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HomeMy WebLinkAboutTHE GATES AT WOODRIDGE PUD - FINAL - 55-87C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSr • • 1 ITEM NO. 22 7 MEETING DATE 6/24/91 .7----- �„� STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: The Gates at Woodridge P.U.D. , Final, #55-87C APPLICANT: Woodcraft Homes c/o Cityscape Urban Design 3030 South College Avenue, Suite 200 Fort Collins, CO. 80525 OWNER: Arapahoe Farm, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request to subdivide 10. 96 acres into 29 single family lots located north of Harmony Road and west of Seneca Street. The site is zoned R-L-P, Low Density Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Gates at Woodridge Final P.U.D. is in substantial conformance with the Preliminary. The two conditions of approval relating to the establishment of a homeowner's association and the viability of the common open space areas have been satisfied. DEVELOPMENT SERVICES 300 LaPorte Ave.P.O. Boa 580 Fort Collins,CO 80522-0580(303)221-6750 PLANNING DEPARTMENT • • The Gates at Woodridge P.U.D. , Final, #55-87C June 24, 1991 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: R-L-P; Vacant (Arapahoe Farm Master Plan - single family) S: R-L-P; Vacant (Arapahoe Farm Master Plan - patio homes) E: R-L-P; Single family (Regency Park, Webber Junior High) W: R-L-P; Vacant (Arapahoe Farm Master Plan - single family) The property was annexed into the City as part of the Horsetooth- Harmony West Annexation, June 3, 1980. The original Master Plan was approved on October 26, 1987 . The amended Master Plan was approved on April 22, 1991. The Preliminary P.U.D. for Woodridge was approved May 20, 1991. 2 . Land Use: During preliminary review (May 20, 1991) , the project was evaluated by the criteria of the Residential Uses point chart of the Land Development Guidance System. In addition, the single family homes are an approved use on the amended Master Plan (April 22, 1991) . The land use and density conform to existing plans and policies. 3 . Conditions of Approval: At the May 20, 1991 Planning and Zoning Board hearing, two conditions were attached to the preliminary approval. A. "The entity responsible for maintaining the median and its landscaping shall be clearly defined and noted on the P.U.D. and subdivision plat at the time of Final approval. " Notes number four, seven, and eight on the P.U.D. refer to the common areas to be owned and maintained by the Woodridge Homeowner' s Association. These areas are Tract A (streetscape along Harmony Road) , and the landscaped median in Harmony Road. The notes clearly spell out the responsibility of the Woodridge Homeowner' s Association to maintain these common areas. As with all P.U.D. 's that include landscaping improvements, the owner will file a declaration which constitutes a covenant that runs with the property. Referred to as the "Site and Landscape Covenants" , this covenant is filed with the Larimer County Clerk and Recorder and obligates the owner to develop and landscape in a manner specified on the P.U.D and kept in a desirable condition. • The Gates at Woodridge P.U.D. , Final, #55-87C June 24, 1991 P & Z Meeting Page 3 The covenant for The Gates at Woodridge has been slightly modified to specifically include a reference to the median in Harmony Road. In addition, the Woodridge Homeowner's Association will comply with the requirements of Section 29-526 - J. (1) (a-f) , and 2 of the Zoning Code. These sections specify the performance requirements of the homeowner's association. The code sections are attached. Based on the explanatory notes, the filing of the Site and Landscape Covenants, and the specifications for setting up a homeowner' s association, Staff finds that the condition of approval has been satisfied. B. "The viability of maintenance of the common open space areas shall be demonstrated to the Planning and Zoning Board prior to Final approval. " The common areas of The Gates at Woodridge represents one filing of a potential 155 acre development. While Tract A (Harmony Road streetscape) and the Harmony Road median may appear to be minor in scale, the long term intent is to create extensive streetscaping along Harmony in order to buffer single family homes from an arterial street. The fact that Harmony Road, as an arterial, will splice through a residential neighborhood, creates an incentive to continue to provide attractive streetscaping as the street is extended to the intersection of Taft Hill Road and County Road 38E. The approved Master Plan designates approximately 145 acres as residential. From Seneca to Taft Hill Road, Harmony Road will be flanked by homes. The streetscaping along Harmony has the potential to buffer these residential areas as a design element that will minimize the impact of an arterial on single family homes. Staff finds that the streetscaping along Harmony is a viable open space area that will realize its full potential as the Master Plan is built out over phases. The condition of preliminary approval, therefore, has been satisfied. RECOMMENDATION: Staff finds that the request for Final P.U.D. for The Gates at Woodridge is in substantial conformance with the Preliminary. The two conditions of preliminary approval have been satisfied. Staff, therefore, recommends approval of The Gates at Woodridge, Final P.U.D. s s ©WC€ oê urban design, inc. 3030 south college ave., suite 200 fort collins, colorado 80525 (303) 226-4074 June 11 , 1991 ��`` � I 155' - U� � City of Fort Collins � Planning and Zoning Board JUN I 11991 ff c/o Planning Department P.O. Box 580 Fort Collins, CO 80522 Dear Board Members; This letter is written in response to Ted Shepard' s request that the applicant for the Woodridge project summarize the reasons we feel a landscaped median is appropriate in Harmony Road at Woodridge . We believe that the curvilinear section of Harmony Road that bisects the Woodridge neighborhood does not have to become just another stretch of monotonous suburban arterial ; an intimidating pedestrian barrier dominated by an unbroken expanse of asphalt , 'endless' wood fence along the right-of-way, and minimal landscaping (allowed only where convenient for affected utilities) . Instead, as mentioned in our letter of June 5th, this portion of Harmony Road can represent an opportunity to do something better; and for the past nine months we have designed the street and this neighborhood with that goal . At meetings with City Transportation and Engineering Staff members from September of 1990 through March of 1991 , it was consistently agreed that a landscaped median would be required in Harmony Road, that construction costs would be paid through street oversizing fees, and that long term maintenance would be provided by the City when the "new" Harmony Road was constructed through to Taft Hill . When, in April of 1991 , it was decided that Harmony would be constructed as a 70 ' arterial , the applicant was informed that the median would not be required initially, but would be needed for traffic control with the future construction of a "right/in - right/out" access to Master Plan Parcel 1-D. The applicant was also clearly told at that time that , if he wanted the median constructed with this section of Harmony Road, the City would reimburse construction costs, but would not provide long-term maintenance ; and that landscape "maintenance in perpetuity" would need to be assured by the development . These conditions are acceptable to the applicant . 411 tiAly2c a o e urban design, Inc. The latest changes in Engineering comments regarding the median, however, are not acceptable. To construct Harmony without the median at this time, then add the median with development of Parcel 1-D would not only be less attractive visually; but would require the complete demolition and reconstruction of over 500 lineal feet of Harmony Road in order to accommodate irrigation to the median, and the increased structural cross section required for streets with landscaped medians. As a long-term compromise, we are now planning medians only at the major intersections (Seneca and Taft Hill) , and adjacent to parcels planned for more intense land uses in the future, where controlled turning movements may be required. Engineering Staff ' s concern that raised medians pose a safety hazard is also very difficult to understand. The proposed curb at the median is a barrier only to vehicles heading for the wrong side of the road. Providing a minor barrier that will reduce the risk of head-on collisions hardly seems to be a detriment to public safety. The attached memorandum from traffic engineer Matt Delich further demonstrates the safety benefits of raised medians. We also received comments from the City Forester stating that "absolutely no shrubs or perennials" could be located in the landscaped median; only trees and gravel would be allowed. A review of existing medians around Fort Collins indicates that those treated with only gravel and trees are ugly. We have selected low maintenance, hardy species of shrubs and trees that would provide color and vertical relief to an otherwise sterile expanse. As a compromise, we have deleted the perennials, but feel strongly that the proposed shrubs must remain as part of the plan. At one of the series of meetings with City Staff regarding this issue, we were told that "It is no longer the policy of the City of Fort Collins to strive for a First Class landscaped environment . Ease of maintenance (even where maintenance is not proposed to be provided by the City) is now the overriding criteria in streetscape design review. " We simply do not wish to believe that it is the stated purpose of this community to become a second rate - but easy to maintain - city where gravel or excessive pavement is preferred over a living landscape. We are therefore requesting that the Planning and Zoning Board: - Approve the landscaped median in Harmony Road as proposed, with the long-term maintenance guarantees as provided in the Code of the City of Fort Collins # 118- 83; I ; J. ( 2) . o gnea 0 e urban design, inc. Thank you for your consideration of this item. We are looking forward to continuing to work with the Board in the evolution of the Woodridge neighborhood. Sincerely, q�� 4( Eldon Ward, President Cityscape Urban Design, Inc. cc : Gary Berger, WoodCraft Homes Peter Kast , G .T. Land Colorado Inc. John Hutchinson, Hutchinson Management • • MEMORANDUM p To: Gary Berger, Woodcraft Homes o c Eldon Ward, Cityscape O Mike Herzig, Fort Collins Development Engineer J 0- 0 o From: Matt De l i c h M Date : June 7, 1991 Subject: Discussion regarding the safety aspects of raised medians on arterial streets (File : 9110MEM1 ) W z This memorandum documents the research conducted regarding the safety aspects of the raised median on Harmony } Road through the proposed Woodridge residential community in Fort Collins . City staff has indicated that they desire painted medians on Harmony Road rather than raised medians . The primary reason for raised medians is for safety. My research indicates that in urban areas with urban speeds (35- 45 mph) , well-designed raised medians provide a safer, more controlled driving environment. The following is a synopsis of a discussion on medians from A Policy on Geometric Design of Highways and Streets, AASHTO, 1984, Pg . 570-573 . Medians are a desirable feature of arterial streets and should be provided where space permits . A median only 4 feet wide is better than none; however, each additional foot provides an added increment of safety and improved operation. Left-turn lane arrangements to accommodate left-turning traffic call for a median width of not less than 14 feet . Desirably, the median should be at z least 18 feet wide for a 12 foot left-turn lane and a 6 foot • medial separator. Median openings should only be provided for street intersections or major developed areas . Spacing between median openings must be adequate to allow for ,y w introduction of left-turn lanes . Raised medians prevent mid- . 0- > block left-turns . Medians also provide a refuge for • pedestrians and a good location for signs , signals, and other = • appurtenances . Ca o a A raised median provides positive control at high trip W o generation uses . The "convenience center" parcel located at N the west quadrant of. the Harmony/Seneca intersection will be just such a high trip generator. It will likely have a °` driveway aconss to Harmony Road, 150-200 feet west of Seneca • Street . It: will be mandatory that this driveway access be W LL restricted to right-in/right-out due to the left-turn = arc conflicts on Harmony Road . The only positive way to F— accomplish this is to provide a raised median on Harmony Road. This would precipitate the need for a median on Harmony Road between Seneca and Woodridge . It is not good practice to build isolated sections of raised median along a given segment of street. Therefore, it is recommended that the raised median be incorporated into the design of the 0.6+ miles of Harmony Road through the Woodridge residential community. Safety is a benefit of having raised medians on arterial streets . Studies in California indicated that left-turn channelization reduced accidents by 48 percent at unsignalized intersections and 17 percent at signalized intersections . In the unsignalized intersection category, raised channelization (medians) accounted for 64 percent of the reduction in accidents . It was also found that painted medians were more effective in reducing accidents in rural areas where the speeds were higher, and raised medians were more effective in reducing accidents in urban areas where the speeds were lower. City staff has a concern regarding higher speeds that might occur on arterials with raised medians . City staff recently conducted speed zone evaluations on Shields Street, just north of Harmony Road, and on College Avenue, just north of Boardwalk. Shields Street has painted traffic control and College Avenue has raised median traffic control . The 85th percentile speed on Shields Street was 44 mph (posted speed 35 mph) . The 85th percentile speed on College Avenue was 44 mph (posted speed 40 mph) . The posted speed on Shields (no median) was exceeded by 26 percent, while the posted speed on College (raised median) was exceeded by 10 percent. While College and Shields have some different characteristics and land uses , one might draw the conclusion that raised medians do not encourage higher speeds . It might further be argued that even if higher speeds do result, they can be handled more safely. It is my conclusion that from an operations and safety point of view, raised medians on arterial streets provide positive control . Specifically, on Harmony Road through the Woodridge residential community, raised medians would provide a safer driving environment. *-- r,:[-- W �� 17= JY —, 'C�� t Al �■ -Itt- / AIM ■OUT _ ______. , 1 ._ ,_ . _...,,,., , F ti p IlIE_ ■ .wsrtIO u1 _ ,,it, vitt J • 44.-44- . -4.: , c'7.4011110-TA. w,Gr - ...• ..- .4-7. .:,--.„. ,,,,, ..,., 7 ■■.a..■tm� • ■•1�--f ) 1 1111 �■1� .e"pEu�to \ 500°5,a0` .I� . by 8 • 40#4IAV 1 ' . ©� '�� �a14,qo4 ipoy ip loyal �fl v, W R �Z? . �5 3y Iiii i�i■�M MI I■IN■ ■■ • ■AIM■ -I . r-i-, u ,� _ iiiiiiiiiiiiiill ARMONY 9 3 l i ii : NI II MI a: MI IIIII • lil 410., v I OU14;144441■ ■ ■ I . ... . ITEM: THE GATES AT WOODRIDGE NUMBER: 55-87c EW P OINT• • 7,/ r _ II �Ia Z o=i,—.=---' Iia ; i -------. IV 'o /� e -� I ° = €' II �Il rll I pi / / L/ t�oloY_ t Iiie , , �� ,�.,, ._ : / ,0 a `(gam" ��; , .:s.s 0 _ ( / r/ 141,41V .....- 022., / / tQ d r : �ooA � a z I RI " ! ! i l ! f I 3 i Z ; a EE a [ F 1 t fib. S 1j; o \ "' : •! x 2 Er if 1 1 1 tiel c! ! !! 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" ss / M � - \� o.- oi°^=-=o>,°�or7I r=o> sv J*'►� 00-Sig) \..., ./ zy; I INv.v.- of s°/° 0- - °-°�A,0r-e I i r oo I c T Ii P .0P0 \ °�C �� X 1 10°L i11 I_ ,'� o e°o tp �� NN \ !• 1 1 I�� J0°L I I -'4 / / I \ yp o, � I I , � 4./:/,1 1°r o� \\ v �. � \ _� ih�d (.L��,j .Jp-a'�p.—l•� �6y o:v>i vo q ° � I 1 1 I 1 I / — / I I �--�o IL _HO ,.;Ir,'1,;,,° : 0 \\::-. cs' '''. '-- , '-„s' '''/''', . °,i.-1 ----, / -II"- I' -- 1 ' - 1(r. I MS _ w /' / II I- I I v ,/'(� M % Y 1 ' o Jol b_'cr:.CD y 0 [5�7\ A'�A �' i8�9_ A V ICY N O O v. ' I� I 1 I I 1 1 1 1 , to ' `)� 1 I \ 1 I I / \ J� I I /// X cry r t THE GATES at WOODRIDGE : . LAND USE BREAKDOWN May 6, 1991 Area Gross 477,448 sq. ft. 10.96 acres Net 318,548 sq. ft. 7.31 acres Dwelling Units Single Family 29 Other 0 Total Units 29 • Density Gross 2.65 d.u./ac. Net 3.97 d.u./ac. Coverage Buildings 70,000 sq. ft. 14.66% Street R.O.W. 158,900 sq. ft. 33.28% Parking & Drives 16,000 sq. ft. 3.35% Open Space Common 9,753 sq. ft. 2.04% Private 222,795 sq. ft. 46.66% Total Open Space 232,548 sq. ft. 48.71% Floor Area Residential 75,000 sq. ft. Parking Provided Garages 58 spaces 2.00/ unit Other 0 spaces Total Vehicles 58 spaces 2.00/ unit *Note: Garages and/or driveways will accommodate Handicapped, Motorcycle, and Bicycle parking Max. Building Height 36 feet Setbacks (Unless otherwise noted) Front 20 feet Side 5 feet Corner Side 15 feet Rear 10 feet 410 • DESCRIPTION OF GATES AT WOODRIDGE P.U.D. FIRST FILING A tract of land located in the Southwest Quarter of Section 34 , Township 7 North, Range 69 West of the 6th Principal Meridian, City of Fort Collins, Larimer County, Colorado, being more particularly described as follows: Considering the South line of the Southwest Quarter of said Section 34 as bearing, South 89°53 ' 42" West from a 3" Aluminum Cap in a Range Box at the South Quarter corner to a steel rod in a pipe at the Southwest corner of said Section 34 and with all bearings contained herein relative thereto: Commencing at the South Quarter corner of said Section 34 ; thence along the East line of said Southwest Quarter, North 00' 03 ' 18" West, 837 . 14 feet to the POINT OF BEGINNING, said point being on a curve concave to the North having a central angle of 02 °49 ' 21" , a radius of 1784 . 00 feet and the chord of which bears South 63 ° 32 ' 04" West, 87 . 88 feet; thence along the arc of said curve 87 . 89 feet; thence, South 64 °56 ' 44" West, 260. 20 feet to a point on a curve concave to the Southeast having a central angle of 32 ° 32 ' 33" , a radius of 508 . 00 feet and the chord of which bears South 48 '40 ' 28" West, 284 . 67 feet; thence along the arc of said curve 288 . 53 feet; thence, South 32 °24 ' 11" West, 343 . 39 feet to a point on a curve concave to the East having a central angle of 92 ° 32 ' 03" , a radius of 11. 00 feet and the chord of which bears South 13 ° 51 ' 51" East, 15 . 90 feet; thence along the arc of said curve 17 .76 feet; thence, South 32 ° 50 ' 18" West, 120. 14 feet to a point on a curve concave to the Northeast having a central angle of 27 °58 ' 27" , a radius of 1135 . 00 feet and the chord of which bears North 45°49 ' 48" West, 548 . 66 feet; thence along the arc of said curve 554 . 15 feet to a point on a curve concave to the South having a central angle of 88 ° 07 ' 31" , a radius of 11. 00 feet and the chord of which bears North 75° 54 ' 20" West, 15. 30 feet; thence along the arc of said curve 16 . 92 feet; thence, North 29 °55 ' 56" West, 54 . 00 feet to a point on a curve concave to the Northwest having a central angle of 88 °04 ' 27" , a radius of 11. 00 feet and the chord of which bears North 15° 59 ' 41" East, 15. 29 feet; thence along the arc of said curve 16. 91 feet; thence, North 59°39 ' 15" East, 120. 11 feet to a point on a curve concave to the Northeast having a central angle of 92 ° 11 ' 53" , a radius of 11. 00 feet and the chord of which bears South 73 ° 52 ' 09" East, 15. 85 feet; thence along the arc of said curve 17 .70 feet; thence, South 29 °55 ' 38" East, 54 . 00 feet; thence, North 60° 01' 55" East, 20. 00 feet; thence, South 32 ° 11 ' 56" East, 100. 08 feet; thence, North 60° 01 ' 55" East, 234 .79 feet; thence, �� North 45°22 ' 35" East, 74 49 03 East, 77 . 57 feet; thence, 196. 41 feet; thence, North 09 °25 ' 59" East, 100. 47 feet; thence, North 04 ° 20 ' 19" East, 90. 66 feet; thence, North 57 ° 15 ' 41" East, 60 . 25 feet; thence, North 20° 57 ' 48" West, 125.74 feet; thence, North 00°00 ' 21" East, 75. 00 feet; thence, North 25° 11 ' 29" East, 214 . 22 feet; thence, South 56°47 ' 18" East, 320. 72 feet; thence, South 44 ° 10 ' 46" East, 84 . 53 feet; thence, South 30° 32 ' 26" East, 87 . 42 feet; thence, South 25° 14 ' 13" East, 155. 13 feet to a point on a curve concave to the North having a central angle of 00°27 ' 29" , , ' • • a radius of 1716. 00 feet and the chord of which bears North 61°08 ' 49" East, 13 . 72 feet; thence along the arc of said curve 13 . 72 feet to a point on the East line of the Southwest Quarter of said Section 34 ; thence along said East line, South 00° 03 ' 18" East, 77 . 32 feet to the Point of Beginning. The above described tract of land contains 10. 968 acres and is subject to all easements and rights-of-way now on record or existing. 434-002 5/1/91 100-124 • SCHOOL PROJECTIONS PROPOSAL: The Gates @ Woodridge PUD DESCRIPTION: 29 single family homes on 10.96 acres DENSITY: 2.65 du/acre General Population nit x =29 (units) 3.5 (persons/unit) 101.5 School Age Population Elementary - 29 (units) x .450 (pupils/unit) = 13.05 Junior High - 29 (units) x .210 (pupils/unit) = 6.09 Senior High - 29 (units) x .185 (pupils/unit) = 5.37 Design Affected Schools Capacity Enrollment Johnson Elementary 546 507 Webber Junior High 900 762 Rocky Mountain Senior High 1250 1142 • THE GATES AT WOODRID• DENSITY CHART Maximum Earnea Criterion Credit If All Dwelling Units Are Within CreC a 20% 7070 leer Of on eirttega ocw Oytdr°e ohra•^axs s^,x.n ha cr^• b 10% 650 feet of on e.rsr no framer sr_n C 10°o 4000 reef of on e.isr no or ocroroyea reg ono-s^opo rocer•fer - d 20% 3500 leer of an e.fishng a reserves ne•proorr.00a pork comer-an ry oars or comrmuruty focn r, 20 We 10% 1000 reel of o school rrreetinp 0.1 the reau reew+h of rive co-ha-dray ed,c01 on awl or the Orate of Caaoao 5 • f 20% 3000 feet of o mots err,pp,menf cede" 9 5% t0001eel ono chid core center h 20% 'Norm'f on Coffin 20% theCentra&s.rreu DrsttcI A p aeet whose DaN5OOry is conhguas 10 e,ishnQ urban development Crean may be earned os tabus 0%—For pooch wt,ose property ba$raary hos 0 to 10%conhguiy. 10 so 15?.—far aromas whose property bounoory hos 10 to 20%conlrQurty. 30% 15to70%--Fapotech whose Property boundary hos 23to304contip,-N. 2010 25%—For protects whose procxM boo ndory hos 30 to 40%conhQuty. 10 25to30%—Fapoleclswhos property boundary hos401o50Aconiputy. e t con be Oerrronsrtaf ed snot the protect vntl reduce non-renewable energy useoge erne r through the Op0IcOhOn 0t onernatr.a energy k systems or through cammreed energy cOnservatrn measures beyond mot norrrrany tear n ea by City Code.o Si.` bonus may be earned • to every 5%f eductron rn energy use I Cocu sae a t^,bonus la every 50 over ncluded rn the protect. m Cac mate the percentage of the Iota acresn the aoiec l that ore devoted to recreational use.enter 1f?of that percentage as a bonus • Me,e ooDhcOnt cormmrh to preservtrc perrnonenl ottyte open space!not meets the Chris minimum leaseremenrs.colcuble the percentage 4 n d Ina open space ocreoge 10 the Iola development°credge.enter trus percentage os o bonus pan 0r me rota development budget rs to be spent on rrergfrborhpod pudic transit tocnn.es which are rot olherwrse required Dy City Cope. O enter 79-bonus for every 5100 per dweflrng unit ewesfed n port of the total development budget rs to be spent on nerghbornur.rr IOCd dies and services which ore not othen.nse recurred by Cory Code. P enter o t sr•pours to every$100 per owenrng vet averted Ito Comm/men?Is bong mode to develop a speeded percentage Of the total rxmber Of dwelling vets fo low.scome torhrlres.enter that • Deicer-doge as o bonus uo to mosenu m d 30% z n O cnmmrf^rent IS being mode to oevelop O specified percentage of the rotor number of Owelrrrg wh for type-A-Ohs type B Mxrdreoppe- nousr'Q or(reline0 by ere CAN of f On Comm Calculate the bonus as follows' O type-A-- Strn.es typd�e-A-vets � iXu�s M tyw B'—sonnies trr>.•B'units LLl ofd vets In no case shaft the Comte-sera bonus be greater than 30 b. ti the of e ce cYty,r enr property conrans on h.slorrC burksrrg or ploc e.a bonus rimy be earned fa the followtno 3% — for aeyenrrrg a nufrgarng anode influences leg ersworumentol.land use.oesthetrC.economic Ord social factor)adverse torts Preservation. 5 J! -- I or assuring rhos new structures w lI ben seeping w:th the character of the bulldrrg n•plot a while ovoiang total units 3% — F o 0.0001r09 odootoe use of the bustling or place trial will boa to its connru once.preserwtion and Improvement n on ocOropr rote manner. fro paean or all of the revered parsing in the rrl.nrpe tomey protect*provided onset gr onrd wlthn the burl-trio Or non elevaeel oolong :. structure as On accessory use to the pima y structure.a bonus rm(Ty be earned os Idlaws- 1 0% — For p0vdnr 75%or more of the poking n O structure. G'•s - Fagorao.50,74%dthe pairing inosttuctoe. J1 -- fa awrdrrg2Sao°•of the parkng no strucrue. (J n c cM'i.rmMnt is being rrcnse to prcvrde approved automate hie erlrng fishing systems for the dwelling units enter a bonus at 10% TOTAL 35 • -30- tiyINS-Lo • • G� t'� r, ....,_ , / ..‘ *1-7-_- ,c,R DI5S.7 June 20 , 1991 D ` JUN 2 11991 J��'I Planning and Zoning Board City of Fort Collins (Hand Deliver) RE: Woodridge (Arapahoe Farms) To: The Planning and Zoning Board The Fort Collins - Loveland Water District submits the following comments for the above mentioned project for public record. The Fort Collins - Loveland Water District (District) owns , operates and maintains an existing waterline, in private easement , located on the above mentioned project . The waterline is a maior distribution loop in the District 's water transmission system. The District respectfully requests that all planning , zoning and design accommodate the existing easement and waterline with regard to access , ease of maintenance and repair , and potential damage should the line break . The District is willing to allow relocation of the waterline where the existing location is not conducive to the development , provided all District requirements are satisfied, coordinated appropriately and at the developer's expense. The District will require that any relocation be installed in accordance with the District 's Standard Specification for Water Distribution Systems. Sincerely, % d'7ee"°e4eAe4964".*% Miry ael DiTullio 7.7 District Manager cc: Terry Farrill :', 4700 South College Avenue Fort Collins, Colorado 80525 2 z- �7.e.--r7 &- .� u Telephone 226-3104 -- 669-4321