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Home My WebLink AboutSTONERIDGE PUD, SECOND FILING PRELIMINARY AND FINAL - 21 92E - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVEST H E K A P L A N I N C O R P O R A T E D Ted Shepherd, Project Planner Planning Department City of Fort Collins 281 North College Avenue Fort Collins, CO 80522-0580 RE: Stone Ridge P.U.D. Second Filing Dear Ted: C O M P A N Y The Second Filing of the Stone Ridge P.U.D. is herein being submitted for combined Preliminary and Final Plan review at the April meeting of the Planning and Zoning Board. This 16.96 acre filing consists of 43 single-family lots bordered by greenbelt, is located directly north of the First Filing, and is within the "Parcel C" single-family area of the Stone Ridge P.U.D. Overall Development Plan. The density in "Parcel C" is approved as 2.7 d.u. per acre; the actual density of the Second Filing is 2.53 d.u. per acre. Justifications for Less Than 3 D.U. Per Acre 1. The approved Overall Development Plan for the Stone Ridge P.U.D. shows the area of the Second Filing as 2.7 d.u. per acre, while the actual density of the Second Filing is 2.53 d.u. per acre. In light of the relatively small acreage of this Second Filing, this is an actual difference between what is indicated on the ODP and what is presented of only two (2) dwelling units. 2. The approved 92 acre ODP contains a density exceeding 3 d.u. per acre. This is derived from mixed residential uses which include patio homes in "Parcel B" as part of the First Filing, patio homes in "Parcel D," and townhomes in "Parcel E" at the northwest corner of Horsetooth Road and County Road 9. Accompanying this submission of the Second Filing is a revision to the Overall Development Plan which preserves an overall density in excess of 3 d.u. per acre but accomplishes the following: a. Increases "Parcel E" from approximately 11.0 acres to 12.0 acres and changes the land use designation from townhomes to apartment/townhomes, still at 8 d.u. per acre. 1060 Sailors Reef Fort Collins, Colorado 80525 a 303/226-6819 Ted Shepherd Page Two b. Relocates "Parcel F", the Recreation Complex, from the east half of the ODP to a more central location, and C. Changes "Parcel D" as a patio home area at 4.0 d.u. per acre to a lower density, detached single-family area overlooking the pond. 3. The 2.53 d.u. per acre density in the 16.96 acre Second Filing is not due to a larger lot, more rural land use configuration, but rather typical urban lot sizes of 9,000 to 10,000 sq. ft., but bordered by greenbelt. This provides an urban lot size option to the standard, single-family subdivision while assuring land use compatibility with standard subdivisions in terms of residential use and lot sizes. There are three cul-de-sac streets in the Second Filing named Jadestone Court, Jewelstone Court and Rosestone Court. These are engineered as 28 feet wide streets. Consulting Traffic Engineer, Matthew J. Delich has prepared a detailed variance request to the Fort Collins Design Criteria and Standards for Streets, justifying the appropriateness of a 28 feet width for these particular streets. Second Filing Planning Objectives The Second Filing 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 Second Filing contributes to achieving the following approximate policies: 1. Alternative transportation modes vis-a-vis the 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. Consistent with the ODP which has an urban density of approximately 3.25 units/acre for the 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). Ted Shepherd Page Three 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 First Filing, and to Dakota Ridge to the west. 8. Existence of City provided services and facilities has served as a tool in directing development interest to this property (Policy 29). 9. Inclusive of attractively developed green areas to provide a balanced and pleasing cityscape (Policy 43f). 10. Minimizes the use of automobiles 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. Greenbelts used to provide transitions and to enhance mixture of land uses within project (Policy 74). 13. Mix of housing densities provided in ODP (Policy 75). 14. Does not undermine phasing plan of the urban growth area but promotes it (Policy 77). 15. As a lower density residential project, the Second Filing 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 Second Filing, 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, single-family project within a mixed residential ODP. 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. Greenbelts 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. Ted Shepherd Page Four Second Filing Phasing Plan The Second Filing of Stone Ridge is presented as three (3) phases. The first phase consists of the six (6) lots on the Rosestone Court cul-de-sac plus the four (4) lots facing Fieldstone Drive. The first phase is expected to begin during the Summer of 1993. The twenty (20) lots along the Jewelstone Court cul-de-sac constitute the second phase. The third phase consists of the eight (8) lots in the Jadestone Court cul-de-sac plus the five (5) lots on the east side of Graystone Drive extended north. The second and third phases of the Second Filing should commence in the Fall of 1993. Changes to First Filing The site design and engineering for the Second Filing of Stone Ridge require minor engineering changes to the First Filing. These include revisions to the three local street locations on the north side of Fieldstone Drive and adding water and sewer stubs for the four (4) lots now shown as taking access from Fieldstone Drive. RBD Engineering Consultants will prepare the appropriate revisions as administrative changes. As with the First Filing for the Stone Ridge P.U.D., the project engineer is RBD Engineering Consultants and the project architect/planner is Vaught/ Frye. Should you require additional information, please contact me directly. On behalf of the design team, we appreciate your assistance in coordinating the City's review of this project. Yours very truly, 0_ /e Lester M. Kapla LMK/vv