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HomeMy WebLinkAboutFAIRBROOKE TRACT A - Filed GC-GENERAL CORRESPONDENCE - 2003-07-31March 7, 1994 Planning and Zoning Board Members C/O Kirsten Whetstone RIPLEY ASSOCIATES Planning Department 281 North College Avenue Fort Collins, CO 80524 J,,C AF,ill(C: Urr Lrhan hra�n RE: Planning Objectives for Fairbrooke Tract A Preliminary P.U.D. Submittal Fort PHONE "4.5��� FAX (3�i1 4�4_:44; Fairbrooke Tract A is a proposed single family housing development to be located south of Prospect Road approximately one-half mile east of Taft Hill Road. Lots sizes and architectural character of the homes proposed are similar to those approved on adjacent tracts in the Fairbrooke master planned area. Homes will be one and two-story ranging in size from 1400 to 2100 square feet. The predominant exterior material will be Mlasonite siding with brick accents in earth tone colors. Tract A is part of Fairbrooke Master Plan approved in 1982. The Master Plan originally proposed 163 townhomes for Tract A. This project proposes 75 single family lots on 20.5 acres yielding a gross density of 3.65 dwelling units per acre, well above the City's 3 dwelling unit per acre minimum density. The applicant is requesting approval of the amended master plan as well as preliminary approval of the proposed project. As the City's Density Chart (Point Chart H) indicates, this property is well suited for densities of 3-4 units per acre. Higher densities are not supported at this location because the property is not close to shopping facilities, transit facilities, recreational facilities, or employment centers. The only significant non-residential use in walking or biking distance is the nearby Bauder Elementary School. The site is relatively flat. Significant topographic features include two existing cottonwood trees and the Pleasant Valley and Lake Canal which bisects the site in a north -south direction. Surrounding land uses include Wildwood Subdivision to the north, Bauder School and single family to the east, undeveloped property to the south and duplexes to the west. The location of the canal and the location of existing streets that need to connect to this development have determined the street pattern and lotting proposed for Tract A. Streets connect with the existing Holly Street on the west and align with Somerville Court and Charleston Way on the east. The land configuration dictates that most lots will have a east -west orientation rather than a north -south orientation needed to comply with the City's solar orientation ordinance. The applicant is requesting a variance from the solar orientation ordinance, because attaining the required 65% solar oriented lots would significantly lower the density that can be achieved on this site. The applicant is also requesting a variance from the standard cul de sac design to allow pedestrian - oriented, tree -lined courts in place of the standard circular cul de sac. A standard circular cul de sac would fit inside the proposed square court. We believe the court will create a special neighborhood identity. Our goal is to make the cul de sac look more like a pedestrian plaza than a street. We believe a tree -lined court will be more attractive and will also make motorists more cautious when turning and backing into the cul de sac. RIPLEY ASSOCIATES Planning Objectives Fairbrooke Tract A PUD March 7, 1994 Addtional planning objectives for the property include: ■ Preservation of the existing cottonwood trees as part of the development. ■ Development of an attractive streetscape along Prospect Road, street trees, berming, a stone entry wall with project identification, and shrub massings that contribute to the seasonal interest of the streetscape. ■ Creation of a Homeowner's Association that will be responsible for maintenance of the Prospect Road streetscape and other open space tracts. City land use policies that support the proposed development include: 22. Preferential consideration shall be given to urban development proposals which are contiguous to existing development within the city limits or consistent with the phasing plan for the City's urban growth area 79. Low density residential areas should locate within walking distance of an elementary school (Bauder Elementary). We believe that Fairbrooke Tract A is a well -planned residential development that promises to be an attractive addition -to the neighborhood and community. Thank you for your consideration, and we look forward to working with you during the development review process. Sincerely, RIPLEY ASSOCIATES 64W� Linda Ripley Principal 2 Li Cl) C> April 5, 1.994 (File: 9413LET1) 00 0 Q O J O u 0 z g w O J w D z w a z a r z a m M V f'J W 1_� o Mr. Mike Herzig, P.E. o Fort Collins Development Engineer P.O. Box 580 M Fort Collins, CO 80522-0580 z Cc w w z CD w J U • Z O a 0 a n z a Iv a F- Dear Mike: Fairbrooke PUD Tract A is proposing a square cul-de-sac design. 'This memorandum addresses selected aspects of this design that relate to traffic engineering and traffic operations. All of the cul-de-sacs have tangent to tangent distances of >80 feet. The Fort Collins standard for a circular cul-de- sac is a radius of 40 feet. Therefore, it is concluded that, from an emergency vehicle point of view, the square cul-de- sac meets this design criteria. Parking typically is allowed on cul-de-sacs. Parking can occur on a square cul-de-sac as long as driveways are not blocked. Depending upon driveway locations, the square cul- de-sac design offers areas in the corners where on -street parking can occur and remain outside of a fire truck turning radius. This is a positive aspect of square cul-de-sacs. In my judgment, driveway function will not be a problem. Details of the driveway locations should be addressed at the building permit stage of development. With reasonable driveway locations, I see no safety concerns with square cul- de-sacs. Square cul-de-sacs meet the design criteria of the City of Fort Collins. Do not hesitate to contact me if you have questions or further concerns. Sincerely, Matthew J, Delich, P.E. July 5, 1994 Planning and Zoning Board Members C/O Kirsten Whetstone Planning Department 281 North College Avenue Fort Collins, CO 80524 RE: Planning Objectives for Fairbrooke Tract A Preliminary P.U.D. Submittal Fairbrooke Tract A is a proposed single family housing development to be located south of Prospect Road approximately one: -half mile east of Taft Hill Road. Tract A is part of Fairbrooke Master Plan approved in 1982. Lots sizes and architectural character of the homes proposed are similar to those approved on adjacent tracts in the Fairbrooke master planned area. Homes will be one and two-story ranging in size from 1400 to 2100 square feet. The predominant exterior material will be Masonite siding with brick accents in earth tone colors. The site is relatively flat. Significant topographic features include two existing cottonwood trees and the Pleasant Valley and Lake Canal which bisects the site in a north -south direction. Surrounding land uses include Wildwood Subdivision to the north, Bauder School and single family to the east, undeveloped property to the south and duplexes to the west. The location of the canal and the location of existing streets that need to connect to this development have determined the street pattern and lotting proposed for Tract A. Streets connect with the existing Holly Street on the west and align with Somerville Court and Charleston Way on the east. The land configuration dictates that most lots will have a east -west orientation rather than a north -south orientation needed to comply with the City's solar orientation ordinance. The applicant is requesting a variance from the solar orientation ordinance, because attaining the required 65% solar oriented lots would significantly lower the density that can be achieved on this site. The applicant is also requesting a variance from the standard cul de sac design to allow pedestrian - oriented, tree -lined courts in place of the standard circular cul de sac. A standard circular cul de sac would fit inside the proposed square court. We believe the court will create a special neighborhood identity. Our goal) is to make the cul de sac look more like a pedestrian plaza than a street. We believe a tree -lined court will be more attractive and will also make motorists more cautious when turning and backing into the cul de sac. Additional planning objectives for the property include: Preservation of the existing cottonwood trees as part of the development. Development of an attractive streetscape along Prospect Road, street trees, berming, a stone entry wall with project identification, and shrub massings that contribute to the seasonal interest of the streetscape. Creation of a Homeowner's Association that will be responsible for maintenance of the Prospect Road streetscape and other open space tracts. RIPLEY ASSOCIATES ■ 223 Jefferson Street 0 Fort Collins, CO 80524 ■ (303) 224-5828 RIPLEY ASSOCIATES Planning Objectives - Fairl ook . A PUD July 5, 1994 Page 2 City land use policies that support the proposed development include: 22. Preferential consideration shall be given to urban development proposals which are contiguous to existing development within city limits or consistent with the phasing plan for the City's urban growth area 79. Low density residential areas should locate within walking distance of an elementary school (Bauder Elementary). We believe that Fairbrooke Tract A is a well -planned residential development that promises to be an attractive addition to, the neighborhood and community. Thank you for your consideration, and we look forward to working with you during the development review process. Sincerely, RIPLEY ASSOCIATES Linda Ripley Principal RIPLEY ASSOCIATES ■ 223 Jefferson Street ■ Fort Collins, CO 80524 ■ (303) 224-5828 August 2, 1994 Planning and Zoning Board Members C/O Bob Blanchard Planning; Department 281 North College Avenue Fort Collins, CO 80524 re: Square Cul De Sacs Fairbrooke Tract A Project No. 9435.00 Members of the Board: This letter is to request a variance from City of Fort Collins standards for cul de sacs in a residential PUD. The applicant is requesting this variance to allow pedestrian - oriented, tree -lines courts in place of the standard circular cul-de-sac. A standard circular cul de sac can be placed within the flowline of the proposed square court, as shown on the attached graphic. The applicant believes that the court will create a special neighborhood identity. The goal is to have the cul de sac look more like a pedestrian plaza than a street. It is believed that a tree -lined court will be more attractive and will also make motorists more cautious when turning and backing into the cul de sac. A traffic engineer, Matt Delich, has examined the design and finds the design to be safe for traffic movements and that driveway function will not be a. problem. A copy of his letter is also attached. Emergency vehicle turn -around can be accommodated as well with the square layout as with the traditional round design. Based on the above information, a square cul de sac should meet all the design requirements for safe and efficient traffic movement, maintenance and neighborhood aesthetics. Should you have any questions or comments, do not hesitate to contact this office. Sincerely, NORTHERN ENGINEERING ERVICES, INC. Michael Jones, P.E. Northern I ngineering Services, Inc. MF,M0RAN1)UM To: Glen Schieuter, City of Fort C'ol 1 ins Stormwater Utility From: Cairole Bernstein, Northern Engineering Services, Date: October 13, 1994 RE: Summary of Meeting on October 12, 1994 on Fairbrooke Tract A CC: Charlotte Jorgenson, Wheeler (tea l t y Mike Herzig City oI Fort Col I ins Comm"Ol t ; (revel• •• ;; Suzanne F.dm i rrs t e r, Ci t y or No r t Co I l i ns Finance Adm i n. Willis Smith, Pleasant VnIIey and Lake Canal Roard This memo summarizes the meeting between yourself, Charlotte .Jorgenson of Wheeler Realty, Mike .Tunes and myself, or Northern Engineering. The purpose or the meeting was to determine if there were any further outstanding issues to be resolved before your office could grant a written acceptance to the proposed right-of-way variance at Fairbrooke Tract A and to determine what, if any, Masterplan improvements should be put in with Fairbrooke Tract A. The following matters were discussed at this meeting: • Based on information from the title company, Charlotte has determined that the City of Fort Collins awns the ditch land. Glen has contacted Ron Mills (City of Fort Collins Right -Of -Way Purchasing Agent) and sent him a map of Sommerville. Ron Mills will look into who owns Lots 11 and 12 and will get back to Glen. • Glen said that he is ready to grant written acceptance of the proposed right-of-way variance but was awaiting final approval r om Suzanne Edmonston. A phone discussion between Charlotte Jorgenson and Suzanne Edmonston since this meeting indicated that Suzanne was unaware that she needed to give Glen any input. Suzanne agreed to discuss the matter with you (Glen) and resolve the matter. Unless otherwise notified, it is assumed that the variance approval letter will be received by Wheeler before the closing date of October 21, 1994. • Wheeler will build the realigned ditch section so that it has 4:1 grass side slopes and a 12-foot access road in the same locations as the Masterplan improvements. The bottom of the channel will need to accommodate the Pleasant Valley and Lake Canal. V0 S I1"v-. , • '�Ijk�- 2(W - I `'AF,'.II • ;(I 'I ;!r'I 'II"' -I i t(I' l ''1 IIY) The backs of lots 6 through 13 can he regraded such that some of the stormwater from these lots will enter the Pleasant Valley and lake Canal, but only if the 100-year discharge is less than the 2--year historic. Stormwater Utility does not want to proceed at this time with the improvements to the Prospect Road culvert. The crossing at Prospect Road will be a culvert ex tensioIt as originally indicated in the Prospect Sit) plans. •f Charlotte wants to know how much of the Prospect Road improvements need to be built upfront if she is intending on phasing the project with lots 17 through 27 being built this year. Northern Engineering has since followed up on this issue with Mike Herzig. Generally, up to 25'�', of the development can he built before the capital imps-ovemerils need to be bu i I t. Iloweve i- , w i III a hood or add i I i ona 1 f i nano i a I assu ratites , I lie ^': .' t a--e he h i;-,he r . • Glen mentioned that the resubmittal needs to indicate the phasing to be done, needs erosion control for the construction on Prospect Road, and needs to have the new ditch cross section and details. Please let me know as soon as possible if there will be a problem with the variance acceptance letter. As always, if you have further questions or concerns, don't hesitate to contact me at (303) 221 4158.