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HomeMy WebLinkAboutSTONERIDGE PUD OVERALL DEVELOPMENT PLAN JUNE 22 1992 P AND Z BOARD HEARING - 21 92B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 17 MEETING DATE 6/22/92 6gi STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Stone Ridge P.U.D., Overall Development Plan - #21-92B APPLICANT: Les Kaplan The Kaplan Company 1060 Sailors Reef Fort Collins, CO. 80525 OWNER: Harold Webster 1742 Waterford Lane Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for an Overall Development Plan consisting of mixed residential densities with an estimated total of 299 dwelling units. The site is 92 acres and is located at the northwest corner of Horsetooth Road and County Road #9. The zoning is r-1-p, Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Stone Ridge O.D.P. is considered sequential development along East Horsetooth Road which is classified as an arterial street. It is contiguous to two approved 0.D.P.Is, Spring Creek Farm and Pine Cone. The mix of residential densities is supported by the Land Use Policies Plan. The residential character is considered compatible with the surrounding area. The site will be served by the extensions of two collector streets which will be downgraded to local streets based on low volume projections. A bicycle and pedestrian path will run north -south through the site to link residential areas to the south to activity points to the north. The project is feasible from a transportation perspective. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Ted Sheperd Page 4 The rectangular configuration of the property and the existing and approved curbcuts on the south side of Horsetooth Road have largely dictated the public and private street configuration of the project. Aligning the west entry to the project with Caribou Drive to the south creates an awkward, approximately 200 feet wide area along the west property line. This area is best accessed by a narrower private street, in order to avoid repeated curbcut interruptions to the north -south bike/pedestrian way, shown detached and west of the public street extending north from Caribou Drive. This looped private street arrangement does, however, inhibit a design emphasis on north -south lot orientations in this patio home area. The extensive amount of right -of way dedication for Horsetooth Road, approximately, 4 acres, plus the approximately 8.2 acre Parcel G shown as open space contribute to the appearance of a lower overall density than actually exists. Excluding these areas, the overall density increases from 3:25 units/acre to 3.74 units/acre. The recreation complex, Parcel F, is currently envisioned as a pool facility with parking, exclusively for the residence of the StoneRidge P.U.D. The construction of this facility is contingent upon there being sufficient development in the project (approximately 200 units) to economically support the construction and maintenance of such a facility. O.D.P. PHASING The StoneRidge O.D.P. is envisioned as a 5 to 7 phase project, spanning 3 to 5 years to complete, depending largely upon market conditions. The First Phase, consisting of 22.58 gross acres, roughly comprises the west half of Parcel A and all of Parcel B, resulting in 41 single-family lots and 25 patio home lots, all with greenbelts and open space. This First Phase is intended to begin in August 1992. At this time, we anticipate final plan submission for the single-family area by June 1, 1992, and final plan submission for the patio home area by July 6, 1992. FIRST PHASE PRELIMINARY PLANNING OBJECTIVES The 22.58 acres First Phase consists of 41 single family lots, basically the west half of Parcel A, and 25 patio homes, all of Parcel B, to be complete in (2) phases and intended to commence in August 1992. The design emphasis in the single-family area is to create a sense of privacy and openness to mid -size lots averaging approximately 8500 s.f. in size. This is accomplished primarily by: T. Sheperd Page 5 1. placing 80 percent (33 of 41) of the lots on cul-de-sacs, 2. abutting 98 percent (40 of 41) of these lots to greenbelt, 3. having a generous, average lot size of 8,500 s.f., 4. providing an aesthetic and effective landscape fencing buffer with Horsetooth.Road, 5. providing two, independent points of access from Horsetooth Road, and 6. limiting rear lot fencing through design covenants. The patio home area is subject to significant design restraints due to its narrow width, the placement of a 6 to 8 feet bike/pedestrian way traversing it north -south, and the.need to direct storm water into a swale to be located near the north border of the overall property. The proposed design overcomes these restraints and serves to provide an attractive greenbelt area, both as an amenity to the bike way and as an entry feature to the project. The City Land Use Policies achieved by the Preliminary Plan are essentially the same as those accomplished by the O.D.P., which are herein incorporated by reference. Generally, these policies deal with promoting alternative transportation modes; encouraging development in close proximity to employment, recreation, and shopping facilities; encouraging pleasant and functioned inter- relationships between land uses; promoting green areas; providing a mix of ,housing densities; and encouraging easy access to shopping, employment and schools. The design team for the First Phase of the StoneRidge P.U.D. believes that the proposed design is substantial superior to the proliferation of standard, unimaginative, single-family subdivisions appearing in Fort Collins. Additionally, the intended design provides an attractive streetscape to Horsetooth Road adjoining this First Phase. SOLAR ORIENTATION VARIANCE Due to significant design restraints in Parcel B, which is the patio home area of First Phase, the 65 percent solar orientation requirement for the First Phase cannot be technically met. Of the 41 lots in the single-family portion of the First Phase, 27 of these, or 66 percent comply with the solar orientation requirement for lots. However, of the 25 patio home lots, only 10 can comply with this requirement, resulting in an overall percentage of 56 percent for the First Phase. The unavoidable configuration of Parcel B creates obstacles in achieving the technically required percentage of solar orientation in this area. From a traffic standpoint, the west entry to the First Phase must align with Caribou Drive to the south. This creates. only a 200 foot wide parcel on the west end of this T. Sheperd Page 6 project. While it could be argued that a design may be possible for Parcel B which includes a procession of short east -west cul- de-sac streets, attempting this -would have negative ramifications on other public considerations. First, doing this would introduce multiple interruptions to the bike way, adversely affecting safe, uninterrupted movement along this detached lane. Secondly, such a series of cul-de-sacs, while possibly helping to increase the number of north -south lots, would result in the elimination of extensive greenbelt area, a desireable feature to both the bike way and main entry to the project. It should be added as part of this variance request that six (6) of the patio home lots which do not technically qualify for solar credit do.facilitate a south -oriented building placement. The applicant believes that the alignment of the main entry with Caribou Drive, in close proximity to the west property line, creates a site configuration problem in technically complying with the 1165 percent rule" for north -south lot orientation. Attempting to force more north -south orientation would only result in poor design with regards to the bike/pedestrian way and the provision of attractive green space. THREE (3) D.U. PER ACRE REQUIREMENT The First Phase does not technically comply with the LGS criteria for a minimum of 3 units/acre; although the O.D.P. clearly exceeds this criteria. The gross area of the First Phase is 22.58 acres and contains 66 units, for an average density of 2.92 units/acre. Despite the extensive area of greenbelt and open space in this First Phase, 3.1 acre for the single_family area and 1.9 acres for the patio home area, the 3 unit/acre criteria could be met if consideration were given to the atypical requirement for 50 feet of right-of-way dedication along Horsetooth Road. The gross area of the First Phase, if deducting for this off -site improvement, is actually 21.14 acres, thus yielding, over a 3 unit/acre density. The applicant has not completed the City's "Density Chart" for this First Phase, in that higher density justifications are not an objective of this project. Rather, the project seeks to accomplish a high quality, lower level urban density through mixed residential uses and a'thoughtful integration of green spaces. Should you require.additional information regarding the O.D.P. and First Phase Preliminary Plan submissions of the StoneRidge P.U.D. for the June 22, 1992 meeting of the Planning and Zoning Board , T. Sheperd Page 7 please contact me directly. Again, the design team appreciates your assistance in coordinating the City's review of this project. Very Truly Lester M. Yours, Kaplan Stone Ridge Overall June 22, 1992 P & Z Page 2 COMMENTS 1. Background• Development Plan, #21-92B Meeting The surrounding zoning and land uses are as follows: N: T; Vacant (C.S.U. Agronomy Research Facility) S: R-L-P; Vacant (English Ranch Subdivision and Spring Creek Farms Overall Development Plan) E: FA-1; (County); Vacant (Poudre River Bluff) W: R-P; Vacant (Dakota Ridge Preliminary P.U.D.) The annexation of the Webster Farm was approved by the Planning and Zoning Board on April 27, 1992, and passed on First Reading by City Council on June 2, 1992. Since the City Council has canceled its June 16, 1992 regular meeting, the Second Reading will be on July 7, 1992. 2. Context Within the Section: Stone Ridge O.D.P. lies in the southeast quarter of a section bounded by Drake, Timberline, Horsetooth, and County Road #9. The eastern portion of the section is characterized by a steep slope known as the Poudre River Bluff. Pine Cone O.D.P., covering 238 acres, was approved on April 27, 1992. This area includes the new Fort Collins High School, neighborhood service center, City neighborhood park, multi -family and low density residential. The planning activity on this parcel reflects the pattern of growth to the east along the established arterial streets. Directly south is the Spring Creek Farms Overall Development Plan and English Ranch Subdivision which also reflect the residential growth along the East Horsetooth corridor. While Stone Ridge is located on the urban fringe, it is contiguous to two Overall Development Plans and is considered sequential development. 3. Plans and Policies: The Stone Ridge Overall Development Plan has been reviewed against the criteria of the Land Use Policies Plan and other elements of the Comprehensive Plan. The O.D.P. is supported by the following policies of the Land Use Policies Plan: 113b: The City shall promote alternative transportation modes." Staff Finding: An offstreet bicycle/pedestrian path is provided from north to south to connect Fox Meadows (Linton School) to Pine Cone Farm (City Park and F.C.H.S.) This path may also serve a commuting function from areas north and west to Hewlett-Packard. Stone Ridge Overall Development Plan, #21-92B June 22, 1992 P & Z Meeting Page 3 113d: The City shall promote the location of residential development which is close to employment, recreation, and shopping facilities." Staff Finding: Stone Ridge is within one-half mile Platte River Power Authority and Horsetooth Business Park, and one mile of Hewlett-Packard. The location is also within one-fourth mile of an approved City neighborhood park. Finally, Stone Ridge is within one half mile of the Pine Cone neighborhood service center. 1122: Preferential consideration shall be given to urban development proposals which are contiguous to existing development within the city limits or consistent with the phasing plan of the City's urban growth area." Staff Finding: Stone Ridge O.D.P. is adjacent to two arterial streets, and will be served by the extension of two existing streets (Caribou Drive and Kingsley Drive). In addition, the O.D.P. is directly across the street from two platted subdivisions, Fox Meadows and English Ranch. 1164: Alternative transportation modes such as pedestrian and bike access shall be planned for as primary modes of transportation to neighborhood service centers from adjoining residential areas." Staff Finding: A bike path will be provided to link with the bike path network established on the adjacent Pine Cone O.D.P. The destinations of this network are the Pine Cone neighborhood service center, new F.C.H.S., and City neighborhood park. 1175: Residential areas should provide for a mix of housing densities." Staff Finding: The O.D.P. contains a mix of single family housing densities ranging from 2.6 dwelling units per acre to 8.0 dwelling units per acre. "79a: Low density residential uses should locate in areas which have easy access to planned neighborhood shopping centers." Staff Finding: Stone Ridge access (Caribou extended) is 2,000 feet from the Horsetooth access to the Pine Cone neighborhood service center. 1179b: Low density residential uses should locate in areas which have easy access to major employment centers." Staff Finding: Stone Ridge is located within one-half mile of South Collins Tech Center and Horsetooth Business Park. The O.D.P. is also located within one mile of Hewlett-Packard. Stone Ridge Overall Development Plan, #21-92B June 22, 1992 P & Z Meeting Page 4 1179d: Low density residential areas should locate within walking distance to a planned neighborhood park." Staff Finding: The Pine Cone neighborhood park is within one - quarter mile of the intersection of two local streets within Stone Ridge O.D.P. The linkage between the park and Stone Ridge is planned to be by a detached, eight foot wide, bicycle/pedestrian path. One -quarter mile distance is considered a reasonable walking distance to an activity area. 4. Neighborhood Compatibility: The O.D.P. is a mix of residential densities. As a residential project, it is similar to the adjacent land uses to the south and west. Because of the residential character of the O.D.P., the proposal is considered compatible with the surrounding area and no neighborhood meeting was held. 5. Transportation: The extension of Caribou Drive (collector street serving Fox Meadows and Sunstone Village) will be constructed to a local street standard due to the low volume of anticipated traffic generated by the O.D.P. The Horsetooth/Caribou intersection will be signalized when warranted. Similarly, the extension of Kingsley Drive (collector street serving English Ranch and Spring Creek Farms) will also be classified as a local street as it crosses Horsetooth Road. A local street connection is planned to link the approved City neighborhood park located to the north in Pine Cone O.D.P. An offstreet, eight foot wide bicycle/pedestrian path will provide a north -south link between points south (Fox Meadows, Sunstone Village and Linton Elementary School) and points north (F.C.H.S. and City Park). The traffic impacts related to the proposed O.D.P. have been reviewed by the Transportation Department and found acceptable. RECOMMENDATION: Staff finds that the request for Stone Ridge Overall Development is in conformance with the adopted Land Use Policies Plan and other elements of the City's Comprehensive Plan. Staff, therefore, recommends approval of Stone Ridge Overall Development Plan, #21- 92B. T s, .414T" "LEE r .. .i •••x i ..5�:: r Elm 11rM cfAA��■■4 e terry - ..,, e��_ • ■ ■ ■ ITEMS: STONERIDGE PUD Overall Development Plan NUMBER: 21-9 2 B No Text cn,, KA PLA N COMPANY May 4, 1992 Mr. Ted Shepherd, Project Planner Planning Department City of Fort Collins 281 North College Avenue Fort Collins, Co 80522-0580 Re: Overall Development Plan and First Phase Preliminary Plan Submission for the StoneRidge P.U.D. Dear.Mr. Shepherd: As purchaser of the 92+/- acre remaining portion of the Webster Farm located at the northwest corner of County Road 9 and Horsetooth Road, I am pleased to submit for the June 22, 1992 Planning and Zoning Board review the proposed Overall Development Plan (O.D.P.) and First Phase Preliminary Plan for the StoneRidge P.U.D.. On behalf of the project architect, Frank Vaught, and project engineer, Stan Myers with RBD Engineering, Inc., who along with myself form the design team for the StoneRidge P.U.D., we appreciate the opportunity for our April 10 pre -Conceptual Review meeting with staff and then our April 20 Conceptual Review meeting. The comments and information from those and subsequent meetings and discussions with staff have been helpful in designing this project and preparing the submissions. The project site is rectangular, measuring approximately 3000 feet along Horsetooth Road and 1325 feet in depth. Essentially flat with minimum contour, the property drains to its northeast corner into an existing 1 +/- acre pond. There is no existing development on any side; although, improvements for a single-family subdivision are currently being installed on the south side of Horsetooth Road in the English Ranch Subdivision, and another single-family subdivision is under design contiguous to the west property line and in the Pine Cone Farm P.U.D. Utilities are readily available, with a sewer line along the north property line and a water main in Horsetooth Road. The property is currently central to major employment, education, recreational and shopping facilities. These locational advantages will increase through the eventual development of the new Fort Collins High School, a supermarket -based neighborhood shopping center and a neighborhood public park, all approved by the City and located within a quarter mile west of the property. Furthermore, the property is only one mile from Hewlett-Packard which sets the 1060 Sa11ors 1Zcc1 • Furl Collins, Colorado h0525 • 303/226-6819 T. Sheperd Page 2 standard of quality for expanding commercial development along the Harmony Road entry corridor and is approximately one-half mile from the Timberline Road commercial thoroughfare. Easy accessibility to Interstate 25 only 2.5 miles to the east contributes further to the developability of this property. O.D.P. PLANNING OBJECTIVES The O.D.P. consists of 92 +/- ac mixed residential uses in a maintained open spaces for each a recreational complex common number of residential units i overall density of 3.25 unites which includes Horsetooth Road res of predominately lower density, P.U.D. configuration, featuring of the six (6) potential phases and :o the overall project. The total ; projected at 299 for an average per acre, based upon gross acreage R.O.W. dedication,. The O.D.P. in design and location is consistent with the general direction of the City Land Use Policies, and appears to be inconsistent with none of them. Specifically, the O.D.P. contributes to achieving the following approximate policies: 1. Alternative transportation modes vis-a-vis the 6 to 8 foot off-street bike/pedestrian trail running north -south from the bike lane in Caribou Drive to the proposed east -west trail along the north property line in the Pine Cone -Farm P.U.D. (Policy 3b). 2. Close proximity to employment, recreation and stropping facilities (Policy 3d). 3. Proposed at urban density of approximately 3.25 units/acre for overall project (Policy 12). 4. Urban development standards shall be applied (Policy 14). 5. Promotes logical growth pattern of the City consistent with annexation criteria (Policy 12). 6. Proposed residential land uses and specific site planning promote a pleasant, functional and understandable inter- relationships both between land uses within the project and among the project and existing and potential neighboring land uses (Policy 20). 7. Contiguous to developing property to the south, approved as the English Ranch Subdivision (Policy 22). 8. Existence of City provided services and facilities has served as a tool in directing development interest to this property (Policy 29). T. Sheperd Page 3 9. Inclusive of attractively developed green areas to provide a balanced and pleasing cityscape (Policy 43f). 10. Minimizes the use of automobile through the inclusion of bike/ pedestrian way (Policy 49). 11. Alternative transportation mode of pedestrian and bike access is provided for as primary mode of transportation to both the high school, city park, neighborhood service center and adjoining residential areas (Policy 64). 12. Green belts used to provide transitions and enhance mixture of land uses with project (Policy 74). 13. Mix of housing densities provided (Policy 75).. 14. Does not undermine phasing plan of the urban growth area but promotes it (Policy 77). 15. As a predominately lower density residential project, the O.D.P. has: a. easy access to existing and planned neighborhood shopping centers (79a), b. easy access to major employment centers (79b), C. within walking distances to existing and planned schools (79c), and d. within walking distance to planned neighborhood park (79d) . The applicant believes that the O.D.P., both in terms of its site plan design and the locational characteristics of the property, achieves all of the City Land Use Policies for a lower density, mixed residential project. The inclusion of open spaces integrated , between and through the various phases of the plan is a major design feature. Such open space areas will be designated as tracts and maintained initially by the developer and eventually by a homeowners' association. Green belts and other forms of open space will provide the major means of buffering between and within the various areas of the project. Rear lot fencing resulting in a "stockade" appearance will be prevented through covenants. Along Horsetooth Road buffering from the arterial with be achieved by a broad landscape strip consisting of landscaped berms, decorative fencing, open space, and deeper lots. Substantial design attention by the architect and Grant Reid Landscape Design has been given to creating an aesthetic and effective streetscape along Horsetooth Road.