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HomeMy WebLinkAboutFOSSIL LAKE PDP, 4TH FILING - PDP - 33-01G - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVENarrative Page 6 for siding and trims, with bolder accent colors employed for entry doors and other architectural accents. Overall height and scale of the structures has been reduced through the use of steep roof pitches at certain locations, offsetting the shallower pitches used to cover long spans of the main portions of the buildings. The maximum structure height above grade will be 34'-0", including exposed slab -on -grade foundations. LANDFORM MODIFICATIONS The land slopes gently in an east/southeasterly direction at 1-2%. No significant landform modifications are necessary as a part of the development, and the general character of the land and site drainage will be maintained. Some cut and fill will be required to provide adequate drainage away from the proposed residential structures to the adjacent on -site detention area. CONSTRUCTION PHASING/ PROJECT IMPLEMENTATION The development of the Fossil Lake PDP, Fourth Filing will be controlled by one development entity, KEM Builders L.L.C. The project will be built in one continuous phase, tentatively scheduled to start in the summer of 2003. Total buildout should be completed within 2-3 years of the date of final approval. Ongoing management and maintenance of the development shall be provided by a professional property management company contracted with the homeowner's association. F Narrative ADEQUATE COMMUNITY FACILITIES Page 5 Police and fire protection will be provided by the City of Fort Collins and Poudre Fire Authority, with street widths and other infrastructure designed to accommodate emergency vehicles. In accordance with the Master Plan and Preliminary Plat of Fossil Lake PUD, the Fossil Lake Ranch Community Building and pool complex is considered a neighborhood center and is situated less than 3/8 of a mile from the subject site. The 2-story residential buildings will not be equipped with sprinkler systems, but will contain fire separation walls and/or other improvements allowed by the City of Fort Collins adopted building and/or fire codes. The project site lies within the boundaries of the Poudre School District. School facilities serving the development will probably be Zach Elementary, Preston Junior High School and Fort Collins High School. This will be determined by the school district at the time the project is developed. NATURAL AREAS No established natural area. wildlife corridor or floodplain exists on the site of the proposed development. DESIGN CONCEPTS The intent of the site layout was to place the structures around the perimeter of the overall site with the drives and parking areas held to the middle thereby buffering the adjacent single-family houses. Front facades with covered entry porches are oriented to the streets with the rear garage facades facing inward to these parking/driveway areas. Building construction is proposed to be slab -on -grade, traditional stick -built units, employing conventional residential materials. Finished square footages range from approximately 1,150 s.f. for a 2-bedroom, 2-bath condominium to 1,450 s.f. for a 3- bedroom, 2-1/2 bath condominium. Design elements include direct -vent gas -fired fireplaces, covered entry porches with masonry pillars, large double -pane windows with integral mullions, and attached garages. Detached garage buildings were intentionally excluded from the project to avoid the appearance of "car barns" commonly seen in multi -family developments. Exteriors will be constructed of horizontal hardboard siding with 8" maximum lap exposure, brick or stone veneer at highly visible locations and vertical siding at prominent features such as window projections and patio screen walls. Roofs will be of Class A high -profile fiberglass or asphalt shingles with a standardized color used throughout the entire development. Exterior color schemes will be primarily earth tones H Narrative Page 4 The homeowners association will maintain all the exterior portions of the project including all landscaped areas. PUBLIC UTILITIES New easements for on -site and off -site utilities are being provided as shown on the drawings including a "blanket" easement over each lot, exclusive of the buildable envelope, for drainage, access, landscaping and utilities. Public utility services will be provided by the following jurisdictions: Water: Fort Collins/Loveland Water District Sanitary Sewer: South Fort Collins Sanitation District Electric: City of Fort Collins Gas: Xcel Energy Telephone: Qwest Cable TV: AT&T Utility line installations shall be coordinated with the streetscape and bufferyard landscaping materials to be planted in or adjacent to street right-of-ways or utility easements. Installation shall be in conformance with the following City of Fort Collins standards: Trees shall be planted no closer than 4'-0" from existing or proposed electrical and gas lines. Trees shall be planted no closer than 10'-0" from existing or proposed water and sanitary sewer lines. The units will be individually metered for both natural gas and electricity, with meter banks placed on the side walls of the attached garages at each building. It is anticipated that water and sewer services will be single taps for each building. Site lighting and other common amenities will be metered together on "house" panels. On -site access driveway, parking lot and building entry and security lighting will be a combination of pole -mounted site lighting and building -mounted H.P.S. fixtures, downward directed or otherwise shielded to prevent glare to adjacent properties. Site lighting poles shall be a maximum overall height of 20'-0". It is anticipated that the City of Fort Collins will provide street lighting along Dripping Rock Lane. The design will afford visibility and security for homes, sidewalks, parking, and streets while maintaining unobtrusive levels for both private areas within the development as well as for adjoining single-family homes. Maximum light levels measured 20' beyond the property line of the site shall not exceed 0.1 foot-candle as a result of the on -site lighting. IE Narrative Page 3 0" flowline-to-flowline dimension and 4'-6" detached sidewalks for an overall right-of-way of 51'-0". All living units will have at least one attached garage space as well as access to adjacent surface parking. Based on two parking stalls per 3-bedroom unit and 1.75 stalls per 2-bedroom unit, this development would require a total of 158 stalls. As proposed the project would have 88 garage stalls and 88 surface stalls for a total of 176 spaces. Based on the Land Use Codes handicapped space requirements, four HC stalls are evenly spaced around the development. Standard stalls are 9'x20' and HC stalls are 13'x20'. BICYCLE/PEDESTRAIN CIRCULATION Concrete sidewalks will provide complete internal circulation, connecting all living units to the public streets, parking areas and adjacent units. Internal private sidewalk widths are 4'-0" unless noted otherwise and are widened to 6'-0" adjacent to parking spaces. The primary entry to all living units will have direct pedestrian access to a public street sidewalk without crossing a vehicular way. All of these connections are less than 200' except for buildings E and F on the east side of the development. A "major walkway spine" is depicted, as required, from those buildings to the nearest public sidewalk on Shallow Pond Drive. The existing detached public sidewalks along Shallow Pond Drive and Ziegler Road shall remain except for damaged sections that shall be replaced as necessary. A 4'-6" wide detached sidewalk will be constructed on each side of the Dripping Rock Lane extension. LANDSCAPING/BUFFERYARDS The landscaping concepts used in this design are in keeping with those used for the other developments within Fossil Lake PUD: A combination of formal street tree plantings and informal clusters of ornamental and coniferous trees. Street trees will be planted in the lawn area between the back of curb and the detached sidewalk at 30'-40' o.c and will include clusters of the same species such as Ash, Maple, Oak and Honeylocust. This will provide variety in the branching and color while maintaining the uniformity of the streetscape. Minimum plant sizes will be 2" caliper canopy trees, 6' high evergreens, 1.5" caliper ornamental trees and 5 gallon shrubs. Sections of open -rail fencing with masonry columns are proposed along portions of Shallow Pond Drive and Ziegler Road to further enhance the landscape edge treatment. Planting beds with steel edging will wrap all building foundations. More drought -tolerant (than bluegrass turf) sod/seeding is being considered for all common open space areas. An underground sprinkler system will be installed using as many as two system taps. F1 Narrative Page 2 All units will be marketed for -sale. The completed development will be controlled by a homeowners association formed under declarations and covenants drafted and recorded in accordance with the Colorado Common Interest Ownership Act (CCOIA). Building setbacks are designed in conformance with the Land Use Code and are as follows: Setback from Ziegler Rd. Setback off Shallow Pond and Dripping Rock Lane: Side & rear yard setbacks: 30'-0", from R.O.W. to building foundation. 15'-0", from R.O.W. to building foundation. 5-0" and 15-0", respectively. Fencing, signage, retaining walls, sidewalks and other site features shall be allowed to encroach in building setback areas. ZONING The property is zoned Low Density Mixed -Use Neighborhood District (LMN) which allows for a density of 5-8 units/acre. However, the originally Subdivision Development Agreement between the developer and the county (prior to annexation) allowed up to 80 units to be developed on Tract A. The LMN zoning permits multi -family dwellings limited to eight or less units per building. The proposed design calls for eight four-plex buildings and eight six-plex buildings. COMPATIBILITY WITH ADJACENT DEVELOPMENT As a part of the approved overall Fossil Lake PUD, compatibility of the proposed use with adjacent existing and planned development has already been established. These multi -family units, adjacent to the single-family homes to the east and south, will create the mix of densities that was the intent of the PUD. Building orientations have been designed so as to minimize the visual exposure from neighboring residences to garages and hardscape within the development. As a general rule, buildings on the perimeter of the project have been oriented so that front entries face outward. VEHICULAR CIRCULATION/PARKING Vehicular access for the development will be provided by extending Dripping Rock Lane from Shallow Pond Drive to the north edge of the property. Until Dripping Rock is completed to the north. or until an easement for a temporary turnaround is obtained on the property to the north, a temporary turnaround will be provided on the lot that will eventually be built as Building F (on the west portion of the project). Private drives will then loop into the property on each side of Dripping Rock Lane serving each individual building. Dripping Rock Lane will be constructed to ''Local Street" standards with a 30'- r, ALLER • LINGLE ARCHITECTS P.C. Fossil Lake PDP, Fourth Filing Fort Collins, Colorado July 30, 2002 PROJECT NARRATIVE PROJECT DEVELOPMENT PLAN OVERALL PROJECT DESCRIPTION Owner— Everline, L.L.C. Developer— KEM Builders, L.L.C. Planner/Architect — Aller-Lingle Architects, P.C. Civil Engineer — North Star Design, Inc. Surveyor — King Surveyors, Inc. Fossil Lake PDP, Fourth Filing is a multi -family residential development proposing 80 units on Tract A (7.5 acres) of the Fossil Lake PUD, First Filing creating a gross density of 10.67 units/acre. The property is at the northeast comer of the intersection of Ziegler Road and Shallow Pond Drive and will be bisected by the extension of Dripping Rock Lane. LAND USE The base planning objective for this proposal was to comply with the parameters of the approved Master Plan and Preliminary Plat of the Fossil Lake P.U.D., maintaining the mixed use and overall density elements as stated therein. To this end, the Applicant held several discussions with City Planning staff to ensure that the established parameters would be met by the proposal. A letter from Troy Jones (Planner, City of Fort Collins) to Dave Brown (representing the Applicant) dated June 7, 2002, is attached to this narrative. The letter verifies that this tract is, indeed, permitted to have 80 multi- family dwelling units. Proposed are eight (8) three -bedroom units with attached two -car garages; and seventy- two (72) two -bedroom units with single -car attached garages. The site has been divided, as requested, into Block 1 on the west and Block 2 on the east. The units are distributed among eight six-plex and eight four-plex buildings. Each building will be on an individually platted lot creating sixteen buildable lots plus one additional lot for the stormwater detention pond. 712 WHALERS WAY BLDG. B, SUITE 100 • FORT COLLINS • COLORADO • 80525 (970) 223-1820 phone (970) 223-1833 fax • officecoaller-lingle.com • www.aller-lingle.com