HomeMy WebLinkAboutDAKOTA RIDGE PUD FIRST FILING PRELIMINARY - 60 91D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSA,
ITEM NO. 19
MEETING DATE 6/22/92
of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Dakota Ridge P.U.D., First Filing, Preliminary -
#60-91D
APPLICANT: CDL Partnership
c/o Parsons and Associates
432 Link Lane Plaza
Fort Collins, CO. 80524
OWNER: Timberline Partnership
1600 Specht Point Road
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for Preliminary P.U.D. for 66 single family lots
on 24.56 acres. The site is located within the Pine Cone Overall
Development Plan, north of Horsetooth Road, approximately 1/4 mile
east of Timberline Road. The zoning is RP, Planned Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The request for Preliminary P.U.D. for Dakota Ridge, First Filing
conforms to the Pine Cone O.D.P. Tract A is 4.81 acres and is
shown as a future development area only. The project scores 75% on
the Residential Uses Point Chart and satisfies the All Development
criteria of the L.D.G.S. The single family land use is compatible
with the surrounding area. Dakota Ridge Drive is classified as a
local street. A variance from the strict requirements of the Solar
Orientation Ordinance is recommended based on peculiar
topographical and access conditions which would cause a hardship to
the developer. A condition of approval is recommended in order to
promote the intent of the Solar Orientation Ordinance. The
transportation impacts are within the estimates established by the
traffic analysis for the Pine Cone O.D.P.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-0750
PLANNING DEPARTMENT
PINECONE P.U.D. FIRST FILING
STATEMENT OF PLANNING OBJECTIVES
MAY 4, 1992
INTRODUCTION
The Pinecone P.U.D. First Filing is a proposed residential development within the
recently approved Pinecone Overall Development Plan (ODP). This 25 acre parcel is the first
single family residential area presented to the City of Fort Collins within the ODP. The 66
single family lots are planned to be consistent with the goals and objectives of the Pinecone
ODP and to be consistent with adopted City policies.
The parcel is located within Planning Areas F, G, & H of the Pinecone ODP approved
in April of 1992. This area is bounded by the proposed Fort Collins High School site on the
west, Horsetooth Road and the existing Fox Meadows Subdivision on the south, the proposed
Webster Farm Residential Development on the east and additional proposed Pinecone single
family development on the north.
GOALS
City of Fort Collins planning goals and objectives met by the development of this single
family project are as follows:
1. The creation of a successful single family neighborhood compatible with
the surrounding development and the approved ODP.
2. The provision for logical transitions between the proposed residential
neighborhoods and the existing adjacent developments.
3. The efficient utilization of existing infrastructure including
streets, sewer, water, irrigation, drainage, gas, electrical, and telephone utilities.
May 4; 1992
Page 2 of 3
Pinecone P.U.D. First Filing
Statement of Planning Objectives
4. The creation of a site orientation which promotes opportunities for
energy efficiency.
5. The provision of a system of bike and pedestrian paths that fit within
the overall circulation system.
OWNERSHIP OF PUBLIC AND PRIVATE OPEN SPACE
In addition to the 66 lots two separate tracts are proposed. Tract "A" is a 4.81 acre
parcel which will be developed by the owner in the future as cluster housing. Tract "B" is a
0.13 acre parcel which will be dedicated to the City of Fort Collins for utilities and a bike trail.
It is intended that the City of Fort Collins maintain this area as part of the overall trail system.
DESCRIPTION OF DESIGN RATIONALE
The creation of five cul-de-sacs with ten to fifteen lots each allows for the
development of private areas and larger unique lots. This layout provides for an average lot
size of 9,563 square feet creating building sites that will accommodate a variety of housing
opportunities. The east -west direction of four cul-de-sacs allows for access to the westerly
open space created by the school campus including landscaped athletic fields, detention ponds
and miscellaneous park and open areas. This street alignment results in 65% of the lots
having a north -south orientation which insures conformance with the recently adopted City
of Fort Collins Solar Orientation Ordinance.
The main access road through the site provides a direct link with Horsetooth Road's
major transportation and utility facilities. A narrower street section with detached sidewalks
and trees will help control traffic speeds and provide an aesthetically pleasing amenity to
May 4; 199,2
Page3of3
Pinecone P.U.D. First Filing
Statement of Planning Objectives
the area. Houses facing this roadway have views of landscaped areas to the west and the
detached walks and narrower roadways will create an attractive streetscape.
Bike and Pedestrian Trails as proposed in the Pinecone ODP are provided as part of this
project. These trails will provide an important link between the commercial area, school and
park proposed in the immediate vicinity.
VARIANCES
A variance from the 150 foot depth required of lots adjacent to arterials will be needed.
This variance will be required for lots 5, 6 and 7. These lots have depths of 140 feet which
is the result of the cul-de-sac configuration dictated by the overall layout. This impact is
mitigated by fencing of the property line and landscaping between the lots and Horsetooth
Road.
A variance will also be needed for street widths throughout the P.U.D. The main
entrance road has been reduced from a proposed collector section of a 50 foot width in a 68
foot right-of-way to a 36 foot width in a 54 foot right-of-way. This reduction is requested to
help mitigate the "racetrack effect" created by full size collectors and to create a pleasing
streetscape. Local streets have been reduced from 36 feet to 32 feet in width within a 54
foot wide right-of-way.
LAND USE CONFLICT MITIGATION
Pinecone P.U.D. First Filing follows the guideline and densities outlined by the approved
ODP. As such, land use conflicts within the ODP are minimal. Uses along the eastern and
southern edge of the ODP are also compatible with the low density single family development
proposed and will not require special mitigation.
TABLE 2
Trip Generation
Daily A.M.
Peak
P.M.
Peak
Land Use
Trips Trips
Trips
Trips
Trips
in
out
in
out
Parcel A
Neighborhood Retail
7430 122
53
305
316
Center - 100 KSF
Parcel B
High School - 1800
students 5250 655
355
112
169
Parcel C
Neighborhood Park. &_ _ _ _
20Q _ --
77
55
93
93
H.S. Athletic
Fields
Day Care - 100
students
700
63
- '56
62
67
Parcel D
-
C-store/gas & retail
- 6KSF
3000
85
80
95
100
Multi -Family -
200 D.U.
1170
14
75
75
37
Parcel E
Business Services
- 4.3 Ac
2620
44
19
106
110
Parcel F
Single Family -
22 D.U.
220
5
12
14
8
Parcel G
Single Family -
60 D.U.
600
13
33
38
22
Parcel H
Single Family -
40 D.U.
400
8
22
25
15
Parcel J
Single Family -
30 D.U.
300
6
17
19
11
Parcel K
Single Family -
36 D.U.
360
8
20
23
13
Parcel L
Single Family -
22 D.U.
220
5
- 12
14
8
Parcel M
Single Family -
72 D.U.
720
15
40
45
27
Parcel N
Single Family -
85 D.U.
850
18
47
54
31
Parcel P
Single Family -
160 D.U.
1600
34
88
101
59
�/NEConlb I DAKoT�.Id)GE Pu.A„ �/RsT C'/t/N�P�EL/M/NARY
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
is the criterion 0001ccble?
Will the criterion
be satistlea7
If no, please explain
a
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
of
8. Design Standards
9. Emergency Access
10, Security Lighting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slobe Hazard
of
13. Significant Vegetation
14. Wildlife Habitat
15. Historical LondmorK
16. Mineral Deposit
17. Eco-Sensitive Areas
18. Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
20. Water Quality
21. Noise
22. Glare & Heat
23. Vibrations
24, Exterior Lighting
I
25. Sewages & Wastes
SITE DESIGN
26. Communrty Organization
✓
27. Site Organization
000,
28. Natural Features
29. Energy Conservation
o.-Ap, AA*q&%ffA"0ejGE
30.Shadows
31. Solar Access
✓
32. Privacy
voe
33. Open Space Arrangement
34, Building Height
35, Vehicular Movement
36. Vehicular Design
37. Parking
38. Active Recreational Areas
A/
39. Private Outdoor Areas
40. Pedestrian Convenience
Pool
41. Pedestrian Conflicts
42. Landscaping/Open Areas
43. Lanciscaping/Buildings
44. LanascactngiScreening
45. Public Access
00,
46. Signs
ACTIVITY: Residential Uses
DEFINITION:
H
All residential uses. Uses would include single family attached dwellings,
townhomes, duplexes, mobile homes, and multiple family dwellings; group
homes; boarding and rooming houses; fraternity and sorority houses; nursing
homes; public and private schools; public and non-profit quasi -public rec-
reational..uses. as a princi,pal.use; uses providing meeting places and places
for public assembly with incidental office space; and child care centers.
CRITERIA' Each of the following applicable criteria must be
answered "yes" and implemented within the develop-
ment plan.
Yes No
1. On a gross acreage basis, is the
average residential density in the
project at least three (3) dwelling
units per acre (calculated for
residential portion of the site only)? XX
2. DOES THE PROJECT EARN THE MINIMUM
PERCENTAGE POINTS AS CALCULATED ON
THE FOLLOWING "DENSITY CHART" FOR
THE PROPOSED DENSITY OF THE RESI-
DENTIAL PROJECT? THE REQUIRED EARNED
CREDIT FOR A RESIDENTIAL PROJECT XX
SHALL BE BASED ON THE FOLLOWING:
***30-40 PERCENTAGE POINTS = 3-4 DWELLING UNITS/ACRE;***
40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE;
50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE;
60-70 PERCENTAGE POINTS = 6-7 DWELLING UNITS/ACRE;
70-80 PERCENTAGE POINTS = 7-8 DWELLING UNITS/ACRE;
80-90 PERCENTAGE POINTS = 8-9 DWELLING UNITS/ACRE;
90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE;
100 OR MORE PERCENTAGE POINTS = 10 OR MORE DWELLING UNITS/ACRE.
-29-
DENSITY CHANT
Maximum
Ecrnec
Criterion
Credit
If All Dwelling Units Are Within:
Credit
a .
20°0 .
2MOfeet ofone. uvorpaora eaneronoomooasmobvigp«tter Pi necone ODP)
20
b
10%
650tn°torane.nnngnanvnroa
C
- 10%
d000 feet at on evsnng or aoorovearegrona smarting center.
d
0
20%
3500feetoranenmrtqIXfesalveorognporrtooaoorlccommrmncon, «commwvtyiocnlfy. (Plnecone DDP)
20
. W
a
10'a
1000 feefotascmameenrlg an tnereowrartsenrs of me comotusav eaut canon icr ct firm Slate ofCaoraao.
10
Qf
20010
700ofeet atamcaoremoroYmentcenter.(Public Service. PA & NEC
20
W
9
5%
10Cbfeefofaonto corecenter. Pi necone ODP
5
h
20 a,
To n Fort cat rn
I
20%
iM Cenrta &a4trs 0imfct
Aorolect wmw o0trr10ONisCOnnqufMlO Writing tXOan aet6lOOf1tenl. Crean mcy09 eamea M fotlow
0%—Fofcrolecsswrsosa orcoeMpounaom Ms 0 to 10%mnnguM.
10 to 15%—For sxaecRwnose,orocerNO°unaannps 10 to 20%ccnnguit .
j
30%
15 to 20%—ForaaeCnwnose IXooeMoo aary nas 20 to 30%conriwty.
20 to 25%—For aratectswnose OrOOCM00UnaOryr1at 30 to 40%COnnWtr.
25 to 30%—For oroleaswros oroc env bounaaN not 40 to 50 <conngwM.
0dcan ceaemontrrareamot mevoiecfwllre B qn•reMweaOenergyuseogeelmefmrougnme, coaKSlnonofanernpmeenergy
k
mlems or mr°ugn commtneaenerglconsanvnon meeswes oevorsomatrom+aryreeurrea Ov ON Coce.a5% bonus may ce eomee
'
for every 5% reptrcnon n energy tnfs.
I
Co:cu=e a 1%bonus for every 50 oaestnauaaa in me wolect.
m
Cciculote me oefcentage of me tc:of acres in me IXolecs mat are aevofeo to recreanon t use. enter V2 aft art aercentoge as a 00nuv
n me aoalcent cemrvrs to oreserwy oeirmnent owe eoen sooce matmeers me GtV s minimum catcLActe me mfcentage
n
of mvsooen space aaepge fomarotaaeveroomentoaeaga.enterrtv: Defcenfpga osa oorluu
n can of me iota eevelODmenr oumei e to ce scent onnegnaornooa orralc menvffocdlnes w cfn we not omfsr w teawree ovGNCepe.
O
enrer 2% ocims far every 5100 per c�ing t fmveaea
uoortof me rotalaeveroarimtotnaern ro cescenron negnoornooptoavnes arse semceswnlrn pre notomenvlse repweawGNCxe.
p
enter al%bonus far every 51CO rwr c.ening unit nveaea
IfacOmmrlrtrentn0etngribOe roCCVerOapSDeclhea OerCCNage of mBfOtOt numcef0l pwemnguMSlIX lawrnOomefamllies.elver mat
4
cefcenfogeascconmuofoart+cmulfrtat30%.
nacOmmrtnentn DB�ngg fnepBfOOPrtleODSDeCIfiep DBlCentOgB of metOfal ruYitoef OfawellYtg Wvrs lIX fypB'A-Ond ryp0-8•tgnOICODaep
Z
ndavng ns pehnea cyme Ciryaf Fort Cauns mlculafe Ir>e oonuz oz falows;
Or
iyce -A-- 5 fines 7Tyne A
M
l t
Type W —tA fines Tvoe B" unft
loiatYurs
In no toss Snit me cormema boN ate greater man30"d'
n me vte or colatcenf voae confarn on historic t"Ong or 0locem o cons nnov ce eamect for me fOlrowvvj
]% — For orewenrrgormmganng ormcie nnuencesfa.germrpnrt+entpl bnatue. oesmene economic asp=01 laaonl Oaverw form
S
Oresenpnat:
]% — Fofcsw mm�ewsmr.amwrubetnveeangwnnmecnarocrerofinewilaingorbloce.w ile°wlaingtaalunm
7`.s —far arOOC'nq OacOnve tse ct m9 pnlprng of D�Oce mptwtll l¢Op lomcOnnNlOnce. pfeseNVnOn OnOlmOlwementln°n
'
aDDfautaB rt+onner.
IfcW on°rat Olme,e tfe pars/u7mmemumotera tlycra6Ctu IXOt'l vn efgrounQwmtnmed iongorInaneiew oomng
1T fWe esanecc i t famCtYUTON srtUCNre.O Dais rtu]ypo eamepas folio i
t
0% — For otananq 75%IX more at m. caning in a smratsre.
0% —Fat IXOvpng 50-7d%Oftna ppfurtlg rnOStRCluO: -
3% — FOf Orw ng25-da%of"ccnrngmcsmKve.
U
rip COmmltmCN ROBlflg mope la Ofp�spe ODOfOvec L<mMfatlC fifO BYnngUltnlnlg Mrefrufa me awelhng UNR BnferOOOnUs of lO%.
TOTAL
75
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a.
x
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G
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Q
z
MEMORANDUM
10 To: Jeff Couch, Parsons and Associates
o From: Matt De l i ch
Date: June 3, 1992
Subject: Street cross section for north/south Road A in
Pinecone PUD (File: 9203MEM1)
This memorandum addresses the traffic concerns pertaining
to the north/south Road A in Pinecone PUD. This street
intersects with Horsetooth Road at a "T" intersection'. The
control at this intersection will be a stop sign on Road A:
Figure 6 of the "Pinecone PUD Site Access Study," April, 1992
shows the expected peak hour traffic at this intersection.
It is labelled intersection 8 on Figure 6, which is attached
to this memorandum. Also attached to this memorandum is
Figure 7 from the site access study, which shows the
recommended long range geometrics.
The expected peak hour traffic volumes are shown in
Figure 6 (AM - 255, PM - 295). A two lane cross section will
adequately handle this traffic. I recommend the striping at
the intersection provide for one northbound lane and two,
southbound lanes (a right -turn lane and a left -turn lane).
This intersection approach lane configuration should extend
to the north at least 100 feet or to a convenient transition
point (e.g. at an intersection). The general cross section
of Road A should have two travel lanes and two parking lanes.
z This can be accomplished in a 36-40 foot wide street. The
cc variation in width is determined by the width of the travel
zlanes (101, 11' or 12'). The parking lanes should be 8 feet
(D wide. Since there are detached bike paths proposed adjacent
Z
w to this street, it is recommended that bike lanes not be
provided in the street itself.
U
• The bike paths diverge from Road A to the east through
o Stone Ridge PUD and to the west toward the Fort Collins High
School south parking lot. Since Horsetooth/Road A is a "T"
o intersection, there is little need to take the bike lanes to
N the intersection itself. The diverging bike path provides a
a shorter route in a safer environment. Provision of additional
°C bike lanes on the street will be an unnecessary duplication.
LL I recommend that Road A be 36-40 feet wide with on -street
a parking. Off-street bike paths should provide for the bicycle
needs of the area residents.
4
N
V
W
Z
J
CA:
W
m
2
s
s
Z40/15ri 0
\—so/Is
IT) R-140
/I7,0 2
30/I20 -1 l
10/50—► I I
[5/10S —"k,
O�fi
s N -9 AM / PM rounded to nearest 5
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0
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—
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Ro^o A
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f7N0N
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1"/190
\20/�O
r—el 1150�
b3S1060
— 10/30
R5/1
�--515 1005
400/300-1
g60/1.80-0- 135/40
,s/rto--/
610/450—►
HORSETOOTH
¢,0/t6o - ►
b9S/54S —►
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LONG RANGE PEAK HOUR TRAFFIC Figure 6
l
N
v
At
IT
RECOMMENDED LONG RANGE GEOMETRICS Figure 7
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: R-P; Vacant ("Low Density Residential" Pine Cone O.D.P.)
S: R-L-P; Single Family (Fox Meadows Subdivision)
E: R-L-P; Vacant (Stone Ridge O.D.P.)
W: R-P; Vacant ("Low Density Residential" Pine Cone O.D.P.,
and New Fort Collins High School)
This P.U.D. is part of larger parcel of land that was annexed into
the City as the Timberline Second Annexation in 1979. It was
originally zoned R-P with the P.U.D. condition. This P.U.D.
condition was lifted by a rezoning request in 1981. The site was
included in the Greenfield Village Master Plan which was in effect
from 1981 to 1992.
The Pine Cone O.D.P. was approved on April 27, 1992 and designated
the subject site as "Low Density Residential". Two projects have
been approved by the Planning and Zoning Board within (and around)
Pine Cone O.D.P.:
New Fort Collins High School - Site Plan Advisory Review
Pine Cone Apartments - Preliminary P.U.D.
2. Context Within the Section:
Dakota Ridge lies within a section that has been planned for Pine
Cone O.D.P. (170 acres), New Fort Collins High School (68 acres)
and Stone Ridge O.D.P. (92 acres). The remainder of the section is
owned by C.S.U. and the Johnson Farm. The development of this
section represents sequential growth on the urbanized eastern
fringe. This growth follows the path of the existing, or
designated, arterial streets. The designation of Timberline Road
as a major arterial street, and its planned crossing of the Poudre
River, represents a significant transportation element of the
City's Master Street Plan, and allows easy, community -wide access
to the section.
A City neighborhood park has been purchased slightly north of
Dakota Ridge served by the same street. This 15 acre park is
contiguous to approximately 30 acres of high school athletic
fields. The result is a large open space area that will buffer the
residential areas from the intensity of the high school. This open
space will also act as a "commons" and function as a recreational
and visual amenity for the surrounding area.
Dakota Ridge PUD, 1st Filing - Preliminary PUD, #60-91D
June 22, 1992 P & Z Meeting
Page 3
3. Land Use•
A. Overall Development Plan
Dakota Ridge is described by Parcel G and part of Parcel H on the
Pine Cone O.D.P. These parcels are designated as "Low Density
Residential". Since Dakota Ridge P.U.D. is a single family
residential project, it is in conformance with the O.D.P.
B. variable Criteria
Dakota Ridge proposes to divide 66 single family lots on 24.56
acres. Out of this total, 4.81 acres are dedicated as Tract A and
reserved for future "cluster" housing. Also, Tract B,.13 acre, is
dedicated as drainage channel. By subtracting these areas from the
total, the gross acreage is 19.62. This results in a gross density
of 3.36 dwelling units per acre, and satisfies the requirement that
residential density be a minimum of three dwelling units per acre.
The project scores 75% on the Residential Uses Point Chart of the
L.D.G.S. Points were awarded for proximity to the following:
Neighborhood Shopping Center (Parcel A, Pine Cone O.D.P.)
Neighborhood Park (Parcel C, Pine Cone O.D.P.)
Public School (New F.C.H.S.)
Major Employment (N.C.R., Platte River Power Authority, and
Horsetooth Business Park)
Child Care Center (Pine Cone O.D.P.)
The score of 75% justifies the proposed density of 3.36 dwelling
units per acre.
4. Neighborhood ComDatibilit
A neighborhood information meeting was held on January 29, 1992 to
discuss the entire Pine Cone O.D.P. The placing of low density
residential in this area of the O.D.P. was considered acceptable.
The consensus of citizen input was that the neighborhood park and
athletic fields would act as a sufficient separation from the
intensity of the new high school. As a single family project, the
proposed P.U.D. is considered compatible with the surrounding area.
5. Design:
Unlike typical sections, Dakota Drive will not need to be a
collector but will be classified as a local street. This down-
grading is based on the low volumes of traffic expected to be
generated out of the southerly portion of Pine Cone O.D.P. Also,
Dakota Ridge PUD, 1st Filing - Preliminary PUD, #60-91D
June 22, 1992 P & Z Meeting
Page 4
with a local street connection planned into Stone Ridge, traffic
will have two outlets to Horsetooth Road.
The P.U.D. has responded to the local classification by electing to
front 14 lots directly onto Dakota. This will allow these lots to
face the large open space provided by the high school athletic
fields and not block this amenity with side or rear yard privacy
fencing. Also, on the east side of Dakota Drive, the sidewalk has
been detached allowing the placement of deciduous shade trees in a
formal row fashion. The local street width, detached sidewalk, and
street trees in the parkway are designed to create a "neo-
traditional" appearance and create an immediate sense of character
for the neighborhood.
Along Horsetooth Road, a continuous row of deciduous shade trees
will be planted at uniform intervals within the parkway strip.
This will reflect the treatment along English Ranch Subdivision and
Stone Ridge P.U.D. These street trees are intended to create a
formal streetscape and add an aesthetic function to the City's
arterial street.
The fence along Horsetooth will be six feet in height, placed
directly behind the sidewalk, and feature a combination of brick
and wood. The exact specifications will be determined at the time
of Final P.U.D. Fencing along the east property line will also be
determined at the time of Final P.U.D.
6. Solar Orientation:
The Solar Orientation Ordinance requires that 65% of the lots
within a single family P.U.D. or subdivision be oriented within 30
degrees of a true east -west line. Dakota Ridge provides solar
orientation for 36 lots, out of a total of 66, for 55% of the
total. In order to gain 65% compliance, seven additional lots, for
a total of 43, would need to be oriented to within 30 degrees.
The applicant has submitted a variance request for relief from the
strict requirement of 65% orientation requirement. The applicant's
variance request is attached. In summary, the applicant states the
following:
A. For Lots 1 - 48, the site is constrained by existing
boundary points creating a rectangular shape that is
oriented north -south. The westerly boundary is Dakota
Ridge Drive which has been located as far west as
possible. Any further shifting to the west would cause
severe developable hardship on Parcel F of Pine Cone
O.D.P.
Dakota Ridge PUD, 1st Filing - Preliminary PUD, #60-91D
June 22, 1992 P & Z Meeting
Page 5
The eastern boundary is the property line with Stone
Ridge. The northerly property line (for Lots 1 - 48) is
the drainage swale that will serve a regional drainage
function and, therefore, be dedicated to the City's
Stormwater Utility. The width of the swale to be
dedicated has not been fully resolved but would likely
not exceed 40 feet. The southerly boundary point is
Horsetooth Road.
Consequently, the rectangular shape creates a need to
provide a series of east -west cul-de-sacs to gain solar
orientation. These cul-de-sacs have been provided
allowing the best possible orientation under the
circumstances. For Lots 1 - 48, 35 lots, or 73%, are
solar oriented.
For the first 48 lots, if no lots fronted on Dakota Ridge
Drive, two extra lots could be fronted on the east -west
cul-de sacs raising solar compliance to 58%. This was
not done to allow front yard exposure to the 30 acres of
open space represented by the high school athletic
fields. Since these fields are considered a visual
amenity, and since Dakota Ridge Drive is a local street,
it is the applicant's desire to not treat the streetscape
with side yard privacy fences. Also, by fronting lots on
Dakota Ridge Drive, the perception of neighborhood
character is enhanced which contributes to lower speeds.
B. For Lots 49 - 66, the boundaries again are determined by
Dakota Ridge Drive, the regional drainage swale, and the
local street connection into Stone Ridge O.D.P. Another
series of east -west cul-de-sacs would turn its back on
the 30 acres of high school athletic fields. In
addition, the high school athletic fields and City
neighborhood park will be irrigated by raw water stored
in a series of retention ponds that will flank Dakota
Ridge Drive on the west. The desire to front onto Dakota
Ridge to take advantage of the water views motivates the
applicant to orient Lots 49 - 55 on a north -south line
versus an east -west line.
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 in (1), (2), or (3) have been satisfied:"
11(1) That by reason of exceptional topographical, soil, or
other subsurface conditions or other conditions peculiar to the
Dakota Ridge PUD, 1st Filing - Preliminary PUD, #60-91D
June 22, 1992 P & Z Meeting
Page 6
site, hardship would be caused to a subdivider by the strict
application of any provision of this 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."
81(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 that the variance request is justified under the three
requirements specified by the Solar Orientation Ordinance:
Requirement (1):
The site contains a regional drainage channel that, at the time of
Final platting, could range in width from 20 to 40 feet. This
channel has been identified by Stormwater Utility on a Master
Drainage Basin plan as being a necessary improvement to convey
developed flows to the designated outfall. Since this channel will
be dedicated to the City as part of the regional system, it will
remain intact after development.
Requirement (2):
There are difficulties with regard to access and the ability to
provide for solar orientation. Dakota Ridge Drive is aligned to
provide access to both Parcels F and G of the Pine Cone O.D.P.
Any major shifting, to gain more east -west width, would cause
severe hardship on the remaining undeveloped parcel. Given the
existing rectangular layout, the subdivider has done the best
possible job in providing solar orientation with a series of short
east -west cul-de-sacs.
Requirement (3):
The site has the unique ability to be served by a local street (36
feet wide) off Horsetooth Road versus a collector street (50 feet
wide). This allows for creation of enhanced neighborhood character
with less amount of pavement and slower speeds. Also, the open
space and visual amenities provided by the athletic fields and
water retention ponds are unique and should be considered in
overall site design. The applicant has accounted for this
streetscape by detaching the local street sidewalk by 5.5 feet and
planting a formal row of deciduous shade trees. These design
features are an exciting departure from standard development
practices and render the plan equal to or better than a plan
Dakota Ridge PUD, 1st Filing - Preliminary PUD, #60-91D
June 22, 1992 P & Z Meeting
Page 7
featuring a 50 foot wide collector street, attached sidewalks, with
side or rear yard privacy fences.
In summary, Staff finds the request for a variance to allow only
55% of the lots to be oriented within 30 degrees of a true east -
west line to be justified. Because of the existing storm drainage
channel, the given north -south rectangular configuration, and the
pre -determined alignment of Dakota Ridge Drive, requiring the 65%
solar orientation would result in a hardship to the subdivider.
Finally, Staff finds granting of the variance would not be a
detriment to the public good or impair the intent of the Solar
Orientation Ordinance but allows other public objectives to be part
of the overall design.
In order to promote the intent of the Solar Orientation Ordinance,
Staff recommends the following condition:
At the time of Final, for only seven lots necessary to reach
65% compliance, the applicant shall provide additional
techniques to accomplish the intent of the Solar Orientation
Ordinance. Such techniques include, but are not limited to,
maximizing glazing on the southern exposure, placing garages
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.
7. Transportation:
Single family development on Parcels G and H of the Pine Cone
O.D.P. were evaluated for traffic impacts based on the analysis
submitted and accepted for Pine Cone Farm O.D.P. In the Site
Access Study (Delich, 1992) for Pine Cone Farm, Parcel G was
estimated to contain 60 dwelling units. Dakota Ridge, in the area
defined by Parcel G, contains only 45 dwelling units. In the Site
Access Study, Parcel H was estimated to have 40 dwelling units.
Dakota Ridge utilizes about one-half of Parcel H and contains 18
dwelling units. Therefore, the proposed number of dwelling units
have been appropriately factored into the traffic analysis that was
reviewed and evaluated by the Transportation Department during the
deliberation for Pine Cone O.D.P. Based on the proposed density,
Dakota Ridge is feasible from a traffic engineering standpoint.
RECOMMENDATION:
Two actions are required in order to approve Dakota Ridge, First
Filing, Preliminary P.U.D.
Dakota Ridge PUD, 1st Filing - Preliminary PUD, #60-91D
June 22, 1992 P & Z Meeting
Page 8
1. 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 this variance is based on:
A. Because of an exceptional topographical condition
peculiar to the site, hardship would be caused to the
subdivider by the strict application of the Solar
Orientation Ordinance.
B. Because of an exceptional difficulty with regard to
access, hardship would be caused to the subdivider by the
strict application of the Solar Ordinance.
C. Because the applicant has demonstrated there are unique
site and design features incorporated into the plan, and
because the granting of the variance would not cause a
detriment to the public good, the variance is justified.
2. Approval
Staff finds that the request for Dakota Ridge, First Filing,
Preliminary P.U.D., is in conformance with the Pine Cone O.D.P.
The proposed density is justified by a score of 750 on the
Residential Uses Point Chart of the L.D.G.S. The All Development
Criteria of the L.D.G.S. have been satisfied. Staff, therefore
recommends approval of Dakota Ridge, First Filing, Preliminary
P.U.D., #60-91D, subject to the following condition:
At the time of Final, for only seven 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 sitting 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.
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ITEM: DAKOTA RIDGE, I st Filing - Prel.
NUMBER: 60-9 l D