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HomeMy WebLinkAboutProject Narratives - 02/13/2019land planning landscape architecture urban design entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com February 13 th , 2019 Fox Grove Subdivision Second Filing Planning Objectives Fox Grove Subdivision Second Filing is the second and final Phase of the Fox Grove ODP that proposes 47 single-family lots. The applicant is Imago Enterprises Inc. A conceptual review meeting was held on December 6th, 2018. General Project Information: The Fox Grove Subdivision Second Filing is located in the Fox Grove Subdivision, Lot 2, east of I-25 and south of E. Mulberry Street. The Fox Grove ODP was approved in 2014. The infrastructure and right-of-way landscape has been completed, and the houses are currently under construction. The land is owned by Imago Enterprises, Inc., Les Kaplan, 140 Palmer Dr. Fort Collins, Colorado, 80525. The Second Filing will comprise of 13.99 acres of land zoned as Low- Density Mixed Use (LMN) neighborhood. Three modifications were approved with the Fox Grove OPD. They are listed below: 1. Modification of Density to LUC 4.5.D(1)(a) – The modification allows a minimum density of 3 dwelling units per acre. 2. Modification to Mix of Housing Types for LUC 4.5(D)(2) – a modification was approved to allow one housing type. 3. Modification of Distance of Single-Family to I-25 LUC 3.9.2(A) – the modification slows for single-family to be closer than 1,320 ft from the interstate. Fox Grove Subdivision Second Filing proposes to comply with the ODP. The remaining 47 single-family detached lots will be constructed as shown on the Phase 1 Project Development Plan (PDP) submittal. There is a variation among the lots sizes which range generally between 50’ to 60’ in width. In addition, this second phase offers access to open space along the Boxelder Creek and naturalistic landscape in the south-west corner and is within close proximity of the active park spaces to be constructed with Phase 1. Adjacent uses to the Fox Grove Subdivision Second Filing include the Sunflower Active community - a single-family neighborhood - to the north-east, commercial development to the Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com north across Boxelder Creek, Larimer County Unincorporated to the west, and open agricultural land to the south A neighborhood meting was held during the OPD phase of this project. Community concerns were addressed at that time. Site Design The site layout extends Vixen Drive going north and Fox Grove Drive to the west that then also turns north to become Rollin’s Den Drive. The streets connect into Brook Court Drive which continues west and end’s in a cul-de-sac. The detention pond is proposed in the south-west corner of the lot and will function as open space with views towards the Front Range. Lots will front all of the roads proposed, with the area adjacent to the detention pond remaining as open space. Connecting walkways will provide safe circulation and tie into the existing neighborhood trail system. The trail that is proposed along the western boundary, parallel to Boxelder Creek is five (5) feet of concrete with a three (3) foot crusher fines should on either side to provide maintenance access to the detention pond and rain garden. The site as designed, provides adequate buffering between adjacent land-uses. The Boxelder creek provides a buffer between the Fox Grove Subdivision Second Filing and the commercial uses to the north as well as I-25 to the west. Specific landscaping has been considered as part of these buffers to provide a naturalized transition zone. No development exists to the south where the current use is agricultural. Landscape Design The project proposed an attractive landscape that focuses on reduced water use, native species, and pays particular attention to the Boxelder Creek Natural Habitat Buffer Zone (NHBZ). With Fox Grove Subdivision Second Filing, the area of NHBZ proposed will exceed the area of NHBZ required. The neighborhood trail along the west boundary will delineated the Buffer Zone extents. Using clear boundaries in establishing Buffer Zones is key to the success and longevity of its ecology. The proposed Buffer Area will be enhanced with trees and prairie landscape to create the naturalized transition zone between the development and the natural features of the adjacencies to the west as well as provide additional visual buffering along the north and west boundaries. A raingarden is proposed just to the north of the detention and will function as a pre-treatment basin for water before it enters the detention area. The raingarden is planted with native species to reinforce the native palette and transition within the Buffer Zone. The added vegetation will provide additional habitat and strengthen the ecological corridor. Street trees are planted along the public streets in parkway strips that will provide shaded pedestrian sidewalks throughout the development. A variety of canopy, ornamental, and evergreen trees are placed in commons areas. Trees are planted informally adjacent to the detention area that strengthens the native intent of the landscape and enhances the area within the proposed Natural Habitat Buffer Zone. Seed mixes are carefully selected to ensure successful establishment. A detention mix is provided within the detention basin, and transitions into a Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com native seed that is appropriate within the buffer zone that runs north to south along the neighborhood trail. Utility Service and Demand This filing was considered in the Fox Grove Overall Development Plan (ODP). The general concept has not changed. All water and sewer demand assumptions are in compliance with the ODP. Generally, this filing will expand upon the infrastructure built with the original Fox Grove Subdivision. Water service will be provided by East Larimer County Water District (ELCO Water). Infrastructure connections for the entire Fox Grove ODP area were provided with the original Fox Grove Subdivision. The Fox Grove Subdivision provided waterline connections to the ELCO facilities in the Frontage Road and at Carriage Parkway. This created a looped system and multiple connections for the entire ODP area. Portions of the existing waterline through the site will need to be relocated. Sewer service will be provided by Boxelder Sanitation District (BSD). Existing BSD facilities are located along the southern boundary of Fox Grove. Connections to this sewerline were installed with the original Fox Grove Subdivision. This filing is planned to tie into the Fox Grove Subdivision sewer network. Drainage and Floodplain This filing was considered in the Fox Grove Overall Development Plan (ODP). The general concept has not changed. This filing of the Fox Grove Subdivision is proposed to expand the existing detention pond built with the original Fox Grove Subdivision. This existing pond is located in the southwest corner of the property. This planned pond extension will detain the 100-year storm event to the 2-year historic release rate as shown in the Fox Grove Subdivision drainage report. Additionally, water quality and Low Impact Development will be provided throughout the site. At the time of the platting for the original Fox Grove Subdivision, the Boxelder 100-year floodplain and floodway encumbered the western quarter of the project site. A floodplain map revision was pursued by the Boxelder Stormwater Authority. A LOMR (Letter of Map Revision) has been issued by FEMA effective on February 21, 2019. This floodplain map revision has removed the majority of the site from the Boxelder floodplain. As of this concept submittal, the floodplain encumbers a sliver of the site along the northern and southern boundary. This concept seeks to limit any lotting within this sliver of floodplain. Any lots placed within the boundary will be subject to building restrictions as designated by the City of Fort Collins and FEMA. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com The following City Plan Principles and Policies apply: City Plan Fort Collins Adopted February 15, 2011 ENVIRONMENTAL HEALTH Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced. Policy ENV 1.1 – Protect and Enhance Natural Features Policy ENV 1.2 –Regulate Development along Waterways. Principle ENV 18: The City will minimize potentially hazardous conditions associated with flooding, recognize and manage for the preservation of floodplain values, adhere to all City mandated codes, policies, and goals, and comply with all State and Federally mandated laws and regulations related to the management of activities in floodprone areas. Policy ENV 18.2 – Manage Risks Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.1 – Employ a Watershed Approach to Stormwater Management . Policy ENV 19.2 – Pursue Low Impact Development COMMUNITY AND NEIGHBORHOOD LIVABILITY Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Policy LIV 6.2 – Seek Compatibility with Neighborhoods Principle LIV 7 - A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.2 – Develop an Adequate Supply of Housing Policy LIV 7.4 – Maximize Land for Residential Development Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Policy LIV 7.6 – Basic Access Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Principle LIV 9: The City shall promote resource conservation and efficiency in the construction of new houses as well as upgrades to existing houses. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Policy LIV 10.2 – Incorporate Street Trees Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features Policy LIV 14.2 – Promote Functional Landscape Policy LIV 14.3 – Design Low Maintenance Landscapes Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the City, serving as a blueprint for the community’s desired future. Policy LIV 19.1 – Land Use Designations PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network Policy LIV 21.2 – Design Walkable Blocks Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.1 – Vary Housing Models and Types Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Principle LIV 23: Neighborhoods will feature a wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and community gardens, greenways, and other outdoor spaces to provide linkages and recreational opportunities both for neighborhoods and the community as a whole. Policy LIV 23.1 – Provide Neighborhood Parks and Outdoor Spaces Policy LIV 23.2 – Integrate Natural Features Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Principle LIV 25: The City will require and assist with coordinated neighborhood design efforts among separate development parcels. Policy LIV 25.1 – Coordinate Neighborhood Planning and Phasing Policy LIV 25.2 – Require Overall Coordination Principle LIV 28 - Low Density Mixed- Use Neighborhoods will provide opportunities for a mix of low density housing types in a setting that is conducive to walking and in close proximity to a range of neighborhood serving uses. SAFETY AND WELLNESS Principle SW 1: The City will foster a safe community. Policy SW 1.5 - Maintain Public Safety through Design TRANSPORTATION Principle T 3 - Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 4.4 – Attractive and Safe Neighborhood Streets Principle T 13 - Driving will be a safe, easy, and convenient mobility option. Principle T 24 - Transportation infrastructure will be designed and constructed to a level of quality commensurate with community values. Policy T 24.2 – Sustainable Design Policy T 24.3 – Attractive Public Spaces Principle T 25 - Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.3 – New and Existing Roadways