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Home My WebLink AboutSTETSON CREEK PUD, SECOND FILING - FINAL - 16-89H - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5 MEETING DATE 3/ 2 5/ 9 6 STAFF led Shepard PROJECT: Stetson Creek Second Filing, Final P.U.D., #16-89H APPLICANT: Geneva Homes, Inc. c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Geneva Homes, Inc. 344 E. Foothills Parkway, Suite 12 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Final P.U.D. for 43 single family lots on 10.68 acres. The project is located on the east side of Timberline Road, about .75 mile south of Harmony Road, approximately 1,500 north of County Road #36. The property is zoned R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval with Condition EXECUTIVE SUMMARY: The Final P.U.D. is in substantial compliance with the Preliminary P.U.D. and Overall Development Plan. The Final P.U.D. satisfies the All Development Criteria of the L.D.G.S. The Preliminary P.U.D. was approved in November of 1993, prior to the adoption of the Interim Phasing Criteria (July of 1994, December of 1995, January of 1996). The Final P.U.D. satisfies the Residential Uses Point Chart of the L.D.G.S. that was in effect at the time of Preliminary approval. The project is feasible from a traffic engineering standpoint. A condition of approval is recommended regarding the timely filing of the Development Agreement and Final Utility Plans. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Stetson Creek Second Filing, Final P.U.D., #16-89H March 25, 1996 Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows N: R-L-P; Under construction single family (Stetson Creek 1st Filing). S. FA-1; County, Existing rural residential (Scheller and Blehm Subs). E: R-L-P; Under construction single family (Stetson Creek 1st Filing). W: R-L-PI Vacant (Willow Springs O.D.P.) Stetson Creek P.U.D. is part of the 134 acre Rock Creek Overall Development Plan approved in November of 1993. Rock Creek O.D.P. was actually an amendment and expansion of the old Stromberger Farm O.D.P., originally approved in 1989. The Preliminary P.U.D. was approved November 15, 1993 and referred to then as Brookside Village at Rock Creek. This P.U.D. is considered current, not expired. The name was changed to Stetson Creek and the First Filing Final P.U.D. was approved in January of 1994. The Preliminary P.U.D. was approved prior to the adoption of the Interim Phasing Criteria Ordinances (July of 1994, December of 1995, and January of 1996). 2. Conditions of Preliminary Approval and Their Resolution: There were three conditions of approval attached to the P.U.D. at the Preliminary stage. These conditions, and their resolution, are summarized below: A. "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." In response, the City Council passed, on second reading, the request to rezone the property to R-L-P, on October 19, 1993. B. "At the time of consideration of the Final P.U.D., the design of the southerly perimeter fence that divides Brookside Village P.U.D. from the rural properties within the Blehm and Scheller Subdivisions shall be such that it provides an effective livestock enclosure, using appropriate materials suitable to control livestock." Stetson Creek Second Filing, Final P.U.D., #16-89H March 25, 1996 Page 3 In response, the developer and the adjacent property owners in the Scheller and Blehm Subdivisions have agreed to a double fence system. Geneva Homes will construct a six foot, wood, privacy fence along the rear property lines of Lots 1 - 20, inclusive. A concrete irrigation pan will be constructed immediately outside this fence, adjacent to the existing perimeter fences along the Scheller and Blehm lots. The double fence system will solve the problem of the rural lot owners having to rely upon urban homeowners for livestock control. Conversely, urban homeowners are protected from livestock encroachments. Responsibility for maintenance and upkeep for each fence will fall to the directly abutting property owner. C. "At the time of consideration of Final P.U.D., the discharge of irrigation flows from the Scheller and Blehm Subdivisions shall be accommodated in a manner that is in accordance with Colorado law and respects private property rights of all affected parties. In addition, due to the possibility to a high water table in the general area, and the pre-existing condition of irrigate pastures, the developer shall include a note on the plat advising the general public of the such conditions. In response, the developer has committed to constructing a concrete drainage pan at the approximate location of the current ditch. The concrete pan, and the space between the two perimeter fences will be maintained by the Stetson Creek Homeowner's Association. The pan will be designed to carry the tail water running off the irrigated pastures. The affected property owners in the Scheller and Blehm Subdivisions agree to this arrangement. 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. as it was in effect prior to adoption of any Interim Phasing Criteria. The Preliminary P.U.D. scored 50% which allows the gross density of 4.03 dwelling units per acre. 4. Solar Orientation The P.U.D. is laid out on an east -west street. This allows for all 43 lots to be oriented to within 30 degrees of a true east -west line resulting in a compliance rate of 100%. Stetson Creek Second Filing, Final P.U.D., #16-89H March 25, 1996 Page 4 5. Design: The Second Filing will continue the streetscaping along Timberline Road as established in the First Filing. Lots 22 - 43, inclusive, will back onto the McClelland Drainage Channel which divides the First and Second Filings. This channel has been placed within an open space tract and dedicated for drainage, utility, and landscape purposes with the First Filing. 6. Transportation: The Second Filing will be served by Aspen Brook Court, a local street. There is one crossing of the McClelland Channel at Clear Creek Lane which connects to local and collector street network in Stetson Creek First Filing. An emergency access is provided onto Timberline that will be protected by bollards. This access also acts as a bicycle pedestrian outlet onto the arterial street. The transportation system has been approved by the Poudre Fire Authority as well as the Engineering and Transportation Departments and found acceptable. The P.U.D. is feasible from a traffic engineering standpoint. 7. Findings of Fact/Conclusions: A. The Final P.U.D. satisfies the three conditions of Preliminary approval. B. The Final P.U.D. is in substantial compliance with the Preliminary P.U.D. C. The request conforms to the Rock Creek Overall Development Plan. D. The P.U.D. satisfies the All Development Criteria and the Residential Point Chart of the L.D.G.S., as it was in effect prior to the adoption of the Interim Phasing Criteria. E. The P.U.D. is feasible from a traffic engineering standpoint. RECOMMENDATION: Staff recommends approval of Stetson Creek, Second Filing, #16-89H, 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 Stetson Creek Second Filing, Final P.U.D., #16-89H March 25, 1996 Page 5 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 (May 20, 1996) 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 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 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 a 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. J:\ACAD\DET\VCNTYMP.DWG TRAILER PARK E I El HARMONY ROAD 4 �� rn 4 a� PRO.ISCT 6 Z LOCAl" 4 m 5 F 4McCLELLANDS U DITCH COUNTY ROAD 36 7 8 9 NORTHERN ENGINEERING SERVICES (.OW_.1" N.T.S. VEMY MAP I I -X VICINITY MAP 16-89H STETSON CREEK PUD Filing 2 - Final 04/28/95 /06 od 16 cpb- STETSM CREEK FOPM FILING DRAINAGE CHANNEL -op- —05 28 27 41 40 as 35• 36 24 31 32 31 n ---- SWEETWATO-UMM- --- ----- --- 15 2 3 4 ---------- ----- -------- ------ - — - — - — - — - — - — VICINITY MAP LNLAHUCU UM I AIL ur MMMKMT A-00 1 PRIVACY FENCE DETAIL — - - - - - - - - - - - - - - - - - - - - - ----- - - - - - - — 7 - L-7 OMWN CREEK FILING ONE PLANT NOTES PLANT LIST PROPERTY DESCRIPTION �GNGNAI NV ICJ n, =1 LEGEND 1p SIGNATURE BLOCK 11 11111 (11 I'1 11 11 11 1141111m11U1,21 I I 111 FINAL SITE AND LANDSCAPE PLAN Fr _-- -- — — — �— --—11AAiNONY Rt�� AN \ \ / `/ / • DASHED LINES EXTTRATINGSTRE % ARE CONCEPTU IN PATU E, / ALTERNA TAEiSTREETt ALIGNM=y, �yAy BE PROPOSED pY THE OWNERS P� / P U•d / \ — — — --'' -i�Cr OF i" "E%,P*oZERTIES �/ ! r /—'1PIT1LTIRURE OyCLOPYCNT PLANS. ZOK EP -�_'_ 1yx — — — _ — — — — / ✓/ MPLpYMENT PARK/ — — — — ! -- FRANZ PROPERTY / HOSPITAL . '=r=" ��_��_-- _ -====f--=-- - (VACANT) / _(VACAMTj ' y- tw�u _ ZONE: EP i / / / — ZONE: EP EMPLOYMENT PARK / / / EMPLOYMENT PARK / �FUTURE /PARCEL / - [ I DUPlE2GIIOSS, PA110 NDY 22.2 GROS� CR[St / / // �, / PAC / / 3 _ w TOWNN LOW D NSITY / RESIDl�NT111 IL f / / — I I(LOW OIEITS ACREfi OfM[CIDII (LOW OENSAL RESIDENTIAL/ `I"`rw�Ruml FUTURE snNE _ I W /.-.-'""" NEIGHBORHOOD / / � � \ J Ls�siw°ArI sxty ; / ro snlooi/i ` / PARK \ I / i cwwEcrRR snMn PARCEL _ — I / \ '� =•A —�- — F / PARCEL-- .CKY C • / DUSBABEK N►M*• PA — / vAC .o cfoss RcsE I PROPERTY *oM011wI'Naa: / LOW Ddfsm / (VACANT) I / — — RESID/PNTIAL R/ FF CRiw�oCVACANT) ZONET CMYr / TRANSITIONAL PRIMARY r _ — (s✓mPs wswrl s / n1o) E ZONE: WER COUNTY PEDESTRIAN - / r CIRCULATION I ANTICIPATED I ` ` _ \ If. G NSITYEU / FA-1 IfDETENTN)N LOW ,,00CC / \ IPONDS (TYP.) — JIFSIDENTML / / RAIN C E WAY � / r AN11C1►AilEit' / i j� DETENVION i i i raro \\ I11 111 [ PARCEL 13.4 GROS$ ACRE NELSON M.R.D. 5ITY j - \ \ \ eESloiHrlAL (VACANT) ZONE: LARIMER COUNTY SEHELLER B EHM FA —I SUBDIVISION \ \ I I SINGLE FAMILY SUB IVISION \ SING FAMILY ZONE: LARIMER COUNTY \ l \ FA -I ZONE: U IMER COU TY A-1 \ III ICH - —-------\-------- DLSHEO l�NCS ILLUSTRATING / lrOTENTIµ1TREET EXTENSIONS ARE CONCEPTUAL IN NATURE. ALTERNATIVE SiREELALIGHMENTTL MAY BE PROPOSED By THE OWNERS /OF THE AFFECTED PROPERTIES WITH �FM URE OEVELOPYENt PLANS. 7 1 �i DESCRIPTION s, rw,n.nM a Nw. P.w. se roNr a eLc.w �.....aU M•saw• un BMra1 NN a aN L.., sr .w r. .. a e. s.,m..., ow a w s..e. oo•.sss�. �. it. .... we.�"'I aa.°'...:, a w..::. a ... s.... e. Naa w•orw• C•itys�ape O SIGNATURE BLOCK ROCK CREEK ....._. .. _ ...W.. ,,, ..,.. OVERALL nzo DEVELOPMENT PLAN WTE dF PREPAMIKNP ..ems sue® w 0�� 2{0�0 4010 e�..wr•wr N.. l u — SHEET NO. 1 Qi 1 E 0 STETSON CREEK FILING TWO FINAL PUD PROPERTY DESCRIPTION APRIL 24, 1995 That portion of the North Half of the Southwest Quarter of Section 5, Township 6 North, Range 68 West of the 6th P.M., Larimer County, Colorado, described as follows: Considering the West line of said Southwest Quarter of Section 5 as bearing North 00108'46" West and with all bearings contained herein relative thereto. Commencing at the Southwest corner of said North Half of the Southwest Quarter; thence along the South line of said North Half North 89 ° 52'20" East 50.00 feet to the East right-of-way line of Timberline Road and the True Point of Beginning; thence along said right-of-way line North 00008'46" West 222.96 feet; thence North 80056'04" East 199.63 feet; thence North 89051'22" East 676.98 feet; thence North 83029'36" East 275.18 feet; thence North 850 16'44" East 76.78 feet; thence South 84019'38" East 85.76 feet; thence South 72141'58" East 729.31 feet; thence South 64019'31 " East 146.52 feet to said South line of the North Half of the Southwest Quarter of Section 5; thence along said South line South 89 ° 52'20" West 2137.1 9feet to the True Point of Beginning. Containing 10.647 acres more or less. 0 • STETSON CREEK FILING TWO, FINAL PUD LAND USE BREAKDOWN APRIL 24, 1995 Area Gross 465,081 sq.ft. 10.68 acres Net 370,163 sq.ft. 8.50 acres Dwelling Units Single Family 43 units Other 0 units TOTAL UNITS 43 units Solar Oriented Lots 43 units 100.00% Density Gross 4.03 du/ac Net 5.06 du/ac Coverage Buildings 98,900 sq.ft. 21.27% Street R.O.W. 94,918 sq.ft. 20.41 % Parking & Drives 8,600 sq.ft. 1.85% Open Space: Common 66,376 sq.ft. 14.27% Private 196,287 sq.ft. 42.20% TOTAL OPEN SPACE 262,663 sq.ft. 56.48% Floor Area Residential 115,500 sq.ft. Minimum Parking Provided Garage/Carport 86 spaces Other 0 spaces TOTAL VEHICLES 86 spaces 2 spaces/unit "note: Garages and/or driveways will accommodate handicap, motorcycle, and bicycle parking Maximum Building Height 36 ft. Setbacks (unless otherwise noted) Front 17 ft. Side 5 ft. Corner Side 15 ft. Rear 15 ft. STETSON CREEK, FIAG TWO, FINAL PUD Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain Pre- �e Y Final Not Ap- pli- ca- ble Yes No Al. COMMUNITY -WIDE CRITERIA 1 .1 Solar Orientation X X 1.2 Comprehensive Plan X X 1.3 Wildlife Habitat X 1.4 Mineral Deposit X 1.5 Ecologically Sensitive Areas reserved 1.6 Lands of Agricultural Importance reserved 1.7 Energy Conservation X X 1.8 Air Quality X 1.9 Water Quality X X 1.10 Sewage and Wastes X X A2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian, Bike Transportation X X 2.2 Building 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 X X 2.8 Building Height and Views X 2.9 Shading X X 2.10 Solar Access X X 2.11 Historic Resources X 2.12 Setbacks X X 2.13 Landscape X X 2.14 Signs X 2.15 Site Lighting X X 2.16 Noise and Vibration X 2.17 Glare or Heat I X 2.18 Hazardous Materials X A3. 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 H-0-M-E-S 344 E. Foothills Pkwv. ( I Suite 12 Fort Coilins, CC 80525 February 27, 1996 Mr. Ted Shepard Citv of Fort Collins P.O. Box 580 Fort Collins, CO 80522-0580 RE: Stetson Creek 2nd Filing Staff Review Comments Dear Ted, A meeting was held last spring prior to submitting the second filing to the City with the adjacent homeowners in the Blehm and Scheller subdivisions regarding the location and ownership of the tail water ditch and fence that divides Stetson Creek from the properties to the South. As I recall all but one homeowner was present at the meeting. I presented the following arrangement: Geneva will construct a concrete drainage pan at the approximate location of the current ditch. Geneva will install a 6 ft privacy fence on the rear property lines of the lots in filing two. Property owners in the Blehm and Scheller subdivisions will be responsible for their own perimeter fences as they currently are. The concrete pan and space between the two fences will be maintained by the Stetson Creek Homeowners Association. It appeared as if everyone liked the plan and no objections were voiced. After some discussion the plan was approved by everyone present. Please let me know if you need further details. Sinetrely, Gary Hover `Vice President GH/dr