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HomeMy WebLinkAboutFOX GROVE ODP - ODP130003 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com August 7, 2013 Fox Grove OVERALL DEVELOPMENT PLAN Planning Objectives The Fox Grove project is located in the Lee-MLD subdivision, Lot 2, east of I-25 and south of E. Mulberry Street. The project was formerly known as Lot 2, Lee- MLD. The land is owned by Imago Enterprises, Inc., Les Kaplan, 140 Palmer Dr. Fort Collins, Colorado, 80525. This project will contribute to Fort Collins’ high standards of development through buffering natural features, improving circulation, and following City Plan Principles and Policies. This site is adjacent to Boxelder Creek, a known natural habitat with large existing deciduous trees and tall prairie grasses. The project will respect this feature and maintain an average 100’ buffer as described in the Land Use Code (LUC) Section 3.4.1 (E). An Environmental Characterization Study shall be submitted when a development is proposed to be located within 500 feet of the Creek. The City of Fort Collins is nearing completion of the Boxelder Creek Drainage Basin Study. It is anticipated that the Study’s recommendations will include storm water improvements that may change the boundaries of the floodplain and floodway in this area. The intent of this ODP is to allow time for the Study to be completed before preparing a Project Development Plan for areas that are currently impacted by the existing floodplain boundaries. The circulation and proposed road alignments have a significant impact on this property. The Colorado Department of Transportation intends to redesign the frontage road on the east side of the interstate. A meeting on July 11, 2013 was held and included CDOT, City Staff, the property owner, as well as the White Brothers who own the adjacent property to the south. A conceptual alignment of the frontage road was determined which runs through this property adjacent to Boxelder Creek. This alignment was agreed upon to minimize floodplain and wetland impacts. The frontage road is Fox Grove ODP Planning Objectives July 31, 2013 Page 2 of 3 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com being shown on the ODP for graphic purposes only. It will be designed and built by others. According to the City’s Master Street Plan, Carriage Parkway is a minor collector. This project provides the next segment of Carriage Parkway to the south from the terminus in the Clydesdale Park subdivision. The proposed alignment connects with the Prospect/I- 25 ODP dated June of 2003 which was done for the adjacent property further south. When both sections are done, Carriage Parkway will make a continuous connection from Mulberry Street to Prospect Road. Several neighbors within the Clydesdale Subdivision voiced concerns about new housing using Carriage Parkway as the primary point of access. Currently, Clydesdale is not within city limits. Therefore, it is the residents of that subdivision who have the responsibility of maintenance for that portion of Carriage Parkway. Les Kaplan wrote a letter to City officials explaining this concern and requesting this conflict be resolved. (Attached) When the Clydesdale Park Subdivision was approved in Larimer County pursuant to the Intergovernmental Agreement between Fort Collins and Larimer County the developer granted the City a power-of-attorney to annex Clydesdale Park upon statutory eligibility. Clydesdale Park has been eligible for annexation since 2005 however in a response letter from Paul Eckman, the Deputy City Attorney, the City’s position is that it has no intention of annexing. In fact, the City has entered into an agreement with the Town of Timnath which states that Clydesdale Park, if ever annexed into any municipality will be annexed into the Town of Timnath. Mr. Eckman stated that “Carriage Parkway, as it traverses Clydesdale Park, is fairly obviously intended by the County to serve as a collector street. It must also have been intended by the County to serve property to the south because it continues to the south boundary line of the Clydesdale Park and Sunflower developments bordering upon your property. It is also a publicly dedicated street to which you may connect in the development of your property. Such connection actually furthers the goal of connectivity between neighborhoods as is part of the City’s Land Use Code.” Mr. Kaplan intends to work with the neighbors of Clydesdale Park in hope for a resolution to this matter. A preliminary traffic study was conducted which concluded that the Fox Grove development will not present any traffic related issues to the existing roadway network. In summary regarding Carriage Parkway:  It is a publicly dedicated street  A traffic reports concludes that the existing street network has adequate capacity for the new development  The City of Fort Collins does not plan to annex Clydesdale Park and therefore will not take on street maintenance.  The City of Fort Collins has made an agreement with the Town of Timnath that Clydesdale Park will be annexed by Timnath if it is annexed at all  The County intends Carriage Parkway to continue to the south and serve as a collector street for the future developments based on its current design Fox Grove ODP Planning Objectives July 31, 2013 Page 3 of 3 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com In addition, there is an existing emergency access easement through the adjacent Sunflower Subdivision as show in the attached exhibit. This access shall be for emergency vehicles only by means of a remote-controlled gate. This temporary emergency access easement will terminate 30 days after any other satisfactory emergency access to this property becomes available. This ODP proposes two phases within this project. The first would extend Carriage Parkway to the south; provide three housing types, and a pocket park. It includes approximately 20 acres. The three housing types would include single family detached, duplex alley-loaded, and duplex street loaded. The second phase would include multi- family residential or other approved uses as described in the Land Use Code. This has been located closer to the interstate in order to maintain the ¼ mile distance specified in the Fort Collins Land Use Code for single family homes. The second phase is approximately 8.8 acres. The first phase Project Development Plan will be submitted shortly after this ODP and construction will begin in the spring of 2014. The future phase of the ODP shall be planned and constructed as market demand allows. It is also dependent on the design of the new frontage road and Boxelder Creek drainage basin improvements. The pocket park and opens space will be privately owned and maintained by the local home owner’s association.