HomeMy WebLinkAboutHULL ORCHARDS - PDP230002 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE
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January 11, 2023
Project Information and Design Narrative
Project Title:
Hull Orchards Subdivision
Past Meeting Dates:
Preliminary Design Review meeting held on July 26, 2021
Neighborhood Meeting will be held on February 27, 2023
General Information:
The proposed use for the project is a single-family detached subdivision. The site is 12.418
acres and is located near Hull Street and Hyline Drive. The project contains three parcels,
two of which are addressed as 1839 Hyline Drive and the third parcel is at 1925 Hull Street.
The sites are predominantly vacant with several existing houses, barns, paddocks, and
outbuildings. 55 lots are proposed at 4,000 square feet each.
To comply with Land Use Code Section 3.6.3 “Street Pattern and Compatibility”, access
points to the project will be from the extensions of Hull Street and West Swallow Road. The
General Standard of this section reads:
“The local street system of any proposed development shall be designed to be safe,
efficient, convenient, and attractive, considering use by all modes of transportation that will
use the system, (including, without limitation, cars, trucks, buses, bicycles, pedestrians and
emergency vehicles). The local street system shall provide multiple direct connections to
and between local destinations such as parks, schools, and shopping. Local streets must
provide for both intra- and inter-neighborhood connections to knit developments together,
rather than forming barriers between them. The street configuration within each parcel must
contribute to the street system of the neighborhood.”
In the interim condition, the public street connections will not be made to Taft Hill Road.
West Swallow Road will be a collector street, with 69’ right-of-way, detached sidewalks, and
tree lawns. There will be no on-street parking and per city standards, no driveways will front
on West Swallow. The remaining streets in the subdivision will be local streets with 57’
right-of-way, detached sidewalks, and tree lawns. The street pattern is grid-like and is
situated to form blocks, with building placement parallel to the streets and edges. There will
be a master-planned Pleasant Valley Trail connection along the eastern edge of the project.
The trail is proposed to be 10’ wide, with a 4.5’ parallel crusher fines trail.
There is a detention pond located in the northeast corner that will also be used for a park.
The park is highly visible and is bounded on three sides by public streets. There is also a
good opportunity to provide a connection to the regional trail in this location.
The site is bounded by existing single-family and multi-family residential on all four sides.
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Proposed landscaping for the site will consist of street trees in tree lawns and open space
plantings consisting of shrubs and ornamental grasses. Most of the outdoor activity spaces
will consist of irrigated turf, with water-wise native seed in the remaining open space areas.
Architectural Intent:
Located near the foothills of Fort Collins, and the beautiful Horse tooth Reservoir, Hull
Orchards gives a nod towards the rich agricultural history of Fort Collins. The architecture
reflects the colorful variety that occurs within the agrarian vernacular, with a variety of
farmhouse styles. True to the spirit of the farmhouse, the collection of 3 unique model
homes offering 3 different farmhouse styles including simple, two-story building forms,
strong gable-end roof massing with moderate to steep primary roof pitches, shallow
secondary shed roof forms, generous front porches, decorative brackets, wooden shutters,
and rectangular gable-end vents. The exterior materials show a variety of lap and board and
batten siding patterns and synthetic stone veneers that reflect the building materials that
were available to the original settlers in the area. The windows maintain the vertical
proportions, true to the farmhouse style. The model homes offer front loaded garage,
comfortable covered front porches and opt. outdoor living all fitting on 50’ wide lots.
Proposed Owners:
TTLC Fort Collins – Taft Hill, LLC