The URL can be used to link to this page

Home My WebLink AboutSTONERIDGE PUD, FIRST FILING FINAL - 21-92D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 9 MEETING DATE 7/27/92 6 g STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Stone Ridge, First Filing, Final P.U.D., #21-92D 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 Final 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: The Final P.U.D. complies with the approved Overall Development Plan and is in substantial conformance with the approved Preliminary P.U.D. A variance from the strict requirement that 65% of all lots be oriented to within 30 degrees of a true east - west line was granted at Preliminary. The eight foot -wide bicycle path, internal greenbelt areas, entry features, and fence guidelines are positive design features that enhance the P.U.D. The request for a variance from the standards required for a local street within the Patio Home area has been reviewed and approved to allow a 28 foot -wide street. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) "1-6750 PLANNING DEPARTMENT i FRONT ELEVATION SIDE ELEVATION THE VILLA 2 STORY FRONT ELEVATION SIDE ELEVATION THE RANCH 1 STORY FRONT ELEVATION SIDE ELEVATION THE MANOR 2 STORY ... ....... .. . . d9P€AI PWAAAA pgrmj-4 Igo i'�#s F- ff 2000 st9WAIL TrII i Q s ct� `xONT OF>AZt: 64e A PitATL i c�Mir 'Z000 3, fTO.VfRlOLE/._!yO,rfE7oofN GREfNBf� KJLi: AM vw N: �'� �,eMAotGLO Goit/9T GD. Z,1/GS;; MAW WO Numb 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 R "Townhomes and Recreation", Stone Ridge O.D.P.) W: R-P; Vacant (Pine Cone O.D.P., Dakota Ridge Final P.U.D.) Stone Ridge P.U.D. is part of the Webster Farm Second Annexation approved by the Planning and Zoning Board on April 27, 1992. The Stone Ridge O.D.P., and Preliminary P.U.D., First Filing were approved on June 29, 1992. The second reading by City Council of the Webster Farm Second Annexation was approved by City Council on July 7, 1992. This passage resolves the condition of approval of both the Stone Ridge Overall Development Plan and the Preliminary P.U.D. 2. Land Use: The Stone Ridge O.D.P. designates the area of the Final P.U.D as "Single Family" and "Patio Homes". The Final P.U.D. consists of 42 single family lots and 26 patio home lots. The request, therefore, complies with the approved O.D.P. During the consideration of the Preliminary P.U.D., the project was evaluated by the criteria of the Residential Uses Point Chart of the L.D.G.S. The project scored 75%. Points were awarded for proximity to an approved neighborhood shopping center, City neighborhood park, major employment center, and for contiguity to existing urban development. The request for 68 single family lots on 23.08 acres results in a gross density of less than three dwelling units per acre. At the June 29, 1992 Planning and Zoning Board hearing, the Board granted a variance from this strict requirement due to the large amount of land dedicated for arterial street right-of-way and internal greenbelt areas. 3. Design: A. 42 Single Family Lots The 42 single family lots are served internally by a greenbelt area that provides visual separation between rear yards. The greenbelt area also continues along the entire frontage of Horsetooth Road creating an attractive streetscape with landscape materials. Stone Ridge, First Filing, Final P.U.D., #21-92D July 27, 1992 P & Z Meeting Page 3 B. 26 Patio Home Lots The 26 patio home lots are smaller and narrower than the traditional single family lots. With one entry and no through traffic, this area will have a distinctly different "look and feel" than the lots east of Fieldstone Drive. This mix of housing types creates a potential to provide a variety of housing opportunities resulting in greater diversity. C. Eight -Foot Bicycle/Pedestrian Path A detached eight -foot wide bicycle/pedestrian path will parallel Fieldstone Drive beginning at Horsetooth Road and continuing north into Dakota Ridge P.U.D. Within the patio home area, (three)(?) sidewalk connections lead directly to this bicycle/pedestrian amenity. Street trees are planted between the path and the street creating a safe, attractive separation from vehicles. D. Fencing There are three separate fenced areas within Stone Ridge P.U.D. First, along Horsetooth Road, the perimeter greenbelt fence will be pulled back away from the right-of-way creating additional open space along the arterial. This fence will be solid wood, with a maximum post height of six feet. Pickets will be arched but not exceed six feet in height. A top rail will define the upper limit of the fence. Second, individual lot owners will be allowed to choose between five foot high panel fence or a 3.5 feet high barrier fence. Both of these fences have the option of being open panel or solid panel for privacy. The individual lot owner may not deviate from these height of panel options. Third, the common perimeter fence on the west property line will be a joint effort with the Dakota Ridge, First Filing, Final P.U.D. This fence will establish the common boundary between the two contiguous projects and prevent the possibility of uncontrolled and unmatched fences along the shared property line. Since this property line will separate two distinct housing types, a common fence is a critical element to promote a finished, uniform boundary feature between the two projects. E. Entry Features At the intersection of Fieldstone and Horsetooth, the entry features include two ponds, signage, and landscaping to buffer the adjacent lots. A landscaped median in Fieldstone, maintained by Stone Ridge, First Filing, Final P.U.D., #21-92D July 27, 1992 P & Z Meeting Page 4 the homeowner's association will also contribute to the sense of entry and add character to the neighborhood. 4. Neighborhood Compatibility: As a residential P.U.D., Stone Ridge is compatible with existing and proposed surrounding development. Therefore, no neighborhood information meeting was held. 5. Transportation: There will be no direct vehicular access allowed onto Horsetooth Road. All internal streets are classified as local streets. A local street connection is planned to access Dakota Ridge P.U.D. paralleled by the eight -foot wide bike path. 6. Variance Request for 28 Foot -Wide Street in Patio Home Area: At the June 29, 1992 Planning and Zoning Board Hearing, the applicant requested a variance to allow a 28 foot wide street to serve the Patio Home area. The Board did not take action on the variance request at the Preliminary stage and deferred action to the Final stage. The purpose of this deferment was to allow time for the applicant and Staff to work on design issues and also to allow time for Staff to prepare background information for the Planning and Zoning Board. The applicant has requested the following design: A. 28 foot -wide street on a 46 foot -wide right-of-way versus the standard 36 foot -wide street on a 54 foot -wide right-of-way. According to the City of Fort Collins Design Criteria and Standards for Streets- "28 - foot wide public streets may be used in the City of Fort Collins provided they are used in a Planned Unit Development and meet the following criteria: a. Be a loop street or cul-de-sac which connects with only one public street. b. Have less than 750 ADT (average daily trips). C. Are not accessed from an arterial street. Stone Ridge, First Filing, Final P.U.D., #21-92D July 27, 1992 P & Z Meeting Page 5 d. Are not used in a single family area where single family homes face each other across the street. e. One side shall be signed "No Parking" on standard City signs." The Planning and Zoning Board is empowered to grant variances to the provisions of this section under the following circumstances: 1. 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, or 2. The strict application of any provision would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the owner of such property, provided that the variance may be granted without substantial detriment to the public good and without substantially impairing the purpose of this section. The applicant has submitted written justification for the variance request. This narrative and exhibit are attached. In summary, the applicant has stated: a. The 26 single family homes will generate between 208 and 260 ADT (average daily trips). b. The street is a cul-de-sac which connects to only one public street. C. The street does not have access to an arterial street. d. One side of the street will be signed "No Parking" e. The street is single loaded with the exception of Lots 10, 11, and 12 which are directly across from Lots 24, 25, and 26. The driveway locations are indicated on the Final Utility Plan and are purposely placed so that parked cars cannot park directly across from each other. This prevents the blockage of unobstructed travel lanes for fire equipment. The driveway restrictions have been reviewed and approved by the Poudre Fire Authority. Staff recommends approval of the variance request to allow a 28 foot -wide local street to serve the Patio Home area. Staff finds that the variance request is appropriate for the scale and character of the Patio Home area. The low volume of average Stone Ridge, First Filing, Final P.U.D., 421-92D July 27, 1992 P & Z Meeting Page 6 daily trips justifies the reduced street width. The driveway restrictions will retain unobstructed access for fire equipment. RECOMMENDATION: Staff finds that the request for Stone Ridge, First Filing, Final P.U.D., is in substantial conformance with the Preliminary. The request satisfies the criteria of the All Development Chart and the Residential Uses Point Chart of the L.D.G.S. Staff recommends the request for a variance from the local street standard be approved for the 28 foot street width based on the driveway location restrictions on Lots 10, 11, 12, and 24, 25, 26, and the low volume of anticipated vehicular trips. Staff, therefore, recommends approval of Stone Ridge, First Filing, Final P.U.D., #21-92D, subject to the following condition: 1. The development agreement, final utility plans, and final P.U.D. plans be executed by the developer prior to the second monthly meeting (September 28, 1992) of the Planning and Zoning Board following the meeting at which this P.U.D. Final Plan is approved. •l01WIN IDiel:m1I19 •+zz __ __ ___ PLANPM ANDZO1N0 �ER' aM1M1' f - f - f - -1 BOARD APPROVAL OWB 061TF10ATKJN OWNERS BKBIATURE 1 IQACi 4 1 mew: m vim•• MONO= eb.s�iow ��z.�•i��s 6.:vAeZn'."Y�.m37 I y, I I I I — I� r Ia II I - /10 1O IVI1a�11Y 11 \\ I i I I I �— • I -- - _____- x` -----awl._ - Ea VICBM MAP I LMO UM BREAKDOWN MOCK q .I � ram— \ Ix % b, uwa. r.� Pli 1\ 1 •1 NnR wr ., `\ 1A I ®\ _J . _ ----- VFRGHT .. 1R TA�. I J re vi II m.wx. v�we ' i I.o. J 1� STONE RIDGE P.U.D. 1 ems. — -- --- - I -- FORT GOLL118 COLOf1A00 — — — NORSETOOTH ROAD— — —_ — — g I I I I I l I I ATA MYF •Ptt ••• NyM1 � - l l r~ L alter i.x�.r♦swYuraars e.�rrw LP / \ 1 ___ Awru µlY.6 oa r.Ynil•+. :+arfw+Y raYrr+�m'rPreb`�aNraarPW�... v e� _ le " i m i warr.Yru...T�a....rer+rr...�.,. n`^iY��rY�.er..�r r�..�a..ar�. "••YRexa I I I r t n • ' li i i `••"a i sw rriuYYY�t a urxa. ____J J _ .. rra�.mrrruLa Yaxawaurtwuur]rr ` • sx�'r v ma. meumrymm. �wY�.YYa.r.es]. Weednrrmr .� � �.r.>o+t b.YP.Yr rYa � Y.Pm 14 ,crsN 4�cu�r Lars a rw tir�r bf WG rGYLS LNf/IW. rar•Y.Yrowar�...lr nL.rsr..r e.r.Y L •'r �'r ra.mf I j I• � ]2 1 1 I _ 1. I I I . Yrs�YaurabGrsys.�e�.a..Y.m. • `' �a a 3] S I t rrr.arYYP.tl.�r.rµl.Rex. r t3 • t n rt ' � 6V. / � � •r YPrnlrly Ya•9]mmCwµPas.tlaeuW I I � y i � ugY.�Y.bYIYM. N..�a•s�e,.•�mY I I I I I IP"-NII / .• _ xpa S]rlY1RW�0r].61m �x Y ___ , ___ ____• I I ..� g°.. \ ` � bYn� .•asYnYt.Ys M.Ya.YaYYhb it • I ,nr� _� •_-_ � � �Y rre�/r..r,Ye�Ym.rr.�aepr roue � \ ruxram ev- I I I �� - __JI i 9 -____ — [ev mwueeutl[ malalw Kure a� Waxmm r r 1 I i I ♦ r ` 21 1 I I I s i II • ' JI I ♦ s aM �� ____ ��' J ll I1 at `, vrc '- -' � 1 t1 MYE nur R n.rs.. rL.Pur Ix r. a I , , ] I , % 'I`` I I] `♦ — "(�� v _____ i � w VOrrrs r.oaYr_ rr n �i r I' , i� n I I r I♦ ` i, s r r n i I I IC ♦ ( r ], - � r anaaY'rr.r xw xa. r� r I I �� N lC Timfs J ISWIaI. Tma v L___ _ ______`1 \`J I I .I I 1 _- 1 \ 'I 1 - ` '/v\ I � ♦ I I I � i ii ii ♦ i� a I`� t \ \ \ t I II II �___._ ____ _J L_______J e___ [_\ `• n to 1 , I I iO.SY srpr ♦ I , t I _ _ r 1 ---- - -� FRYE ]e NAUGHT • w �I I ® i I \ way � ♦ � l I l i ' I r Ix .K II � II �l .. a r� Iwm.' u..ss tnn y♦'♦ w.a I ai - -- I I aKnn.[. STONE RIDGE P.U.D. .wu 2 0 1 I I v rtx y .,a Sig."•-n' SK L'uuaJ� _� WOBGePE _FOi1T COLLDIS COIOPAUO P1'� w s 11 aev 0— —Hanseroorn rmw--------- --- 21 I i