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Home My WebLink AboutSTONERIDGE PUD, FOURTH FILING, PHASE II FINAL - 21 92K - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 7 MEETING DATE 5/20/96 STAFF Ted Shepard PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Stone Ridge P.U.D., Fourth Filing, Phase Two, Final, #21-92K 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 50 duplex units on 9.4 acres located north of Horsetooth Road between County Road #9 and Swanstone Drive. The parcel is zoned R-L-P, Low Density Planned Residential, with P.U.D. condition. RECOMMENDATION EXECUTIVE SUMMARY: Approval with Condition The Final P.U.D. is in substantial conformance with the Preliminary. The All Development Criteria of the L.D.G.S. continue to be satisfied. The duplexes are compatible with the surrounding neighborhood. The design is consistent with previous filings within Stone Ridge P.U.D. The project is feasible from a transportation standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT ,48 46 47 -T\ 49 1 � 1 Vim. ~') [ �`• `\ / i ^\�\ �-: .^ Hutt r \\% �` `._ - J < / 12•..,.., i \.13. to 58 Is 23 25 i 20 � / ram` � 11 � �� ••T_ 17 1829+ ' i �� // i i� /^� i/r i v\.` /� / 16 /i /r•� 7 /^ \ r_ /^`� 17 /i • i i / i 14 31 �... �.� lW�1 �J�ai;�i 8� / :� i/ : Hum• �` � /..... �// "" i/ �`�%% S vlcxrrr •uP R-400 O AM ZONM MOD APMMAL LAND USE 9 — --- auwa 'ONE RIDGE P.U.D. IURTH FILING AP�000✓Eo, /'1Ay� /99y Stoneridge 4th Filing, Phase II - Final P.U.D., #21-92K May 20, 1996 P & Z Meeting Page 2 COMMENTS: Background: The surrounding zoning and land uses are as follows: N: R-L-P; Single Family (Stone Ridge 4th Filing, Phase One) S: R-L-P; Duplexes (Stone Ridge 4th Filing, Phase One) E: FA-1; Vacant (County) W: R-L-P; Single Family (Stone Ridge 3rd 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 approved thus far: Stone Ridge O.D.P. July - 1992 Stone Ridge Filing One July - 1992 Stone Ridge Amended O.D.P. April - 1993 Stone Ridge Filing Two April - 1993 Stone Ridge Filing Three April - 1994 Stone Ridge Fourth Prelim. P.U.D. May - 1994 Stone Ridge Filing Four, Phase One June - 1994 Stone Ridge Filing Four Minor Sub. Jan. - 1996 Phase Two of the Fourth Filing represents the last phase of Stone Ridge P.U.D. 2. Land Use: The Preliminary P.U.D. identified Phase Two of the Fourth Filing as 25 duplex lots for a total of 50 dwelling units. The Final P.U.D., therefore, is in exact conformance with the Preliminary. There were no conditions of preliminary approval. 3. Neighborhood Compatibility: Phase Two of the Fourth Filing is bordered by existing duplexes on the south and existing single family on the north, all part of Stone Ridge P.U.D. The proposed duplexes are of the same residential character as the surrounding area and are considered compatible with the proposed development. Stoneridge 4th Filing, Phase II - Final P.U.D., #21-92K May 20, 1996 P & Z Meeting Page 3 4. Design: The primary design objective is to create an interconnected greenbelt that is adjacent to all units. This is consistent with the entire Stone Ridge P.U.D. A bicycle/pedestrian path will connect Phase Two to both the north (Waterstone Court) and south (Horsetooth Road). 5. Solar Orientation: Of the 50 duplex lots, 37 are oriented to within 30 degrees of a true east -west line, or have 50 feet of unobstructed access along the southern lot line. This results in a compliance rate of 74% which exceeds the required minimum of 65%. 6. Transportation: Phase Two is served by a private access drive that will be platted as a public access easement. There is no direct access to County Road #9. Swanstone is an existing local street. All streets and intersections will continue to operate at acceptable levels of service. 7. Findings of Fact/Conclusions A. The Final P.U.D. is in substantial conformance with the Preliminary. B. The Final P.U.D. continues to satisfy the All Development Criteria of the L.D.G.S. C. The land use is compatible with the surrounding area. RECOMMENDATION: Staff recommends approval of Stone Ridge P.U.D., Fourth Filing, Phase Two, #21-92K, subject to 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 (July 22, 1996) of the Planning and Zoning Board following the meeting at which this planned Stoneridge 4th Filing, Phase II - Final P.U.D., #21-92K May 20, 1996 P & Z Meeting Page 4 unit development final plan was conditionally approved; or, if not so executed, that the developer or the City staff, at said subsequent 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 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. 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, as necessary, 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 3, of the City Code, the "final Decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a 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 "final decision" shall be counted from the date of the Board's decision resolving such dispute. 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