HomeMy WebLinkAboutROCK CREEK PUD - OVERALL DEVELOPMENT PLAN - 16-89B - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS0
September 8, 1993
Ted Shepard
City of Fort Collins
Planning Department
P.O. Box 580
Fort Collins, CO 80522
Dear Ted;
urban design, inc.
3555 stanford road, suite 105
fort collins, colorado 80525
(303) 226-4074
FAX (303) 226-4196
Attached are five sets of prints of the Rock Creek PUD ODP and Preliminary Site and
Landscape Plans, reflecting revisions made in response to Staff Comments. Additional
information regarding responses to specific comments follows:
1. The location of access points along Timberline Road is shown as agreed at our meeting
of August 27th.
2. The Rock Creek ODP Plan indicates a commitment to an overall density of at least 3
dwelling units per acre; although the McClellands drainageway and required storm
drainage improvements will almost certainly result in some filings - if considered in
isolation - to have a density of less than 3/acre. Land Use Policy #12 encourages (but
does not require) urban density residential development usually (not always) at three
or, more unites to the acre. It is not accurate or fair to say that the Rock Creek
development does not meet this policy.
This planned neighborhood is an integral part of an emerging mixed use area (Harmony
Corridor between C.R. 9 and the Union Pacific Railroad Tracks); and is planned to
include a variety of lot sizes and home styles. A number of desirable low density
residential neighborhoods of 135 acres or more have been created in Fort Collins, and
are seen as positive parts of the community. We do not believe that creating cohesive
low density neighborhoods like Quail Hollow, Clarendon Hills, OakRidge Village, or
Woodridge is contrary to the Goals and Objectives or the Land Use Policies of the City
of Fort Collins. The residential areas within this portion of the Harmony Corridor do
provide for a mix of housing densities (as per Land Use Policy #75); ranging from the
existing rural residential subdivisions south of Rock Creek to the planned multi -family
parcels in Wild Wood and on the Franz property.
This coordinated master planning effort between adjacent property owners has allowed
the planning of a neighborhood with enough mass to make neighborhood identity
elements - such as coordinated entryways and the proposed special streetscape
treatment along Rock Creek Circle - feasible. To artificially force a multi -family
component into this plan could dilute a number of the positive design elements at Rock
Creek; and we feel it would be less than honest to show land uses on the ODP that
are highly unlikely.
urban design, inc.
3. As we discussed the design of Rock Creek Circle has been resolved. Between
Timberline and the first cross street, Rock Creek Circle will be designed to collector
standards. The remainder of the street will be designed as a local street, but with a
higher design speed, and no lots taking direct driveway access from it.
4. The City's Transportation Staff have repeatedly stated that they will support the
configuration and lower design speed proposed. Because full collector width is not
needed except at the Timberline intersections, and because the lower design speed is
desirable, we have deleted the "collector" designation from the ODP. It is our
understanding that a variance request is no longer needed.
5. The neighborhood park/school complex in Wild Wood has ample street frontage and
parking to serve those users who need to drive there. A bike/pedestrian access trail
is proposed through the private open space in Rock Creek. No parking lot for the City
Park will be provided by the developers of Rock Creek.
6. The Applicant would be happy to discuss a City funded trail within the McClellands
drainageway open space area as defined on the Preliminary PUD Plans.
10. At earlier meetings with the Storm Drainage Utility it was determined that - while it
was desirable to pursue a very naturally oriented design for the McClellands
drainageway - the added costs of reconstructing computer models for Storm Drainage,
and the associated time delays represented dis-incentives to the developer. It is our
intent to integrate a more natural landscape approach within the channel criteria
defined previously by Storm Drainage.
15. An important goal of the access drive approach used along parts of Rock Creek Circle
is to maximize the fronts of houses - without garage doors - on the street. Additional
pavement, more visible garage doors, and reduced landscaping are not as desirable as
the current design. The reduction in width of Rock Creek Circle will give us a little
more flexibility for final design solutions.
20. We have provided an eight foot easement for PSCO just outside the landscape tracts.
However, there is a continuing concern with Planning and Forestry encouraging street
trees, while also supporting the growing demands of utility agencies for increased
easements that virtually prohibit street trees. In this case, it would appear that we
have room to provide an easement - free of trees - behind the landscaped streetscape
area; but this may not be so in other developments.
24. "Neighborhood" paths through the greenbelts at Rock Creek were evaluated in the
design process, and were rejected for a number of reasons. Primarily, it was felt that
the enhanced streetscape along Rock Creek Circle would be a better place to invest
in the creation of a special pedestrian environment; and we feel that these greenbelts
(similar in scale to those at Warren Shores) would be more functional and pleasant
without being cut up by walkways.
urban design, inc.
28. We do not wish to preclude the possibility of maintenance districts or other viable
alternatives to homeowners' associations that may be available in the future.
31. In the recent past Staff has forbidden meandering walks along arterials because of
maintenance and utility criteria.
35. The sewer line within the main drainage easement is existing, and was located there
by the City of Fort Collins. Proposed extensions into cul-de-sacs have been designed
to place new manholes in streets to the extent possible.
Color renderings, 8'/2 x 11 reductions, and ten sets of prints will be provided by
September 20th and signed ODP documents will be submitted by September 23rd, as
requested.
Please let me know if you need any further information related to the Rezoning request
(from 'T' to 'RLP') affecting the Geneva Property.
Thank you for your efforts in the review of this plan.
Sincerely,
Eldon Ward, President
Cityscape Urban Design, Inc.
cc: Gary Hoover, Geneva Homes, Inc.
David Everitt, Everitt Companies
Stan Myers, RBD