corner Side
15
ft.
Rear
15
ft.
*note:
15' at Lots 44, 47, 48, and 50 n the 1st Filing;
Garage doors
to be 20' minimum from private drives
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SCHOOL PROJECTIONS
PROPOSAL: STETSON CREEK PUD - Final
DESCRIPTION: 50 single family units on 16.9 acres
DENSITY: 2.94 du/acre
General Population
50 (units) x 3.5 (persons/unit) = 175
School Age Population
Elementary - 50 (units) x .450 (pupils/unit) = 22.5
Junior High - 50 (units) x .210 (pupils/unit) = 10.5
Senior High - 50 (units) x .185 (pupils/unit) = 9.25
Design
Affected Schools Capaefty Enrollment
Timnath Elementary 546 537
Boltz Junior High 900 1015
Fort Collins Senior High 1300 1418
STETsed
Activity A:
ALL CRITERIA
CRITERION
ALL DEVELOPMENT CRITERIA
Al.
COMMUNITY -WIDE CRITERIA
1.1
Solar Orientation
1.2
Ccmprehensive Plan
1.3
Wildlife Habitat
1.4
Mineral Deposit
1.5
Ecologically Sensitive Areas
1.6
Lands of Agricultural Importance
1.7
Enercv Conservation
1.8
Air Quality
1.9
Water Qualitv
APPLICABLE CRITERIA ONLY
the erdenon Wiu the ad
appiicabie7 be satisfied?
A 2.
NEIGHBORHOOD COMPATIBILITY CRITER
2.1
Vehicular. Pedestrian, Bike Transoortation
2.2
Building Placement and Orientation
2.3
Natural Features
2.4
Vehicular Circulation and Parking
2.5
Emergency Access
2.6
Pedestrian Circulation I
I✓
2.7
Architecture
2.8
Building Height and Views
2.9
Shading
2.10
Solar Access
2.11
Historic Resources
2.12
Setbacks
2.13
Landscape
V/
2.14
Sians
2.15
Site Lighting
2.16
Noise and Vibration
2.17
Glare or Heat
2.18
Hazardous Materials
A 3.
ENGINEERING CRITERIA
If no, please explain
3.1 Utility Capacity
Iv/
3.2 Design Standards
3.3 Water Hazards
3.4 Geologic Hazards
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