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HomeMy WebLinkAboutFOX GROVE ODP - ODP130003 - SUBMITTAL DOCUMENTS - ROUND 3 - 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 March 5, 2014 Fox Grove OVERALL DEVELOPMENT PLAN Planning Objectives The Fox Grove Overall Development Plan (ODP) is located in the Lee-MLD subdivision, Lot 2, east of I-25 and south of East Mulberry Street. The land is owned by Imago Enterprises, Inc., Les Kaplan, 140 Palmer Dr. Fort Collins, Colorado, 80525. Land uses proposed within the ODP include residential lots of various sizes, pocket parks, a neighborhood park/natural area and trails. The pocket parks and open spaces will be privately owned and maintained by the home owner’s association. 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 for the project to be developed in phases as the Drainage Basin improvements get completed. The circulation and proposed road alignments have a significant impact on this property. The Colorado Department of Transportation (CDOT) intends to relocate the frontage road on the east side of the interstate. Several meetings were held and included CDOT, City Staff, the property owner, as well as David and Rick White who own the adjacent property to the south. It was determined that the conceptual alignment of the frontage road will move further east, but remain adjacent to the interstate. Fox Grove ODP Planning Objectives March 5, 2014 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 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. The applicant, Les Kaplan, wrote a letter to City officials explaining this concern and requesting this conflict be resolved. 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. To complicate matters further, 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. The City and the Town of Timnath are currently in negotiation regarding the annexation of Clydesdale into Fort Collins rather than Timnath. The applicant understands the neighborhood’s concerns and is working with them to get the matter resolved. A preliminary traffic study was conducted which concluded that the Fox Grove ODP will not present any traffic related issues to the existing roadway network. In summary:  Carriage Parkway is a publicly dedicated street  A traffic report concludes that the existing street network has adequate capacity for the proposed development  The City of Fort Collins is currently in negotiations with the Town of Timnath regarding the annexation of Clydesdale Park  Both the City and the County intend Carriage Parkway to continue to the south and serve as a collector street for the future developments based on its current design 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 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 single family detached homes, and three small pocket parks. It includes approximately 20 acres. The second phase would include single family detached homes or other approved uses as described in the Land Use Code. The second phase is approximately 8.8 acres. The Project Development Plan will be Fox Grove ODP Planning Objectives March 5, 2014 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 submitted shortly after this ODP and construction will begin in the spring of 2015. The project phases will 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. Three modifications have been submitted for density, housing types, and distance to Interstate 25 based on comments from neighbors and City staff (see attached). In addition to the Modifications, this project is requesting Alternative Compliance for Utilization and Provision of Sub-Arterial Street Connections to and From Adjacent Developments and Developable Parcels. The standard states that the spacing of local street connections shall not exceed 660 feet along each development plan boundary that abuts potentially developable or redevelopable land. For this project, it is the western and southern boundaries to which this standard applies. The western boundary is adjacent to Lot 1 of Lee MLD and borders the Boxelder Creek Drainage Basin. A street connection to the west would require significant disruption and negative impacts to Boxelder Creek and its associated wildlife habitat. In order to avoid these impacts, no street connection to the west is being proposed. The property boundary is 1050 feet long resulting in spacing between street connections which exceeds the 660 feet. The southern boundary is adjacent to undeveloped Industrial and Urban Estate land. Due to the curvilinear design of the street network, greater street connection spacing is proposed. Carriage Parkway will be extended through this project as a collector street connection to the south. The next connection point is a local street approximately 980 feet west. Beyond that are Boxelder Creek and then the frontage road which is approximately 1200 feet west of the proposed local street connection. The proposed connection points have been discussed with the adjacent property owners.