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Home My WebLink AboutFOX CREEK PUD - Filed GC-GENERAL CORRESPONDENCE - 2003-11-12March 1, 1993 Planning and Zoning Board Members C/O Steve Olt Planning Department 281 North College Avenue Fort Collins, CO 80524 RE: Planning Objectives for Fox Creek Preliminary P.U.D. Submittal Fox Creek P.U.D. is a proposed single family development located south of Drake Road approximately one-half mAle west of Taft Hill Road. The topography of the site is gently rolling and drains to the southeast. Surrounding land uses include Brown Farm Subdivision to the north, Quail Hollow P.U.D. to the west and large lot County development to the east and southeast. A planned neighborhood park borders the property along the southwest. The site is currently being annexed and zoned rlp with a P.U.D. condition. There are several development constraints associated with the site, both natural and man-made. The water main in Moore Lane is existing and determines, to a large extent, the alignment of that street. A sanitary sewer main and the Pleasant Valley and Lake Canal crisscross the property, seriously restricting development potential of the southern half of the property. Natural resources on the site include two large cottonwood trees just south of the canal along the east edge of the site and a wetland area located south of the sanitary sewer easement. While these natural resources provide significant benefit to future residents of the development, they also add to the list of development constraints. Planning objectives for the property include: ■ Development of 68 single family lots averaging 10,000 square feet. ■ Preservation of the wetland area south of the sanitary sewer easement as a natural resource area. ■ Preservation of the existing cottonwood trees as part of the development. ■ Development of greenbelts throughout the project that connect to open space along the canal and to the wetland area. ■ Development of an attractive streetscape along Drake Road, that includes a varied setback, berming, a stone entry wall with project identification, and plant material massings that contribute to the seasonal interest of the entry feature. ■ Creation of a Homeowner's Association that will be responsible for maintenance of all open space areas planned to be a combination of irrigated turf and unirrigated dryland grasses with deciduous and evergreen trees. RIPLEY ASSOCIATES Pl mnu�c L, ;:4 J11aN R►PLEY ASSOCIATES Planning Objxtivea Fox Creek P.U.D. March I, 1993 Access is from Drake Road and McKeag Drive which extends west into Quail Hollow P.U.D. The traffic analysis included with this submittal advises that all streets in the development, including Moore Lane, function well as local streets from an operational and capacity perspective. The gross density proposed for the project is 2.14 dwelling units per acre, less than the 3 dwellings units per acre required by the Land Development Guidance System, however, when undevelopable land is removed from the calculation, the density is 2.90 dwelling units per acre. The applicant is requesting a variance from the 3 dwelling unit per acre minimum standard, for two reasons: (1) a significant portion of the property is undevelopable, and (2) the remaining portions of the property have so many development constraints associated with it, that 3 dwelling units per acre becomes impossible to achieve given the planning objectives of the project. 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 46. Conservatiion of resources and energy shall be addressed by land use, site planning and design criteria. 79. Low densiity residential areas should locate in areas which have easy access to neighborhood shopping centers (Drake Crossing 1/3 mile east); major employment centers (Center for Advanced Technology 1-1/2 miles east); within walking distance of an elementary school (Olander Elementary 1/2 mile south, Blevins Junior High 1/2 mile northeast); within walking distance of a planned neighborhood park and within easy access of a community park (planned 20 acre park borders south property line, Rolland Moore Park 1 mile east). We believe that Fox Creek P.U.D. is a well -planned and environmentally sensitive development that promises to be a positive addition to the community. Thank you for your consideration, and we look forward to working with you during the development review process. Sincerely, RIPLEY ASSOCIATES 6x�00"? Linda Ripley Principal F1 To: Jim Manion Linda Ripley Fort Collins From: Matt Delich Date: April 6, 1993 MEMORANDUM Staff Subject: Fox Creek area collector street system (File: 9311MEM1) This memorandum addresses the collector street system in the square mile bordered by the arterial streets of Taft Hill Road, Drake Road, Overland Trail, and Horsetooth Road in Fort Collins. Overland Trail will be extended south of its present terminus near Yorkshire Street on a diagonal alignment to the southeast, intersecting with Horsetooth Road (extended) approximately 0.7 miles west of Taft Hill Road. Figure 1 shows the existing and future street network in this area. Originally, Moore Lane was expected to serve as a collector street through this square mile. However, Moore Lane has some constraints that limit its function as a collector street. Yorkshire Street is designated as a collector street in the west portion of this square mile. As indicated in Figure 1, it is a short collector serving the Quail Hollow residential area. Auntie Stone Street is designated as a collector street in the southeast portion of this square mile. Auntie Stone Street is constructed 1000+ feet north of Horsetooth Road. Since Overland Trail will be extended on a diagonal and since the existing portions of Moore Lane have a number of constraints, a collector street is suggested which better serves the eastern portion of this square mile. It should be pointed out that the center portion of this square mile has development constraints due to the location of Spring Creek and other drainage considerations. Based upon the above and property line locations in the area, the north/south collector street shown in Figure 2 is recommended. This street connects Auntie Stone Street (collector) to Drake Road on the north. It follows property lines as much as possible. At the north end, it angles to the west, liming up with Wyandotte Drive. At the north end, an alternative connection is also shown to Hampshire Street. City staff prefers the connection to Wyandotte Drive. However, since there are no development proposals on any of the properties at the north end, some flexibility was deemed to be appropriate. Given the constraints in this square mile, the collector street alignment shown in Figure 2 best serves the developable properties and the existing street system. In order to provide street network continuity in the area, it is recommended that Fox Hole Court (within Fox Creek) be extended to connect to the collector street as indicated in Figure 2. <i Pair II II'I�I✓ , �,1 �„�� \.1�9 CT C_j'ur—�'�� ■ n _ f ■, o > e. I t T � - ■ e "O — ■ y666�Y i R P F' j ff CC� p ■ DRAKE WIT],,... ,f � by ` - >�I i' �' 1 �r' rPip Y ��)i�l,� Ii r ■ �! — PROPOSED �, J FOX CREEK�oo��r J RF v�7 AREA _ OUT U. i i ' rss F ■ ■ ■ s ■ pieaOEfl U, HORSETOOTH - 32■I �IIIII LEGEND i R P~w - -- ARTERIAL STREET 0 5.>■ IIIIIIIIIIIII FUTURE ARTERIAL STREET COLLECTOR STREET I EXISTING AND FUTURE STREET NETWORK Figure 1 lr:r■■r■■■ ■■ww■ ■ — LL)J_ ■ � ■ F � ■ • . L I Z w�l \tV rri7 W >�fr. , I Tr i� I:O 7 grim T,; /J[�-(,rt If[I Mt Iq FOX - PROPOSED �►° HOLE FOX CREEK�o°?� l COURT, RIF, AREA OU e 1 N L �.B1 � T N � 1-1 Iol •,?l 2 0 ,B —7 0 0, 1bp Or ■ 0 p i 0 " 1p \ IL I' I 1 1 1 ' 11' F IN= ■ ■ ■ ■ � eee HORSETOOTH $ LEGEND J-7 J3 R PI 00*0 — PROPOSED COLLECTOR (°4 i , ■ ■ 00000 — ALTERNATIVE COLLECTOR f j' 0 LOCATION II RECOMMENDED NORTH / SOUTH COLLECTOR 33 I rf Figure 2