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HomeMy WebLinkAboutFOSSIL CREEK ESTATES PUD PRELIMINARY - 50 92D - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESDecember 9, 1993 Planning and Zoning Board Members Planning Department City of Fort Collins RE: Fossil Creek Estates P.U.D. Preliminary Submittal Planning Objectives Dear Board Members: The 45-acre project site is located on the west side of Shields Street, approximately one mile south of Harmony Road. The eastern -most 15 acres of the site were annexed in October, 1992, with RLP zoning and a condition allowing development at 1.5 units per acre. The remaining 30 acres were annexed in November, 1993. The requested zoning is RLP with a PUD condition. The entire site is within the Urban Growth Area. Accessed from Shields Street on the east, the property tends to be linear, defined on the south by the Trilby Lateral Ditch, and on the north by the Kathy Fromme Natural Area. The site is rolling pasture which drains to the north into Fossil Creek. The final design will be phased, with the first phase being approxi- mately 17 acres. Both the Preliminary Submittal and the individual phases will maintain a minimum of 3 units per acre. Access and Circulation Shields Street will be developed to full arterial standards, with a 20- foot landscape buffer provided, similar to that on the east side of Shields. 1 Self Vbraphcs 117 E Mu�nAve- Fort ndo 8 03)�-192t Circulation within the site consists of several loops and cul-de-sacs connected by a common local street, an extension of Fossil Creek Drive on the east side of Shields Street. The site design anticipates adjacent development, which will provide a second access to the site. Because adjacent development is in progress, the site access may require flexibility. The initial phase of development will include only those lots which can be provided adequate fire protection. To provide a level of safety equal to that provided by a second access point, Phase I lots will be served by an street having a median. In addition, a temporary emergency access will be provided off of Shields Street, to be abandoned when suitable secondary access can be provided, and the remaining lots developed. The design of the streets has been driven by the topography of the site, and the desire to minimize cut and fill, while maintaining maximum grades of 8 %. Wetland Areas The applicant is aware that there are wetlands on the property, and will develop the site to preserve this valuable resource. A wetlands consultant has mapped the site to determine the nature and extent of wetland areas. The development approach regarding the wetland is four -fold: 1.) The major wetland area has been put into a dedicated tract for resource protection. The City has the option of taking this tract. 2.) The civil engineer for the project has inspected the site with particular regard to erosion potential and determined that runoff from the site will not alter the existing contours or vegetation. 3.) Although it is not anticipated that the amount of water flowing into the wetland will be altered, a subsurface dispersion trench will be installed around the border of the wetland. This will insure that runoff from the site entering the wetland will disperse evenly around the perimeter, and seep in just subsurface, as it has always done. In addition, there will be a valve -controlled water recharge line from the Scenic Knolls Ditch to the dispersion trench to insure the wetland continues to receive adequate water, should the natural seepage decrease. 4.) Interpretive signage will be installed on the rear lot rail fences adjacent to the wetland and the natural area to educate homeowners to the sensitivity of the area. The developer will also mandate organic yard care chemicals in the covenants of the Homeowners' Association. The developer will establish a mitigation site, subject to the approval of the Natural Resources Department, for any wetland areas disturbed. 2 Open Space and Recreation The site offers many opportunities for recreational use: the major wetland area is adjacent to the Kathy Fromme Natural Area, and has the potential to be dedicated to the City. A series of open space tracts will provide potential access from all areas of the site should a city trail be established in the Natural Area. These landscaped open space tracts will abut 95 % of the lots. The natural character of the site will be preserved by restricting lot line fencing to the open rail type. In addition, there will be a 15-foot access and maintenance tract along the Trilby Lateral and Scenic Knolls Ditch. Land Use Policies The specific land use policies achieved by each of the land uses within the Preliminary PUD are cited below, with policy numbers as shown in the City's Land Use Policies Plan, August 14, 1979. 12. Density of at least 3 dwelling units per acre. 14. Developed to urban standards 43. Habitat conservation through site planning. 47. Provides energy alternatives in the form of potential bike paths 79. Easy access to shopping, employment centers, schools and parks. (Located approximately 3 miles from Harmony Market Shopping Center, 4 miles from Oak Ridge Business Park, 1 mile from Front Range Community College and McGraw Elementary School, and adjacent to the Kathy Fromme Natural Area. 83. Preserves open space. 88. Maintains access to designated open space. 91. Protects scenic value of streams. 95. Connection to Fossil Creek Trail. 3 Alternative Plan In the course of neighborhood meetings many residents voiced concern about density on the site. Although it is the developer's understanding that the City acquired the Kathy Fromme Natural Area as an adequate buffer to sensitive areas, he has put effort into preparing an alternative site plan providing fewer lots, specifically along the natural area. If the Board feels it is appropriate for this parcel to develop at a density lower that the required 3 units per acre, he is willing to submit this plan. All engineering remains essentially the same, but the average lot size has increased. The most notable result is that the half -mile boundary adjacent to the natural area fronts only 10 lots on the natural area, instead of the original 16. There is some precedent for this density. In December 1992, 14 acres of the site were annexed with a condition allowing 1.5 units per acre. Developing the balance, 28 acres, at 3 units per acre would provide 106 lots. Alternative A provides 109 lots. If the Board feels it is appropriate to proceed with the alternative plan, we will submit a variance request for an overall density of 2.5 units per acre. Waiver Requests Variance for Median The applicant requests a street design variance to allow a median in Fossil Creek Drive. The Poudre Fire Authority will accept this as adequate access protection for the first phase of development. A total right-of-way width of 90-feet will be dedicated for this portion of Fossil Creek Drive, to allow sufficient turning radii around the median is- lands. Thank you for your consideration, and we look forward to working with you throughout the development review process. Sincerely, JIM SELL DESIGN Kay Force 4