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HomeMy WebLinkAboutREDTAIL RESIDENTIAL - PDP - 26-01 - CORRESPONDENCE - MEETING COMMUNICATION (7)V Thursday, November 07, 2002 12:51 PM Lagunitas (970) 226-5125 p.03 2. North Star will propose alternatives for how Redtail Court can best intersect with Fossil Boulevard in the safest possible manner and requiring the fewest variances. 3. Because of the difficulty of the site, the roadway through the pond, and other considerations, it is possible to meet the code requirement of an average buffer from wetlands in excess of 60 feet, but this average will include specific individual distances of both substantially less and substantially more than the 50 foot standard. We believe this is consistent with the buffer language in the code and the past interpretation of same. Furthermore, in light of the fact that this project now will have about 55% of its net area contributed to open space and landscaping is a relevant overall project consideration in this regard. As far as the wetlands on the natural area to the south goes, a portion of our project's stormwater will sheet flow through grass and vegetation in a fashion that will provide for water quality and enhance these wetlands. The balance and major portion of stormwater on the site will be directed into one of the three existing detention ponds and will pass through a water quality structure at the south end of the southernmost pond before proceeding onto City property (this will result in an increase in such water quality as currently no such water quality device exists). 4. Regarding the setbacks from the property line for the private drives behind the townhouses, at the northeast portion of the project, we will look at the planning and engineering for this closely in order to comply with code requirements and / or request necessary modifications. 5. Redtail Court width will be increased to 30 feet and the housing and parking in this area moved west 5 or 6 feet and a modification requested for elimination of the landscape screening for parking at the west edge of the property, as the railroad berm already screens this parking. Thank you for your assistance as we move toward the finish line with this project. Best regards. JP/hlb cc: Mike Phelan Matt Delich Thursday, November 07, 2002 12:51 PM Lagunitas (970) 226-5125 p-02 FAX Lagunitas Companies 3944 JFK Parkway, Fort Collins, CO 60525 970.226-5000 • fax 970-226-5125 To: Cameron G4- rom:ave Stringer, Susan Joy, Troy Jones, Doug Moore, Tncia Kroe FJon-ProutyDate: November-�Re: Wednesdang Follow-up Following up our meeting, this is where I think we are going. Any additions or corrections or otherwise, please let me and / or Tricia know. Thanks. 1. We are willing and planning to run Redtail Court through the north pond as requested, however, feel strongly that the location of this crossing should be northerly extension of Redtail Court for several reasons: a. From a planning standpoint it is a far better project to continue Redtail Court north as shown on the last preliminary plan permitting the `townhouse — carriage houses (garages plus one and a half stories) to provide an attractive street frontage along the west side of Redtail Court and most importantly a substantial screen of virtually all of the garage doors, parking, railroad embankment, and railroad tracks. b. We believe the wetlands and habitat area at the west end of the north pond is worth respecting from a natural resource standpoint, as well as the west end, and therefore think that our proposed road alignment represents a good balance between sensitivity to both the east and west environmentally sensitive ends of this pond. c. While we recognize it is not and should not be a paramount planning consideration, the reality of this project is that related expenses have gone up exponentially while the number of units have dropped about 20% since its inception, which make the economics of the project more and more difficult, and sadly make the product less and less affordable — accordingly it would be desirable not to lose and more units. The foregoing notwithstanding, we recognize that it is Natural Resources preference to meander Redtail Court and route it through the pond further to the west. While we respectfully disagree, we will have Mike Phelan at Cedar Creek evaluate the environmental pros and cons of both alternatives.