HomeMy WebLinkAboutHARMONY RIDGE PUD, PHASE 2 (2ND FILING) - PRELIMINARY / FINAL - 49-95D - SUBMITTAL DOCUMENTS - ROUND 1 -13. Under the LDGS, this development proposal will be evaluated
against the approved Harmony Ridge ODP and the All Development
Criteria and Residential Uses Density Chart.
14. Under the LUC, this development proposal is subject to all
applicable requirements as set forth in the LUC, more specifically
Articles 2. Administration (Development Review Procedures), Article
3. General Development Standards, and Article 4. [Zoning]
Districts.
8. Mark Jackson of the Transportation Planning Department
offered the following comments:
a. A TIS will be required. Please contact Eric Bracke of the
Traffic Operations Department for information regarding
the vehicle trips generated and Kathleen Reavis for
information regarding necessary bicycle, pedestrian, and
transit facilities.
b. Please contact GayLene Rossiter of Transfort to discuss the
City's intentions regarding transit service in the area. She
can be reached at 221-6195. 6
C. Pedestrian connectivity between this site and surrounding
sites is very important. This will be dealt with in the TIS.
Please contact Mark, at 416-2029, if you have questions about
these comments.
9. Ron Gonzales of the Poudre Fire Authority stated that the
question of a second point of emergency access must be addressed
and resolved with this development request.
- 10. Janet Meisel -Burns of the Parks Planning Department stated that
the development will be subject to the applicable neighborhood and
communityparkland fees, with the amount of the fees dependent
on the type of residential development proposed.
11. This development request will be subject to the Development
Review Fee Schedule that is available in the Current Planning
Department office. The fees are due at the time of submittal of the
required documents for the appropriate development review
process.
12. NOTE: Development on this property can be reviewed by the City
under the LDGS or the LUC at this time. However, it is important
to note that the right to be reviewed under the LDGS will be lost if a
complete, combined Preliminary & Final PUD Plan is not submitted
to the Current Planning Department by 5:00 p.m. on Tuesday,
January 18, 2000.
e. On -site water quality exte rodetention
under the LUCuIt is for
projects reviewed and approved
requested for projects reviewed under the Land Development
Guidance System (LDGS)•
f. Drainage runoff cannot be discharged into irrigation
ditches, so the runoff would have to flow over or under the
Trilby Lateral along the south side of this property.
Please contact Glen, at 224-6065, if you have questions about
these comments.
6. Kim Kreimeyer, the City's Natural Resources Planner, offered the
following comments:
a. Development must,be set back from the ridgeline overlooking
the Cathy Fromme Prairie Natural Area as specified in
Section 3.4.1, if reviewed under the LUC.
b. Was a buffer established, or are there agreements in place,
with the Harmony Ridge ODP and Phase One development?
C. A Fugitive Dust Control Permit will be needed and the permit
�_. will be issued by the Larimer County Environmental Health
Department. They should be contacted directly for
information regarding their requirements.
d. Minimizing the visual impacts of this development on the
Cathy Fromme Prairie Natural Area is very important.
e. Native plants and grasses should be used in this
development.
Please contact Kim, at 221-6641, if you have questions about these
comments.
7. Pete Wray of the Advance Planning Department stated that it is
important to provide a pedestrian link between this development
and the City's trailhead parking area to the west.
e. The existing REA power lines along the north side of this
property should be undergrounded at time of development.
_. There still is a question about who is responsible for the cost
of undergrounding.
f. If the development request is submitted under the LUC then
there could be concerns about how this development will
satisfy standards as set forth in Sections 3.6.2(B) and
3.6.3(B) of the LUC.
Please contact Marc, at 221-6750, if you have questions about
these comments.
3. Bruce Vogel of the Light & Power Department stated that the
proposal looks fairly standard from a power supply standpoint.
4. Roger Buffington of the Water/Wastewater Department stated
that this development will get water and sanitary sewer services
from the Fort Collins -Loveland Water District and the South Fort
Collins Sanitation District.
5. Glen Schlueter of the Stormwater Utility offered the following
c
comments:
a. The property is in the Fossil Creek Drainage Basin, where
the new development fee is $2,274 per acre and is subject to
the runoff coefficient reduction. The site is in Inventory Grid
#4Q.
b. The standard drainage and erosion control reports and plans
are required and they must be prepared by a professional
engineer registered in the State of Colorado.
C. The Cathy Fromme Prairie Natural Area needs to be
considered and the disturbance associated with this
development minimized.
d. The applicant is proposing a single family residential project
instead of the multi -family proposal approved with the
Overall Development Plan (ODP). They are also showing that
the existing detention pond could be used, thereby
eliminating any more disturbance in the natural area.
b. The landscaping on -site must comply with the requirements
as set forth in Section 3.2.1 of the LUC. A detailed
Landscape Plan, showing existing and proposed plant
materials, must be submitted to the Cityfor review as part of
the Type I development review process.
C. Parking requirements or allowances are set forth in Section
3.2.2 of the LUC.
d. Single family residential (with lots 15,000 square feet or
smaller in size) must comply with the Ci y's Solar
Orientation Ordinance. Townhomes (multi -family) are not
subject to the ordinance.
Please contact Gary, at 221-6760, if you have questions about
these comments.
2. Marc Virata of the Engineering Department offered the following
comments:
a. A Transportation Impact Study (TIS) will be required with
your Project Development Plan (PDP) submittal. Please
contact Eric Bracke of the Traffic Engineering Department,
at 224-6062, for information about what will be required in
the TIS. Also, contact Kathleen Reavis of the Transportation
Planning Department, at 224-6140, for information about
what will be required for a multi -modal level of service study
(bicycles, pedestrians, and public transit) as part of the TIS.
b. The standard utility plan submittal requirements will apply
to the Harmony Ridge, Phase 2 development request.
C. Street oversizing fees will apply to this development. The fees
would be collected at the time of issuance of a building
permit and are based on vehicle trips generated by the
development. Please contact Matt Baker, at 224-6108, for
detailed information on the fees.
d. The `old" Harmony Road right-of-way may be vacated.
However, there must be a 40' right-of-way maintained for a
street or driveway as access to the existing City trailhead
parking area and the roadway must be maintained in good
condition.
CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
MEETING DATE: December 13, 1999
ITEM: Harmony Ridge PUD, Phase 2
APPLICANT: Jim Sell Design
c/o Jim Sell, Vaughn Furness
153 West Mountain Avenue
Fort Collins, CO. 80524
LAND USE DATA:
Request for approximately 35 single family residential lots on 14 acres
(2.5 dwelling units per acre).
• The applicant suggested that the developer may be willing to do a
townhome (multi -family) project if that is the only option that
would meet the apparent setback requirement from the ridgeline
overlooking the Cathy Fromme Prairie Natural Area.
The property is located on the south side of the `old" West Harmony
Road, west of Seneca Street, and east of South Taft Hill Road. It is in the
LMN — Low Density Mixed -Use Neighborhood Zoning District.
COMMENTS:
1. Gary Lopez of the Zoning Department offered the following
comments:
a. This property is in the LMN — Low Density Mixed -Use
Neighborhood Zoning District in the Land Use Code (LUC),
where the proposed single family residential use is
permitted, subject to an administrative (Type I) review and
public hearing. If any modifications of standards in the LUC
are needed then the item becomes a Type II review (by the
Planning and Zoning Board).
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Commur. Planning and Environmental c rices
Current Planning
City of Fort Collins
December 23, 1999
Jim Sell Design
c/o Jim Sell, Vaughn Furness
153 West Mountain Avenue
Fort Collins, CO. 80524
Dear Jim & Vaughn;
For your information, attached is a copy of the Staff s comments concerning the
request for Harmony Ridge PUD, Phase 2, which was presented before the
Conceptual Review Team on September 13, 1999.
This is a request for approximately 35 single family residential lots on 14 acres
(2.5 dwelling units per acre).
• The applicant suggested that the developer may be willing to do a
townhome (multi -family) project if that is the only option that would
meet the apparent setback requirement from the ridgeline overlooking
the Cathy Fromme Prairie Natural Area.
The property is located on the south side of the `old" West Harmony Road, west
of Seneca Street, and east of South Taft Hill Road. It is in the LMN — Low
Density Mixed -Use Neighborhood Zoning District.
The comments are offered informally by Staff to assist 'you in preparing the
detailed components of the project application. Modifications and additions to
these comments may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps
in the review process, please feel free to call me at 221-6750.
Sincerely,
See Olt,
Project Planner
cc: Stormwater Utility
Streets
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
occur. She also expressed interest in a bus stop near the intersection
of Harmony Road and Seneca St.
c. see'attached site plan
9. Poudre Fire Authority - a second point of access for fire only has been
provide, to be consistent with the ODP.
10. Parks Planning Department - noted.
11. Current Planning Department - noted.
12. noted.
13. noted.
14. noted.
Submittal information:
• Application Form and filing fee
• 2 APO lists (one already submitted for neighborhood meeting)
• Site Plan (30)
• Subdivision Plat (23) _
• Architectural elevations (6)
• Landscape Plan (20)
• Statement of Planning objectives (26)
• Transportation Impact Analysis (6)
• Utility Plans (12)
• Drainage and erosion control report (4)
• Soils report (2)
• ,Context Diagram (5)
• Wetland report (2)
• Copy of conceptual review letter (1)
• Legal description (1)
• Variance letter (1)
• Off site easements (12
• LDGS points chart (1)
Please review the attached information, should you have questions feel free to contact our
office.
Sincerely,
JIM SELL DESIGN Inc.
Brad Saucerman
Landscape Architect H, Project Manager
encl.
• Policy AN-1.6 : Pedestrian Network.
• 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.
Concept Review responses: (each numbered response correlates to the Concept Review
letter dated
1. Zoning Department
a. noted
b. noted
c. noted
d. noted
2. Engineering Department
a. Traffic study has been discussed with Eric Bracke, and updated
accordingly
b. noted
c. noted
d. noted
e. noted
f. noted
3. Light and Power Department
4. Water/Wastewater Department
5. Stormwater Utility
a. noted
b. noted
c. noted
d. 'the plan is being submitted to comply with the approved ODP
e. noted
f. noted '
6. Natural Resources Department
a. the project is being submitted under the LDGS, and has been
designed to be consistent with the approved Harmony Ridge Phase I.
b. the units along the Fromme Prairie are required to have a 50'
separation between units, this has been maintained and is consistent
with Phase I
c. noted
d. see note 6.b.
e. please review the landscape plan as submitted.
7. Advance Planning Department - two connections have been provided to the
trail to the trailhead parking lot to the west.
8. Transportation Planning Department
a. see noted 2. a.
b. GayLene Rossiter of Transfort indicated that future service is
planned along Harmony road, however they are not sure when it will
• Principle LU-1: Growth within thecity will promote a compact development
pattern within a well defined boundary.
• Policy LU-1.1: Compact Urban Form.
• Principle T-4: Bicycling will serve as a viable alternative to automobile use for all
trip purposes.
• Policy T-4.2 : System Design.
• Principle T-5: The City will acknowledge pedestrian travel as a viable
transportation mode and elevate it in importance to be in balance with all other
modes. Direct pedestrian connections will be provided and encouraged from place
of residence to transit, schools, activity centers, work and public facilities.
• Policy T-5.2 : Connections.
• Policy T-5.3 : Continuity.
• Principle T-6: Street crossings will be developed to be safe comfortable, and
attractive.
• Policy T-6.1 : Street Crossings.
• 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-1.2 : Street Layout.
• Policy CAD-1.3 : Streetscape Design.
• Policy CAD-1.4 : Street Tree Design.
• Principle CAD-2 : Public spaces, such as plazas, civic buildings, outdoor spaces,
parks, and a gateway landscapes should be designed to be functional, accessible,
attractive, safe and comfortable:
• Policy CAD-2.2 : Public Space Design.
• Principle ENV-5: Natural habitat/ecosystems (wildlife, wetlands, and riparian
areas) will be protected and enhanced within the developed landscape of Fort
Collins.
• Policy ENV-5.1 : Protection and Enhancement.
• Principle NOL-1 : Preserve and protect natural areas within Fort Collins and the
Community Growth Management Area to provide habitat essential to the
conservation of plants, animals, and their associated ecosystems and to enrich the
lives of citizens by providing opportunities for education, scientific research,
nature, interpretation, art, fishing, wildlife observation, hiking and other activities.
• Policy NOL-1.1 : Natural Areas System.
• Policy NOL-1.13 : Access.
• Principle NOL-2 : Open lands are important in providing the city with a well-
defined edge, establishing community separators, directing growth, and preserving
rural character.
• Principle AN-1 : New neighborhoods will be integral parts of the broader
community structure.
• Policy AN- 1.1 : Relationships to Residential Districts.
• Policy AN-1.2 : Street Network.
14 December 2000
Ms. Steve Olt
City of Fort Collins Planning Department
281 North College Ave.
Fort Collins, CO 80521
RE: Harmony Ridge PUD Phase II
Dear Steve:
On behalf of our clients, Jim Sell Design, Inc. is submitting Harmony Ridge PUD
Phase II to the City of Fort Collins, for Planning and Zoning approval under the Land
Development Guidance System.
This project is Phase II of an existing approved ODP. The ODP outlined the type of
housing, development density and access points for this Phase of the project. It is this
developments intent to conform to the ODP. The proposed plan consists of 123
Townhome units, taking access from Harmony Road through Phase I along Prairie
Ridge Drive. The plans layout conforms with the existing topography, and steps down
the slope to blend in with the terrain. A central park space provides an active
recreation area accessed by walks along the street. The previously established density,
unit type and required 50' separation between buildings along the Fromme Prairie,
force the use of narrow private streets to access the units. A fire access onto Old
Harmony Road as shown on the ODP, provides a second point of access to the project.
The proposed units will be architecturally consistent with those approved for Phase I.
The.project is proposed to be constructed as one phase.
Property owners/developers:
Mr. J.D. Padilla Mr. Chris Wells
3600 South College Ave. 1507 Buttonwood Dr.
Fort Collins, CO 80525 Fort Collins, CO 80525
Mr. Mike Sanders Mr. Ron Wykftra
3600 South College Ave. 811 Casey Key Road
Fort Collins, CO 80525 Nokimis FL 34275
The following letter will outline the projects compliance with the City of Fort Collins
City Plan Comprehensive Plan Principles and Policies, address concept review
comments, and outline the submittal of the project.
Principles and Policies
153 WEST MOUNTAIN AVENUE FORT COLLINS, COLORAD080524 9704841921 FAX: 970 484 2443 E-MAIL: JIMSELL�FRILCOM