HomeMy WebLinkAboutSTONERIDGE PUD FIRST FILING PRELIMINARY JUNE 29 1992 P AND Z BOARD HEARING - 21 92C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS1
ITEM NO. 18
MEETING DATE 6/22/92/,,
STAFF Ted Shepard 61"14
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Stone Ridge P.U.D, First Filing, Preliminary -
#21-92C
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 Preliminary P.U.D. for 68 single family lots
on 23.08 acres. The project is located north of Horsetooth Road at
Caribou and Kingsley Drive. The zoning is r-1-p, Low Density
Planned Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
Stone Ridge Preliminary P.U.D., First Filing is in conformance with
the Stone Ridge Overall Development Plan. A variance from the
requirement of having a minimum of three dwelling units per gross
acre is recommended. The project scores 75% on the Residential
Uses Point Chart and satisfies the applicable All Development
criteria of the L.D.G.S. A variance from the strict requirements
of the Solar Orientation Ordinance is recommended based on
exceptional difficulties with regard to access. The design
features and amenities contained with the P.U.D. promote City
policies and objectives. The traffic impacts have been evaluated
and the project is feasible from a transportation perspective.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
OWNER'S CERTFICATIONOWNER'S SIGNATURE GENERAL NOTES
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'n,c 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 Sailors Rccf • fort Colliiis, Colora,lo i10525 • 303/226-6S 19
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 +/- acres of predominately lower density,
mixed residential uses in a P.U.D. configuration, featuring
maintained open spaces for each of the six (6) potential phases and
a recreational complex common to the overall project. The total
number of residential units is projected at 299 for an average
overall density of 3.25 unites per acre, based upon gross acreage
which includes Horsetooth Road 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 shopping
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.
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
Stone Ridge PUD, 1st Filing - Preliminary P.U.D., #21-92C
June 22, 1992 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L-P; Vacant (Parcel C "Single Family" Stone Ridge O.D.P.)
S: R-L-P; Developing (English Ranch Subdivision, Filing One)
E: R-L-P; Vacant (Parcels E and F "Townhomes and Recreation"
Stone Ridge O.D.P.)
W: R-P; Vacant (Pine Cone O.D.P., Dakota Ridge Preliminary
P.U.D.)
Stone Ridge Preliminary P.U.D. is part of the Webster Second
Annexation approved by the Planning and Zoning Board on April 27,
1992. The Preliminary consists of Parcels A and B of the Stone
Ridge O.D.P. being considered concurrently with this request.
2. Land Use:
A. overall Development Plan
Stone Ridge Preliminary P.U.D. is described by Parcels A and B on
the Overall Development Plan. Parcel is A is designated as "Single
Family". This area is proposed for 42 single family lots. Parcel
B is designated as "Patio Homes". This area is proposed for 26
patio homes characterized by small lots and zero side yard setback.
Therefore, the Preliminary P.U.D. request complies with the Stone
Ridge Overall Development Plan.
B. Absolute Criteria
The Preliminary P.U.D. seeks approval for 68 single family lots on
23.80 acres for a gross density of 2.86 dwelling units per acre.
This proposed density does not satisfy the absolute criterion of
the Residential Uses Point Chart of the L.D.G.S. which requires
that the average residential density in the project be at least
three dwelling units per acre.
Staff recommends a variance to the absolute criterion based on the
following justifications:
1. The Stone Ridge Overall Development totals 92 gross acres
with an estimated number of 299 dwelling units. This
equates to an overall density of 3.25 dwelling units per
acre which exceeds the required minimum.
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 Yours,
G, '° ".
Lester M. Kaplan
.r%O1VEIC'ID6E'. C/,e.J. Pmgre t U• D
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
b the crnenon ooaaaoie?
Will trw crnenon
oe wmfiea?
If no, please explain
e.��.�'�
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Comoatability
2. Neighborhood Character
3. Land Use Conflicts
4, Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6. Street Capacity
7. Utility Capacity
8. Design Standards
9. Emergencv Access
10. Security Lignting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slooe Hazard
Q. Significant Vegetation
14. Wildlife HaDitat
15. Historical Londmarx
16. Mineral Deoosit
17. Eco-Sensitive Areas
/
18. Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
20. Water Quaiiry
21. Noise
22. Glare & Hear
23. Vibrations
24. Exterior Lignting
I ✓
25. Sewages & Wastes
I
SITE DESIGN
26. Communrry Organization
27, Site Organization
28. Natural Featuresor-
29. Energy Ccnservafion
f6gr FdAAA ,1n! T#e n
30. Shadows
31. Solar Access
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32. Privacy
000,
33. Open Space Arrangement
34. Building r.etght
35. Vehicular Movement
.36. Vehicular Design
Ae
37. Parking
38. Active Recreational Areas
39. Private Outdoor Areas
/
40. Pedestrian Convenience
he/
41. Pedestrian Conflicts
42. Landscaping/Open Areas
43. LandscaprngiBuildings
or
44. LandscocingiScreening
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45. Public Access
46. Signs
kvu. Dd1b rM sT PHAS£ oil&Lim," R Y
DENSITY CHART
Maximum
Earned
Criterion
Credit
If All Dwelling Units Are Within:
Credit
a
20%
2000feetofanexstirq«approveaneighborhoodshopping center. oIyE C olve-
(j
10%
650 feet of an existing transit stop, '
C
10%
4000 feet of an emting or approved regional shopping center.
d
20%
3500 feet of an emstng or reserved neighborhood park. community park or community facility. 1PIA04 �s �N4
Y
aO
We
10%
1000 feet of a school, meeting an me requirements of me compulsory education kTvs of me state of Colorado.
f
20%
3000 feet of a major employment center. HOA ,.�• EAST •t•
ao
co
g
5%
1D00 feet of a child care center.
h
20%
-North- Fort Collins.
I
20%
The Central Business District.
A project whose boundary is contiguous to existing urban development, Credit may be earned as follows',
0%—For projects whose property boundary has 0 to 10% contiguity,
10 to 15%—For projects umose property boundary has 10 to 20%Contiguity.
j
30%
15 to 20%— For oroiects whose property bofmdOry has 20 to 30%conngujty
O
20to25%—Fororojecros osewoperryboundaryhos 301040 %contiguity
25 to 30%—For OrOjecfswhOspfOperty boundary has40 to 50%contiguity E G
jilt can be demonstrated mat me project will reduce non-renewdbie energy usedge either through me application of alternarrve energy
k
systems ofmrough committed energy conservation measures pevond mot normally required ov City Code.05% bonus may be eamed
for every 5%reduction rn energy use.
Calculate a l% bonus for every 50 acres mclurcea m the oroject.
m
Calculate me percentage of me total acres in the project that are devoted to recreational use. enter 1/2 of that percentage as a bonus.
N the applicant commits to oresevi g permanent Ofisite open space that meets the Clty's minimum reouiremments, calculate the percentage
n
of this open space acreage t0 me total development acreage, enter this percentage as a bonus.
M port of the total development budget is to be spent On neighborhood public transit tdc,i ies which are hot otherwise required by City Cade.
a
enter 2% bonus for every S100 per dwelling unit invested
If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code.
P
enter al%bonus for every S100 per dwelling unit invested
00
if a commitment is being made to develop o specified percentage of the total number of dwelling units for low income f0milies. enter mat
00
q
percentage as a bonus. up to a mmmum of 30%.
It a commitment is being mode to develop a specified percentage of the total number of dwelling units lot Type"A"and Type B"handicappea
Z
housing as defined by the City of Fort Collins calculate me bonus as follows
O
r
iyotaF unite
TVpe"A'— Slimes ctaTm
LLI
Type "B"—!-0tlmes 7ype"Bbnm
pe u�
In no case stroll the Comomeo bonuspe greaterthan 30%.
9 the site oradjacent property contains an historic build irgor place. a bonus may be earned for me followng.
3% — For preventing or mitigating outside infiuences(eg environmental land use aesthetic. econprnii and social toctas( adverse torts
5
preservation:
3% — For ossunng that new structures will be in keeping with me character of me buiding or place, while avoiding total units
3% — For proposing a0apfie useof the building air place that will lead torts Continuance. Oneservanon and improvement in an
appropriate manner.
11 a portion or all of the required Dorking in the mumble family project is provided underground within the building, or in an elevated Dorking
smN tore as an accessory use to the primary structure. a bonus may be earned as toljgws:
t
9% — For providing 75% or more of me parking in o structure, ,
6% — Faprovlding50-74%otmeparbnginasfruCNre:
3% — For providing 25-49% of me Caning in a structure.
u
If a commitment is being made to prOvae approved OutOmatio fire extinguishing systems for me owelling units. enter a bonus of 10%.
TOTAL '7s
MJ
-30-
Stone Ridge PUD, 1st Filing - Preliminary P.U.D., #21-92C
June 22, 1992 P & Z Meeting
Page 3
2. The P.U.D. also benefits from an internal greenbelt
system that is accessible to a majority of the single
family lots. This area will also serve drainage purposes
but will be landscaped and maintained by the homeowner's
association. This internal greenbelt meanders and is
irregularly shaped to add interest.
3. Two landscaped medians are provided to create a distinct
sense of entry. These islands require additional
dedication of land for street purposes.
4. The Patio Homes are separated from Caribou Drive by a
common area that also contains an offstreet, eight foot
wide bike path. Again, this buffering provides noise
mitigation and a public benefit by enhancing the
streetscape.
Staff, therefore, finds that the overall gross density of the
O.D.P. that exceeds three dwelling units per acre, and the
provision of public amenities, maintained by a homeowner's
association, combine to create a Plan that is equal to or better a
Plan that would normally not need the variance. Because of the
public benefit, and the finding that the Plan is equal to or
better, Staff recommends a variance from the absolute criterion
that the average residential density be at least three dwelling
units per acre, on a gross acreage basis.
The Planning and Zoning Board is empowered to grant variances to
the L.D.G.S. if it can be demonstrated that the proposed P.U.D. is
equal to or better than a plan that could have met the three
dwelling units per acre minimum.
It is Staff's finding that the density of Overall Development Plan
(3.25 dwelling units per acre), incorporation of common open space,
landscape medians, water features, and increased setbacks provide
a public benefit for the travelling public along Horsetooth Road
and Caribou Drive and promote a distinct neighborhood character for
the future residents of the Stone Ridge P.U.D.
C. variable criteria
The proposed gross density of 2.86 dwelling units per acre is
justified by a score of 750 on the variable criteria section of the
Residential Uses Point Chart of the L.D.G.S. Points were awarded
for proximity to an approved neighborhood shopping center (Pine
Cone 0.D.P.), proximity to a City neighborhood park (Pine Cone
O.D.P.), proximity to a major employment center (Horsetooth
Business Park and Platte River Power Authority), and for contiguity
to existing urban development (Fox Meadows and English Ranch).
Stone Ridge PUD, 1st Filing - Preliminary P.U.D., #21-92C
June 22, 1992 P & Z Meeting
Page 4
3. Neighborhood Compatibility:
As a residential P.U.D., Stone Ridge is a similar land use as
adjacent existing and proposed development. Because the land use
strictly residential, the project is considered compatible with the
surrounding area and no neighborhood information meeting was held.
4. Design:
The P.U.D. is divided into two areas. On the west side of Caribou
Drive, 26 patio homes are proposed featuring a zero side yard
setback on one side. This area is to be served by a 28 foot wide
street with parking in the northerly cul-de-sac. On the east side
of Caribou Drive, 42 traditional single family homes are served by
a series of standard cul-de-sacs.
The patio home area features a green belt on the east to provide
buffering and separation from Caribou Drive. The single family
area features a meandering greenbelt along Horsetooth Road, and an
internal greenbelt within the natural drainage area. All of these
areas will be dedicated as common area and maintained by the
homeowner's association.
Two landscape medians and two small water features are included to
create a unique sense of entry. These amenities will enhance the
character of the neighborhood and provide a positive distinction
from other neighborhoods in Fort Collins.
A common, uniform fence will be provided along Horsetooth Road.
This fence will be setback as far as the rear property lines which
allows generous open space along the arterial. The fence will not
be continuous but contain an opening so there is no blocking
internal circulation within the greenbelt area. The exact design
of the Horsetooth fence will be specified at the time of final as
will other fencing restrictions in other areas of the P.U.D.
Landscaping along Horsetooth Road will feature a formal row of
deciduous shade trees between the sidewalk and curb. This formal
treatment was also a prominent feature of the Horsetooth Road
streetscape for English Ranch Subdivision. The potential of
matching street trees along both sides of an arterial is a positive
element in creating interesting, distinct neighborhoods in newly
developing areas.
5. Solar Orientation:
The Solar Orientation Ordinance requires that 65% of the lots
within a single family P.U.D. or subdivision be oriented to within
Stone Ridge PUD, 1st Filing - Preliminary P.U.D., #21-92C
June 22, 1992 P & Z Meeting
Page 5
30 degrees of a true east -west line. The Preliminary P.U.D.
indicates 36 out of a possible 68 lots meet the solar orientation
criteria for a rating of 53%. If 44 lots were oriented within 30
degrees of true east -west, then there would be 65% compliance.
The applicant has submitted a variance request for relief from the
strict requirement of 65% orientation compliance. The applicant's
request is attached. In summary, the request states:
The alignment of Caribou Drive is established by the existing
right-of-way across Horsetooth Road. Also, the west property line
is a fixed boundary. Between these two points, there is
approximately 225 feet of width. This relatively narrow width
creates a north -south rectangle. An analysis of providing solar
oriented lots within this rectangle revealed the necessity to build
a series of short, east -west cul-de-sacs which would result in
large asphalt areas and numerous curb cuts along the eight foot
wide bicycle/pedestrian path. It has become apparent that a better
design would be to minimize unnecessary cul-de-sacs, and minimize
excessive curb cuts along the path.
According to the Solar Orientation Ordinance:
"When permitted, the Planning and Zoning Board may authorize
variances under this Article upon its finding that the following
requirements have been satisfied:
11(1) That by reason of exceptional topographical, soil, or
other subsurface conditions or other conditions peculiar to the
site, hardship would be caused to a subdivider by the strict
application of any provision of the Article."
11(2) That by reason of exceptional conditions or difficulties
with regard to solar orientation or access, hardship would be
caused to a subdivider by the strict application of any provision
of this Article."
11(3) The applicant demonstrates that the plan as submitted is
equal to or better than such plan incorporating the provision for
which a variance is requested."
Staff finds the variance is justified. Under requirement #2, the
established alignment of Caribou Drive, and its relationship to the
fixed western boundary, creates an access difficulty that causes a
hardship in the ability to plat lots within 30 degrees of a true
east -west line.
Under requirement #3, Staff finds that the plan contains features
that cause it to be equal to or better than a plan that forces the
Stone Ridge PUD, 1st Filing - Preliminary P.U.D., #21-92C
June 22, 1992 P & Z Meeting
Page 6
platting of lots within 30 degrees of an east -west line within an
area defined in a relatively narrow east -west width. By minimizing
unnecessary streets, and cul-de-sacs, the plan promotes the
objectives of Stormwater Utility in minimizing paved areas. By
reducing the number of curb cuts along the detached
bicycle/pedestrian path, the plan promotes the objectives of the
Transportation Department (and the Land Use Policies Plan) in
providing safe, efficient, paths that promote alternative forms of
transportation. Finally, the greenbelt along Caribou provides an
aesthetic transition from patio homes to single family homes, and
creates an attractive streetscape for public benefit.
In order to promote the intent of the Solar Orientation Ordinance,
Staff recommends the following condition:
At the time of Final, for only eight lots necessary to achieve
65% compliance, the applicant shall provide additional techniques
to accomplish the intent of the Solar Orientation Ordinance. Such
techniques may include, but are not limited to, maximizing glazing
on the southern exposure, placing the garage on the north side of
the structure, or siting the structure on the lot so that the home
itself is within 30 degrees of a true east -west line. Such
techniques shall be demonstrated on the Final P.U.D.
6. Transportation:
The P.U.D. is served by extensions of Caribou and Kingsley Drives.
It will be recalled that Kingsley is the collector street designed
to serve English Ranch, Spring Creek Farms, and, potentially, a
City neighborhood park on the east side of Linton Elementary
School. Because of the projected low volumes of traffic, Caribou
and Kingsley will be classified as local streets within Stone Ridge
P.U.D.
As shown on the Stone Ridge O.D.P., a local street will connect to
the northwest to provide vehicular access to Pine Cone O.D.P. This
street is planned to tie into the City neighborhood park adjacent
to the new F.C.H.S. athletic fields.
A unique feature of Stone Ridge P.U.D. is the eight foot wide,
detached, bicycle/pedestrian path that begins at Horsetooth/Caribou
intersection and travels north. It is planned to parallel the
local street connection into Pine Cone O.D.P. The purpose of this
path is to prioritize non -vehicular access so that bicycles and
pedestrians do not have to compete for space on the local streets.
The function is to provide an attractive access from Fox Meadows,
Sunstone Village, English Ranch to the new F.C.H.S. and the City
Stone Ridge PUD, 1st Filing - Preliminary P.U.D., #21-92C
June 22, 1992 P & Z Meeting
Page 7
neighborhood park. This path begins to implement the objectives of
prioritizing bicycle/pedestrian transportation networks versus
reliance on streets and automobiles.
The traffic impacts have been evaluated by the Transportation
Department and can be mitigated by the proposed improvements within
the P.U.D. and along the arterial street.
RECOMMENDATION:
Three actions are required in order to approve Stone Ridge
Preliminary P.U.D.:
1. variance to Absolute Criterion Regarding Minimum Density
Staff recommends that a variance be granted allowing relief from
the absolute requirement that the average density, on a gross
acreage basis, be a minimum of three dwelling units per acre. As
justification, Staff finds that the P.U.D. contains generous
setbacks from the arterial for noise mitigation, internal greenbelt
areas for circulation, entry features, streetscaping along
Horsetooth and Caribou, and an eight foot wide bicycle/pedestrian
path. These features combine to remove available land area thus
affecting gross density. Staff finds that the P.U.D. demonstrates
a plan that is equal to or better than a plan that could have been
platted at a minimum of three dwelling units per acre.
2. variance to the Requirements for Solar Orientation
Staff recommends granting a variance from the strict requirement
that 65% of the lots be oriented to within 30 degrees of a true
east -west line. The granting of the variance is based on:
A. Because of exceptional and practical difficulties with regard
to access (the pre -determined alignment of Caribou Drive and
its spatial relationship to the west property line) hardship
would be caused to the subdivider by the strict application of
the Solar Ordinance.
B. Because of the incorporation of design features that meet
other City policies and objectives, the plan is equal to or
better than a plan that would have met the 65% requirement.
3. Approval
Staff finds the request for Preliminary P.U.D. for Stone Ridge
First Filing is in conformance with the Stone Ridge Overall
Development Plan. The proposed density is justified by a score of
Stone Ridge PUD, 1st Filing - Preliminary P.U.D., #21-92C
June 22, 1992 P & Z Meeting
Page 8
75% on the Residential Uses Point Chart and the All Development
Criteria of the L.D.G.S. Staff, therefore, recommends approval of
Stone Ridge Preliminary P.U.D., First Filing, #21-92C, subject to
the following condition:
At the time of Final, for only eight lots necessary to reach
65% compliance, the applicant shall provide additional techniques
to accomplish the intent of the Solar Orientation Ordinance. Such
techniques may include, but are not limited to, maximizing glazing
on the southern exposure, placing garages on the north side of the
structure, or sighting the structure on the lot so that the house
itself is within 30 degrees of a true east -west line. Such
techniques shall be demonstrated on the Final P.U.D.
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Preliminary Plan
NUMBER: 2 I -92C