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Home My WebLink AboutCASTLE RIDGE AT MIRAMONT PUD - PRELIMINARY & FINAL - 54-87J - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTJune 7, 1993 City of Fort Collins Planning and Zoning Board c/o Ted Shepard, Senior Planner Community Planning and Environmental Services P. 0. Box 580 Fort Collins, CO 80522-0580 Dear Board Members; �0� urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (303) 226-4074 FAX (303) 226-4196 This letter represents a request for a variance to the standard requirement that residential development in the City of Fort Collins achieve a minimum (gross) density of three dwelling units per acre. As was indicated in the Board's review of density in the Amended Oak/Cottonwood ODP, and in the Upper Meadow at Miramont; the overall density of the development is expected to exceed 3 d.u./ac.; with some future filings along the ridge south of the Mail Creek Ditch, and the sensitive area south of Mail Creek are proposed to be developed at lower densities in response to physical constraints, and in order to provide more variety in lot sizes and housing types. Therefore, because of site specific physical and market conditions, Castle Ridge at Miramont is planned at a gross density of 1.31 d.u./ac. The lower density at this location is justified because: * The overall density of the residential portions of the Oak/Cottonwood Farm Amended ODP is over 4 d.u./ac. The Amended ODP approved in June of 1992 established a maximum of 848 dwelling units on 184 acres± for an overall density of 4.6 d.u./ac. The ODP indicated densities of less than 3 d.u./ac. in the area that has since been platted as the Upper Meadow, at Castle Ridge, and at the other appropriate locations. Our current conceptual site plans - based on providing a full range of marketable housing types - would comprise a total of 728 dwelling units on 173 acres± for a density of 4.2 d.u./ac. Even if the actual number of units eventually constructed decreases by over 200, we will still exceed an overall density of 3 d.u./ac. * This site includes some of the steepest slopes at Oak/Cottonwood Farm; spectacular views of Long's Peak; a wooded area of approximately'/s acre±; the Mail Creek ditch along the north boundary; Werner Elementary School immediately adjacent to the south; and is the most highly visible phase of the development from the adjacent large (1/3 to '/2 acre) lots in Fossil Creek Meadows. Sensitivity to all these elements is best achieved with the proposed plan and a density of between 1 d.u./ac. and 1.5 d.u./ac. * The direction of the slopes at Castle Ridge is more than 300 off a north -south angle. Therefore providing lots of over 15,000 sq. ft. allows home owners the option to respect the natural topography and still maintain solar access. urban design, inc. * At Castle Ridge, a perimeter planting buffer is proposed along the Highcastle streetscape and along the Mail Creek Ditch; and an area adjacent to Werner Elementary School has been designed as a well landscaped linear greenbelt/amenity for this neighborhood. It is not practical to provide this extent of landscaped open space, meet the project's planning objective to provide a rich variety of housing types at Miramont, provide quality streetscapes along the proposed collector streets, and still develop this parcel at a gross density of over three dwelling units per acre. * We do not believe that it is a sound planning practice to require everyone who desires - and can afford - a large lot to live in out -lying areas and therefore drive greater distances to work, shopping, recreation, and other typical urban destinations. Miramont is planned to accommodate these larger lots at a close -in location, in the context of a mixed use development, and still achieve an overall density of over 3 d.u./ac. * Part of the intent of the 3 d.u./ac. standard is to promote the efficient use of City infrastructure. Castle Ridge will be served by district water and sewer, and by private drives rather than public streets. This reduces costs to the public in both street maintenance and street lighting. The demands of Castle Ridge on City services is likely to be substantially less than that of most 3 d.u./ac. subdivisions. Thank you for your consideration of this request. We will be looking forward to your favorable review. Sincerely, Eldon Ward, President Cityscape Urban Design, Inc. cc: Gary Nordick and Bill Neal, Nordick/Neal Partnership Peter Kast, G.T. Land Colorado Inc. Dennis Donovan, Land Development Services Stan Myers, RBD