HomeMy WebLinkAboutSTONERIDGE PUD, THIRD FILING FINAL - 21 92G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 8
MEETING DATE 4/25/94
STAFF Kirsten Whetstone
PLANNING AND ZONING BOARD
-- J
STAFF REPORT
PROJECT: Stone Ridge P.U.D., Third Filing, Final,
#21-92G
APPLICANT: Kaplan Companies
c/o Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: Kaplan Companies
1060 Sailor's Reef
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for 58 single family lots on
22.3 acres. The P.U.D. also includes an .8 acre active
recreational area. The site is located north of Horsetooth Road
approximately one-half mile east of Timberline Road. The zoning is
R-L-P, Low Density Planned Residential.
RECOMMENDATION: Approval with condition
EXECUTIVE SUMMARY:
The request for a Final P.U.D. for the Third Filing is in
conformance with the approved Overall Development Plan and with the
approved Preliminary P.U.D. The P.U.D. satisfies applicable all
development criteria of the L.D.G.S. A variance from the absolute
requirement that the density be a minimum of three dwelling units
per acre, on a gross acreage basis, was approved with the
Preliminary PUD, as the overall density of the ODP exceeds 3.0
du/ac. The P.U.D. complies with the Solar Orientation Ordinance.
A variance to allow six cul-de-sacs to be built at a width of 28
feet, from curb to curb, was approved with the Preliminary P.U.D.
The project has been reviewed by the Transportation Department and
found acceptable. A condition regarding signing and execution of
the development agreement and final engineering documents is
recommended.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
STONE RIDGE P.U.D. FOURTH FILING
PLANNING OBJECTIVES
The Fourth Filing of the Stone Ridge P.,U.D. is bounded on the
east by County Road 9, the south by Horsetooth Road and the
north by the north property line bordering C.S.U.'s Rigden Farm.
The 22.34 gross developable acres represent the remaining,
unplatted portion of Stone Ridge. The development of this final
phase will complete the north side improvement of Horsetooth
Road and contribute to the improvement of County Road 9 and its
intersection with Horsetooth Road.
The developer has complied with all the land use, density and
access parameters as set forth in the April 26, 1993 amended
Stone Ridge P.U.D. Overall Development Plan. Accordingly, the
Fourth Filing consists of both medium density, paired housing
or duplex lots, approximately 6600.sq. ft. in size, at the
intersection of Horsetooth and C.R. 9 (Block 2) and also single-
family lots adjoining the detention pond at the northeast corner
of the property (Block 1). The densities for these mixed
residential uses are exactly as indicated on the ODP recently
approved by the Planning and Zoning Board.
As included in the ODP and approved by the Planning and Zoning
Board, the residential density characteristics of this final
filing will bring the overall density of the Stone Ridge P.U.D.
to a minimum of 3.0 d.u./acre. The 32 duplex lots and 20 single
family lots, totalling 84 dwelling units, themselves yield a
density of 3.76 d.u./acre and boost the overall density of the
Stone Ridge P.U.D..to the acceptable, overall 3.0 d.u./acre,
as shown in the following breakdown:
9
Filing One
Filing Two
Filing Three
Filing Four
N
Acres
22.4
17.0
22.3
22.3
84.0
N
Units
42
single
family
patio homes
43
single
family
58
single
family
20
single
family
64
paired
(duplex) homes
253 equals 3.0 d.u./acre
The characteristic design elements of Stone Ridge are repeated
in the Fourth Filing. Residential lots border a curvilinear
park of greenbelt linking together neighborhood components,
providing a greater sense of openness through common landscape
elements, and providing easy and enjoyable pedestrian access
to the centrally -located Recreation Area. The extensive
landscaping treatment and attractive fencing along Horsetooth
Road, already a hallmark of Stone Ridge, are continued in the
Fourth Filing. This landscaping along the Horsetooth Road
arterial will be further enhanced through the ponded entryway
from Horsetooth Road at Swanstone Drive.
The street system into the paired housing area is 28 ft. wide
and private, to be maintained by the Homeowner's Association.
Generous amounts of common parking acres are provided on -street
and within perpendicular and island parking bays. Greenbelts,
the detention pond, the Horsetooth/Swanstone entry feature and
other common elements are to be maintained by the Stone Ridge
Homeowner's Association.
Prepared by: The Kaplan Company, Inc.
Applicant
March, 1994
51-0 8106E POO
3--4 AL,I-,iC- a .21.92 Cr
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
•
CRITERION
Is the criterion
applicable?
Will the criterion
be satisfied?
.
If no, please explain
r
s
a 2, Z
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
✓
1.2 Comprehensive Plan
✓
✓
1.3 Wildlife Habitat
V
1.4 Mineral Deposit
✓
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Agricultural Importance
1.7 Energy Conservation
✓
✓
1.8 Air Quality✓
✓
1.9 Water Quality✓
1.10 Sewage and Wastes
✓
✓
A2. NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular, Pedestrian, Bike Transportation
`�
✓
2.2 Building Placement and Orientation
2.3 Natural Features
2.4 Vehicular Circulation and Parkin
✓
✓
2.5 Emergency Access
✓
✓
2.6 Pedestrian Circulation
✓
2.7 Architecture
V
2.8 Building Height and Views
✓
2.9 Shadin
✓
✓
2.10 Solar Access
✓
✓
2.11 Historic Resources
✓
2.12 Setbacks
2.13 Landscape
✓
V
2.14 Signs
V
2.15 Site Lighting✓
✓
2.16 Noise and Vibration
2.17 Glare or Heat
2.18 Hazardous Materials
✓
A3. ENGINEERING CRITERIA
3.1 Utility Capacity
✓
V
3.2 Design Standards
✓
3.3 Water Hazards
✓
3.4 Geologic Hazards
Checksheet
The following check sheet is to be used in the preparation of a complete submittal of a Final PUD
Plan:/ _
Y -- 1. Application form (1 copy).
2. Filing fee ($110.00) plus $10.00 per page of the subdivision plat.
215 3. Site plan (25 folded copies).
H-0 4. Landscape plan (16 folded copies).
✓ S. Final subdivision plat (21 folded copies).
6. Final utility plans (10 unfolded copies).
7. Final drainage report and plans and grading plans (4 copies).
8. Other documentation as determined by special circumstances.
9
L
4.16
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N:
R-P;
Vacant (Single
Family - Dakota Pines 2nd Filing)
S:
R-L-P;
Vacant (Single Family -
English Ranch Fourth
Filing)
E:
R-L-P;
Vacant (Single
Family - Stone
Ridge O.D.P.)
W:
R-L-P;
Single Family
(Stone Ridge
2nd Filing)
Stone Ridge
P.U.D. was originally part of
the Webster Farm which
was
annexed
and zoned into the
City in July
of 1992. The following
actions have been passed thus
far:
Stone Ridge
Stone Ridge
Stone Ridge
Stone Ridge
Stone Ridge
2. Land Use
O.D.P.:
Filing One
Amended O.D.P.
Filing Two
Filing Three-P
July - 1992
July - 1992
April - 1993
April - 1993
January-1994
The area of the Third Filing is described by portions of Parcels A,
C, and F on the amended O.D.P. (April 1993). Parcel A is
designated as "Single Family" with an anticipated density of 2.5
dwelling units per acre. Parcel C is also designated as "Single
Family" with an anticipated density of 2.7 dwelling units per acre.
Parcel F is designated as "Recreation Complex".
The primary justification for these low densities on certain
portions of the O.D.P. is that two other parcels carry more than
3.00 dwelling units per acre. Parcel is B is developing as
"courtyard" homes at 3.7 dwelling units per acre and Parcel E is a
future phase that anticipates patio homes or townhomes at 5.6
dwelling units per acre. The overall density for the O.D.P. is
expected to equal or exceed 3.00 dwelling units per acre.
The proposed land uses of low density single family and active
recreation, therefore, conform to the approved Overall Development
Plan.
At the time of preliminary approval the Planning and Zoning Board
approved a variance to the Residential Density Point chart based on
the following:
The density for the Third Filing is consistent with the O.D.P.
which was presented to the Planning and Zoning Board in April
of 1993. The O.D.P. was approved based on the overall
anticipated density of the 92 acre area supporting a density
that is greater than three dwelling units per acre.
Stoneridge P.U.D., Third Filing - Final, #21-92G
April 25, 1994 P & Z Meeting
Page 3
The final P.U.D. is in substantial conformance with the approved
preliminary. There were no conditions of preliminary approval.
3. Neighborhood Compatibility
As a single family residential P.U.D., Stone Ridge Phase Three is
similar to the adjacent developments (Stone Ridge Filing Two and
Dakota Ridge Filing Two). The project is considered compatible
with the surrounding area.
4. Design
A. Greenbelt Network
Like Stone Ridge Filings One and Two, the primary design objective
is to create a greenbelt network accessible to each lot. This
greenbelt system will be dedicated as a non -build area and under
the control of the homeowner's association. This internal
greenbelt meanders and is shaped irregularly. Along Horsetooth
Road, the greenbelt takes on the role of arterial streetscape.
B. Recreational Area
The Third Filing includes Tract F of the O.D.P. which is an .8 acre
parcel located along Kingsley Drive. The proposal includes a pool,
wading pool, and pool building. These amenities are being provided
at the option of the developer and are not a City requirement.
C. Path to Dakota Ridge
At the terminus of Cherrystone Court, an eight foot wide, concrete
bicycle/pedestrian path will be constructed to connect with similar
path being built along the south line of Dakota Ridge 2nd Filing.
This path will allow east -west travel and help connect the two
adjacent projects for bicyclists and pedestrians.
D. Entry Feature
The intersection of Horsetooth Road and Swanstone Drive will be
highlighted by landscaping, water feature and entry sign. This
feature will be maintained by the homeowner's association.
E. Fencing
Side and rear yard perimeter fencing is restricted to those heights
and types as specified on the P.U.D. This matches the fencing
specifications already approved for Filings One and Two.
Stoneridge P.U.D., Third Filing - Final, #21-92G
April 25, 1994 P & Z Meeting
Page 4
In summary, the design of Stone Ridge carries forward the greenbelt
network established in the previous filings. Other design features
result in Stone Ridge being a residential project that is
innovative in its attempt to establish a distinctive neighborhood
character.
5. Solar Orientation
Of the 58 lots, 39, or 67% are oriented to within 30 degrees of a
true east -west line, or have a side lot line facing south with a
non -build area for a distance of no less than 50 feet. Therefore,
the P.U.D. complies with the requirements of the Solar Orientation
ordinance.
6. Transportation
At the time of preliminary approval the P & Z Board granted a
variance request to allow Cherrystone Place, Cherrystone Court,
Pearlstone Place, Plumstone Place, Peachstone Place, and Limestone
Court to be constructed with 28 feet wide streets as measured from
flowline to flowline. The standard street width is 36 feet wide.
RECOMMENDATION:
In review of Stone Ridge P.U.D., Third Filing, Final, Staff finds
the following facts to be true:
A. The request satisfies the All Development Criteria of the
L.D.G.S.
B. The Final P.U.D. is in conformance with the approved Overall
Development Plan and the approved Preliminary P.U.D.
C. The land use is compatible with the surrounding area.
Therefore, Staff recommends approval of Stone Ridge P.U.D., Third
Filing, Final, #21-92G, with 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 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 (June 27, 1994) 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, at said subsequent
Stoneridge P.U.D., Third Filing - Final, #21-92G
April 25, 1994 P & Z Meeting
Page 5
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
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 if such
presentation is made at the next succeeding or second
succeeding monthly meeting of the Board. 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 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 31 of the City Code, the "final decisionew
of the Board shall be deemed to have been made at the time of
this conditional approval; however, in the event that the
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 11final
decisionou shall be counted from the date of the Board's
decision resolving such dispute.
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ITEM:
STONE RIDGE P U D
3rd Filing - Final
North
NUMBER: 21-92G
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THIRD FILING
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lz t D RUNG THIRD FILING
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SCHOOL PROJECTIONS ,
PROPOSAL: STONERIDGE PUD, 3rd Filing - Final
DESCRIPTION: 58 single family units on 22.3 acres
DENSITY: 2.6 du/acre
General Population
58 (units) x 3.5 (persons/unit) = 203
School Age Population
Elementary - 58 (units) x .450 (pupils/unit) = 26.1
Junior High - 58 (units) x .210 (pupils/unit) = 12.18
Senior High - 58 (units) x .185 (pupils/unit) = 10.73
Design
Affected Schools Capacity Enrollment
Shepardson Elementary 568 561
Boltz Junior High 900 1015
Fort Collins Senior High 1300 1418