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Home My WebLink AboutSTONERIDGE PUD, FOURTH FILING PRELIMINARY - 21 92H - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 11 MEETING DATE 5/ 23/ 94 STAFF Ted Shepard PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Stone Ridge P.U.D., Fourth Filing, Preliminary, 21-92H APPLICANT: Kaplan Companies c/o Vaught -Frye Architects 1113 Stoney Hill Drive Fort Collins, CO 80525 OWNER: Kaplan Companies 1060 Sailors Reef Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. 20 single family lots and 32 duplex lots (64 units) for a total of 84 residential dwelling units on 22.34 acres. The site is located at the northwest corner of Horsetooth Road and County Road #9. The zoning is R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request for Preliminary P.U.D. for the Fourth Filing is in conformance with the approved Overall Development Plan. The P.U.D. satisfies the All Development Criteria and is supported by the variable criteria of the Residential Uses Point Chart of the L.D.G.S. The mix of residential uses is compatible with the surrounding area. The project conforms with transportation policies. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT of the street, if at least four off-street parking spaces are provided per dwelling unit. If you have any questions or desire additional information, do not hesitate to call me. Sincere_1y, Matthew J. Delich, P.E. Stone Ridge P.U.D., Fourth Filing, #21-92H May 23, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: T; Agriculture (C.S.U. Agronomy Farm) S: R-L-P; Vacant (English Ranch Subdivision) E: FA-1; Vacant W: R-L-P; Single Family (Stone Ridge Third 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 2. Land Use• A. Overall Development Plan The area of the Fourth Filing is described by Parcel D ("Single Family") and Parcel E ("Townhomes/Apartments"). Parcel D was anticipated to have 19 single family lots and Parcel E was estimated to have 67 units. The Preliminary P.U.D. indicates that Parcel D will be designated as Block One and contain 20 single family lots. Parcel E will contain 32 lots for 64 duplex units. The P.U.D., therefore, is in substantial conformance with the anticipated land uses and densities as found on the Overall Development Plan. The Fourth Filing represents the last phase of Stone Ridge. With this final filing, the overall number of units on the total 84 acres is 253. This calculates to an overall density of 3.00 dwelling units per acre. This density conforms to the O.D.P. B. Residential uses Point Chart The project was evaluated by the criteria of the Residential Uses Point Chart of the L.D.G.S. The P.U.D. achieves a score of 60% which justifies the proposed density of 3.76 dwelling units per acre. Points were awarded for proximity to a neighborhood park and new Fort Collins High School. Points were also earned for being Stone Ridge P.U.D., Fourth Filing, #21-92H May 23, 1994 P & Z Meeting Page 3 contiguous to urban development. Therefore, the proposed density of 3.76 units per acre is justified at this location. 3. Neighborhood Compatibility: Stone Ridge Fourth Filing is a mixed residential project. It is surrounded by three single family projects, Stone Ridge Third, Dakota Ridge Second, and English Ranch Fourth. Because the proposed and surrounding land uses are residential, Stone Ridge Fourth is considered compatible and no neighborhood information meeting was held. 4. Design• A. Greenbelt Network Like the previous three filings, the primary design objective is to create a greenbelt network available to each lot and duplex unit. Along Horsetooth Road and County Road #9, this greenbelt takes on the role of arterial streetscaping. B. Path A north -south bicycle/pedestrian path will link Block One to Block Two in the area of the easterly cul-de-sac. This path will continue to link up with the arterial sidewalk on Horsetooth Road. From the path to the intersection with County Road #9, the arterial sidewalk will be widened from five to seven feet in width to accommodate bicycle commuters to Hewlett-Packard or future N.C.R. 5. Solar Orientation: Of the 20 single family lots, 16 exceed 15,000 square feet and, therefore, are exempt from the solar orientation calculation. All 32 duplex lots are subject to the analysis. Therefore, a total of 36 lots form the basis of the calculation. Of the four eligible single family lots, two are within solar orientation compliance. Of the 32 duplex lots, 25 are within solar compliance. The sum of 27 lots equals 75% of the total qualifying lots. This exceeds the required minimum of 65%. Stone Ridge Fourth P.U.D., therefore, complies with the Solar Orientation Ordinance. SCHOOL PROJECTIONS PROPOSAL: STONERIDGE PUD, 4th Filing - Preliminary DESCRIPTION: 84 single family homes on 22.34 DENSITY: General Population 84 (units) x 3.5 3.76 du/acre (persons/unit) = 294 SchoolAge Population Elementary - 84 (units) x .450 (pupils/unit) = 42.3 Junior High - 84 (units) x ' .210 (pupils/unit) = 17.64 Senior High - 84 (units) x .185 (pupils/unit) = 15.54 Design Affected Schools CapacitX Enrollment Shepardson Elementary 568 561 Boltz Junior High School 900 1015 Fort Collins Senior High School 1300 1418 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 Horse tooth 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: Acres Units Filing One 22.4 42 single family patio homes Filing Two 17.0 43 single family Filing Three 22.3 58 single family Filing Four 22.3 20 single family 64 paired (duplex) homes 84.0 253 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 one Ridge �- 41- Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY s the criterion Will the uiterio applicable? be satisfied? CRITERION s Yes No if no, please explain a Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation t/ 1.2 Comprehensive Plan ✓� 1.3 Wildlife Habitat I ,/ 1.4 Mineral Deposit 1.5 Ecologically Sensitive Areas reserved 1.6 Lands of Agricultural Importance reserved -. 1.7 Enercv Conser✓aticn ✓ I �/ 1.8 Air Qualitv I ✓I ✓ 1.9 Water Quality ✓ ,/ 1.10 Sewace and Wastes A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular. Pedestrian- Bike Transnnrtatinn I✓ I 2.2 Building Placement and Orientation ✓ ✓ i 2.3 Natural Features ✓ ✓ 2.4 Vehicular Circulation and Parking ✓ 2.5 Emergency Access ,�IZ 1010i,fil, 2.6 Pedestrian Circulation 2.7 Architecture ✓ ,/ 2.8 Building Height and Views I✓ 2.9 Shading ,/ ✓ 2.10 Solar Access ,/ ✓ 2.11 Historic Resources 2.12 Setbacks 2.13 Landscape V, 2.14 Sians 2.15 Site Lighting . ✓ V/ 2.16 Noise and Vibration ✓ 2.17 Glare or Heat 2.18 Hazardous Materials A 3. ENGINEERING CRITERIA 3.1 Utility Capacity I✓ ✓ 3.2 Design Standards ✓ ✓ 3.3 Water Hazards ✓ 3.4 Geologic Hazards 54 t1onei;; i dqe. 4+h Ah a DENSITY CHART Maximum Earned Criterion Credit If All Dwelling Units Are Within: Credit a 20% 2000 feet of an existing or approved neighborhood snapping center. b 10% 650 feet of an existing transit stop. C 10% 4000 feet of on existing or approved regional shopping center. d 20% 35Wfeetofonexistingorreservedneighborho0dpork.comrnwmMParkorcommuniryfoctiity. Fine Cone o.D.P 20 We 10% 1000 feet of o school. meefrrg otl the reaeirements of me compulsory education laws of" state or Colorado. f 20% 3000 feet of a maid employment center. c SGh00J 20 g 5% 1000 feet of a chnd care center. 1 h 20% 'North' Fort Collins 20% The Centrol Business Oish,cl. - Aproject v nose boundary h conto austo exuNgurban development.Credit nnaybe earned as foliova, 0%— Far projects ,nase property boundary has to 10% contiguity 30% 10 to 15%— For projects whose property boundary has 10 to 20%cwfWty. has 20 to 30%conligurty. j 15 to20%-- Fa projects whose properly boundary basndory has 30 to 40%contiguity. - 20 to 25%—Faprojectswhose property _ - 25103U%--Farprojects woos property boundary has 40 to 50%contrgsrifg "-' 20 IF 4con be dernonstroted that ma project will reduce non-renewable energy useoge either through the opplkation of otiernolive energy k systems a through Cltied energy c.efvation measrnes beyond fm hal naaiY featured by City C0de.05% bonus may be earned mamma ,r for every 5%reduclioninenergyuse. Calculate 01%bolus fa every 50 acres included in the project. m Calculate the percentage or the total acres in the project that are devoted to recreollonlol use. enter V2 of Mot percentage as a bonuk If the applicant commits to preserving perrnanenl offsile open some mar meets Oxe CBysmhunum regWremenRcacu arse five percentage n of this open space acreage to th0 total developr locfeoge. enter this percentage OS a bawn . 0 port of me total development budget is to be spent an neighborhood public transit fockdleswhich are notottlenwlte required by CiNCode, a enter 2% bonus la every S100 per dwelling unit nested - If port of the total development budget is to be spent an neighbahoad facilities and serviceswhich we not oilenvne requred byCltyCode. p enter al%bonus for every$100 per dweltug unit invested. e a canrtnXment is being mode todevelop a specified percentage of the total nurntbet of dwelling units fa low irlcorne fomifift enter Uqt Q percentage as a bonus. up to a maximum of 30%. K a cortxnvInent is being mode to develop a specified percentoge of the total furntI, of dwelling units for Type' A' and TypeF handicapped Z housing as defined by she CM of fat Collins. colcubte the bonus as followx . O r Type -A'-. .Slimes Type � coType'W-7.OMme3 co Type Funih oiiT ;g In No case shall the combined bonus be greater man 30%. N"site or adjacent proper conloiruan historic building or place, a bonus maybe earned for the follawtha 3% — For preventing or mitigating Outside inlluences(e.g. envlrarnenfol, land use.oestneti- econornk and social factors) oderse lam S pres9rvabon: 3% — For assuring that new strucMeswin be in keeping with the character of tine building a place.whilec%v&dng joint snits 3.. — Fa proposing odoolFve use of the buildings place that will lend to Its preservalbnand imixovensent in on appiopnate morvner. "a portlonot all of the required Parking in the multiple family Project is provided underground.wlttvn the bulklhg, or In anebevalecipohkg structure as an accessory use to the primary structure. o bonus may be earned as follows: t 4% — Fa providing 75% or mate of parking ino strucuse: 6% — Fa providing 50-74% of the parking inn structure: 3% — Far Providing 25-44%of the parking in a structure. u e a commitment is being mode to provide approved ouiornork lire extinguishing systems forthe Welling units. entero bans of 10%. TOTAL -30- 00 M 00 LJ W s H H M March 27, 1994 10 Mr. Mike Herzig r Fort Collins Development Engineer $ P.O. Box 580 Fort Collins, CO 80522-0580 0 M Dear Mike: (File: 9431LT01) Stone Ridge Village is proposing to build a 28 foot wide public street on a hammerhead cul-de-sac street in the Fourth Filing in the development. The cul-de-sac is named Waterstone Court. According to the Fort Collins Design Criteria and Standards for Streets, this street width will require a variance by the City of Fort Collins. The reasons for requesting/granting this variance are listed below: - The street proposed to be 28 feet wide will have less than 750 ADT on it. This cul-de-sac would generate the following daily traffic: Waterstone Court (20 d.u.) - 195 ADT. The generated traffic volumes would be at the point where the two ends of the hammerhead cul-de-sac meet to intersect with the divided portion of Waterstone Court. These volumes are far below the threshold level, in the "Fort Collins Standards." There is not likely to be any external traffic passing through this cul-de-sac. Therefore, the aforementioned traffic volumes will be a worst case level for the cul-de-sac. - The street that is proposed to be 28 feet is a cul-de- sac. - The cul-de-sac does not access an arterial street. - This is primarily a large lot development. The density is considered to be medium (2.1 to 6.0 dwelling units per w acre). Based upon criteria in "Recommended Guidelines for Subdivision Streets, A Recommended Practice," w Institute of Transportation Engineers, 1984, the pavement width should be 28-34 feet. The proposed 28 feet meets this recommended practice. - Typical developments with large lot sizes provide more o than four off-street parking spaces per dwelling unit. a A comparable development is the First Filing of Clarendon Hills. Based upon observation at various times on a cc a number of days, the average number of vehicles parked on Z Hinsdale Drive in Clarendon Hills was 3 in a length of 1300 feet. This observation was conducted where there were dwelling units on both sides of the street. The number of parked, on -street vehicles would enable LL Hinsdale Drive to have been a 28 foot wide street with cc no traffic or parking problems. I recommend that the cul-de-sac portion of Waterstone Court in Stone Ridge Village be 28 feet wide (curb to curb). I would further recommend that parking be allowed on both sides