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Item # 6
Meeting Date: June 4, 2013
AGENDA MEMORANDUM To: Honorable Mayor and Members of Town Council From: Jason Reynolds, Current Planning Manager, Development Services Department Title: 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
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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 4th, and a neighborhood meeting on April 30th. The Opal Ridge residents did not express any significant concerns regarding the proposed zoning on April 4th or April 30th. Crystal Valley Recovery Acquisition, LLC expressed concerns about the proposed changes at the April 30th 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
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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.
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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.
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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
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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 single-family 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.
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The Utilities Department has confirmed that the Town’s water and wastewater systems can accommodate the proposed density. Per Utilities, the proposed single-family 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
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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.
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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
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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 4th 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 Paul Donahue, Mayor Approved as to form: Approved as to content: _______________________________ __________________________________ Robert J. Slentz, Town Attorney Bill Detweiler, Director of Development Services
April 30, 2 Mr. Jason Town of C100 N. WCastle Roc RE: C
(F Dear Jaso The followPlan No. 1Town of Cletter as a PL1. PD P A. C
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Page 4 of 8
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home size andborhoods will
Crystal Valley
way intended he availabilityesidents into th-4 but they maently developiprovide variethern area of provided fromad. The propoPA-15S to Crynt is complemester Plan. Addent of other poucture is in plawing interest inomy. Develobut also for ex compromise tropriate locati natural featuropment within hysically sepad an open spaage of betweeetween 60 an
aller lots on a sreater densitiesity of 11.5 dwA-4, combined
ompatibility wi
dment is to mammunity facilitis and Policies
Amendment in s are providedley Parkway a
that are safe, lly planned y different lot
d price; and dl be complemeRanch and w
to limit develoy of new homehe community.ay also find thing in CVR. Cty meeting the Castle Rock. m the lower dosed amendmystal Valley Paentary to the dditionally, the ortions of CVRace and readyin the proposeopment of the xisting residenthe CVR Mastions that are sres. the confines o
arated. ace corridor aen 70 and 10nd 70 feet. site that has limes. The propowelling units pd with the opeith PA-5.
intain the desiies as were or of the Compr the following d and between
convenient, w
sizes and denifferent buildeentary to bothill maintain the
opment in othees in the neigh Many may d
he perfect homCrystal Valley e needs of var
ensity locatedment to PA-15Narkway, the mdesign and int Amendment d
R. The proposy for developmed Amendmen parcels is notnts and the rester Plan but rasensitive to ad
of the previou
aid in the trans00 feet to PA-1
mited natural osed change frper acre to sinen space buffe
ign character,riginally plannrehensive Plan manner.
adjacent
with connectio
nsity of ers. The charah the existing ae established
er areas of CVborhood will decide to purcme in PA-13 orRanch as planrious populatio
d in PA 15-NWN also provid
major road cortent of the origdoes not impased Amendmement. nt parcels aftet only healthy sidents of Cas
ather revitalizedjacent land us
sly approved
sition from PA-15N where th
features and irom single famngle family er and trail
, ned. n are
ons to
acter and
VR. aid in chase r any nned ons
W to des a rridor. ginal act or ent is
er for
stle e it ses
plat
-15S e
is mily
Page 5 of 8
D
E.
F
D. Transp
E. Comm
F. Parks,
Many standbuffers. The proposethe Dawsonsooner thanstated, theseland patternfor safe vehValley Ranc
portation The Master main transpare maintainneighborhofor service pan adjacentThe Traffic Ithe Amendmturn accelerrecommendattached TraThe primaryneighborhothe Parkway
munity ServicesWater: TheThe previoufor PA-15NWater consAmendmentgrasses in thmaintenancWaste Watplans or reqStorm WateCVR masterpond. Community libraries, anAmendment
Trails and OpThe AmendAdditionallyPark which
ds of native Ga
ed amendmenn Ridge/Crystan later may coe areas will adn and economhicular and pech.
Plan encouraportation corridned as part ofods is encoura
providers, emet filing. mpact Analys
ment will haveration lane (wded for the curaffic Impact Ay access routeod streets cony creating the
s e proposed Amus plans requir and PA-4.
serving principt parcels incluhe common lae requirementter: The propoquirements as er is being hanr plan. Detent
Services suchnd private utilitt.
pen Space ment does noty, the amendmprovides activ
ambel Oak ha
nt does not altal Valley Interntribute, as wdd to the dive
mic developmedestrian conn
ges connectivdor. The origif the Amendmaged to limit uergency acces
sis prepared be no effect on est bound) onrrent plan as w
Analysis. to the neighb
nnect to East a primary spine
mendment hasred 250 SFE’s
ples are incorpuding the use oandscape areats also contribosed Amendmplanned per t
ndled in the sation and wate
h as fire protecties remain the
t impact or chment parcels ave recreationa
as been prese
ter the Policiesrchange Districell as benefit,
ersity of the neent opportunitinectivity to the
vity between ninally propose
ment. The interunnecessary trss, and for jus
by LSC TranspLevel of Servic
n Crystal Vallewell as for the
borhood is viaand West Loope network.
s no effect on s whereas the
porated in the of xeriscape pas. The designbute to conservment has no efthe original plame manner ar quality is dir
ction, law enfoe same as a re
ange the presare in close proal activities for
erved within th
s and Principlect. Developm from the Interighborhood wies. The Distri center of Tow
neighborhooded transportatrconnectivity brips, and provst visiting a nei
portation Consce with the rec
ey Parkway. T proposed Am
Crystal Vallep Road which
the CVR wate Amendment r
landscape plplants and the n of the landscvative water uffect on sanitaan
as originally prected to the n
orcement, heaesult of the pro
servation of Qoximity to Rhyr the residents.
he open space
es establishedment of homes rchange Distriwith a mixed uct will also pr
wn and Crysta
s leading to thion connectio
between vide ease of aighbor who liv
sultants states tcommended lThis is mendment. Se
y Parkway. Lh in turn, conne
er requirementrequires 247
lans for the use of native cape areas an
usage. ry sewer servi
roposed by thnorth regional
althcare, schoooposed
Quarry Bluff. ylolite Regiona.
e
d for ct. As
use ovide l
he ns
ccess ves in
that eft
ee
ocal ect to
ts. SFE’s
nd
ice
he
ols,
al
Page 6 of 8
G
H
I
3
B. Re
G. CommThe proRanch.space materia
H. EconoThe deadds to
I. Natura
3. Chapteand the
Relationship to The proAlthouadjacelarge lPainter
Open Spacproposed oplan. The trParkway prspace. Understandarea of distnecessary torequired for A central oincluding annative GamNo additiongiven the re
munity Charactoposed Amen. Common decorridors, streals.
omic Developmevelopment of o the econom
al Resources
Developmealterations tgrading andRegardless PA-4 reducefamily lots. better accoThere are nAmendmentinterconnecconnecting
ter 17.10 estaherefore no va
Surrounding Aoposed singlegh different in
ent single famiots and customrs Ridge. The
ce corridors anon all sides of rails ultimatelyoviding a gra
ing that PA-15urbance to theo accommodar the proposed
open space con area where
mbel Oak. nal land dediceduction in the
ter ndment maintaesign themes aeetscapes, entr
ment new homes, aic vitality of th
nt on PA-15Nto the natural td sensitive conof lot size the es the density Topography mmodates a so scenic resout area. Goodtivity of neightrails.
ablishes designariances to the
Area: e family residen gross densityly homes. Them homes. Ho sites are sepa
nd trails betwePA-15N and
y lead to the pde separated
5N was previoe same limits oate any develod Amendment orridor within t there is no gra
cation is requie number of dw
ains the commare achieved try features/mo
and therefore e Town.
N or PA-4, as ctopography. nstruction prac area of distur from 11.5 duis the sites prim
sloping site. urces, environd air quality stborhood and
n criteria. Thee standards are
ences are comy, the single fae neighborhoowever, PA-15
arated by a rid
een neighborhPA-4 as desig
pedestrian brid connection to
ously platted, of the previousopment on thist will actually dthe neighborhading enablin
red as a resulwelling units.
unity charactethrough landsonuments, arc
new Castle R
currently plann Care in the dctices will limitrbance in PA- and a single mary natural f
mental hazardtandards will by the develo
e proposed nere required
mpatible with thamily homes aod to the westN is not visuadge and trail c
hoods are eithnated by the
dge crossing oo the Regiona
the proposedsly approved s site. Howevdisturb less arood is being m
ng the preserv
lt of the propo
er established caping, fencin
chitectural style
Rock residents
ned or as Ameesign of the nt areas of dist15N is appro family attachefeature. The p
ds or constraibe enhanced opment of add
eighborhoods
he surroundingre a compatibt is the least si
ally or physicacorridor which
her existing ororiginal masteof Crystal Valll Park and op
d plan will limi plans. Gradiver, the gradinrea. maintained
vation of a stan
osed amendme
by Crystal Vang, trail and oes, forms and
in the near fut
ended will reqeighborhood,urbance. ximately the sed design to sproposed desi
nts within the by the ditional of
meet the crite
g land uses. ble land use tomilar given th
ally connectedh provides and
r er ey en
t the ng is
ng
nd of
ent
alley open
ture
quire ,
same. single ign
eria
o the e to d
Page 7 of 8
C. C
D. SeThseof
E. ONdepe
F. Pr
adequlots. PAfor singplannetrail coPA-4 wPlan rehigher which (not incin PA-1increasThe plaAs statLot sizevarietymainta
Circulation anThe roaneighbarteriaAdequEach nThe prodiffereTrail sybicyclidevelo
Services, Phasinhe proposed aewer systems, f dwelling unit
Open Space, PNo changes ar
evelopment oedestrian con
Preservation of
The decorridoA smalSkylinemitigatOpen
ate buffer. PAA-15S is plangle family lots ed along the sorridor, increawas originally evised the land density attachis planned forcluding any p15N. Buffers asing compatibans are designed earlier vare, amenities, ay that will attraaining the char
nd Connectivityad network pr
borhoods to thl and collecto
uate emergencneighborhood oposed local/nt than was oystems in the vst. Developm
opment of the
ing and Off-Sitamendment w extension of sts and the infra
Public Lands Are proposed tof the site will fnectivity throu
f Natural Featuesign of the pror, several sigll area of PA-1e/Ridgeline Prtion. The mitigspace corrido
A-15S bordersned for lot wid with lot frontaouthern propese compatibiliplanned for md use to Singlehed residentiar a gross denserimeter or intand trail corri
bility. ned in conformriety of housingaccess, open sact diverse houracter and qua
ty rovides adequ
he extent the toor streets. cy access is pr has two poin/neighborhooriginally plann
vicinity of the sent of these trneighborhood
ite Impacts will not cause astreets and utilastructure is in
And Recreationo open space,acilitate the co
ughout the site
tures oposed Amennificant stands15N lies withirotection regugation would bors will continu
s PA-15N. Bodths between ages of betweerty line of PAity between th
multi-family. Ae Family Attac
al is less compsity of 2.27 duternal open spdors are prov
mance with theg types is not space, home suseholds. PA-ality establishe
uate circulatioopography al
rovided from Cts of access.
od streets provned for in the site will be proail systems wid.
additional implities or traffic n place based
nal Amenities., public lands onstruction of .
ndment area ms of Gambel On the Moderalations. Thesebe required reue to provide t
oth are planne 70 and 100
een 60 and 70A-15N along whe neighborhoAmendment Noched at 11.5 datible with PA
u/ac. The Ampace) of 5.4 dvided on all sid
e land feature necessarily desize, builder, a-15N and PA-ed within Crys
on and conneclows. Primary
Crystal Valley
vide for an adeCVR master p
ovided safe acll be construct
pacts to fiscal c impacts. The
d on the origin
. or recreation key trail segm
maintains a prOak and viewate and Minor e home sites wegardless of latravel corrido
ed for single fafeet. PA-15N0 feet. The lawith an open soods. o. 4 to the Predwelling units
A-5 at 3.25 dumendment propdu/ac in PA-4 des of the neig
es. efined solely band home pric-4 provides thestal Valley Ra
ctivity to the suy access is pro
y Parkway and
equate and saplan. ccess for pedeted concurren
concerns, watre is a reductial master plan
al amenities. ments providin
rimary ridgelinw corridors. r Ridgeline of twill provide theand use type. rs and cover f
amily detacheN is also propoarger lots as space buffer a
eliminary PD S per acre. The
u/ac and PA1poses net den and 4.53 du/ghborhood
by land use tyce aid in createse features wnch.
urrounding ovided to the
d West Loop R
afe street syste
estrians and nt with the
ter resources, on in that numn.
Rather g additional
ne and trail
the e required for wildlife.
ed osed
and
Site e 5-S sities /ac
ype. ting
while
Road.
em no
storm mber
Page 8 of 8
In summarcriteria ancompatibl We look f Respectful
Karen Z. Principal
ry, the proposd will contribue and environ
orward to con
ly submitted,
Henry
ed Crystal Vaute to the contnmentally sens
ntinuing to wo
lley Ranch Pretinued developsitive manner.
ork with the To
eliminary Devpment of the C
wn of Castle R
velopment PlanCommunity in
Rock to see th
n No. 1 meets a logical, fisc
his community
s the approvacally responsib
to fruition.
l ble,
LSC TRANSPORTATION CONSULTANTS, INC.
1889 York StreetDenver, CO 80206
(303) 333-1105FAX (303) 333-1107
E-mail: [email protected]
May 1, 2013
Mr. Gregory BrownCrystal 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 theTown of Castle Rock to our traffic analysis, dated February 14, 2013. The following are theTown’s comments and our responses:
Comment 1: Please provide more information on how the traffic from Parcel 7S is assigned. Itappears a route thru 7N will be the more attractive route for many of thoseresidents than using West Loop Rd., since to go there requires that most of thetraffic “double back” and go south before going north.
Response: The 2035 background traffic on Figure 8 assumes about 30 percent through 7Nand about 70 percent directly to West Loop Road. The analysis shows that thispercentage of non-site traffic through 7N can be accommodated with theproposed improvements and we feel it is a reasonable percentage. If the non-sitetraffic increases beyond about 30 percent, the levels of service turning left ontoCrystal Valley Parkway begin to degrade to the point that the additional trafficabove 30 percent would be encouraged to access Crystal Valley Parkway viaWest Loop Road.
Comment 2: The LOS for the northbound approach to the west entrance was shown as LOS Ein the PM peak in the 2005 report but not shown in the latest report. Please providethis information in the report.
Response: The level of service table (Table 1) shows LOS “D” through 2035 primarilybecause we are now recommending a left-turn acceleration lane be constructedon Castle Valley Parkway. Without this lane, LOS “E” or “F” would be expected.
Mr. Gregory Brown Page 2 May 1, 2013Crystal 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 2035volumes from this report. Please explain.
Response: The volumes shown in these two scenarios both assumed general buildout of alldevelopable area along or accessing Castle Valley Parkway. A 0.5% annualgrowth rate was assumed on the Parkway once full buildout occurs.
Comment 4: 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 atthe east access. Please advise.
Response: We are proposing a left-turn acceleration lane at the western access. This is notpossible at the eastern access because it is a four-leg intersection. A trafficsignal warrant will not likely be me at the western access. The developer hasescrowed funds for up to four traffic signals on Crystal Valley Parkway. Ourrecommendation is to construct an acceleration lane but the Town could use theescrow funds to install a traffic signal at their discretion.
Comment 5: For Parcel PA-15, the houses fronting the access road from CV Pkwy. will haveapprox. 1500 veh/day along their frontage. The houses in this area will requireturnaround driveways to allow vehicles to egress in the forward direction.
Response: The volume is projected to be about 1,430 feet between Castle Valley Parkwayand the first driveway or cross street in PA-15. The volume will drop south ofeach driveway and/or side road. It may be appropriate to have turnarounddriveways for the first block or so. Traffic calming measures can be used inPA-15 to calm speeds and discourage volumes above the 1,500 vehicles per dayrange.
Comment 6: Page 4: West Loop/South Site Access: Provide short term and 2035 LOS.
Response: This is shown on Page 4 and in Table 1. All movements are LOS “D” or betterthrough 2035.
Comment 7: The Loop Road Access plan recommends turn lanes for the PA-4 Access. Pleaseaddress the necessity of turn lanes at this access.
Response: Figures 7 and 8 show a northbound left-turn lane on West Loop Road at the twoaccess intersections. The volume is expected to be very low, so the lane can berelatively short - 100 feet of stacking distance would be appropriate. A right-turn lane is shown at the southern site access based on the projected afternoonpeak-hour volume being slightly greater than 50 vehicles which is the thresholdfrom the State Highway Access Code (per Bob Watts). This should be reevaluatedat the time the adjacent land is developed.
Mr. Gregory Brown Page 3 May 1, 2013Crystal Valley Ranch PA-4 and PA-15 Rezone Response to Comments
Comment 8: The Loop Road Access plan shows a RTO access at Eagle Trail and an Full move-ment at PA4 access, however, a full movement was constructed at Eagle Trail.Please address the operations of these two adjacent intersections.
Response: Eagle Trail and the PA-4 access have nearly 500 feet of spacing on West LoopRoad, so there should be no significant effect on operations related to inter-section spacing.
* * * * *
We trust that our findings and recommendations will assist in the planning of the proposeddevelopment. 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
1
Jason Reynolds
From: Deborah Weinstein <[email protected]>Sent: Sunday, May 05, 2013 7:19 PMTo: Jason ReynoldsSubject: 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
