Loading...
HomeMy WebLinkAboutCOTTONWOOD RIDGE SUBDIVISION - PRELIMINARY - 31-94 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCommt .y Planning and Environmental Planning Department vices City of Fort Collins Date: Neighborhood Information Meeting Minutes for COTTONWOOD RIDGE May 5, 1994 Applicant: Eric Thayer 31741 RCR #35 Steamboat Springs, CO 80487 City Planner: Steve Olt The applicant, Eric Thayer, has expressed an interest in developing a single family residential project on a vacant parcel of land, approximately 34 acres in size, located south of West Harmony Road on the west side of South Shields Street. The purpose of this meeting was to introduce Mr. Thayer to the affected property owners and other potentially affected interests in attendance and enable them to: ask questions, express concerns or voice support for the development proposal. The following questions, concerns, comments and responses were expressed at the meeting: 1. Question: Will the ditches be left open or will they be covered? Answer: That is yet to be decided. 2. Question: The area next to the lots at the southwest corner of the property is to be open space? Answer: Yes, that is the plan. There is a sensitive area that will probably be identified by the Natural Resources Department. 3. Question: Where will the bike path go? Answer: It will be located along the alignment of the PV&LC canal and connect to the proposed alignment in Westbury to the north. 4. Question: How wide of an easement does the PV&LC canal have? Answer: We think it is about 50 feet wide in the Westbury PUD and it is probably the same on this property. 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (303) 221-6750 FAX (303) 221-6378 TDD (303) 224-6002 SCHOOL PROJECTIONS PROPOSAL: COTTONWOOD RIDGE PUD-Preliminary DESCRIPTION: 69 single family homes on 34.3 acres DENSITY: General Population 69 (units) x 3.5 2.01 du/acre (persons/unit) = 241.5 SchoolAge Population Elementary - 69 (units) x .450 Junior High - 69 (units) x .210 Senior High - 69 (units) x .185 Affected Schools McGraw Elementary Webber Junior High Rocky Mountain Senior High (pupils/unit) = 31 (pupils/unit) = 14.5 (pupils/unit) = 12.77 Design CapacitEnrollment 568 449 900 977 1312 1404 •� .r � i I I I I I I I i 1 1 I I I I Y EF XIAB II I ¢NL N.Qi ,N VICMY wlv I — I .dam Ln- i i - k`*�a�'raa®l \ �b Miu.W.MO�.W Oslie[esvm/®.1W • w•... •Iwlm•:aan mem nF m.e PRELMMRY LAYOUT • �NO•NIm Im COTTONWOOD RDGE • s"a`^e SUM" SOLAR LAYOUT JLLY L IM TmAyst D..• R COTTONWOOD RIDGE r • . rr FLAT - SITE PLAN ET DESIGNS m Iev e mama swmm M roslswe •¢TIY 1 6 6 .66TIO :ia]LVA .` to Commurnry Planning and Environmental IZA, . -ices Planning Department City of Fort Collins MEMORANDUM To: Planning and Zoning Board Members From: Steve Olt, Project Planner Rob Wilkinson, Natural Resources Division F-;40 Ref: Cottonwood Ridge Subdivision - Preliminary, #31-94 Date: July 25, 1994 Staff is recommending 4 conditions of preliminary approval (in addition to the 3 conditions as stated in the Staff Report to the Planning and Zoning Board dated 7/25/94) stating that: 1. The trees on lots 10, 11, 66, 67, 68, and 69 need to be conserved as a grove to the extent possible to protect wildlife habitat values. The applicant needs to work with the City Natural Resource Division to delineate building sites and develop appropriate language for notes on the Final Subdivision Plat/Site Plan to assure acceptable conservation of existing trees or mitigation of important trees removed as a result of project development. 2. The applicant must provide documentation from the wetland consultant that the wetland boundaries shown on the Final Subdivision Plat/Site Plan accurately represent the existing wetland boundaries as delineated in the field. 3. Issues associated with the impacts to the wetlands as a result of the development of lots 8 and 9, parcel A, and the management of water flow through the Applewood lateral, need to be addressed. The applicant will work with the City Natural Resource Division to develop acceptable wetland conservation or mitigation measures prior to approval of the Final Subdivision Plat/Site Plan. 4. The approval of the Preliminary Subdivision Plan is contingent on the results of the rare plant survey. If the Ute Ladies Tresses orchid is found on the property, modifications of the site plan may be required to protect critical habitat. 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (303) 221-6750 FAX (303) 221-6378 TDD (303) 224-6002 Cottonwood Ridge Subdivision - Preliminary, #31-94 July 25, 1994 P & Z Meeting Page 5 Findings of Fact/Conclusions: In evaluating the request for the Cottonwood Ridge Subdivision - Preliminary, staff makes the following findings of fact: 1. As a standard subdivision, this proposal is subject to all the rules and regulations as set forth in Article III., Sections 29-146 through 29-148 and Article V., Sections 29-623 through 29-643 of the City of Fort Collins Zoning, Annexation and Development of Land Regulations. 2. This development is in conformance with the applicable City transportation policies. 3. A total of 29 of 44 lots that are subject to the requirements of the City's Solar Orientation Ordinance are in compliance with the ordinance. This equals 66%, exceeding the minimum 65% requirement. 4. The applicant has not adequately considered and addressed issues relating to the storm drainage for this development. 5. A reverter clause relating to bicycle/pedestrian trails is inappropriate. RECOMMENDATION: Staff recommends approval of the Cottonwood Ridge Subdivision - Preliminary, #31-94 with the following conditions: 1. The developer is responsible for the preparation of a stability study of the Pleasant Valley & Lake Canal and ravine area located in the southwesterly portion of the proposed development. This study must be submitted for review and acceptance by the City and the Pleasant Valley & Lake Canal company prior to approval by the Planning and Zoning Board of a final plan for Cottonwood Ridge Subdivision. 2. The developer must provide sufficient information to the City to enable the Stormwater Utility to evaluate the effects of potential increased stormwater runoff from this development into the Pleasant Valley & Lake Canal. This information must be submitted for review and acceptance by the City and the Pleasant Valley & Lake Canal Company prior to approval by the Planning and Zoning Board of a final plan for the Cottonwood Ridge Subdivision. 3. The statement referencing an expiration date of the year 2004 for the bicycle/pedestrian trail easements (fourth sentence in Note 3 on the Cottonwood Ridge Plat -Site Plan) must be eliminated from the plan. Cottonwood Ridge Subdivision - Preliminary, #31-94 July 25, 1994 P & Z Meeting Page 4 a series of streets and cul-de-sacs, internal to the site and designed as local streets, that will provide direct access to the lots and homes. A second point of access will be on a shared street (Westbury Drive) with the Westbury P.U.D. directly to the north of this development. This street right-of-way will be on the Westbury property but contiguous to Cottonwood Ridge, thereby enabling a local street in this development to connect to Westbury Drive. The developer of Westbury P.U.D. is providing an access easement on his property to enable this street connection to be made in the event that this portion of Cottonwood Ridge were to develop prior to any filing in Westbury P.U.D. that would construct this portion of Westbury Drive. The City's Transportation Department has reviewed this proposal and considers this development to be feasible from a traffic engineering point of view. 6. Storm Drainage: The City's Stormwater Utility has reviewed this proposal and has expressed concerns about potential erosion and stability problems associated with the Pleasant Valley & Lake Canal's outfall and its interface with the "natural" ravine area in the southwest portion of the property. The developer of the Southridge Greens project, to the east of South Lemay Avenue, had an agreement with the ditch company to install a weir to divert water into the drainage system to provide water for irrigation of the golf course in that development. The agreement was implemented for two years, in 1984 and 1985, and during this time the stability problems were created. A stability study, prepared by a qualified engineer, must be part of the Final Subdivision submittal to the City by the developer of Cottonwood Ridge Subdivision that identifies the impacts on the ravine and how the instability and erosion could effect the lot configuration of this development. Based on the stability study, it may be necessary to phase this development. The drainage report submitted to the Stormwater Utility does not adequately address how much additional stormwater runoff from this development will flow into the Pleasant Valley & Lake Canal. This information will also be required with the submittal of the Final Subdivision plans. 7. Resource Protection: The ravine area at the south end of the Pleasant Valley & Lake Canal, bounded by Lots 9-12 and 66-68, will be included in a conservation & drainage easement and kept, essentially, in its present form. Cottonwood Ridge Subdivision - Preliminary, #31-94 July 25, 1994 P & Z Meeting Page 3 Solar orientation: There are 44 of the proposed 69 lots that are less than 15,000 square feet in size. These 44 lots are subject to the City's Solar Orientation Ordinance that requires a minimum of 65% of these lots to comply with at least one of the definitions of a solar lot in the ordinance. A total of 29 of the 44 lots, equalling 66%, are in compliance. Bicycle/Pedestrian Trails: The developer will provide 10' wide bicycle/pedestrian easements along the east 1/2 of the Pleasant Valley & Lake Canal easement and in the Applewood lateral easement. The developer has included a statement on the Plat -Site Plan that says "If the City fails to construct a suitable path by the year 2004 the ownership of the easement will revert to the Homeowner's Association". Staff is not in agreement with an expiration date on the trail easements and is recommending the removal of this Subdivision Plat note. 4. Neighborhood Compatibility: A neighborhood information meeting was held on May 5, 1994 to discuss this development proposal. There were nine people in attendance, including the property owners/developers, affected property owners in the surrounding area, and other potentially affected interests. Primary concerns expressed centered around: * the impacts of the stormwater from this development along the west side of South Shields Street and how they will affect the Applewood irrigation ditch. * how the Applewood irrigation ditch and Trilby irrigation lateral will be treated and protected. * the treatment of the "natural" areas in and around the ravine in the southwest portion of the site. The impacts of the stormwater on the Applewood ditch are being addressed with the developer's drainage report. The Applewood ditch will be piped for its entire length through this development. The Trilby lateral will remain as an open ditch. The natural areas in and around the ravine will be included in a conservation & drainage easement and kept, essentially, in their present form. A copy of the minutes of the meeting are attached to this memo. 5. Transportation: This development will gain primary access from South Shields Street at a point near the southeast corner of the property. There will be Cottonwood Ridge July 25, 1994 P Page 2 COMMENTS: 1. Background• Subdivision - Preliminary, #31-94 & Z Meeting The surrounding zoning and land uses are as follows: N: RLP; planned single family residential (Westbury P.U.D.) S: RLP; existing single family residential (Chelsea Ridge, The Ridge) E: RLP; existing single family residential (Clarendon Hills) W: RLP; existing single family residential (The Ridge) This property was annexed into the City with the Ridge Annexation in April, 1989. 2. Land Use• This is a request for preliminary subdivision approval for 69 single family residential lots on 34.3 acres located on the west side of South Shields Street approximately one -quarter south of West Harmony Road. The gross residential density is 2.01 dwelling units per acre. As a standard subdivision, this proposal is subject to all the rules and regulations as set forth in Article III., Sections 29-146 through 29-148 and Article V., Sections 29-623 through 29-643 of the City of Fort Collins Zoning. Annexation and Development of Land Regulations. 3. Design• Landscaping: The developer will provide street trees at 40' on -center along the side lot lines, rear lot lines, and detention pond fronting on South Shields Street. The developer is considering using a combination of plant materials, berming, and fencing as buffering along the rear and side lines of the double -frontage lots adjacent to South Shields Street. The solutions will be determined with the Final P.U.D. Fencing: Fences adjacent to open spaces, greenbelts, and irrigation ditches will be limited to 6' in height, with the top 2' being an open (lattice style) design. The developer is considering using some fencing along the rear and side lines of the double -frontage lots adjacent to South Shields Street. The design of this fencing has not yet been determined. ITEM NO. 2 MEETING DATE 7-25-94 STAFF Steve Olt PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Cottonwood Ridge Subdivision - Preliminary, #31-94 APPLICANT: Eric Thayer ET Designs 31741 RCR #35 Steamboat Springs, CO. 80487 OWNER: Sanford Thayer, As Trustee 1827 Michael Lane Fort Collins, CO. 80526 PROJECT DESCRIPTION: This is a request for preliminary approval for 69 single family residential lots on 34.3 acres located on the west side of South Shields Street approximately one -quarter mile south of West Harmony Road. The property is zoned RLP, Low Density Planned Residential. RECOMMENDATION: Approval with conditions EXECUTIVE SUMMARY: This request for Preliminary Subdivision approval: * Is subject to all the rules and regulations as set forth in Article III., Sections 29-146 through 29-148 and Article V., Sections 29-623 through 29-643 of the City of Fort Collins Zoninq, Annexation and Development_,of Land Regulations; * Complies with the City's adopted Solar Orientation Ordinance; * Is in conformance with the applicable City transportation policies. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Cottonwood Ridge Neighborhood Information Meeting Page 3 14. Comment: 15. Question: Answer: 16. Question: Answer: 17. Question: Answer: 18. Question: Answer: I am fairly certain that the Applewood Board would want our irrigation ditch put into a pipe through this property. Do you have any idea about how much your lots will sell for? No, we do not know yet. Will you be doing this in phases? Yes, we probably will be doing this development in three phases. Do you know how big your homes will be? We will not be building the homes, so I can't speak to that tonight. Do you know the time frame you are projecting for development? Hopefully, we can be through the review process and be under construction sometime this fall (1994). 19. Comment: We are all going to miss the horses on this property. Cottonwood Ridge Neighborhood Information Meeting Page 2 5. Comment: The water on this property now drains from this property and flows along the west side of Shields Street. There are concerns about the effects this drainage water will have on our irrigation ditch (Applewood). 6. Comment: The City or the County should have some responsibility for the stormwater along the west side of South Shields Street. 7. Question: Could you speak to the covenants that you are planning for this development? Answer: We will have covenants, but they are not developed yet. 8. Question: What do you have in mind for the Applewood Ditch? How do you plan to handle the ditch with your development? Answer: We have not yet resolved this question. Chelsea Ridge put this ditch in a pipe. 9. Question: What is your opinion as to how we should handle it? (developer) Answer: I worry about the ditch being piped and clogging up on us. The (citizen) culvert at Shields Street is a problem. We just need to keep the debris out of the ditch/pipe. An open ditch would be easier for us to keep clean. 10. Question: Answer: 11. Comment: 12. Comment: 13. Comment: Will you be the primary developer & contact? [A: Yes.] Will you have control over the siting of homes & preservation of trees? Yes, it is possible to deal with the siting in our architectural controls. The areas around the Trilby Lateral are of significant concern due to the stands of trees and terrain. Ridge Board supports this larger lot proposal and the subdivision concept vs. a P.U.D. This plan is good if you can do it.