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HomeMy WebLinkAboutHARMONY RIDGE, 2ND FILING - PDP - 49-95F - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEJune 11, 2004 PDP, Harmony Ridge Filing 2 li. Development Schedule — Based on current expectations Harmony Ridge Filing 2 Task Description Applicable Date Final approval of plans & D.A. January 2005 Site construction — one phase Grading March 2005 Utilities — water/sanitary/storm Aril 2005 Streets June 2005 Record drawings August 2005 First building permit September 2005 Page 17 JN E:TRO®S\LAND\2350 Ha ny Ridge tl\DOCS\Statement of Pluming Objectives 06.11.04.doc EXTENT OF CURRENTLY PROPOSED SITE PLAN: ±9.3 ACRES T 0. 100, 400' Harmony Ridge Filing 2 Project Footprint Exhibit Global Holdings, LLC Fort Collins. CO. wing Name: 235W,G8A5ffCLQWff4T ject Numb" 2350 064-04 et 1 -f i June 11, 2004 PDP, Harmony Ridge Filing 2 the developed portion of the site, with retaining walls proposed at lot lines as needed. The retaining walls will be of natural colors. 8. Written Narrative Addressing Each Concern/Issue Raised at the Neighborhood Meeting. The following summarizes comments/concerns/issues raised at the neighborhood meeting and responds to each: a. Neighbors raised concerns that building heights may block their views. Response: the project will meet the City's building height requirement and all setback requirements. Proposed uses are consistent with allowable uses within the L-M-N zoning district. b. Neighbors raised concerns that light pollution from the development may spill onto the natural areas around it. Response: Buffering efforts will include minimal disturbance of the side slope around the south and west perimeter of the property. A setback of at least about 100 feet from the property line is proposed. Street lighting will be based on City standard fixture heights and luminaires. Private lighting will include full cut-off luminaires, with type III or F (M fixtures to guard against light spill. Light sources will be high pressure sodium. c. Neighbors raised concerns that car headlamps may shine directly into their windows. Response: The landscape plan for the project will include the use of privacy fences and screening vegetation to block light from headlamps. d. A concerned developer of a nearby project raised concerns that Fromme Prairie Way was planned in the previous application as a private street. Response: Fromme Prairie Way is currently a public right-of-way. For safety reasons, and to allow for a public street to provide access to a public open land, this project proposes to retain Fromme Prairie Way as a public right-of-way, but with improvements to Street Standards. 9. Name of the Protect, as well as Any Previous Name. Harmony Ridge Filing 2, brought to conceptual review with same name Previously filed under the name Harmony Ridge P.U.D. Phase II (also named Harmony Ridge P.U.D. 2"d Filing in certain correspondence). Page 16 E:IPROJECT FlLES\LANDt2350 Harmony Ridge IADOCS\Statement of Phoning Objectives 06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 Prairie Ridge Drive, while allowing direct access to Fromme Prairie Way to avoid directing all traffic through the residential neighborhood of Harmony Ridge Phase I and for safety during emergency conditions. Traffic counts from the project to Fromme Prairie Way will be light, and improvements to the roadway will promote the safe movement of both vehicular and bicycle traffic to/from the Fromme Prairie trailhead. Improvements to the road will be constructed west of its proposed intersection with Prairie Vista Drive. This will allow all of site traffic to be carried over the improved roadway, and the minor amount of traffic (based on a limited number of parking spaces) to the Prairie trailhead to be carried over the existing roadway, which the City has identified to be sufficient for trailhead access. 6. Evidence of Successful Completion of the Applicable Criteria. Submitted with this application are the following plans and documents for City review and determination of successful completion of applicable criteria under the Land Use Code: • Legal description of the site • List of street names • Names and addresses of the applicants and owners • Response letters addressing issues raised in conceptual review • Development schedule • Ecological characterization study • Architectural elevations • Site plan drawing • Landscape plan • Soils report • Preliminary drainage report and plans • Transportation Impact Study • Explanation of any known engineering variances • Subdivision plat (PDP) • Context diagram • Signed letters of intent • Utility plans (PDP) • Conceptual lighting plan 7. Narrative Description of How Conflicts Between Land Uses and Natural Features are Being Avoided. Potential conflicts between residential land uses and natural features are being avoided with buffering (see narrative in #2 above) and with grading limitations. Grading will be limited to Page 15 i E:TRO®SULJ ND12350 Hammy Ridge IDDOMSIue nt of Planning Objmives 06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 a primary face oriented toward either the southeast or southwest, and will be benefited by solar heating. While the angle of the proposed Prairie Vista Drive could have been altered to result in more lots meeting the strict definition in the code of solar orientation, we have opted to orient the street to parallel prevailing topography. Code provisions for a neighborhood park (Section 4.4(D)(7) are met through the project's proximity to the Cathy Fromme Prairie and trailhead, with walking paths, picnic tables, and interpretive signs. All of the homes on the site are within one-third of a mile of this trailhead. Architectural standards for both the multi -family and patio home products are proposed to fit with the site's proximity to the Prairie. Natural colors will be used for walls and roofs, natural materials (stone and wood) will be employed, and specific architectural details will be used that limit long lines and large planes so that building massing will be decreased. For the homes that back to the Prairie, no single wall surface will exceed 12 feet in height. This will create a visually interesting terraced exterior as viewed from the Prairie. Massing will be reduced also by the use of smaller, patio homes on the project, rather than estate homes or multi -family buildings. No property line fences will be allowed; only fences that create small interior courtyard or patio spaces. The on -site wetland has been determined by the Corps of Engineers to be non jurisdictional, as presented in the Ecological Characterization Study for the site by Cedar Creek. Despite this fact and language in the code that does not require protection for wetlands under'/4-acre, we proposed no disturbance to the wetland, and a small setback for the rear of the lots that back to it. This rationale was based on a desire to meet the spirit of Section 3.4. 1 (E)(1)(d), considering the wetland as a natural feature to be preserved. Detention storage for runoff quantity is proposed in Tract 7 of Harmony Ridge Phase I. A signed letter of intent with the Harmony Ridge Phase I HOA is included with the application. This location within Tract 7 is optimum for directing water flow and allowing sufficient storage volume given site topography. Other logical on -site locations for water storage would impact grading along the south -facing slope of the ridge. Two tracts that will function as water quality medians within Prairie Vista Drive are proposed. These water quality medians are designed to capture storm runoff and promote infiltration to attenuate peak flows, treat street runoff, and utilize this runoff to support adaptable plant materials, thereby removing the need for long-term regular irrigation. Engineering variances to allow this non-standard street cross section have been included with this PDP application. Site access has been designed from the existing Prairie Ridge Drive and from the proposed, improved Fromme Prairie Way, which is currently dedicated as public right-of-way. The previous project application limited direct access to Fromme Prairie Way. However, the plan presented herein employs a street/private drive design to encourage most traffic access through Page 14 JN 11 E TROJECT FILMLAWAJDU350 Harmony Ridge IADOCS\Stxt nt of Planning Obj=ives_06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 ground squirrel, prairie vole, northern pocket gopher, Nuttall's cottontail, black -tailed jackrabbit, horned lark, western meadowlark, bullsnake, and western rattlesnake. The wetland off the project is addressed in the materials submitted with approval of Harmony Ridge Phase I. The wetland on the project site, less than'/4-acre in size, will be preserved and will be buffered with a minimum 10-foot setback for Lots 1 and 2 and increasing to 70 feet or more for Lots 3 and 4. Open space will be provided along the western and southern margins of the property. The proposed rear of lots will be significantly further to the north and east than proposed with the previous application for site development (see the attached exhibit for comparison). The provided open space will limit the extent to which development will proceed down the hillside and will provide a buffer ranging from 95 feet (Lot 18) to 260 feet (Lot 5) from the development to the property line. 3. Statement of Proposed Ownership and Maintenance of Public and Private Open Space Areas. The open space on the project, Tracts D and E, will be owned and maintained by the Harmony Ridge Estates Homeowners Association, an existing HOA to which property owners in Filing 2 will be joined (see Letter of Intent submitted with this application). Tract D is located at the eastern margin of the property and Tract E provides the project's buffer to the Prairie along its western and southern margins. Other tracts will also be owned and maintained by the HOA: Tract A in the vicinity of the townhomes, and Tracts B and C which are the landscaped water quality medians within Prairie Vista Drive. All other portions of the site will be platted as privately owned lots. 4. Estimate of Number of Employees. Not applicable. 5. Description of Rationale Behind the Assumptions and Choices Made by the Applicant. The extent or developed edge of the development was decreased significantly beyond that proposed under the previous project application for the property. A design is proposed with small, patio home lots that allow the applicable L-M-N net density on the site to be achieved with a small developed -area footprint. This compact housing pattern was designed to avoid disturbance of the small on -site wetland, to limit impact to the south slope of the property, and to enlarge the open space on the project that provides native vegetation and wildlife habitat. Only 15 of the 49 applicable lots (31%) meet the solar orientation provision in the Land Use Code, Section 3.2.3(B). However, all but 10 (1-5, 21, 22, 43, 44, and 45) of the lots (80%) have Page 13 41 E:\PROTECT FILES\L,\ND\2350 Hatmom Ridge 1[\DOCS\Statement of Planning Objectives 06.I 1.04.doc June 11, 2004 PDP, Harmony Ridge Filine 2 with shorter mature heights and narrower growth habit are proposed to preserve views to the extent practicable. Policy CAD-4.2 Lighting and Landscaping. Design of lighting on the project, both along the public rights -of -way and within private drives will be at low, even levels, appropriate for the pedestrian scale, and shielded to limit light trespass and glare, but sufficient for safety and security. Maximum light levels and intensities will not exceed those appropriate for the lighting need. Surrounding environments will be taken into consideration when designing the light systems to avoid negatively impacting them. Policy HSG-1.2 Housing Supply. The project proposes 58 residential units as patio homes and townhomes to help the City develop and maintain an adequate supply of housing. Policy ENV-6.1 Protection and Enhancement. The existing small wetland (less than '/4—acres) will be preserved. Although the City acquired land for the Cathy Fromme Prairie knowing that housing was to be built on this site, the housing proposed for this project will be contained within a small footprint, thereby limiting encroachment toward the Prairie and directing development away from this natural feature. The rear lot lines of the homes nearest the Prairie will be set back from the property line by a minimum of about 100 feet. Design of these homes will be context - sensitive, with building massing addressed by limiting building footprints, and by architectural design to limit long lines and large uninterrupted planes. Grading will be limited to developed areas, and limited proposed retaining walls will be natural in color. Policy OL-1.2 Urban Development. The footprint of the project will be kept small, with 4.8 acres, or 34 percent of the project, to remain in open space. This design approach will direct development away from the Prairie and will integrate the natural grasslands of the hillside that slopes toward the Prairie into the project, conserving the integrity of the existing grassland prairie. Policy GM-5.1 Phasing of Development. Existing public facilities and services, including roads and water and sanitary sewer systems are available immediately adjacent to the site. This provides a logical extension of infrastructure systems to a residential neighborhood with ready access to shopping (Seneca Marketplace), schools (Johnson Elementary and Webber Junior High and Front Range Community College), and transportation systems. 2. Description of Proposed Open Space, Wetlands, Natural Habitats and Features. Prominent natural habitats and features on and adjacent to the site include small wetlands on the west edge of the project and off the project to the east, and the grasslands on the project's hillside and in the Cathy Fromme Prairie to the south of the project. Habitats within these natural systems are provided for black -tailed prairie dog, red fox, raptors, deer mouse, thirteen -lined Page 12 E^BROJECT FILES\LAND\2350 Harmony Ridge IRDOCS\Statement of Planning Objectives_06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing') 1. City Plan PrinciDles and Policies Achieved by the Plan Policy LU-1.1 Compact Urban Form. The project is located within City limits, adjacent to the existing Harmony Ridge Phase I and The Overlook neighborhoods. The net density proposed is consistent with that required for the L-M-N zoning district. Policy LU-2.2 Urban Design. The architecture proposed for the project will be consistent with the project's location on the City's edge and adjacent to prairie open space. Policy T-4.1 Bicycle System Design. The project's internal streets, and the adjacent Fromme Prairie Way will be constructed and improved, respectively, to provide safe and convenient bicycle access from the project to the nearby Prairie trailhead, as well as to schools and parks in the surrounding neighborhood. Policy T-5.3 Pedestrian Continuity. A continuous sidewalk within the proposed project, and along the south side of the proposed improvements to Fromme Prairie Way will provide continuity of pedestrian access to the Prairie as well as to the surrounding neighborhood. Policy CAD-1.1 Street Design Standards. Proposed project streets will be designed to Larimer County Urban Area Street Standards, with the exception of portions of the proposed Prairie Vista Drive, in which landscaped water quality medians are proposed. These medians will provide treatment of street runoff close to the source and will limit the amount of required irrigation water. The medians will be an important landscape feature for the project for which engineering variances have been requested; however, the medians will not negatively affect safety, accessibility or maintenance requirements. Policy CAD- 1.2 Street Layout. Streets within the project will provide an integrated extension of the community, with access points to the existing Fromme Prairie Way, proposed for improvement with this project, and Prairie Ridge Drive. Street layout was designed considering site topography and a view corridor is provided to the Prairie from the end of Prairie Ridge Drive. Policy CAD-1.3 Streetscape Design. The above -mentioned landscaped water quality medians proposed with the project will combine with the remainder of the landscaped streetscape design to create a visually appealing streetscape. The medians will provide a parkway feel along the local road Prairie Vista Drive. Policy CAD-1.4 Street Tree Design. Street trees are included in the project's Landscape Plan to define and connect the corridors along the project's streets. A mixture of tree types are proposed, with emphasis given to native or adaptable species. Ornamental trees and shade trees Page I I i EdPROJECT FILES\LAND\2350 Ha ny Ridge MDOCS\Statement of Planning Ohjectives_06.11.04.doe June 11, 2004 PDP, Harmony Ridge Filing 2 The key recreational element of the project is associated with its proximity to the Cathy Fromme Prairie. Small lots are proposed, with patio home and multi -family products. The net density of the project under this PDP is 6.44 units/acre, and the gross density is 4.11 units/acre. Although Section 3.4. 1 (E)(1)(d) requires no protection from adverse impacts any wetland less than'/4-acre in size, this project will preserve the wetland with minimum approximate buffers of 10 feet from the rear of any lot. The project footprint will be much smaller than that previously approved for the site due to the designed use of small lots to improve infrastructure efficiency and provide for a more compact land use form at the edge of a sizeable natural area. Previously, the development footprint was about 11.2 acres; under this PDP this footprint is proposed to shrink to about 9.3 acres. Correspondingly, the open space is proposed to increase from about 2.9 acres, or 2 1 % of the project, to about 4.8 acres, or 34% of the project. The rear of the lots that face Cathy Fromme Prairie will be moved further east and north. This will preserve much more of the site in open space, allowing for a continuation of wildlife habitat and native grasses around the south and west perimeter of the project. Additionally, the architectural intent of the project will be to minimize the mass of these homes by limiting the size of the homes and by breaking up long lines and large planes through the use of stepped -back terraces, prominent architectural features such as beams, and projected living areas. Grading methods will be used to limit fill beyond the proposed lot lines; the limited amount of retaining walls that are proposed will be constructed with natural colors. Two water quality medians are proposed within the new Prairie Vista Drive. These medians will be graded to temporarily pond street runoff with two benefits: 1) water quality treatment for the runoff will be provided proximate to the source, and 2) runoff will infiltrate to water the roots of proposed native, xeriscapic landscaping within these medians, thereby conserving irrigation water. Variances for street cross section and horizontal geometry are requested of the City's Engineering Department with this PDP. Adequate off-street parking is provided for the proposed multi -family housing. Thirteen three - bedroom units are proposed; 26 off-street parking spaces are required. With this proposed plan, two -car garages are proposed with each multi -family unit; 20-foot deep, two -car width driveways are proposed for nine of the 13 units; and a total of 14 guest parking spaces are to be accessed off Fromme Prairie Way. Utilities will be provided by the South Fort Collins Sanitation District and the Fort Collins - Loveland Water District. Detention storage for runoff to City standards is proposed off -site in Tract 7 of Harmony Ridge Phase I; a letter of intent to allow this detention storage is provided with this PDP. Page 10 A, E:NROJECT FILES\LANM2350 Hamnny Ridge II\DOCS\Summen[ of Planning Objenives_06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 1h. STATEMENT OF PLANNING OBJECTIVES HARMONY RIDGE FILING 2 Project Overview Harmony Ridge Filing 2 is the second filing under the original Harmony Ridge P.U.D. The property is 14.100 acres in size and is zoned L-M-N, Low Density Mixed -Use Neighborhood. It is located in southwest Fort Collins, off Fromme Prairie Way (Old Harmony Road) and west of Seneca Street. The project proposes 45 single-family lots and 13 multi -family townhome lots. The single-family residences are to be patio homes located on small lots and intended to fit with the topography of the site. The multi -family units will face north toward Fromme Prairie Way. The site is adjacent to the Cathy Fromme Prairie. The west trailhead for the bicycle and pedestrian trail is located immediately west of the site. The site is located north and uphill of the Prairie, with views toward the Prairie, and alternately, is easily visible from the Prairie. The design of the proposed Project Development Plan (PDP) herein presented is intended to be sensitive to its proximity to this natural feature. A small wetland (less than '`/a -acre) exists toward the west edge of the property. An additional wetland exists east of the property within Harmony Ridge Phase I; the mitigation of impacts to this wetland was addressed as part of the approved plan for Harmony Ridge Phase I. In September 1996 the Planning and Zoning Board (P&Z) approved a 186.87-acre Harmony Ridge Overall Development Plan (ODP). In January 1997 the City purchased 141.41 acres of the property, leaving approximately 45 acres to be developed in two phases. In 1998 the Phase I final plan was approved with 130 units on 29.5 acres. Subsequently, an application for development of Phase II was made, with approval granted by P&Z on November 15, 2001, with 54 units proposed for 48 lots. Despite P&Z approval, the project was never realized due to the developer's inability to obtain required off -site agreements. The current PDP, proposed by a different developer than previously, Global Holdings of Colorado, LLC, proposes access from Fromme Prairie Way, which will be improved as part of the project to a local road with vehicle and bicycle lanes, but without parking. Additionally, access will be gained through the extension of the existing Prairie Ridge Drive. Through the use of private drives functioning as alleys behind the patio homes on the north side of Prairie Vista Drive, most of the site access will be funneled to Prairie Ridge Drive. Only a handful of the proposed patio home sites will access directly from Prairie Vista Drive to Fromme Prairie Way. Pedestrian circulation will be achieved with City -standard sidewalks and a proposed sidewalk connection along Fromme Prairie Way to the Prairie trailhead just west of the project. Pedestrian -scaled, shielded lighting will be used to provide safe and secure pedestrian ways. Page 9 a. EAPROJECT FILES\LANU2350 Harmony Ridge IPDOCS\Statement ofPlannfng Objectives 06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 d. The Ute Ladies Truss Orchid study must be updated — This was done through the Ecological Characterization Study e. The Preble's Jumping Mouse Study must be updated — This was done through the Ecological Characterization Study. f. There may be a Butterfly Weed found at this location. This was studied as part of the submitted Ecological Characterization Study. g. If prairie dogs exist on this site they must be humanely eradicated or relocated - so noted h. A 50' wildlife movement corridor is required along the ditch — so noted, a 100- foot setback from the ditch is provided with this site plan. i. A fugitive dust control permit is required for excavation work — so noted j. Protection of existing topography and minimizing the visual impacts of the development from the prairie is critical — so noted and designed k. Use of native plants and grasses should be used — so noted and planned 7. Discussion was held to confirm the developments subjectivity to the LMN zoning requirements of the City — so noted 8. Second point of emergency access must be addressed and resolved. - The applicant has two full public and emergency travel access points planned. 9. Parkland fees are applied at building issuance — so noted 10. Review fees are due at submittal of each application — Appropriate fees for PDP submittal are being paid. 11. City LUC requirements are available on line — so noted 12. Current Planning will coordinate the review process — so noted, and the applicant looks forward to working with Current Planning staff during the process 13. A neighborhood meeting is required. A neighborhood meeting was held on 3/11/04 as required. Page 8 E:`3R0® S\LAND\2350 Harmony Ridge ➢\DOMStatennent of Planning Objectivcs_06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 v. Offsite improvements for Adequate Public Facilities as impacted by the development's traffic toward Harmony and Shields intersection may have reimbursement for improvements if they are required — so noted w. A stockpiling permit for acquisition and import of material is possible, but no grading prior to PDP approval. - No stockpiling or grading will be done by the applicant until the PDP is approved and the work permitted. x. Sec 3.3.2 contains the City's construction and maintenance guarantee and the zoning department administrates the landscape phasing and guarantee — so noted y. An updated soils report is required. - The soils report has been updated by Earth Engineering Company. z. The existing Poudre Valley REA power lines should be undergrounded if not done so already. - The Poudre Valley REA lines are already undergrounded. 3. Rob Irish — Light and Power Department a. East end of PRD contains the source for electricity— so noted b. Standard electrical charges apply — so noted c. Service must originate from the front of lots — so noted and planned 4. Roger Buffington — Water/Waste Water — We must employ FCLWD,SFCSD — so noted 5. Glen Schlueter — Stormwater Utility a. Development fees (after deductions) for Fossil Creek Drainage Basin are paid at time of building permits — so noted b. The site is in Inventory Grid #4Q - Inventory Grid #4Q has been obtained by the applicant. c. The standard drainage and erosion control report and plans are required and are to be prepared by a PE. - A Drainage and Erosion Control report and plans are being prepared by a PE at Jim Sell Design. d. Consideration must be given to CFP Natural Area and disturbance minimized — so noted and planned e. On site detention for water quantity is required at two year historic release rates plus extended detention for water quality treatment — so designed f. Drainage runoff cannot discharge into an irrigation ditch — designed so that developed runoff will not discharged into the Trilby Lateral — historic runoff will continue to discharge as before g. Existing easements and methods are available for drainage off the site into the prairie — so noted h. Previously approved drainage study and construction plans are available at the Wood Street center — so noted and studied 6. Doug Moore - Natural Resources Planner a. Natural Resource protection changes exist in 3.4.1 of LUC — so noted b. An Ecological Characterization Study will be required — An ECS is submitted with the PDP, prepared by Mike Phelan of Cedar Creek Associates. c. A wetlands delineation study must be submitted. The wetlands are delineated, protected and the related study submitted with this PDP. Page 7 i Ei\PROJECT FILES\L+.ND¢350 Hammy Ridge IRDOCS\Statement of Planning Objectwes_06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 i. 5 V street ROW, detached sidewalks and parkways, and 9' utility easements are required — so noted j. LCUASS street widening detail, Figure 7-24 may need to be applied — The required street geometry at turns as referenced is included in the site design k. The alley as shown does not meet the City's alley standards — See response to related Comment t. 1. Reimbursement available for construction of FPW — so noted m. Repayment is due to the City for the realignment of West Harmony Road. Reimbursement by the prior developer in his agreement to pay the City $40,631 for Harmony Road construction has been challenged. Most of this is related to Phase I. It is our understanding that Matt Baker is trying to reallocate these repayment costs accordingly. n. The Trilby Lateral Ditch Company and Fort Collins -Loveland Water/South Fort Collins Sanitation Districts will need to sign off on the plat. - We have been working with Mike DiTullio and Terry Farrill at Fort Collins — Loveland Water District and South Fort Collins Sanitation District (FCLWD,SFCSD) for their service, and have referred to previous project comments by Trilby Lateral in preparing our plans. o. There is an existing 12" PVC water line belonging to Fort Collins -Loveland Water District that is about 10' behind the north property line. - We are making allowance to retain and utilize the water line on the property; however, neither the title company nor the district can find the expected 20' easement over this line. p. The developer will be obligated to design Fromme Prairie Way. - FPW is being designed and constructed by the applicant. q. Extension of Prairie Ridge Drive needs to line. up with the northern east -west street. The offset shown will not work. - PRD now lines up as a needed street in the development. r. A full vehicular street connection is required to Fromme Prairie Way to meet the LUC requirements. — A full vehicular street connection is proposed by the applicant onto FPW and no fire sprinkling is anticipated. Applicant sees the intent of the previously requested change to a private street but prefers to maintain FPW as a public street. s. A narrow, 24' wide street may or may not be possible if an alley is provided for dwellings on only one side of the street. - A variance is included with this application requesting portions of the new street (PVD) to be 24'-wide one- way streets around water quality medians. t. A development can have a private drive that functions as an alley, which requires a 30'-wide street. - Private drives that function as alleys, with 30'-wide streets or one-way 24' wide streets, are planned. u. No reimbursement from the city if FPW is a private street — so noted Page 6 JN; I I EdPROJECi FILES\L�YD12350 Harmony Ridge ❑\DpCS\S[atemrnt of Planning Objectives 06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 1g. Response Letter Addressing Issues Raised in the Concept Review Letter Harmony Ridge Filing 2 Concept Review Date: January 12, 2004 Note: Comments are summarized, and responses follow in bold text. A copy of the Concept Review Letter is attached for reference. 1. Gary Lopez — Zoning Department a. Zoning is LMN in the LUC, Type 1 review with public hearing — so noted b. Modifications to LUC Standards must follow 2.8.2 — so noted c. Landscaping must comply with 3.2.1 — so noted d. The minimum number of parking are provided per 3.2.2 — The number of parking spaces provided exceeds the required minimum. e. Our patio homes are subject to the Solar Orientation Ordinance — Orientation of the streets and lots was designed based on site topography and an objective to minimize the extent of development down the south hillslope. About 80% of the lots meet the solar orientation intent, with a primary face of the home oriented either to the southeast or southwest, for either morning or afternoon sun. However, only 31% of the lots achieve the strict definition of solar orientation. 2. Marc Virata — Engineering Department a. An updated TIS will be required - A TIS is provided by Gene Coppola after contact with Eric Brakke and Tom Reiff to include the study of Shields and Harmony intersection and multi -modal levels of service b. Standards utility plan submittals, Development Agreement, and Development Construction Permit requirements will apply - We will submit utility plans, negotiate a Development Agreement with the final approval and obtain a Construction Permit prior to construction c. Street oversizing fees will apply - Street oversizing fees have been discussed with Matt Baker and noted to be collected with building permits d. Street Standards will apply - LCUASS are being utilized for street design e. No more than 4 single family lots can be accessed from a private drive — All homes will be accessed from public ROW; private drives functioning as alleys will provide rear -loaded garage access to certain of the lots f. Larimer County Road Impact Fees apply — so noted g. Double frontage lots are not allowed — Under the submitted site plan, no double frontage lots are proposed h. ROW and Utility easement dedications are required on all public streets — so noted Page 5 LTROIECT FILESUAND\2250 Harmony Ridge II\DOCS\Staten=t of Planning Objwives_06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 1f. Name and Address of Each Property Owner Harmony Ridge Filing 2 Jim Newcomb, Managing Member 932 E. Pitkin Street Fort Collins, CO 80524 J.D. Padilla, Manager, Harmony Ridge Estates, LLC 144 N. Mason, Unit 4 Fort Collins, CO 80524 D. Christopher Wells, Member, DCW Timberline Lakes, LLC 1507 Buttonwood Drive Fort Collins, CO 80525 Ron Wykstra, Member, RAW Timberline Lakes, LLC 2162 Muskogee Trail Nokimis, FL 34275 Page 4 E:\PROJECT FILES�ND\2350 Harvmny Ridge IBDOCS\Staement of Planning 0bjectives_06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 1f. List of Names of All General and Limited Partners Harmony Ridge Filing 2 Global Holdings of Colorado, LLC A Colorado Corporation Jim Newcomb, Managing Member 932 E. Pitkin Street Fort Collins, CO 80524 inewc Overinet.com 970-221-3076 David Karst, Managing Member 1136 E. Stuart Street, #4207 Fort Collins, CO 80524 dkarstancfspecial ists.com 970-490-6120 John (Jack) Harkless, Member c/o Toby Harkless 3404 Maple Circle Brighton, CO 80601 iackharklessn.hotmail.com Currently in Israel (2 years) Page 3 E:\FROJECT FILESV-%ND\2350 Harmony Ridge ❑\DOCS\Statement of Planning Objectives 06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 I.C. List of New Street Names Harmony Ridge Filing 2 Prairie Vista Drive Page 2 a. E:\PROJECT FILES\L.N1D\2750 He pony Ridge MDOCS\Statement of Pluming ObjectNes_06.11.04.doc June 11, 2004 PDP, Harmony Ridge Filing 2 WRITTEN DOCUMENTS PROJECT DEVELOPMENT PLAN (PDP) HARMONY RIDGE FILING 2 lb. Legal Description of Site Harmony Ridge Filing 2 A parcel of land being a part of the West Half of the Northwest Quarter (W 1/2NW 1/4) of Section Three (3), Township Six North (T.6N.), Range Sixty-nine West (R.69W.), Sixth Principal Meridian (6thP.M.), City of Fort Collins, County of Larimer, State of Colorado and being more particularly described as follows: COMMENCING at the Northwest Corner of said Section 3 and assuming the North line of said NW 1/4 as bearing South 89° 14'52" East, being a Grid Bearing of the Colorado State Plane Coordinate System, North Zone, North American Datum 1983/92, a distance of 2627.67 feet with all other bearings contained herein relative thereto: THENCE North 89040' 52" East along the North line of the NW 1/4 of said Section 3 a distance of 417.60 feet to the TRUE POINT OF BEGINI aNG; THENCE South 01'10'03" West a distance of 429.21 feet to the Northerly bank of the Trilby Lateral; The next Fifteen (15) courses and distances are along the Northerly Bank of the Trilby Lateral: THENCE South 63012'25" East a distance of 164.11 feet; THENCE South 82°19' 10" THENCE North 77033'58" THENCE South 10003'28" THENCE South 32059' 11" THENCE South 54°57'04" THENCE South 67014'39" THENCE South 75°26'47" THENCE South 18047'49" THENCE South 33°14'48" THENCE South 58°46'03" THENCE South 70008'46" THENCE South 75°12'17" THENCE North 88056'27" East a distance of 66.91 feet; East a distance of 97.85 feet; East a distance of 69.28 feet; East a distance of 80.70 feet; East a distance of 63.18 feet; East a distance of 49.47 feet; East a distance of 49.01 feet; East a distance of 57.81 feet; East a distance of 49.95 feet; East a distance of 50.24 feet; East a distance of 58.94 feet; East a distance of 121.52 feet; East a distance of 51.45 feet; THENCE North 73006'43" East a distance of 90.98 feet to the East line of the Wl/2NE1/4 of said Section 3; THENCE North 00007'06" East along the East line of the W 1/2NE 1/4 of said Section 3 a distance of 845.86 feet to the North line of the NW 1/4 of said Section 3; THENCE South 89°40'52" West along the North line of the NW 1/4 of said Section 3 a distance of 902.58 feet to the TRUE POINT OF BEGINNING; Said parcel contains 14.100 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. Page 1 E TROJECT FILES\L ND12150 Ha pony Ridge MDOCS\Stwe nt of Planning Objectives 06.11.04.doc A