HomeMy WebLinkAboutFOSSIL LAKE PDP, 4TH FILING - PDP - 33-01G - SUBMITTAL DOCUMENTS - ROUND 2 - 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.
Narrative
ADEQUATE COMMUNITY FACILITIES
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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 shake shingle style 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
Narrative
PUBLIC UTILITIES
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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: Owest
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.
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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 90 surface stalls for a total of 178
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.
Bicycle storage will be within each living units detached garage.
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.
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.
The homeowners association will maintain all the exterior portions of the project
including all landscaped areas.
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.
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. A temporary easement for a
turnaround on the property to the north as shown on the site plan is being negotiated.
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'-0" flowline-to-flowline dimension and 4'-6" detached sidewalks for
an overall right-of-way of 51'-0".
ALLER • LINGLE
if
ARCHITECTS
P.C. _
Fossil Lake PDP, Fourth Filing
Fort Collins, Colorado
October 8, 2002
Resubmittal #1
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 corner 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 • officecmaller-lingle.com • www.aller-lingle.com ■