HomeMy WebLinkAboutSANCTUARY WEST - PDP - 30-07 - REPORTS - PROJECT NARRATIVEUnderstood.
12. This development proposal is subject to the requirements as set forth in the City's LUC,
specifically Articles 2. Administration (Development Review Procedures), Article 3. General
Development Standards, and Article 4. Districts (Division 4.5: LMN - Low Density Mixed-U
Understood.
Sanctuary West PDP application
October 3, 2007 26
6. Alan Rutz of the Light & Power Department offered the following comments:
a. There is existing power on LaPorte Avenue. Some off -site easements may be needed.
b. The meter locations must be identified on the development plans.
C. The transformer locations must be coordinated with Light & Power.
d. The City does not install street lights on private property. Therefore, unless the roadways
are public streets, the City will not be responsible for street lights.
e. The normal electric development charges will apply to this project.
f. The LUC has street tree — utilities separation requirements.
g. The private drives will pose a challenge for the numerous utilities. Close coordination of
utilities and easements is needed. A utility coordination meeting should be scheduled
before the applicant / developer gets too far into the development layout & design for the
project.
Please contact Alan, at (970)224-6153, if you have questions about electric service to this
property.
Understood. A utility coordination meeting has been completed.
Dana Leavitt, the City's Environmental Planner, gave his comments to the applicant/developer,
along with a red -lined map and applicable sections of the LUC. A copy of his comments is
attached to this comment letter. Please contact Dana, at (970)224-6143, if you have questions
about his comments.
Understood.
8. The Parks Planning Department (970)221-6360) should be contacted for information on their
neighborhood and community parkland fees, which are based on the square footage of each
individual dwelling unit. The fees will be assessed at the time of issuance of building permits.
Understood.
9. Timothy Wilder of the Advance Planning Department indicated that this proposed development
is within the City's Northwest Subarea Plan (NWSP) boundary. He gave the applicants his
comments and a copy of the NWSP document. Please contact Timothy, at (970)221-6756, if you
have questions about his comments.
Thanks!
10. A neighborhood information meeting should be held for this development request prior to formal
submittal of a PDP. Steve Olt of the Planning & Zoning Department, at (970)221-6341, will help
schedule this meeting.
A neighborhood meeting was held August 15, 2007. A summary of that meeting directly
precedes this section.
11. This development request will be subject to the current Development Review Fee Schedule that
is available in the Development Review Center office. The review fee will due at time of PDP
submittal and again at time of Final Compliance Plan submittal.
Sanctuary West PDP application
October 3, 2007 25
required for the site improvements.
k. The LUC will require that a street connection to Cherry Street be made with this
development.
This development will be subject to the applicable Street Pattern and Connectivity
Standards as set forth in Section 3.6.3 of the LUC. Street spacing must occur every 660';
or, a request for Alternative Compliance to this requirement, with an alternative plan,
could be submitted for review and decision by the Decision Maker. If approved, then the
developer needs to cul-de-sac the street stubs on the north and provide pedestrian
connections.
M. The cul-de-sac on the east side of the development needs to be designed in accordance
with Section 7-23 of LCUASS.
n. Streets need to intersect at 90 degrees, +/- 10 degrees.
o. Per Section 3.6.2(L)(1)(b) of the LUC sets forth the requirement that private drives can't
connect to 2 public streets. They can connect to only 1 public street. A modification of the
standard may be requested.
P. The restriction that no building can be more than 660' from a single point of access, for
emergency access reasons, must be addressed.
q. Access points off of LaPorte Avenue need to line up with streets to the south or meet
separation distance requirements.
r. A utility coordination meeting should be held prior to formal submittal of a development
proposal. Please contact Engineering, at (970)221-6605, to help schedule this meeting.
S. The Transportation Development Review Fees will apply to this development. Please
contact Susan, at (970)221-6750 or (970)221-6605 for detailed information on the fees.
t. The applicant/developer needs to meet with Sheri Langenberger on site to talk about
street connections. She can be reached at (970)221-6750 or (970)221-6605. Carie Dann
of the Poudre Fire Authority would like to attend this site meeting. She can be reached
at(970)416-2869.
U. Please contact Dana Leavitt, the City's Environmental Planner, as soon as possible to
discuss the buffer requirements to the canal.
Please contact Susan, at (970)221-6750 or (970)221-6605, if you have questions about these
comments.
Thanks for the detailed guidance. Relative to the extension of Cherry Street, an on site
evaluation was held with city engineering and planning staff, with a decision not to
provide vehicular connections to Webb Avenue, Irish Drive, Impala Drive or Cherry Street.
Pedestrian connections have been provided as an alternative compliance. Concurrent to
this application, a modification of standards has been submitted requesting Bacon Lane
and Beattie Lane, both private drives, be allowed two connections to public streets to
satisfy PFA emergency access requirements. An on site evaluation was conducted with
Dana Leavitt, the City's Environmental Planner, to review buffer requirements to the canal.
A written response to the findings of this site visit written by Cedar Creek Associates is
included with this application.
Sanctuary West PDP application
October 3, 2007 24
Fire flows of 1,000 gallons per minute at a residual pressure of 20 pounds per square
inch must be provided.
C. Addressing for the buildings (minimum 6" high numerals on a contrasting background)
must be visible from the closest street that that they front on. Based on the concept plan,
addressing some of the residential buildings could be problematic.
The private drives must be at least 20' wide, unobstructed, WITH NO PARKING ON
EITHER SIDE.
- They must be designated, dedicated Fire Lanes or the houses must be equipped with
automatic fire sprinkler systems.
- Some or all of the private drives could be named.
Please contact Carie, at (970)416-2869, if you have a question about these comments.
Per meeting with Carie, two private drives have been named in response to addressing
concerns. All private drives are 20' in width.
Susan Joy of the Engineering Department offered the following comments:
a. This project will be subject to street oversizing fees that are based on the proposed land
use(s) in this development. The fees will be collected at the time of issuance of building
permits. Please check with Matt Baker of the Engineering Department, at (970)224-
6108, to verify the actual fees for each proposed use.
b. A Transportation Impact Study (TIS), addressing all modes of transportation, will be
required with your PDP submittal. Please contact Eric Bracke of the Traffic Operations
Department, (970)224-6062, to schedule a "scoping" meeting to discuss what
information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian,
bicycle, and transit modes of transportation.
C. All required street right-of-way (ROW) must be dedicated with this development. All
necessary easements must also be dedicated.
d. Street design and construction and all public improvements associated with this project
will be subject to the Larimer County Urban Area Street Standards (LCUASS). Also,
the Larimer County Road Impact Fees will apply to this development.
e. LaPorte Avenue is a 2-lane arterial street and, per Matt Baker, no ultimate design is
needed , just money in lieu of. The ROW will be 84', with a 15' wide utility easement on
the outside. The applicant/developer will need to size their detention pond to take the
water from the road since there's no storm sewer right now.
f. LaPorte Avenue is not improved. This development will be responsible for any necessary
improvements to LaPorte Avenue along its property frontage and all the way to North Taft
HI ill Road to the east. Interim 36' wide improvements will apply.
g. The TIS will determine whether or not right -turns or left -turns are needed into the site.
h. The standard utility plan submittal requirements will apply to this development request.
i. A subdivision plat for the development must be part of the PDP submittal.
j. Both a Development Agreement and a Development Construction Permit will be
Sanctuary West PDP application
October 3, 2007 23
Fort Collins, CO. 80521
Gene Fischer, Attorney
P.O. Box 506
Fort Collins, CO. 80522
482-6658 (home)
.......... 482-4710 (work)
h. The standard drainage and erosion control reports and construction plans are required
and they must be prepared by a professional engineer registered in the State of
Colorado.
Floodplain comments:
1) A portion of the site is in the West Vine floodplain and floodway.
2) No new residential development is allowed in the floodway - see proposed Lot 1.
3) Residential development is allowed in the flood fringe if the lowest floor and all
HVAC equipment are elevated at least 18" above the flood elevation - see
proposed Lot 2.
4) The road crossing the floodway must show no -rise or all the rise must be
contained on this property. A no -rise certification is required. See the City's
floodplain modeling guidelines. The modeling review fee is $325.00.
5) No fill is allowed in the floodway unless it shows no -rise or all rise must be
contained on this property.
6) Please use the 50% and 100% Floodplain Review Checklists to know what
documentation is required on the plans and in the drainage report.
7) A Floodplain Use Permit, including a $25.00 permit fee, is required for each
structure or site element (road, bridge, detention pond, etc.) in the floodplain or
floodway.
8) A FEMA Elevation Certificate will be required for any structure built in the
floodplain prior to issuance of a Certificate of Occupancy.
9) Please refer to Chapter 10 of the City Code for complete floodplain regulations.
10) The floodplain administration contact is Marsha Hilmes-Robinson, (970)224-
6036.
11) All forms and guidelines are available on Stormwater's website at:
hftp://fcqov.com/stormwater/floodplain-forms.php.
Please contact Glen, at (970)224-6065, if you have questions about these comments.
Understood. The site design accommodates these requirements.
Carie Dann of the Poudre Fire Authority offered the following comments:
a. A fire hydrant must be located within 400' of each building and spaced no further than
800' apart.
Sanctuary West PDP application
October 3, 2007 22
on the site.
d. In the western portion of the proposed development it appears that there is not adequate
space to get all underground utilities to the lots that do not have street frontage. A utility
coordination meeting is strongly suggested and should be held prior to proceeding with
the layout for this area. The City's Development Review Engineering Department (Susan
Joy) will schedule this meeting.
e. Loop water mains through the site to minimize the number of dead-end mains.
f. Plant investment (development) fees and water rights will apply to this development
proposal and will be due at time of building permits.
g. The City's water conservation standards for irrigation and landscaping will apply to this
development proposal.
Please contact Roger, at (970)221-6854, if you have questions about his comments.
Understood. These requirements have been incorporated into the site design.
3. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The design of this site must conform to the drainage basin design of the West Vine
Master Drainage Basin Plan, as well as the City's Design Criteria and Construction
Standards.
b. The City-wide development fee is $3,070 per acre ($0.0705 / square foot) for new
impervious area over 350 square feet. No fee is charged for existing impervious area.
The applicable fee is to be paid at the time each building permit is issued.
C. In the West Vine Drainage Basin the 2-yer historic release rate is 0.35 cfs / acre for water
quantity detention. An outlet structure would need to be designed to allow this release in
the future, but in the interim the New Mercer Ditch Company may not allow the runoff to
be released into their ditch until after the storm and when the flow in the ditch returns to
the same depth of flow as before the storm.
d. The developer's design engineer will need to design the on -site detention for twice the
total runoff volume in case the runoff cannot be released before another storm begins.
The future outfall connection in the master planned improvements and across the New
Mercer Ditch needs to be designed with this project, and cash in lieu of construction for
the future connection will be required.
e. Water quality extended detention is required to treat the runoff.
f. There is a channel planned from where the floodplain crosses LaPorte Avenue to the
channel constructed by Larimer County to the north. The City would purchase the right-
of-way and would like to have the channel built as a developer repay with this project.
g. The New Mercer Ditch Company will need to sign the construction plans or provide some
other document to verify their approval. The following are contacts for the ditch company:
John Moen, Superintendent ... 482-3309
218-0726 (cell)
Randy Gustafson .................. 226-2136 (work)
1154 N. Taft Hill Rd. 482-9761 (work)
Sanctuary West PDP application
October 3, 2007 21
Response to Conceptual Review Comments
Peter Barnes of the Zoning Department offered the following comments:
a. The property is in the LMN - Low Density Mixed -Use Neighborhood Zoning District. The
proposed residential is permitted in this District, subject to an administrative (Type 1)
review and public hearing.
In the LMN District a residential project must have an overall minimum density of 5 dwelling units per net
acre and a maximum density of 8 dwelling units per gross acre of residential land. These density
requirements are set forth Section 4.5(D)(1) of the Land Use Code (LUC).
Understood. The application meets the density requirements. Please refer to land use table in
application.
b. The next steps in the City's development review process will be, first, to conduct a neighborhood
information meeting (facilitated by the City Planning & Zoning Department); and then, second, to make a
Project Development Plan (PDP) submittal to the Development Review Center.
C. This property is in the Residential Neighborhood Sign District. All signage will be subject
to the City's Sign Code, which is administered by the Zoning Department.
d. The property is not yet legally platted by "subdivision plat". Therefore, a subdivision plat
must be part of the PDP submittal to the City for review. The plat must be prepared by a
land surveyor or engineer registered in the State of Colorado.
e. The minimum parking requirements for residential uses are set forth in Section
3.2.2(K)(1) of the LUC.
f. Convenient and secure bicycle parking must be provided per Section 3.2.2(C)(4) of the
LUC.
g. Section 3.5.2 of the LUC sets forth Residential Building Standards for development.
h. Section 4.5(D)(7) of the LUC sets forth the requirement that at least 90% of the dwellings
in a residential project shall be located within 1/3 mile of a (public) neighborhood park or
a privately owned park at least 1 acre in size.
i. Trash enclosures must be designed to accommodate recycling facilities.
Please contact Peter, at (970)416-2355, if you have questions about these comments.
Understood. A neighborhood meeting was held August 15, 2007.
2. Roger Buffington of the WaterlWastewater Department offered the following comments:
a. There is an existing 27" water main in LaPorte Avenue and an existing 27" water main
crossing the site in a NW/SE alignment.
b. There is an existing 8" sanitary sewer main in LaPorte Avenue, an existing 10" sanitary
sewer main on the property to the north, and an existing 15" sanitary sewer main
crossing the southeast corner of the site in a NE/SW alignment.
C. Provide 30' wide easements (15' either side) for all existing water/sanitary sewer mains
Sanctuary West PDP application
October 3, 2007 20
22. Comment: (Resident) I have serious privacy issues with some of the duplexes being
right next to me.
Response: (Applicant) We can at least look into some possible options.
23. Comment: (Resident) I suggest you move the centrally -located duplexes and not
continue the street east to west between the pockets of homes.
Response: No response recorded at the meeting.
24. Question: (Resident) Is that a street or sidewalk along the very west edge of the
development, next to the new duplexes?
Answer: (Applicant) That is a sidewalk.
25. Question: (Resident) Why is this development even necessary, with Bellwether Farm
and all those new homes? The bottom line for you is dollars. This will change our
neighborhood.
Answer: No answer recorded at the meeting.
26. Comment: (Resident) Your sanctuary will interfere with our estuary.
Response: No response recorded at the meeting.
27. Question: (Resident) Why not go for rezoning to RL - Low Density Residential,
instead of the current Low Density Mixed -Use Neighborhood zoning?
Answer: No answer recorded at the meeting.
28. Question: (Resident) What about only 4 homes being accessed by a private drive?
Answer: (City Planner) There has been a recent change to the Land Use Code to
allow more than 4 homes to be accessed by a private drive.
29. Comment: (Resident) There appears to be an offset of your entry road with the
existing entry to the Ramblewood Apartments.
Response: (Applicant) Currently, yes, there is an offset shown. That will be
evaluated with our Project Development Plan submittal and review.
30. Question: (Resident) Will we have public access to your open space?
Answer: (Applicant) Yes, that is our intent.
31. Question: (Resident) Will your open space and detention areas be better maintained
than what the City does now with theirs?
Answer: (Applicant) Our intent is to maintain those areas extensively.
32. Question: (Resident) If the City does not mow its own lands, who will charge them
to have them mowed?
Answer: No answer recorded at the meeting.
Sanctuary West PDP application
October 3, 2007 19
13. Question: (Resident) Aren't there provisions in the Northwest Subarea Plan (NSP)
about minimizing lighting and curb & gutter in this area?
Answer: (Applicant) There are some recommendations in the NSP; however, the
plan is generally a guide.
14. Question: (Resident) What is your build -out timeframe?
Answer: (Applicant) We would hope that it would be about 2-1/2 years.
15. Question: (Resident) How will elementary school children from this development
access Irish Elementary School?
Answer: (Applicant) By a bicycle/pedestrian trail network to streets to the north
that is being planned in this development.
16. Question: (Resident) What impacts will this development have on the schools?
Answer: (City Planner) The impacts will be evaluated with the applicant's Project
Development Plan submittal and review. The Poudre R-1 School District is part of the
City's development review process.
17. Question: (Resident) In the last 10 years there have been several magna-floods. The
current mitigation is inadequate. What assurance is there that this development will
not create additional flood hazards?
Answer: (Applicant) Our design engineer will be designing the project to ensure
that flood mitigation is adequately in place. There will be enhancements to the
existing drainage channel and facilities associated with this development.
18. Question: (Resident) Regarding the duplex units, could they become rentals? We
have a concern about college students living here.
Answer: (Applicant) We cannot put rental restrictions on this development.
However, this product is almost always homeowner occupied, not rentals.
19. Question: (Resident) Will there be basic handicapped accessibility in any of these
homes?
Answer: (Applicant) Yes.
20. Question: (Resident) I do not understand where your consumers are coming from?
Why more housing when we do not need it?
Answer: (Applicant) People do want new homes in this area. A large percent of the
buyers in this development will come from within 5 miles of this site.
21. Comment: (Resident) You could cut out some of the duplexes and still meet the
City's minimum density requirement.
Response: (Applicant) But that would have a negative effect on the prices of the
homes, making them less affordable.
Sanctuary West PDP application
October 3, 2007 18
Answer: (Applicant) Our traffic study will evaluate the existing traffic, include
traffic projections for the new development, and propose mitigation measures.
5. Question: (Resident) Will there be any other traffic control at the North Taft Hill
Road and LaPorte Avenue intersection?
Answer: (Applicant) Both the City and Larimer County will be doing some
improvements in that area. They will determine what type of traffic control there will
be.
6. Comment: (Resident) We have concerns about additional traffic and pollution
associated with these 200+ cars.
Response: No response recorded at the meeting.
7. Comment: (Resident) Most existing houses to the north have 1-car garages. Your
new homes will have a negative effect on our property values.
Response: (Applicant) New homes set values of used homes. Your home values will
increase with the build -out of these new homes.
8. Question: (Resident) Your park, clubhouse and pool will be for the benefit of your
residents only?
Answer: (Applicant) Yes, the clubhouse and pool will be for our residents only.
The open space will have public access.
9. Comment: (Resident) We question the need for the 8 duplex units in the center of
the development. They do not fit in with the surrounding existing homes.
Response: (Applicant) There are minimum density requirements in the Low Density
Mixed -Use Neighborhood District. There is also a requirement for 2 housing types in
the development.
10. Comment: (Resident) This development takes away our open space.
Response: (Applicant) The "open space" you are referring to is actually privately -
owned, developable land.
11. Question: (Resident) Will there have to be a street connection from this
development to Cherry Street, to the north?
Answer: (Applicant) No, after meeting with City Engineering on the site it has
been determined that there will not have to be a vehicular connection to Cherry
Street; however, there will be a bicycle/pedestrian connection.
12. Question: (Resident) What will happen to the lands to the north and east of this
proposed development? What about street lighting?
Answer: (Applicant) We cannot speak to what will happen on the lands to the
north and east. Those are not our properties. The City controls the type of lighting on
public streets and we will provide our own lighting on private streets and drives.
Sanctuary West PDP application
October 3, 2007 17
Neighborhood Meeting Response
A neighborhood meeting was held August 15, 2007. During this meeting, the following was disclosed: An
application is pending proposing 112 new residential dwelling units (60 duplex and 52 single-family
detached) on about 27 acres located just to the north and west of the intersection of North Taft
Hill Road and LaPorte Avenue. The property is in the LMN - Low Density Mixed -Use
Neighborhood Zoning District. A conceptual site plan was presented by the applicant at the
neighborhood meeting.
In response to one of the questions during the meeting, the site plan was modified to re -orient
the duplex lots on the west property boundary. The conceptual site plan presented oriented
lots adjacent to the west property boundary with front facades on the west. These lots have
been rotated 90 degrees to improve the visual buffering to the benefit of the adjacent
properties.
There were numerous concerns raised in the meeting as to the planned density of this
development, and whether the proposed density is appropriate for this area. The proposed
density aligns with the city designated L-M-N zoning for this project area.
There were numerous concerns expressed that with many homes on the market today and the
foreclosure rates at high levels, is there a need for more houses to be built. The developer
remains confident that the market demand will be there at the time this development has
homes ready for sale. This is a risk any developer takes and is not a criteria in the
development approval process.
As promised at the neighborhood meeting, a Traffic Impact Study is included with this
application.
The following are the specific questions and concerns raised at the neighborhood meeting with
the responses provided at the time of that meeting.
Comment: (Resident) I have a pond, with a spring, on my land just to the west of the
proposed east entry to this new development. I do not want to lose this pond, I would
like it protected.
Response: No response recorded at the meeting.
2. Question: (Resident) How much room will there be between the duplexes in the
south-central portion of the new development and the existing houses to the south?
Answer: (Applicant) There would be approximately 25' between the residences.
3. Question: (Resident) The duplexes on the west side are oriented in what direction?
What type of fencing is proposed along the west property line?
Answer: (Applicant) Those duplexes will front to the west, with 6' high cedar wood
fences.
4. Question: (Resident) We have concerns about additional cars in the area. How will
this be addressed?
Sanctuary West PDP application
October 3, 2007 16
• Identification Signs
Planning Rationale and Assumptions
Sanctuary West is designed as a cohesive neighborhood with a variety of housing opportunities supporting a wide
range of lifestyles. Accommodations are made for all modes of transit including bikeways and pedestrian pathways,
integrated with open space areas.
Land Use Conflict Mitigation
An environmental characterization study report was generated for Sanctuary West development site by Cedar Creek
Associates July 5, 2007. In this report (included with this application, Cedar Creek findings include
• Project site is vegetated entirely by non-native grasses and weedy species, except for linear tree stands
growing along abandoned and non-existent Pleasant Valley Ditch and Soldier Creek.
• Habitat value and wildlife use of project area is limited by general lack of woody vegetation, dominance by
non-native grass and weed species, seasonal mowing, and surrounding developments and roads.
• New Mercer Ditch, has limited value as a potential wildlife movement corridor due to proximity of
residential and other developments along most portions of the ditch to the west and east of property
• There are no wetlands on property
Recommendations contained in the report include:
• Land Use Code requiring 50 foot buffer for ditches or canals that serve as a wildlife movement corridor is
not applicable to New Mercer Ditch because of the existing ditch conditions. It is recommended that a 10
foot setback be maintained from the ditch to maintain its use by urban-adaped species, protect wetlands
along the ditch embankments adjacent to this property, and prevent landscaping or other individual
homeowner activities from encroaching into the ditch corridor.
• Preserve, to the extent possible, any trees on the property that are greater than 6 inches in diameter and in
good health, that are substantial specimens and not considered nuisance species by the City of Fort Collins.
During development, the Developer will work with adjacent residents to mitigate concerns they may have.
Anticipated Development Schedule
Project Plan Approval
Final Compliance Plan Approval
Start Land Development
Start Home Construction
Project Complete
Proposed Street Names
Bacon Lane
Barton Drive
Bauder Street
Beattie Lane
Briarwood Road
Eyestone Street
Fullana Street
Kruse Drive
Tavelli Street
Webb Avenue
* Denotes that the street continues from a previous project.
January 2008
May 2008
2008
2008
2012
Sanctuary West PDP application
October 3, 2007 15
Policy LMN-2.2 Neighborhood Center. A neighborhood should be planned to include other
neighborhood -serving uses and features in addition to residential uses. At a minimum, each neighborhood
will include a Neighborhood Center that serves as a year-round gathering place accessible to all residents.
A Neighborhood Center will be no larger than 7 acres, and will include some of the following: recreation
facility; school; children's and adults' day care; place of assembly and worship; small civic facility;
neighborhood -serving market, shops, small professional offices, clinics, or other small businesses. Any
such uses should have limited needs for signage and. limited traffic attraction into or through the
neighborhood. The inclusion of rooms or indoor space for meetings and neighborhood functions is
encouraged, as is a square, plaza, pavilion, or other outdoor space accessible to all residents.
Policy LMN-2.3 Neighborhood Center Location. A Neighborhood Center should be encouraged to
locate near the center of the neighborhood, but will be permitted to be located elsewhere such as on an
edge.
Policy LMN-2.4 Neighborhood Center Design. A Neighborhood Center should either be designed in
collaboration with the residents, or otherwise be custom -designed by its developer to reinforce the positive
identity, character, comfort and convenience of its surrounding neighborhood.
Policy LMN-2.5 Neighborhood Center Access. Access for pedestrians and bicyclists should be a priority
Policy LMN-2.9 Outdoor Spaces. Small neighborhood parks, squares and other common outdoor spaces
will be included within new neighborhoods. These spaces should be attractive settings, highly visible and
easily observed from public streets.
Sanctuary West is a 26.6 acre development. In spite of it's size, this development does provide a mix of housing
alternatives, including single family detached and duplex homes. Zoned L-M-N, the development meets the
minimum density of 5.0 dwelling unts per acre (see Land Use Table). This density is achieved by a usage of duplex
units allowing efficient site design for the narrow corridor on the west portion of the site.
While the size of this development does not support provision of a neighborhood center, the design does include a
neighborhood park easily accessible to neighbors within the development via pedestrian connections.
Landscape, Open Space and Non -vehicle Circulation Elements
Sanctuary West includes significant open space and landscape elements, including the following:
• A neighborhood park with various recreational amenities and open space area.
• Open space complemented with pedestrian connections dispersed throughout community, providing
convenient pedestrian access to the various amenities within and adjacent to the community.
• A segment of the future Soldier Creek multi -purpose trail
Ownership and Maintenance
An Owners Association will be created that will own the following elements:
• Neighborhood park
• Common open space elements, with exclusion of the segment of the future Soldier Creek multi -purpose
trail which will be built and owned by the City of Fort Collins
• Private Alley Driveways
• Identification signs
The Owners Association will maintain the following elements.
• Neighborhood Park
• Common open space elements, with the exclusion of the segment of the future Soldier Creek multi -purpose
trail which will be maintained by the City of Fort Collins
• Private Alley Driveways
Sanctuary West PDP application
October 3, 2007 14
avoid a streetscape dominated by the repetition of garage doors. Locating garages further from the street
can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. It is
recognized that there may be ways a residential property can be custom -designed to mitigate the view of a
protruding garage opening. The intent of these policies is not to limit such custom -designed solutions when
an individual homeowner has a need or preference for protruding garage openings.
Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are
encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts
and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary
buildings, utilities, service functions, and interior -block parking access.
Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in a
visually interesting feature, and not terminate directly in a garage door.
Sanctuary West is designed to integrate with and present a pleasing appearance to the existing adjacent
neighborhoods. Existing informal pedestrian connections crossing the site have been integrated into the site design.
In the narrow corridor area, garage dominated streetscapes have been eliminated by the usage of rear load garages.
A mix of architectural elevations will be implemented that create a diversity in the streetscape. Most importantly,
the existing detention and drainage structures providing significant open space buffers to the neighbors adjacent to
the north property boundary have been retained and enhanced. A neighborhood park is provided for the enjoyment
of the development's residents. Given the proximity to the Soldier Creek multi -purpose trail, this amenity will
likely be enjoyed by the larger community.
PRINCIPLE LMN-1: Low Density Mixed -Use Neighborhoods will have an overall minimum average density
of five (5) dwelling units per acre, achieved with a mix of housing types.
Policy LMN-1.1 Calculating the Density. In calculating the overall average density of a residential
project, areas which are undevelopable will be excluded from the density calculation. Undevelopable areas
means those areas of a project which are to be publicly owned and/or dedicated, and/or not available for
development (such as major street rights -of -way, various open lands, areas of geologic hazard, alleys,
natural areas and water bodies).
Policy LMN-1.2 Mix of Housing Types and Lot Sizes. Builders and developers are encouraged to use
their ingenuity to combine and distribute a variety of housing types to make an attractive, marketable
neighborhood with housing for a diversity of people. At least two (2) housing types will be included in any
residential project containing more than thirty (30) acres. As the acreage of the residential project increases,
so will increase the number of housing types. This can be achieved in various ways, with a variety of
housing types, including the following:
a. standard lot single-family houses (lots over 6,000 square feet)
b. small lot single-family houses (lots 6,000 square feet, or less)
c. duplex houses
d. townhouses (attached housing)
e. accessory dwelling units
f. group homes
g. multi -family housing (provided they are compatible in scale and character with other dwellings
in the proposed neighborhood, and limited to a maximum of four to eight dwelling units in a
building)
h. manufactured housing and mobile homes
PRINCIPLE LMN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood should make it
conducive to walking, with all the dwellings sharing the street and sidewalk system and a Neighborhood
Center.
Policy LMN-2.1 Size of Neighborhood. A typical neighborhood will be an area about one-half (%) mile
across, subject to adjustment for site -specific or pre-existing conditions.
Sanctuary West PDP application
October 3, 2007 13
maximum distance of about 500 to 700 feet between walking connections. In particular, direct walkway
and bikeway routes to schools should be provided.
PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, play fields, natural
areas, orchards and gardens, greenways, and other outdoor spaces should be integrated into neighborhoods.
Policy AN-2.1 Neighborhood Parks and Outdoor Spaces. Each neighborhood should have small parks
or other outdoor spaces located within walking distance of all homes. Outdoor spaces should be designed in
conjunction with streets and walkways, to be a formative, purposeful part of any land development, and not
merely residual areas left over from site planning for other purposes. They should be mostly surrounded by
streets or house fronts, to maintain safety and visibility.
PRINCIPLE AN-3: The City will require and assist coordinated neighborhood design efforts among separate
development parcels.
Policy AN-3.1 Overall Coordination. Any development proposal should be required to show that it forms
or contributes to a neighborhood. If applicable, a development must contribute to a Residential District in
terms of interconnecting streets, schools, parks, Neighborhood Centers, Neighborhood Commercial
Centers, and open space systems, to the extent possible.
Policy AN-3.2 Street and Outdoor Spaces. Where a pattern of streets and outdoor spaces is already
established, a development plan will continue and extend the pattern. In the case of previously unplanned
areas, the development plan will provide for its own pattern being continued and extended in the future.
Policy AN-3.3 Neighborhood Edges. The edges of a neighborhood should be formed by features shared
with the adjoining neighborhoods, such as major streets, changes in street pattern, greenways, and other
features such as rivers, streams and major irrigation ditches. Landscaped outdoor spaces and trails may be
used to create an attractive environment at a neighborhood's edge.
PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity,
and individuality. The following design policies are based on the premise that truly creative design is
responsive to its context and the expressed preferences of citizens, and contributes to a comfortable,
interesting community.
Policy AN-4.1 Multiple -Family Housing Characteristics. All multiple -family buildings should be
designed to reflect, to the extent possible, the characteristics and amenities typically associated with single-
family detached houses. These characteristics and amenities include orientation of the front door to a
neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage,
access to sunlight, privacy, and security.
Policy AN-4.3 Single -Family Housing Characteristics. Variation in house models in large developments
should be encouraged, to avoid a monotonous streetscape, and eliminate the appearance of a standardized
subdivision.
Policy AN-4.4 Lot Variation. Lot width and depth, in conjunction with block size and shape, should be
varied in order to reinforce variety in building mass, avoid a monotonous streetscape, and eliminate the
appearance of a standardized subdivision.
PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting
features of the building, as seen from the public street and sidewalk. The visual impact of garage doors,
driveways, and other off-street parking will be minimized and mitigated.
Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the street
frontage devoted to protruding garage doors and driveway curb crossings will be limited. Generally,
garages should be recessed, or if feasible, tucked into side or rear yards, using variety and creativity to
Sanctuary West PDP application
October 3, 2007 12
Sanctuary West provides a two basic housing types, single family detached and duplex homes with rear load
garages. The site is presently well served by public transportation. This mix will appeal to a wide range of buyers
and create a diverse and interesting neighborhood.
PRINCIPLE ENV-5: Energy efficiency and use of renewable energy resources will be encouraged, facilitated,
and regulated in both the public and private sector through information and educational services, incentive
programs, requirements, and enforcement of regulations such as the Energy Code.
Policy ENV-5.1 Renewable Energy. The use of solar energy and other renewable resources are
recommended energy sources.
Policy ENV-5.2 Solar Access. The City will consider the use of solar energy systems and the protection of
unobstructed sunlight to those systems resulting from proper planning, as contributing significantly to the
public health, safety, and welfare of the citizens of Fort Collins.
PRINCIPLE ENV-6: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected
and enhanced within the developed landscape of Fort Collins
Policy ENV-6.1 Protection and Enhancement. The City's regulatory powers will be used to preserve,
protect, and enhance the resources and values of natural areas by directing development away from
sensitive natural features -- such as wetlands, riparian areas and wildlife habitat. When it is not possible to
direct development away from natural areas, these areas will be protected in the developed landscape.
Sanctuary West provides residents the opportunity to take advantage of solar energy sources. A landscape buffer,
owned by the home owners association, is provided adjacent to the New Mercer Ditch border in a manner sensitive
to this corridor.
PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure.
Policy AN-1.1 Relationships to Residential Districts. A new neighborhood will be considered as part of a
Residential District. In a Residential District, Low Density Mixed- Use Neighborhoods will be located
around a Medium Density Mixed -Use Neighborhood which has a Neighborhood Commercial Center or
Community Commercial District as its core. This provides nearby access to most things a resident or
household need on an everyday basis.
Policy AN-1.2 Street Networks. Neighborhood streets and sidewalks will form an interconnected network,
including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods,
knitting neighborhoods together and not forming barriers between them. Dead ends and cul-de-sacs should
be avoided or minimized. Multiple streets and sidewalks will connect into and out of a neighborhood.
Streets will converge upon or lead directly to the shared facilities in the neighborhood.
Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be
designed to discourage excessive speeding and cut -through traffic. Street widths and corner curb radii
should be as narrow as possible, while still providing safe access for emergency and service vehicles.
Frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures
may be used to slow and channel traffic without unduly hampering convenient, direct access and mobility.
Policy AN-1.4 Street Lighting. Outdoor lighting should be scaled for the comfort and interest of a
pedestrian, providing the minimum level of illumination adequate for safety. Lighting should be designed
to emphasize the desired effect and not the light source, avoiding sharp contrast between bright spots and
shadows, spillover glare, or overhead sky glow.
Policy AN-1.6 Pedestrian Network. A neighborhood should have a frequently connected network of
walkways and bike paths, with small parks and outdoor spaces, benches, and other amenities as
appropriate. On long blocks, intermediate connections in the pedestrian network should be provided, with a
Sanctuary West PDP application
October 3, 2007 11
Policy CAD-1.2 Street Layout. New streets will make development an integrated extension of the
community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes.
Multiple routes should be provided between key destinations. Streets should be located to consider physical
features, and to create views and prominent locations for civic. landmarks such as parks, plazas and schools.
Policy CAD-1.3 Streetscape Design. All new streets will be functional, safe and visually appealing. Shade
trees, landscaped medians and parkways, public art, and other amenities will be included in the streetscape.
Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion to
reinforce, define and connect the spaces and corridors created by buildings and other features along a street.
Canopy shade trees will constitute the majority of tree plantings, and a mixture of tree types will be
included, arranged to establish partial urban tree canopy cover. Existing trees will be preserved to the
maximum extent feasible.
PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and gateway
landscapes should be designed to be functional, accessible, attractive, safe and comfortable.
Policy CAD-2.1 Civic Buildings and Grounds. Civic facilities -- such as community buildings,
government offices, recreation centers, post offices, plazas, libraries and schools -- should be placed in
central locations as highly visible focal points. The urban design and architectural quality should express
permanence, importance, and respect for broad citizen preferences and community identity. Major public
buildings should have a civic presence enhanced by their height, mass and materials. In addition, public
buildings should:
a. Be accessible by motorized vehicles, transit, bicycles and pedestrians.
b. Be integrated into a setting that includes generous landscaping and/or public outdoor spaces.
Policy CAD-2.2 Public Space Design. Mixed -use commercial and civic design proposals should
incorporate one or several design components related to public outdoor space including pedestrian
circulation, transit facilities, plazas, pocket parks, sitting areas, children's play areas and public art.
The street system design is constrained by the geometric shape of the site, which includes a fairly narrow corridor
oriented east to west running from the west property boundary. This corridor is as narrow as 90 feet north to south.
To accommodate this constraint, two modification of standards along with an alternative compliance have been
requested as part of this development application. With these requests as part of the design, the street system has
been designed to meet or exceed the city's design standards. The design includes a neighborhood park. This park
and the detention / drainage structures, provide multiple focal points for the community. The network of pedestrian
pathways encourage pedestrian access to the open space amenities within this development.
PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for
all income levels.
Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities,
including mixed -used developments that are well -served by public transportation and close to employment
centers, services, and amenities. In particular, the City will promote the siting of higher density housing
near public transportation, shopping, and in designated neighborhoods and districts.
Policy HSG-1.2 Housing Supply. The City will encourage public and private, for -profit and non-profit
sectors to take actions to develop and maintain an adequate supply of single- and multiple -family housing,
including mobile homes and manufactured housing that is proportionately balanced to the wages of our
labor force.
Policy HSG-1.4 Land for Residential Development. The City will permit residential development in all
neighborhoods and districts in order to maximize the potential land available for development of housing
and thereby positively influence housing affordability.
Sanctuary West PDP application
October 3, 2007 10
sidewalk design. Older, existing streets will be retrofitted to provide improved, widened, or detached
sidewalks in conjunction with capital improvement or maintenance projects.
Principle T-6: Street crossings will be developed to be safe, attractive, and easy to navigate.
Policy T-6.1 Street Crossings. The City will design street crossings at intersections consistent with
adopted standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps,
signs, signals, and landscaping. Crosswalks should be well marked and visible to motorists. They should be
designed to fit and enhance the context and character of the area, and provide for safety for all age groups
and ability groups.
Principle T-7: The City will encourage the development of attractive and easy to navigate pedestrian facilities
to create an interesting pedestrian network.
Policy T-7.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale
improvements that fit the context of the area. The color, materials, and form of pedestrian facilities and
features should be appropriate to their surroundings, as well as the functional unity of the pedestrian
network, through means such as:
a. Developing attractive improvements which enhance the character and pedestrian scale of the
urban environment including streetscape design, vertical treatments, widened sidewalks, and
furnishings.
Principle T-8: The City will develop secure pedestrian settings by developing a well -lit inhabited pedestrian
network and by mitigating the impacts of vehicles.
Policy T-8.1 Security. Clear and direct lines of sight in pedestrian settings should be provided to increase
the perception of security. Streets should appear inhabited to the greatest extent possible. New development
should accommodate human activity and pedestrian use. Pedestrian -oriented lighting should be
incorporated into neighborhoods, streets and other public places to enhance safety and security.
PRINCIPLE T-9: Private automobiles will continue to be an important means of transportation.
Policy T-9.2 New and Existing Roadways. New streets will be designed and constructed to ensure an
acceptable level of service. The City will maintain or enhance the quality of existing roadways.
As an infill site, Sanctuary West incorporates many of the transportation principles and policies, as permitted by the
existing features and scale of the development. Due to the existing detention and drainage structure on the north
property boundary, pedestrian and bike connections are provided as an alternative to the extension of Webb Avenue,
Irish Drive and Impala Drive. This maintains the existing pedestrian movement across the site without impacting
the function of this important detention and drainage structure. The pedestrianibike connectivity is further promoted
by provision of a segment of Soldier Creek multi -purpose trail. Residents of Sanctuary West will have access to
public transportation, with transit stops on routes 4 and 92 serving this neighborhood.
PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual
character and the experience of the citizens who will use the street system and the adjacent property.
Together, the layout of the street network and the streets themselves will contribute to the character, form
and scale of the City.
Policy CAD-1.1 Street Design Standards. All new public streets must conform to City street standards.
Alternative street designs may be approved by the City where they are needed to accommodate unique
situations, such as important landscape features or distinctive characteristics of a neighborhood or district,
provided that they meet necessary safety, accessibility and maintenance requirements.
Sanctuary West PDP application
October 3, 2007
PRINCIPLE T-2: Mass transit will be an integral part of the City's overall transportation system.
Policy T-2.1 Transit System. The City's public transit system will be expanded in phases to provide
integrated, high -frequency, productivity -based transit service along major transportation corridors, with
feeder transit lines connecting all major district destinations, consistent with adopted transit plans.
Policy T-2.2 Transit Stops. Transit stops will be integrated into existing and future business districts and
Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local
services, and travel to work. Transit stops should be provided no more than 114 mile walking distance of
most residences to the extent feasible. The design and location of transit stops should function as an
integral part of these destinations and provide adequate lighting, security, pedestrian amenities and weather
protection.
Policy T-2.3 Transit Route Design. The City will implement fixed -route transit services through a phased
transition to a productivity -based system, where appropriate, consistent with the adopted transit plans.
PRINCIPLE T-4: Bicycling will serve as a practical alternative to automobile use for all trip purposes.
Policy T-4.1 Bicycle Facilities. The City will encourage bicycling for transportation through an urban
growth pattern that places major activity centers and neighborhood destinations within a comfortable
bicycling distance, that assures safe and convenient access by bicycle, and that reduces the prominence of
motorized transportation in neighborhoods and other pedestrian and bicyclist -oriented districts. Facility
design will also plan for:
a. Continuous bicycle facilities that establish system continuity and consistency city-wide. Facility
design will be incorporated into new development and street construction projects -- linking to
adjacent facilities.
b. Bicycle access should be improved to major activity centers, schools and neighborhoods, and
barriers removed in these areas to improve circulation.
PRINCIPLE T-5: The City will acknowledge pedestrian travel as a practical transportation mode and elevate
it in importance to be in balance with all other modes. Direct pedestrian connections will be provided from
places of residence to transit, schools, activity centers, work and public facilities.
Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the
potential for pedestrian mobility throughout the community.
Policy T-5.2 Connections. Pedestrian connections will be clearly visible and accessible, incorporating
markings, signage, lighting and paving materials. Other important pedestrian considerations include:
a. Building entries as viewed from the street should be clearly marked. Buildings should be sited
in ways to make their entries or intended uses clear to and convenient for pedestrians.
b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian
access.
c. Creating barriers which separate commercial developments from residential areas and transit
should be avoided. Lot patterns should be provide safe and direct pedestrian connections from
residential areas to schools, parks, transit, employment centers, and other neighborhood uses.
d. Direct sidewalk access should be provided between cul-de-sacs and nearby transit facilities.
Policy T-5.4 Sidewalks. Sidewalks will be designed, constructed, and maintained to provide safety,
comfort, and a "walkable" community. New development will follow adopted design standards for
Sanctuary West PDP application
October 3, 2007
As a result of these design objectives, Sanctuary West is a well designed addition to the Northwest Subarea. The
design converts existing site constraints, such as the geometry of the site and existing drainage channels, into
features benefiting the development. These features include providing a segment of the future Soldier Creek multi-
purpose trail and providing pedestrian connections from the adjacent neighborhoods to the Irish Elementary and
Poudre High schools. With two home types, single family detached and duplex homes, each providing multiple
floor plans and elevations, a wide variety of architectural diversity is provided within Sanctuary West. Together, the
design elements allow this development to be responsive to the needs of a diverse population of future residents and
the larger community in the Northwest Subarea.
Principles and Policies
Specific principles and policies of the Fort Collins City Plan that are addressed by the Sanctuary West community
are as follows:
PRINCIPLE LU-1: Growth within the City will promote a compact development pattern within a well-
defined boundary.
Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future
development to mixed -use neighborhoods and districts while reducing the potential for dispersed growth
not conducive to pedestrian and transit use and cohesive community development.
PRINCIPLE LU-2: The City will maintain and enhance its character and sense of place as defined by its
neighborhoods, districts, corridors, and edges.
Policy LU-2.1 City -Wide Structure. The City will adopt a city-wide structure of neighborhoods, districts,
corridors, and edges as a means of creating identifiable places and achieving the goals of compact
development that is well -served by all modes of travel.
Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and
guidelines, will be used to promote new construction and redevelopment that contribute positively to the
type of neighborhoods, districts, corridors and edges described herein while emphasizing the special
identity of each area.
Sanctuary West is an infill development and as such promotes the compact development growth principle.
Sanctuary West framed by features such as the New Mercer Ditch on the east, the city of Fort Collins and Larimer
County detention and drainage structures on the north, and LaPorte Avenue generally on the south. Sanctuary West
further supports the urban form by meeting the net density requirements for the L-M-N zoned area (see Land Use
Table). The community is designed to maximize open space, built around the detention and drainage structures,
with a network of pedestrian walkways/trails that provide access to the neighborhood park for residents within the
development and across,the site for adjacent property owners.
PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation
alternatives that balances access, mobility, safety, and emergency response throughout the city, while
working toward reducing vehicle miles traveled and dependence upon the private automobile.
Policy T-1.1 Land Use Patterns. The City will implement land use patterns, parking policies, and demand
management plans that support effective transit, an efficient roadway system, and alternative transportation
modes. Appropriate residential densities and non-residential land uses should be within walking distance of
transit stops, permitting public transit to become a viable alternative to the automobile.
Policy T-1.2 Multi -Modal Streets. Street corridors will provide for safe, convenient, and efficient use of
all modes of travel, including motor vehicles, transit, bicycles, and pedestrians.
Sanctuary West PDP application
October 3, 2007
the Bellwether Farm Subdivision, recorded September 20,2005 as Reception No. 20050079725 of the Records of
Latimer County;
THENCE South 89113' 15" East a distance of 65.88 feet to the Westerly Bank of the New Mercer Canal;
The next Thirteen (13) courses and distances are along the Westerly Bank of the New Mercer. Canal:
THENCE South 30°00'30" East a distance of 137.11 feet;
THENCE South 59°37'30" East a distance of 306.00 feet;
THENCE South 51 °19'30" East a distance of 228.00 feet;
THENCE South 78°09'30" East a distance of 269.50 feet;
THENCE South 45°12'30" East a distance of43.03 feet;
THENCE South 01 °50'30" East a distance of 48.30 feet;
THENCE South 14°59'30" West a distance of 58.00 feet;
THENCE South 32°12'30" West a distance of 49.00 feet;
THENCE South 49°50'30" West a distance of 95.75 feet;
THENCE South 53°20'30" West a distance of 82.24 feet;
THENCE South 28°31'30" West a distance of 60.60 feet;
THENCE South 05°33'30" West a distance of 50.50 feet;
THENCE South 07°27'39" East a distance of 87.87 feet to the Northwest corner of that parcel described in Book
1700, Page 420 of the Records of Larimer County;
THENCE South 06°33'28" East a distance of 57.25 feet;
THENCE South 16°58'03" East a distance of 29.38 feet to a found #4 rebar;
THENCE North 89°09'09" West a distance of 379.85 feet to a found #4 rebar;
THENCE South 00'48' 15" West a distance of 297.14 feet to the POINT OF BEGINNING.
Said parcel of land contains 26.618 acres, more or less (±), and is subject to any rights -of -way or other easements of
record or as now existing on said described parcel of land.
PLANNING OBJECTIVES
Sanctuary West is a ±26.6 acre infill residential development incorporating the Principles and Policies of City Plan
to create a cohesive neighborhood with a mix of residential uses. The development provides an opportunity to
explore many of the concepts of neo-traditional planning principles in an infill site, of which City Plan, in turn,
embraces.
Sanctuary West was planned with several design objectives:
• Create an attractive streetscape
o Use multiple techniques, including rear loaded garages on the duplex units and private drives, to
avoid garage dominated streetscape where possible
o Create a color palette that is visually appealing and exciting
• Create a pedestrian friendly environment
o Provide an extensive pedestrian network throughout the development
o Provide pedestrian connectivity to local schools for neighboring residents current crossing
property on informal footpaths
o Provide segment of future Soldier Creek multi -purpose trail
• Utilize existing site features to provide recreational and open space opportunities
o Create pedestrian pathways in existing drainage areas
o Maintain buffer adjacent to New Mercer Ditch
o Preserve wetlands present on north property boundary
o Retain existing healthy trees on property
o Maximize number of single family detached homes adjacent to recreational and open space
• Provide a mix of housing types
o Traditional single family detached homes with front load garages
o Duplex home with rear load garages
Sanctuary West PDP application
October 3, 2007 6
PROPERTY DESCRIPTION
A parcel of land situate in the Northeast Quarter of Section 9, Township 7 North, Range 69 West of the 6th P.M.,
City of Fort Collins, Larimer County, Colorado, more particularly described as follows:
COMMENCING at the East Quarter Corner of said Section 9 and assuming the South line of the Northeast Quarter
of said Section 9 as bearing North 89011 '40" West being a Grid Bearing of the Colorado State Plane Coordinate
System, North Zone, North American Datum 1983192, a distance of 2611.17 feet with all bearings contained herein
relative thereto:
THENCE North 89011'40" West along the South line of the Northeast Quarter of said Section 9 a distance of 994.61
feet to the TRUE POINT OF BEGINNING;
THENCE North 8901 P40" West along the South line of the Northeast Quarter of said Section 9 a distance of 161.54
feet to a line described in Reception No. 2004-0065917 of the Records of Larimer County;
THENCE North 00'30' 15" East along said line described in Reception No. 2004-0065917 a distance of 291.61 feet
to the Southerly line of that parcel of land described in Reception No. 2004-0005830 of the Records of Larimer
County;
THENCE North 89°53'45" West along the South line of said parcel of land described in Reception No. 2004-
0005830 a distance of 149.75 feet to a found #4 rebar;
THENCE North 00°26'33" East a distance of 4.44 feet to the Southerly line of that parcel of land described in
Reception No. 2004-0066782 of the Records of Larimer County;
THENCE North 89011'35" West along said Southerly line a distance of 339.65 feet to a found #4 rebar;
THENCE South 00034'43" East a distance of 114.08 feet to a found #4 rebar and cap, LS 4502;
THENCE North 89°08'38" West a distance of 99.86 feet to a found #4 rebar;
THENCE North 00°32'04" West a distance of 249.89 feet to a found #4 rebar;
THENCE North 89012'24" West a distance of 299.95 feet to a found #4 rebar;
THENCE South 00°12'05" East a distance of 264.11 feet to a found #4 rebar and cap, LS 4502;
THENCE North 89'52' 10" West a distance of 99.99 feet to a found #4 rebar and cap, LS 4502;
THENCE South 00°31'35" East a distance of 164.82 feet to the South line of the Northeast Quarter of said Section
9;
THENCE North 89°l P40" West along the South line of the Northeast Quarter of said Section 9 a distance of 229.66
feet;
THENCE North 00°36' 13" East a distance of 294.90 feet to a found 94 rebar and cap, LS 33642;
THENCE North 88053'47" West a distance of 241.76 feet to the West line of the Northeast Quarter of said Section
9;
THENCE North 00'15'48" East along the West line of the Northeast Quarter of said Section 9 a distance of 364.47
feet to the Northerly line of the South Half of the Southwest Quarter of the Northeast Quarter of said Section 9;
THENCE South 89012'28" East along the Northerly line of the South Half of the Southwest Quarter of the
Northeast Quarter of said Section 9 a distance of 1166.01 feet to the West line of that parcel of land described in
Book 990, Page 383 of the Records of Larimer County;
The next Three (3) courses and distances are along the West, South and East lines of that parcel of land described in
Book 990, Page 383 of the Records of Latimer County:
THENCE South 00°47'32" West a distance of 50.00 feet;
THENCE South 89°12'28" East a distance of 35.00 feet;
THENCE North 00°47'32" East a distance of 50.00 feet to the Northerly line of the South Half of the Southwest
Quarter of the Northeast Quarter of said Section 9;
THENCE South 89012'28" East a distance of 106.63 feet to the Southerly prolongation of the Easterly line of the
Green Acres Subdivision;
THENCE North 00026'33" East along the Southerly prolongation of the Easterly line of the Green Acres
Subdivision and along the Easterly line of the Green Acres Subdivision a distance of 660.92 feet to the South line of
Sanctuary West PDP application
October 3, 2007
APPLICATION MATERIAL
Development Review Application
F'w office Coe Ody Dae Sulmtwd
Creaexal Information: fh[ all propetyy o urn hntang a kgaVrgviwb[r
CPlanning Fik M.__._._ _.. P1ua�......._
1x[rixsr M A0PsaPrr[Y (orwil s OMW sRr iar yne swryl.
Owner's Name(,): SO IT ml A FHOME I[C
M.jeet Nmac: SANCri JAR Y WFSI
PM)M I.nawtiun (St" Addrem): =a)-141111 BLOC/:. NORTH S01F
$tree) Address: 6645 EAST HERrrACE PIA('E SOIiTB
I APORTF AVEM tF
City191atd7p: CF.NTFWAI. CO It I I
Projeet Dexriptim RESIDENTIAL DEVFA OPMENT PROJECT
Teleplooc f 01021-M Fas: [a0i1721-0M5
Land Use Infarmieian:
Appficant'vY.'amaltant9 Name:
6� Acm4%-c, 9usxe Fawagc: MA AC I J AN) 211 SO FT
Name affirm: VI[:NFTiF entrain$•
-
1_.uProposedatmg ZaJm.g: I -M-N Proposed lbw'. FSIR DFNnA1
Cnatatd: TERFNCF., HOACII LMn
Total Nim ber of Dwelling Union: 112
Stteel Addrm: I" NORTH MASON. SATE 2
1 olal Nianler o(Affordable Dw0mg Umw Q
CV3iSW&7Jp: FORT 41111 NR[Yl 11024
Pcmmag< of AOordAhie Dwelling L)niu(mn of wWl): tM
Tekp►ace: 22kia-9125 Fan: 97(1494-0728
I ate) ('omna:tceal Floor Area &A
E.awQ: HOACIATM QV1 . 7TF.S' TDIOC oil
Type of Request
Plror b.drait a4 47r ofapplrcaauu sabn.iMeJ g :4rting aYa Aeaprecedlwg n4 y/ropiNe regaeaHy. Addiaond Aawdaun an a. diabk asPlwarag
ae ro8mftal regigrrmenu fm'WA 0/8e fWbwhill rerlswpwMgta
❑ Amexafim Patifim with Inianl Zanmg REQUESTED ZONE.
Fs SI.189.00 + &V 00 agn pasting Ian . S,75 fa each APO label
D Rzitamg Pctitim REQUESTED ZONE: — __
Fa S977.00 F $50.00 sign Posting foe * S.73 fwench APO label
❑ Overall Develuptnmi Plan fODP1
Foe: SI (99m • S.%.00 sign pLm* fe, +S.75 fw a4 APO label
❑ Project Development Plan (POP) without Subdimm Plaf
Foe: P.M.00 + S50(10 sips postbag foe + S.75 fw esrd APO Libel
X Project DevelWtntms Plan (PDP) with Subdivision Plat
Fa: S.5.979,00 , $50.00 sign postbag foe a S.75 fw wis APO L10o1
❑ Fund Plan without Si",00a Plat
Fa: S I.W).[R)
❑ Fund Plan with So efi awm Plat
FW: SI.M),00
❑ A7odiflvlwo of Sti ndard cm ant Map Amendmen
Fee: S200.00« MAX) sign postitgt fee
Landowner and Applicant
Solitaire Homes LLC
A Colorado Limited Liability Company
6645 East Heritage Place South
Centennial, CO 80111
(303)721-9054
(303) 721-0245 (fax)
Contact: Bill Veio, Manager
❑ Basic Dewdopmera Renew
Feet: Varoa: (bLL'k wait the IAIINg DepaRnkYa
❑ Major Amcndmmt
Fee: S3.206.(10 ♦ $50.00 aipt postaW fa + 5.75 for cad APO Label
❑ N®-Confmmmg Use Review
Fen: S1.789.(10
❑Vamoo of ROW m Fs ra
Fa: S.L00 Par slags of Ming da:urJain
❑ Small Project Foes
Fa: Valaad W]i with fh Current Planing Depafminni
❑ SReat Nome Llmgr
Fa: SS.IN)
Ealmaim of Final Approval
Ewe: S566.00
❑ Six Plan AdAsmy Rceicw
NO FEE
List of Officers/ Directors involved in the application
Bill Veio
Previous Project Name(s)
W
Sanctuary West PDP application
Uraattn M1700,
October 3, 2007 4
PROJECT DIRECTORY
Developer
Solitaire Homes LLC
A Colorado Limited Liability Company
6645 East Heritage Place South
Centennial, CO 80111
(303) 721-9054
(303) 721-0245 (fax)
Contact: Bill Veio
Site Planning Landscape Architect
Vignette Studios
144 North Mason Street, Ste 92
Fort Collins, CO 80521
(970)472-9125
(970) 494-0728 (fax)
Contact: Terence Hoaglund
Civil Engineer
Loonan & Associates, Inc.
1435 North Cleveland Ave.
Loveland, CO 80538-3834
(970)461-0550
(970) 461-0551 (fax)
Contact: Jim Loonan
Stormwater Consultant
URS Corp
8181 East Tufts Avenue
Denver, CO 80237
(303)694-2770
(303) 740-2650 (fax)
Contact: Mike Phillips
Traffic Consultant
LSC Transportation Consultants
1889 York Street
Denver, CO 80206
(303) 333-1105
(303) 333-1107 (fax)
Contact: Karl Packer
Sanctuary West PDP application
October 3, 2007
TABLE OF CONTENTS
Table of Contents
2
Project Directory
3
Application Material
4
Landowner and Applicant
4
List of Officers/ Directors involved in the application
4
Previous Project Name(s)
4
Property Description
5
Planning Objectives
5
Principles and Policies
7
Landscape, Open Space and Non -vehicle Circulation Elements
14
Ownership and Maintenance
14
Planning Rationale and Assumptions
15
Land Use Conflict Mitigation
15
Anticipated Development Schedule
15
Proposed Street Names
15
Neighborhood Meeting Response
16
Response to Conceptual Review Comments
20
Sanctuary West PDP application
October 3, 2007 2
Sanctuary West
Project Development Plan Application and Narrative
October 10, 2007
Prepared For:
Solitaire Homes, LLC
Prepared By:
1_ an A - c a p 0 AV V h 1 1 Q w I or v
%'11O Alp nn Ing
0 .• p h 1 6