Item # 6 Meeting Date: June 4, 2013 AGENDA MEMORANDUM To: From: Title: Honorable Mayor and Members of Town Council Jason Reynolds, Current Planning Manager, Development Services Department Ordinance No. 2013-20: An Ordinance Approving the Crystal Valley Ranch PD Plan No. 1, an Amendment to a Portion of Major Amendment No. 4 to the Crystal Valley Ranch Preliminary PD Site Plan Executive Summary The purpose and intent of this report is to provide information for Town Council consideration regarding Crystal Valley Ranch Development Plan No. 1 (Attachment B), which amends a portion of the existing Crystal Valley Ranch Preliminary PD Site Plan (Attachment C). The 69-acre site is located south of Crystal Valley Parkway and west of West Loop Road, near the Opal Ridge neighborhood (Attachment A). The Crystal Valley Ranch Preliminary PD Site Plan identifies the area closest to West Loop Road as Planning Area 4 and the area closest to the ridge as Planning Area 15N (Attachment C). The existing zoning allows single family lots in Planning Area 15N and multi-family housing in Planning Area 4. The Town also approved a Preliminary Plat/Final PD Site Plan (Crystal Valley Ranch Filing 7) for Planning Area 15N which allows up to 56 lots. The proposed amendment increases allowable density in Planning Area 15N while reducing density and converting Planning Area 4 to single-family zoning. The proposed zoning would allow up to 112 single family lots in Planning Area 15N (an increase of 56) and up to 133 single family lots in Planning Area 4 (a decrease of 157). The total net decrease would be 101 fewer units. The applicant has provided a narrative describing the proposal in relation to the review criteria for Planned Development Plans (Attachment D). After the Planning Commission hearing, the applicant revised the zoning layout to clarify the transition area between the south boundary of Planning Area 15N and to increase the open space areas. The proposal now provides about 21.2 acres of open space instead of the currently approved 19.3 acres. The Planning Commission held a public hearing regarding this proposal on May 9, 2013. At the hearing Crystal Valley Recovery Acquisition, LLC, the developer who recently purchased a large portion of land in Crystal Valley Ranch, spoke in opposition to the proposal. Eighteen members of the public also expressed opposition to the proposal, citing concerns about traffic, topography, increased density, effects on property values, and Page 1
changing an existing master plan. The Town also received an email and a petition signed by residents expressing opposition to the amendment (Attachment G). Planning Commission voted 6-0 to recommend denial of the proposal to Town Council, citing reduction in housing diversity, potential impacts to existing vegetation and topography, the need for density transitions, and concerns about making significant changes to a recently adopted Planned Development (Attachment H). Staff understands the arguments against the proposal from the representative from Crystal Valley Recovery Acquisition and the residents who spoke at the Planning Commission hearing to be primarily concerned with the elimination of the proposed multi-family in order to provide more single-family homes, additional traffic anticipated to be generated because single family has a higher daily trip generation rate than multi-family, and preservation of the existing topography and vegetation. However, staff finds that a mix of housing types will still be provided within the PD as the percentage of multi-family will change from 26% to 21% as a result of this amendment. The increase in traffic is minimal in context of the full development at build-out. Concerns about the grading, topography and preservation of existing vegetation will be addressed at the Site Development Plan phase, which will also be subject to public hearings before Planning Commission and Town Council. Staff finds that the PD Amendment complies with the Town s Vision 2020, the 2020 Comprehensive Master Plan and the review and approval criteria established in the Municipal Code and recommends approval to Town Council. Notification and Outreach Efforts The proposed amendment was noticed in accordance with Town of Castle Rock Municipal Code; a notice was published on the Town website, a written notice was sent to all property owners within 300 feet of the subject property and public hearing signs were posted on the site. In addition, the amendment was featured on the In Your Backyard map. The applicant held an outreach meeting with the Painters Ridge HOA, an outreach meeting with residents of Opal Ridge on April 4 th, and a neighborhood meeting on April 30 th. The Opal Ridge residents did not express any significant concerns regarding the proposed zoning on April 4 th or April 30 th. Crystal Valley Recovery Acquisition, LLC expressed concerns about the proposed changes at the April 30 th neighborhood meeting. The proposed zoning was routed to external agencies, including the various utilities, Douglas County School District, Colorado Parks and Wildlife, and to Crystal Valley Recovery Acquisition, LLC (CVRA). CVRA provided a letter with a number of concerns about the proposal (Attachment F). History of Past Town Council, Boards & Commissions, or Other Discussions The most recent amendment to the Crystal Valley Ranch Preliminary PD Site Plan was approved by Town Council on February 14, 2012. The amendment did not adjust the density or any planning areas; the amendment s purpose was to extend the primary vesting period to 2026 and the secondary vesting period to 2036. On May 9, 2013, Planning Commission held a public hearing regarding this application. The applicant indicated that they are rezoning the planning areas to provide lots for Lennar Homes. Most of the lots in the amendment area would be around 60 feet wide, with some Page 2
lots closer to the CVRA property 70 feet wide. The applicant and their design team outlined the history of the Crystal Valley Ranch PD and previous amendments, noting that planned developments often change over time. The team representing CVRA opposed the proposed plan, noting that the original Crystal Valley Ranch PD provided a mix of different lot densities with smaller lots located in the flatter areas of the site and larger lots closer to the ridges. Eighteen residents spoke in opposition to the proposed amendment, citing concerns about traffic, topography, increased density, effects on property values, and changing an existing master plan. Planning Commission voted 6-0 to recommend denial of the proposal to Town Council, citing reduction in housing diversity, potential impacts to existing vegetation and topography, the need for density transitions, and concerns about making significant changes to a recently adopted Planned Development (Attachment H). Discussion This application proposes modifying a portion of the Crystal Valley Ranch PD, south of Crystal Valley Parkway and west of West Loop Road. The proposed PD Plan increases density in the western portion of the site (Planning Area 15N) while decreasing density in the eastern portion (Planning Area 4). The applicant provided a narrative addressing the Town s Vision, Comprehensive Master Plan, and review criteria (Attachment D). The representative from Crystal Valley Recovery Acquisition and the residents who spoke at the Planning Commission hearing as well as the Planning Commission did not agree that the proposed PD amendment is in keeping with the goals of the original PD plan. As stated in detail below, staff finds that the proposed amendment complies with the Vision, Master Plan and review criteria for PD Amendments. Vision 2020 Cornerstones Staff finds that the proposed amendment is consistent with the Town s Vision 2020 Cornerstones, as outlined below: Community Planning: Ensure the Town is carefully planned to accommodate the needs of existing and future residents, while preserving and protecting Castle Rock s Town identity and quality of life. o Encourage a broad range of housing types to provide for all household types, ages, and income ranges within the community. Although the proposed modification would eliminate an area of multi-family housing and replace it with single-family units, the Crystal Valley Ranch zoning would still allow up to 621 multi-family and townhome units. If this amendment is approved, the percentage of single-family zoning would increase from 73% of total units to 79% of total units. The proposed densities could allow smaller lots than are currently found in Crystal Valley Ranch, which would help promote a broad range of housing types, ages, and income ranges within the community. Page 3
2020 Comprehensive Master Plan Staff finds that the proposed amendment is consistent with the Town s 2020 Comprehensive Master Plan goals and policies, as outlined below: LU-1.6 Protect existing neighborhoods from traffic generated from outlying developments. Increased density in the western portion of the site will result in more trips from that area; those trips will largely be offset by the reduced density in the eastern portion. The proposed change results in an increase of about 116 average weekday trips. The Public Works Department agreed with the applicant s traffic consultant that the traffic generated by the proposed development can be accommodated by the planned road network in Crystal Valley Ranch (Attachment E). LU-1.6 Preserve the scale and character of existing neighborhoods. The proposed densities (4.73 dwellings per acre in Planning Area 15N and 5.4 dwellings per acre in Planning Area 4) are higher than the single-family densities in nearby planning areas. The Crystal Valley Ranch Preliminary PD Site Plan included open space buffers between different planning areas to provide transitions between different densities. The proposed PD Plan preserves open space buffers between most of the nearby use areas including the homes in Opal Ridge to the southeast and Painters Ridge to the west. Under the proposed zoning, only the CVRA-owned parcel will be adjacent to the area with increased density. The proposal includes a transition area with five 70-foot wide lots adjacent to the CVRA-owned parcel to the south. LU-4.1 Promote a development pattern that respects topographic features and preserves open space. Like the current zoning, the proposed zoning preserves the ridgeline between Lions Paw/Painters Ridge as an open space area, thereby preserving existing slopes and tree stands. The proposal increases the potential density on the steeper portion of the site but the impact of that density will be evaluated with the Site Development Plan. Planned Development Plan Review and Approval Criteria Staff finds that the proposed amendment is consistent with the review and approval criteria as established in Section 17.34.030 and as outlined below. Community Vision/Land Use Entitlements 1. Complies with the most recent version of the Douglas County/Castle Rock Land Use Intergovernmental Agreement. Page 4
The site is already part of the Castle Rock incorporated area and is not near the Town boundary. The proposed urban densities comply with the Land Use IGA. 2. Conforms to the most recent versions of the Town's Vision, Comprehensive Master Plan and long range or master plans. As noted in this report, the proposed changes are compatible with the Town s long range planning documents. 3. Complies with design principles found in Chapter 17.10 Although many of the design principles are more applicable to Site Development Plans, which will specify grading, lot layouts, and other details, some of the principles are applicable to this proposal. Like the existing zoning, the proposed zoning preserves unique site features such as tree stands and slopes on the western ridge. The proposed zoning maintains existing arterial street connections on Crystal Valley Parkway; the existing connections minimize connection points from local streets to arterial streets, as recommended by the design principles. Although it would be desirable to connect Planning Area 15N and Planning Area 4, the applicant estimated that would require importing a significant amount of fill dirt to provide street grades meeting Town standards. Working with existing topography limits connection options. Relationship to Surrounding Area 1. Provides appropriate relationships between use areas, both internal and surrounding, with adequate buffer areas provided if warranted. The proposal maintains buffers between different planning areas such as the existing Lions Paw/Painters Ridge neighborhood to the west and Opal Ridge/Crystal Valley Ranch Filing 3 to the southeast. The proposal maintains the minimum 93 foot buffer from Opal Ridge to the nearest potential lots. On the west, the minimum separation remains about 100 feet. The proposal includes a narrow open space buffer between Planning Area 15N and the CVRA single family zoned property immediately south of the site. The landscape and screening in the buffers will be developed at the Site Development Plan stage. 2. Provides innovative and creative plan design and layout. The proposed plan does not significantly alter the zoning layout. 3. Provides a variety of housing types, densities and open space. Even with the elimination of some multi-family zoning, Crystal Valley Ranch still provides a variety of housing types, densities and open space. The mix of townhome/multi-family units would drop from 26% to 21% of total units. The Page 5
proposed zoning preserves the ridgeline open space and maintains trail connections between different planning areas. The proposed density is higher than the currently developed areas of Crystal Valley Ranch, which provides some singlefamily housing variety. 4. Identifies areas as mixed use and/or depicts areas that are buffer areas to comply with the residential/nonresidential interface regulations. The PD Plan identifies the eastern portion of Planning Area 4 as part of the residential/nonresidential interface. Planning Area 4 is located across West Loop Road from an area that is zoned commercial. Circulation and Connectivity 1. Provides an adequate circulation system in terms of capacity and connectivity, which is designed for the type of traffic generated, safety, and separation from living areas, convenience, accessibility, noise, and exhaust control. 2. Provides for emergency vehicle access. 3. Accommodates an adequate, functional and safe street system for vehicular traffic generated by the development and passing through the development. 4. Provides for pedestrian and bicycle traffic in a safe and convenient manner, separation from vehicular traffic, and access to points of destination and recreation. The proposed changes do not affect the overall circulation system in the Crystal Valley Ranch PD. As recommended by the Traffic Impact Study (Attachment E), the applicant plans to install a westbound acceleration lane in Crystal Valley Parkway to accommodate the additional trips generated in Planning Area 15N. Both planning areas will provide multiple pedestrian, vehicular, and emergency access points. As noted earlier, topography makes it difficult to connect Planning Area 15N and Planning Area 4 without significant grading and fill. Services, Phasing and Off-Site Impacts 1. Addresses fiscal impact of the project. The proposed modifications should be fiscally neutral. The changes will not require utility extensions or additional infrastructure. 2. Provides an appropriate phasing plan which minimizes unnecessary utility extensions and adequately addresses other fiscal concerns of the Town. Utilities are available nearby and each planning area can be phased if necessary. 3. Adequate water resources have been conveyed or purchased. Existing or proposed water and wastewater systems can support the proposed development pattern, uses and density. Page 6
The Utilities Department has confirmed that the Town s water and wastewater systems can accommodate the proposed density. Per Utilities, the proposed singlefamily demands will be similar to the single-family/multi-family demands under the current zoning. 4. Existing or proposed stormwater systems can support the development and will comply with applicable regulations. Provides phased improvements in a logical and efficient manner. Stormwater impacts will be evaluated in more detail at the Site Development Plan stage. The Town found the applicant s stormwater evaluation sufficient for the PD Plan proposal. 5. Provides adequate consideration to the future extension of streets and utilities to adjacent properties. The developer will extend water and sewer lines as needed. The applicant will need to work with CVRA to provide two access points in Planning Area 15N. The secondary access point will cross CVRA property and connect to West Loop Road. 6. Identifies and appropriately mitigates all traffic impacts, on- and off-site. Public Works reviewed the proposal and found that the proposed density can be accommodated by the planned street network. Open Space, Public Lands and Recreation Amenities 1. Provides adequate trails, parks, recreation and open space. The site is located within a quarter mile of the existing Rhyolite Regional Park site. The proposed zoning also dedicates open space along the western ridgeline between the site and Lions Paw/Painters Ridge. 2. Provides an adequate trail system in terms of internal circulation and appropriate external connections. The proposed amendment maintains trail connections around the perimeters of the different Planning Areas. 3. Provides functional open space for recreation, views, density relief, convenience, function, and preservation of natural features, including significant tree stands, ridges, and stormwater areas. Open space reservations and public land dedications are of an appropriate configuration and location within the site and comply with any applicable requirements of Chapter 16.08, CRMC and this Title. The proposed amendment preserves open space areas similar to the existing zoning. The proposal provides the same amount of open space (4 acres) at the center of PA15N as the current zoning. Including open space along Crystal Valley Page 7
Parkway in PA4, the proposal results in about an acre more open space area. Overall, the Crystal Valley Ranch development provides parks, school sites, and preserves ridges and drainage areas as open space. Preservation of Natural Features 1. Demonstrates sensitivity and limits disturbance to the site in terms of plan design and density to the site's major environmental characteristics including drainage ways, topography, view sheds and vegetation. The proposed amendment does not affect any major environmental characteristics. 2. The proposed PD Plan and zoning accommodate the Skyline/Ridgeline Protection Regulations in Chapter 17.48 and reasonably mitigates visual impacts upon off-site areas. Some of the proposed housing in Planning Area 15N will be affected by the minor skyline area, which requires visual mitigation with trees and building colors/materials. 3. Consideration shall be given to wildlife impacts in the layout of open space areas. Where designated threatened or endangered species are present, the development must conform to all applicable state and federal restrictions and permitting requirements. The proposed zoning is not near any potential Prebles Meadow Jumping Mouse habitat, which is typically found in and near flood plains. The proposed zoning preserves open space corridors along the ridges and between different planning areas. Those corridors can provide cover and movement options for wildlife. Budget Impact No direct budget impact. Staff Recommendation As outlined in detail in this report, staff finds that the proposed amended PD supports the goals and objectives of the Vision 2020 and the 2020 Comprehensive Master Plan, meets the review and approval criteria established in the Municipal Code under Section 17.34.030 and recommends that Town Council approve the proposed amendment to the Planned Development Plan. Planning Commission Recommendation Planning Commission voted 6-0 to recommend denial to Town Council, citing reduction in housing diversity, potential impacts to existing vegetation and topography, the need for density transitions, and concerns about making significant changes to a recently adopted Planned Development Plan. Page 8
Motion to Approve I move to approve Ordinance No. 2013-20, finding that the amendment supports the goals and objectives of the Town s Vision 2020, the Comprehensive Master Plan, and the review and approval criteria found in the Municipal Code. Motion to Deny I move to deny Ordinance No. 2013-20, finding that the amendment s potential impacts on vegetation, topography, density transitions, and housing diversity do not meet the goals and objectives of the Town s Vision 2020, the Comprehensive Master Plan, and the review and approval criteria found in the Municipal Code. Attachments Attachment A: Vicinity Map Attachment B: Ordinance Attachment C: Current Preliminary PD Site Plan Attachment D: Applicant Narrative Attachment E: Leigh, Scott, Cleary Letter on Traffic Impacts Attachment F: Crystal Valley Recovery Acquisition LLC Letter Attachment G: Public Comments Attachment H: Planning Commission Minutes from May 9, 2013 Page 9
Idylwood St Rhyolite Regional Park Crystal Valley Pkwy Taras Ridge Eveningsong Dr Box Butte Way Proposed Amendment Flower Field Pl Windflower Deer Valley Dr Mountain Sky Dr Northview Pl Heatherglenn Ln Halfmoon Dr Antelope Ridge Greystone Ln Eaglestone Dr Lions Paw St Fox Haven Dr Crystal Valley Ranch Filing 3 Opal Ridge County V iew Way Lions Paw/ Painters Ridge Gentry Pl Hardrock Pl Inwood Pl W Loop Road 0 750 1,500 3,000 4,500 Feet E Loop Road
ORDINANCE NO. 2013-20 AN ORDINANCE APPROVING THE CRYSTAL VALLEY RANCH PD PLAN NO. 1, AN AMENDMENT TO A PORTION OF MAJOR AMENDMENT NO. 4 TO THE CRYSTAL VALLEY RANCH PRELIMINARY PD SITE PLAN WHEREAS, Maple Grove Land Limited Partnership, Putnam CVR, LLC, and Wayne E. Brown Family, LLC (Applicant) has requested an amendment to a portion of Major Amendment No. 4 to the Crystal Valley Ranch Preliminary PD Site Plan depicted in Exhibit 1 (Crystal Valley Ranch PD Plan No. 1); and WHEREAS, the Crystal Valley Ranch PD Plan No. 1 is consistent with the Town s Vision 2020 and the Comprehensive Master Plan; and WHEREAS, the Crystal Valley Ranch PD Plan No. 1 promotes Comprehensive Master Plan goals and policies by reducing the total number of allowable housing units; and WHEREAS, the Crystal Valley Ranch PD Plan No. 1 conforms to the review and approval criteria established in the Municipal Code under Section 17.34.030; and WHEREAS, public hearings on the PD Plan Amendment have been held before the Planning Commission and Town Council in accordance with the applicable provisions of the Castle Rock Municipal Code; NOW, THEREFORE, IT IS ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF CASTLE ROCK, COLORADO AS FOLLOWS: Section 1. Approval. The Crystal Valley Ranch PD Plan No. 1 is hereby approved as depicted in Exhibit 1. Section 2. Severability. If any clause, sentence, paragraph, or part of this ordinance or the application thereof to any person or circumstances shall for any reason be adjudged by a court of competent jurisdiction invalid, such judgment shall not affect the remaining provisions of this ordinance. Section 3. Safety Clause. The Town Council finds and declares that this ordinance is promulgated and adopted for the public health, safety and welfare and this ordinance bears a rational relation to the legislative object sought to be obtained. APPROVED ON FIRST READING this 4 th day of June, 2013 by the Town Council of the Town of Castle Rock, Colorado by a vote of for and against, after publication in compliance with Section 2.02.100.C of the Castle Rock Municipal Code; and
PASSED, APPROVED AND ADOPTED this day of, 2013, by the Town Council of the Town of Castle Rock by a vote of for and against. ATTEST: TOWN OF CASTLE ROCK Sally A. Misare, Town Clerk Approved as to form: Paul Donahue, Mayor Approved as to content: Robert J. Slentz, Town Attorney Bill Detweiler, Director of Development Services
April 30, 2013 Mr. Jason Reynolds, Current Planning Manager Town of Castle Rock Development Services 100 N. Wilcox Street Castle Rock, CO 80104 RE: CRYSTAL VALLEY RANCH PLANNED DEVELOPMENT PLAN NO.1 (Formerly Major Amendment No. 4 to the Crystal Valley Preliminary PD Site Plan) Dear Jason, The following letter provides a summary of how the Crystal Valley Ranch (CVR) Planned Development (PD) Plan No. 1 meets the approval criteria as outlined in Section 17.32.30 - PD Plan Approval Criteria of the Town of Castle Rock Land Development Code. CVR PD Plan No. 1 is referred to throughout the following letter as an Amendment. PL1. PD PLAN APPROVAL CRITERIA A. Community Vision/Land Use Entitlements. 1. Compliance with the IGA. The proposed amendment to the Crystal Valley Ranch (CVR) Preliminary PD Site Plan continues to be in compliance with the latest version of the Intergovernmental Agreement (IGA) between the Town of Castle Rock and Douglas County. The site is within the Town's Urban Servicee boundary. At the time of annexation, the Town determined that the Preliminary PD Site Plan met the criteria for annexation and development at an urban density. The Preliminary PD Plan, including Amendment No. 4, and this proposed Amendment, meet the criteria for the extension of utilities, sensitivity to natural features, variety of land uses and housing types and compliance with Town regulations and master plans. Further discussions of these items occur under Compliance with the Comprehensive Master Plan. The proposed amendment in no way conflicts with these findings. The proposed uses are permitted and defined as urban based on the density. The Amendment has been provided to thee County for review and comment. The Amendment area is not located withinn and Non-Urban Area Interface. 2. Conformance with the most recent versions of the Town's Vision, Comprehensive Master Plan and long range or master plans. A. Vision 1. Statement Town Cornerstones Town Identity The proposed Amendment is reflective of the vision statement. The PD Plan provides for new residential development at a neighborhood scale and character through appropriatee setbacks, street landscaping, sidewalks and
2. architectural design. This vision remains consistent throughout the Crystal Valley Ranch Neighborhood. Significant open space areas are not affected by the proposed amendment The amendment does not impact the original intent of PD s which are to be planned in a comprehensive manner for a variety of land uses to be developed over an extended period of time. The proposed amendment will facilitate additional development which will contribute to the fiscal health of both the Town and neighborhood and therefore the residents. However, it is likely that the ultimate build-out of the community will take several more years. Community Planning New development is focused in close proximity to existing infrastructure. Water supply is balanced. Water requirements for PA-15N (56 single family homes) and PA- 4 (2900 single family attached homes) is 250 SFE s. The proposed Amendment requires a total of 247 SFE s. The proposed Amendment revises land usess slightly. The proposed single family use is compatible with the surrounding neighborhood and in no way is it detrimental to the overall community and the goals of the Vision Statement. A broad range of housing types continue to be available within Crystal Valley Ranch, and throughout the Town. The variety is enhanced by various lot sizes and type, size and cost of the homes, site amenities and a variety of home builders. These differences will attract a variety of age groups, household types and income ranges desiredd by the Town. Variety is not always defined by land use type; it is more reflective of the differences that are attractive to the resident. The Amendment provides an opportunity for residents to move around within the neighborhood as families grow and household dynamics change. The Amendment proposes lot sizes not currently available within CVR. PA- in 15N proposes lot sizes or 60-70 feet in width by a minimum of 110 feet depth. PA-4 proposes lot sizess of 50-60 feet in width. These smaller lot sizes are appropriately located along Crystal Valley Parkway, the major road corridor within the community. The balance of the community provides for a different type home on lots ranging from 70 feet to 1000 feet in width. The depths of the lots vary. Single family attached, multi-family and commercial land uses remain as part of the community for future development. These higher density uses are appropriately located. The proposed amendment does not impact the high quality open spaces areas within the community. All proposed trail corridors remain in place and additional connecting trails are provided. There are no impacts to natural buffers and significant stands of native vegetation will be preserved in the open space areas. The Amendment poses no impacts to fiscal, environmental or social conditions. The proposed Amendment reduces the proposed number of homes reducing impacts on established social and infrastructure networks. Page 2 of 8
3. 4. The PD Plan and all proposed future development will comply with the both the Town's and Crystal Valley' 's plans, policies and regulations maintaining the standard for high quality of development previously established for the neighborhood. Community Services Community services continue to be developed at an adequate level to serve the entire neighborhood. Development of the sites will provide the necessary utilities, drainage facilities, streets, trails and landscaping to meet the needs of the neighborhood. Town services will not be impacted by the proposed amendment. The Traffic Impact Analysis prepared by LSC Transportation Consultants states that the Amendment willl have no effect on Level of Service. The study does recommend a left turn acceleration lane (west bound) on Crystal Valley Parkway. This is recommended for the current plan as well as for the proposed Amendment. See attached Trafficc Impact Analysis. Douglas County schools have responded stating that they have no comments on the proposed Amendment. Local Economy The proposed Amendment does not alter the balance between commercial and residential land uses established with the original Crystal Valley Ranch PD. B. Growth Management The proposed Amendment is part of ann existing PD which at the time of annexation and zoning, the Town evaluated the proposed land uses relative to the principles, policies and implementation strategies to ensure thatt the PD met the growth management tools established in the Comprehensivee Master Plan. The Amendment, as proposed, does not alter in any wayy this determination. The Planning Areas are carefully planned in an orderly, cost effective, equitable, fiscally responsible and environmentall ly sound manner. No major improvements to infrastructure are required to service the area of Amendment. Level of service standardss will not change based on the proposed Amendment. Rather it is likely that the impacts will bee less based on the reduction in the number of dwelling units. Development of single family detachedd homes in the immediate future will contribute to the financial stability of the homeowner's associations, metropolitan district and the Town through new residents and ultimately tax dollars. C. Land Use The proposed amendment does not alter the cohesive and compatible residential community established by the original Crystal Valley Ranchh Preliminary PD Site Plan. Planned for 3,500 dwelling units with supporting community services, the proposed amendment will have little to no impact on the Master Plan. As with any large neighborhood, and the anticipated time frame for build-out, it can be anticipated that changes may occur to accommodate trends Page 3 of 8
and housing demands. The intent of the Amendment is to maintain the design character, general land uses, diversity of housing and community facilities as were originally planned. Like the original CVR master plan, the Principless and Policies of the Comprehensive Plan are being maintained or further enhanced by the Amendment in the following manner. Additional pedestrian trail connectionss are providedd Buffers are provided along Crystal Valley Parkway and between adjacent neighborhoods Local street connections are provided that are safe, convenient, with connections to collector and arterial streets as originally planned A variety of housing types is created byy different lot sizes and density of development; different home size andd price; and different builders. The character of the single family neighborhoods willl be complementary to both the existing and proposed homes within Crystal Valley Ranch and will maintain the established quality of development. The Amendment is in no way intended to limit development in other areas of CVR. New development and the availabilityy of new homes in the neighborhood will aid in drawing potential new residents into the community. Many may decide to purchase a home in PA-15N or PA-4 but they may also find the perfect home in PA-13 or any other neighborhood currently developing in CVR. Crystal Valley Ranch as planned and/or as amended will provide variety meeting the needs of various populations desiring to live in this southern area of Castle Rock. A transition of land use is provided from the lower density located in PA 15-NW to PA -4 and West Loop Road. The proposed amendment to PA-15N also provides a transition in density from PA-15S to Crystal Valley Parkway, the major road corridor. The proposed amendment is complementary to the design and intent of the original Crystal Valley Ranch Master Plan. Additionally, the Amendment does not impact or limit the future development of other portions of CVR. The proposed Amendment is in an area where infrastructure is in place and ready for development. Overall, builders are showing interest in the proposed Amendment parcels after years of a struggling economy. Development of the parcels is not only healthy for the Crystal Valley Ranch but also for existing residents and the residents of Castle Rock. The intent is not to compromise the CVR Master Plan but rather revitalizee it with development in appropriate locations that are sensitive to adjacent land uses and respective of the site natural features. PA-15N proposes development within the confines of the previously approved plat and is both visibly and physically separated. A buffer of larger lots and an open space corridor aid in the transition from PA-15S with an average lot frontage of between 70 and 100 feet to PA-15N where the average lot frontage is between 60 and 70 feet. PA-4 is proposed for smaller lots on a site that has limited natural features and is generally accepting of greater densities. The proposed change from single family attached homes at a density of 11.5 dwelling units per acre to single family detached homes within PA-4, combinedd with the open space buffer and trail corridor, increases the compatibility with PA-5. Page 4 of 8
Many stands of native Gambel Oak has been preserved within the open space buffers. The proposed amendment does not alter the Policiess and Principles established for the Dawson Ridge/Crystal Valley Interchange District. Development of homes sooner than later may contribute, as well as benefit, from the Interchange District. As stated, thesee areas will add to the diversity of the neighborhood with a mixed use land pattern and economic development opportunities. The District will also provide for safe vehicular and pedestrian connectivity to the center of Town and Crystal Valley Ranch. Page 5 of 8 D. Transportation The Master Plan encourages connectivity between neighborhoods leading to the main transportation corridor. The originally proposed transportation connections are maintained as part of the Amendment. The interconnectivity between neighborhoods is encouraged to limit unnecessary trips, and provide ease of access for service providers, emergency access, and for just visiting a neighbor who lives in an adjacent filing. The Traffic Impact Analysis prepared by LSC Transportation Consultants states that the Amendment will have no effect on Level of Service with the recommended left turn acceleration lane (west bound) onn Crystal Valley Parkway. This is recommended for the current plan as well as for the proposed Amendment. See attached Traffic Impact Analysis. The primary access route to the neighborhood is via Crystal Valley Parkway. Local neighborhood streets connect to East and West Loop Road whichh in turn, connect to the Parkway creating the primary spinee network. E. Community Services Water: The proposed Amendment hass no effect on the CVR water requirements. The previous plans required 250 SFE ss whereas the Amendment requires 247 SFE s for PA-15N and PA-4. Water conserving principles are incorporated in the landscape plans for the Amendment parcels including the use of xeriscape plants and the use of native grasses in the common landscape areas. The design of the landscape areas and maintenance requirements also contribute to conservative water usage. Waste Water: The proposed Amendment has no effect on sanitary sewer service plans or requirements as planned per the original plan Storm Water is being handled in the same manner as originally proposed by the CVR master plan. Detention and water quality is directed to the north regional pond. Community Services such as fire protection, law enforcement, healthcare, schools, libraries, and private utilities remain thee same as a result of the proposed Amendment. F. Parks, Trails and Open Space The Amendment does not impact or change the preservation of Quarry Bluff. Additionally, the amendment parcels are in close proximity to Rhylolite Regional Park which provides active recreational activities forr the residents.
Open Space corridors and trails between neighborhoods are either existing or proposed on all sides of PA-15N and PA-4 as designated by the original master plan. The trails ultimately lead to the pedestrian bridge crossing of Crystal Valley Parkway providing a grade separated connection to the Regional Park and open space. Understanding that PA-15N was previously platted, the proposed plan will limit the area of disturbance to the same limits of the previously approved plans. Grading is necessary to accommodate any development on thiss site. However, the grading required for the proposed Amendment t will actually disturb less area. A central open space corridor within the neighborhood is being maintained including an area where there is no grading enabling the preservation of a stand of native Gambel Oak. No additional land dedication is required as a result of the proposed amendment given the reduction in the number of dwelling units. G. Community Character The proposed Amendment maintains the community character established by Crystal Valley Ranch. Common design themes are achieved through landscaping, fencing, trail and open space corridors, streetscapes, entry features/monuments, architectural styles, forms and materials. H. Economic Development The development of new homes, and therefore new Castle Rock residents in the near future adds to the economic vitality of the Town. I. Natural Resources Development on PA-15N or PA-4, as currently planned or as Amended will require alterations to the natural topography. Care in the design of the neighborhood, grading and sensitive construction practices will limitt areas of disturbance. Regardless of lot size the area of disturbance in PA-15and a single family attached design to single is approximately the same. PA-4 reduces the density from 11.5 du family lots. Topography is the sites primary natural feature. The proposed design better accommodates a sloping site. There are no scenic resources, environmental hazards or constraints within the Amendment area. Good air quality standards will be enhanced by the interconnectivity of neighborhood and by the development of additional of connecting trails. 3. Chapter 17.10 establishes design criteria. The proposed neighborhoods meet the criteria and therefore no variances to the standards are required B. Relationship to Surrounding Area: The proposed single family residences are compatible with the surrounding land uses. Although different in gross density, the single family homes are a compatible land use to the adjacent single family homes. The neighborhood to the westt is the least similar given the large lots and custom homes. However, PA-15N is not visually or physically connected to Painters Ridge. The sites are separated by a ridge and trail corridor whichh provides and Page 6 of 8
adequate buffer. PA-15S borders PA-15N. Both are planned for single family detached lots. PA-15S is planned for lot widths between 70 and 100 feet. PA-15N is also proposed for single family lots with lot frontages of between 60 and 70 feet. The larger lots as planned along the southern property line of PA-15N along with an open space buffer and trail corridor, increase compatibility between the neighborhoods. PA-4 was originally planned for multi-family. Amendment No. 4 to the Preliminary PD Site Plan revised the land use to Single Family Attached at 11.5 dwelling units per acre. The higher density attached residential is less compatible with PA-5 at 3.25 du/ac and PA15-S which is planned for a gross density of 2.27 du/ac. The Amendment proposes net densities (not including any perimeter or internal open space) of 5.4 du/ac in PA-4 and 4.53 du/ /ac in PA-15N. Buffers and trail corridors are provided on all sides of the neighborhood increasing compatibility. The plans are designed in conformance with thee land features. As stated earlier variety of housing types is not necessarily defined solely by land use type. Lot size, amenities, access, open space, home size, builder, and home price aid in creating variety that will attract diverse households. PA-15N established within Crystal Valley Ranch. and PA-4 provides these features while maintaining the character and quality C. Circulation and Connectivity The road network provides adequate circulation and connectivity to the surrounding neighborhoods to the extent the topography allows. Primary access is provided to the arterial and collector streets. Adequate emergency access is provided from Crystal Valley Parkway and West Loop Road. Each neighborhood has two points of access. The proposed local/ /neighborhood streets provide for an adequate and safe street system no different than was originally planned for in the CVR master plan. Trail systems in the vicinity of the site will be provided safe access for pedestrians and bicyclist. Development of these trail systems will be constructed concurrent with the development of the neighborhood. D. Services, Phasing and Off-Site Impacts The proposed amendment will not cause additional impacts to fiscal concerns, water resources, storm sewer systems, extension of streets and utilities or traffic impacts. There is a reduction in that number of dwelling units and the infrastructure is in place basedd on the original master plan. E. Open Space, Public Lands And Recreational Amenities. No changes are proposed to open space, public lands or recreational amenities. Rather development of the site will facilitate the construction of key trail segments providing additional pedestrian connectivity throughout the site. F. Preservation of Natural Features The design of the proposed Amendment area maintains a primary ridgeline and trail corridor, several significant standss of Gambel Oak and view corridors. A small area of PA-15N lies within the Moderate and Minor Ridgeline of the Skyline/Ridgeline Protection regulations. Thesee home sites will provide the required mitigation. The mitigation would be required regardless of land use type. Open space corridors will continue to provide travel corridors and cover for wildlife. Page 7 of 8
In summary, the proposed Crystal Valley Ranch Preliminary Development Plan No. 1 meets the approval criteria and will contribute to the continued development of the Community in a logical, fiscally responsible, compatible and environmentally sensitive manner. We look forward to continuing to work with the Town of Castle Rock to see this community to fruition. Respectfully submitted, Karen Z. Principal Henry Page 8 of 8
LSC TRANSPORTATION CONSULTANTS, INC. 1889 York Street Denver, CO 80206 (303) 333-1105 FAX (303) 333-1107 E-mail: lsc@lscdenver.com May 1, 2013 Mr. Gregory Brown Crystal Valley Ranch Dev. Co. 1175 Crystal Valley Parkway Castle Rock, CO 80104 RE: Crystal Valley Ranch PA-4 and PA-15 Rezone Castle Rock, CO (LSC #130050) Dear Mr. Brown: At your request, we have prepared this response to address the comments received from the Town of Castle Rock to our traffic analysis, dated February 14, 2013. The following are the Town s comments and our responses: Comment 1: Response: Comment 2: Response: Please provide more information on how the traffic from Parcel 7S is assigned. It appears a route thru 7N will be the more attractive route for many of those residents than using West Loop Rd., since to go there requires that most of the traffic double back and go south before going north. The 2035 background traffic on Figure 8 assumes about 30 percent through 7N and about 70 percent directly to West Loop Road. The analysis shows that this percentage of non-site traffic through 7N can be accommodated with the proposed improvements and we feel it is a reasonable percentage. If the non-site traffic increases beyond about 30 percent, the levels of service turning left onto Crystal Valley Parkway begin to degrade to the point that the additional traffic above 30 percent would be encouraged to access Crystal Valley Parkway via West Loop Road. The LOS for the northbound approach to the west entrance was shown as LOS E in the PM peak in the 2005 report but not shown in the latest report. Please provide this information in the report. The level of service table (Table 1) shows LOS D through 2035 primarily because we are now recommending a left-turn acceleration lane be constructed on Castle Valley Parkway. Without this lane, LOS E or F would be expected.
Mr. Gregory Brown Page 2 May 1, 2013 Crystal Valley Ranch PA-4 and PA-15 Rezone Response to Comments Comment 3: The 2025 traffic volumes from the 2005 report are almost the same as the 2035 volumes from this report. Please explain. Response: Comment 4: Response: Comment 5: Response: Comment 6: Response: Comment 7: Response: The volumes shown in these two scenarios both assumed general buildout of all developable area along or accessing Castle Valley Parkway. A 0.5% annual growth rate was assumed on the Parkway once full buildout occurs. The Town is concerned that the west access will also require signalization, especially when you see how closely the volumes are compared to the volumes at the east access. Please advise. We are proposing a left-turn acceleration lane at the western access. This is not possible at the eastern access because it is a four-leg intersection. A traffic signal warrant will not likely be me at the western access. The developer has escrowed funds for up to four traffic signals on Crystal Valley Parkway. Our recommendation is to construct an acceleration lane but the Town could use the escrow funds to install a traffic signal at their discretion. For Parcel PA-15, the houses fronting the access road from CV Pkwy. will have approx. 1500 veh/day along their frontage. The houses in this area will require turnaround driveways to allow vehicles to egress in the forward direction. The volume is projected to be about 1,430 feet between Castle Valley Parkway and the first driveway or cross street in PA-15. The volume will drop south of each driveway and/or side road. It may be appropriate to have turnaround driveways for the first block or so. Traffic calming measures can be used in PA-15 to calm speeds and discourage volumes above the 1,500 vehicles per day range. Page 4: West Loop/South Site Access: Provide short term and 2035 LOS. This is shown on Page 4 and in Table 1. All movements are LOS D or better through 2035. The Loop Road Access plan recommends turn lanes for the PA-4 Access. Please address the necessity of turn lanes at this access. Figures 7 and 8 show a northbound left-turn lane on West Loop Road at the two access intersections. The volume is expected to be very low, so the lane can be relatively short - 100 feet of stacking distance would be appropriate. A rightturn lane is shown at the southern site access based on the projected afternoon peak-hour volume being slightly greater than 50 vehicles which is the threshold from the State Highway Access Code (per Bob Watts). This should be reevaluated at the time the adjacent land is developed.
Mr. Gregory Brown Page 3 May 1, 2013 Crystal Valley Ranch PA-4 and PA-15 Rezone Response to Comments Comment 8: Response: The Loop Road Access plan shows a RTO access at Eagle Trail and an Full movement at PA4 access, however, a full movement was constructed at Eagle Trail. Please address the operations of these two adjacent intersections. Eagle Trail and the PA-4 access have nearly 500 feet of spacing on West Loop Road, so there should be no significant effect on operations related to intersection spacing. * * * * * We trust that our findings and recommendations will assist in the planning of the proposed development. Please call if we can be of further assistance. Sincerely, LSC TRANSPORTATION CONSULTANTS, INC. By Christopher S. McGranahan, P.E., PTOE Principal CSM/wc Z:\LSC\Projects\2013\130050-CVR_PA-4&PA-15\Report\May 2013\Response.wpd
Jason Reynolds From: Deborah Weinstein <djs1144@gmail.com> Sent: Sunday, May 05, 2013 7:19 PM To: Jason Reynolds Subject: CVR PD Plan No. 1 Hi Jason, As a member of the CVR Metro District Board No. 2, the Windflower Homeowners Association Board of Directors, and as a concerned member of my community, I strongly oppose the proposed changes being brought before the Planning Commission on May 9 regarding the Crystal Valley Ranch PD Plan No 1. The proposed changes will change the size and density of homes in the proposed area which will decrease values of homes in the immediately adjacent areas. The master development plan for CVR clearly allows for higher density homes in the center of the Loop Road area, eliminating the need for such higher density in this specific location. In addition, higher densities will change the traffic patterns within the neighborhood, causing another change in street capacities and signaling issues. The master plan is simply not designed to accommodate such higher density development. In addition, the change in size of home significantly differs from the two neighborhoods that directly abut the proposed change area. These homes, currently appraised at fairly high values, will decrease in value with homes built at approximately half the size of the homes currently in place. Such a decrease in value can only hurt the Town by reducing tax revenues. As tax revenues are already reduced as of the last valuation period, I seriously doubt the Town would want to cut any more possibility for increased future revenues. As a local homeowner, I want my family to be safe in our neighborhood, and this higher density plan completely changes the atmosphere and character of this area of Crystal Valley Ranch. I anticipate that crossing streets safely will be difficult at best with so much more traffic in the area. I also expect that, with so many children who currently cross Crystal Valley Boulevard to play at Rhyolite Park now, there will be many more attempting to do so, but at much more dangerous levels due to higher traffic patterns. These are significant reasons to reject the proposed changes to the CVR PD Plan No. 1. Higher traffic densities, serious safety concerns trying to reach Rhyolite Park, and completely changing the character and site lines in the community all lead to the logical conclusion that the current master plan remain as is. I strongly urge you to recommend to the Commission that the planned changes be rejected. Thank you for your time. Take care! Deb ******** Deb Weinstein P: 303.901.5770 F: 720.489.5145 1