HomeMy WebLinkAboutFOSSIL CREEK ESTATES PUD PRELIMINARY - 50 92D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 20
MEETING DATE 12116193
STAFF Kirsten WhPtson
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Fossil Creek Estates PUD, Preliminary- #50-92D
APPLICANT: Jim Sell
Jim Sell Design
117 E. Mountain Ave
Fort Collins, CO 80524
OWNER: Fossil Creek Partners
c/o Carter Ewing
363 W. Drake Road Suite 6
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request for a Preliminary PUD for 130 single family lots
on 42.63 acres. The project is located west of Shields Street
approximately one mile south of Harmony Road at Fossil Creek Drive.
A portion of the property is already zoned r-1-p and the remainder
of the property is in the process of being zoned r-1-p, Low Density
Planned Residential, District.
RECOMMENDATION: Approval with conditions
EXECUTIVE SUMMARY:
Fossil Creek Estates Preliminary PUD is a low density single family
development for 42.63 acres under single ownership at the southwest
corner of Shields and Fossil Creek Drive (extended). There is no
Overall Development Plan (ODP) for this property as the entire site
is being developed with this preliminary PUD. The PUD meets
applicable criteria of the All Development Chart of the Land
Development Guidance System (LDGS) and the density of 3.05 DU/acre
is supported by a score of 30% on the Residential Density Chart.
The PUD is in compliance with the Solar Orientation Ordinance with
84 of the 130 lots (65%) meeting the definition of a solar oriented
lot. The proposed land use is compatible with the surrounding area
and is in conformance with policies of the Land Use Policies Plan.
The pedestrian connections, both within the site and to surrounding
areas, and the vehicular circulation system are feasible from a
transportation standpoint. Staff is recommending conditions of
preliminary approval regarding zoning; natural areas/wetlands
protection, buffering, and mitigation; off -site drainage easements;
off -site right-of-way dedication; and street standards.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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ITEM: FOSSIL CREEK ESTATES PUD II
Preliminary "�"'
NUMBER: 55-qZD
No Text
SCHOOL PROJECTIONS
PROPOSAL: FOSSIL CREEK ESTATES PUD - Preliminary
DESCRIPTION: 131 single family homes on 42.6 acres
DENSITY: 3.08 du/acre
General Population
131 (units) x 3.5 (persons/unit) = 458.5
School Age Population
Elementary - 131 (units) x .450
Junior High - 131 (units) x .210
Senior High - 131 (units) x .185
Affected Schools
(pupils/unit) =
58.95
(pupils/unit) =
27.51
(pupils/unit) =
24.24
Design
Capacity
Enrollment
Johnson Elementary 568 566
Webber Junior High 900 834
Rocky Mountain Senior High 1312 1191
Development:
Project mgmt:
Contact:
Goal:
Location:
Status:
Area:
Lots:
Density:
Fact Sheet
Fossil Creek Estates
Fossil Creek Partners, a Fort Collins real estate development
partnership
arter Ewing, general partner Ph. (3033)) 744=7837
A well planned community, taking advantage of the natural
beauty of the site while meeting City development guidelines
and responding to the changing residential market.
West side of Shields, 1 mile south of Harmony Road
north- City open space
northeast -Clarendon Hills -- - -. ----------.
east- Applewood Estates -
west- annexation and development in progress -
Within urban growth area- annexation in progress
Zoned rlp
42.66 acres
131 lots 7,500 SF to 12,000 SF
3 units per acre
Schedule: Initial development of 15 acres beginning in May of '94, with the
balance developed as the market requires.
i
Product: High quality homes of approximately 1,800 SF to 3,600 SF.
Covenants, Conditions and Restrictions will be recorded which will
govern materials, colors, fencing, landscaping and exterior im-
provements, to maintain the standard evident in the surrounding
community. Lot Line fencing will be restricted, with privacy/ patio
fencing permitted only adjacent to homes.
Ammenities: The project will be bordered on the north by City of Fort Collins
Open Space. Open space development within the site will support
linking pedestrian trails, while its landscaping will provide buffering
between lots.
Utilities: Waterline in Shields to be up -graded by a connection to that in
Taft Hill Road.
f yam+1 C✓ �e , f0v
ALL DEVELOPMENT: NUMBERED CRITERIA CHARTS Zk.
ALL CRITERIA
APPLICABLE CRITERIA ONLY
Will the cnterion
Is the criterion applicable? be satisfied? �
CRITERION Q,e�F� ao�°�° yes No If no, please explain
NEIGHBORHOOD COMPATABILITY
1. Social Compatibility
✓
✓
2. Neighborhood Character
✓
✓
3. Land Use Conflicts
✓
✓
4. Adverse Traffic Impact
✓
✓
PLANS AND POLICIES
5. Comprehensive Plan r/ 1240✓
PUBLIC FACILITIES & SAFETY
6. Street Capacity
r
✓
7. Utility Capacity
✓
,/
8. Design Standards
✓
,/
9. Emergency Access
,/
jA,Nu. YAL446ovi. 5
10, Security Lighting
✓
"'
11, Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
13. Significant Vegetation
/
✓
14. Wildlife Habitat
✓
,�
15. Historical Landmark
N�
16. Mineral Deposit
_.
17. Eco-Sensitive Areas
✓
18. Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
✓
✓
20. Water Quality
✓
✓
21. Noise
✓
✓
22. Glare & Heat
23. Vibrations
24. Exterior Lighting
25. Sewage & Wastes
17
SITE DESIGN
26. Community Organization
✓
27. Site Organization
✓
28. Natural Features
✓
✓
29. nergy Conservation
,r
30. Privacy
✓
✓
31. Open Space Arrangement
✓
✓
32. Building Height
/
r
✓
33. Vehicular Movement
UCWfavw m4A4&�"4
34. Vehicular Design
✓
✓
35. Parking
✓
36. Active Recreational Areas
N
37. Private Outdoor Areas
✓
38. Pedestrian Convenience
✓
39. Pedestrian Conflicts
✓
✓
40. Landscaping/Open Areas
✓
✓
41. Landscaping/Buildings
v
42. Landscaping/Screening
✓
43. Public Access
✓`
44. Signs
✓
2
-12-
ACTIVITY: Residential Uses
[:d
ION
ntial uses. Uses would include single family attached dwellings,
, duplexes, mobile homes, and multiple family dwellings; group
rding and rooning houses; fraternity and sorority houses; nursing
blic and private schools; public and non-profit quasi -public rec-
uses as a principal use;.. usesprpyiding meeting places and plteesc assembly with incidental office space; and child care centers.
CRITERIA <IAEach of the following applicable criteria must be
answered "yes" and implemented within the develop-
ment plan.
Yes No
1. On a gross acreage basis, is the
average residential density in the
project at least three (3) dwelling
units per acre (calculated for _
residential portion of the site only)? ® ❑
2. DOES THE PROJECT EARN THE MINIMUM
PERCENTAGE POINTS AS CALCULATED ON
THE FOLLOWING "DENSITY CHART" FOR
_ THE PROPOSED DENSITY OF THE RESI-
DENTIAL PROJECT? THE REQUIRED EARNED
CREDIT FOR A RESIDENTIAL PROJECT M ❑
SHALL BE BASED ON THE FOLLOWING:
30-40 PERCENTAGE POINTS = 3-4 DWELLING UNITS/ACRE;
40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE;
50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE;
60-70 PERCENTAGE POINTS = 6-7 DWELLING UNITS/ACRE;
70-80 PERCENTAGE POINTS = 7-8 DWELLING UNITS/ACRE;
80-90 PERCENTAGE POINTS = 8-9 DWELLING UNITS/ACRE;
90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE;
100 OR MORE PERCENTAGE POINTS = 10 OR MORE DUELLING UNITS/ACRE.
KEvI56D t o/!o
" TENSITY
CHART
Maximum
Earned
Criterion
Credit
If All Dwelling Units Are Within:
Credit
a
20%
20001eet of an existing or approved neighborhood shopping center.
V
b
10%
650 feet of an existing transit stop.
C
10%
4000 feet of an existing or approved regional shopping center.
0
d
20%
3500feetofanexistingorreservedneignbarnoodparkcommunityporkorCommunityfacility.
Z 0
W/
vCM1,
a
10%
1000 feet at a schod. meeting all the requirements of the COmpulsory, edueoti0n tows of the State of Colorado.
U
f
20%
3000feel of a moles employment center.
W
g
5%
1000 feet of a Child care center. _
O
h
20%
North'Fod Collins
O
20%
The Central Business District.
A protect whose bou n0ory is contigttbid to existing urban Cevebpment. Credit may be earned as tolbvn:
0%— Forprolectswhose property boundary has to 10% contiguity
30%
101015%— For projects whose crop" boundary has 10 to 20% contiguity.
15 20%— For 20
to projects whose property baunciary, has to 30%Contiguity
20 to 25%—Far protects whose property boundary, has 3010 40%contiguity.
25 to 30%— For projects winos property boundary has 401050%Contiguity:
-
k
If it can ce oemonstrarea that the prolect will reduce non-renewable energy useage either through the application of alternative energy
systems a through committed energy SON rwnOn measures beyOnd that ndmally lequrrea by City Cade.a5% bonus may die earned
for every 5%reauction in energy use.
I
Calculate a 1% bonus for every 50 acreslnclueeam the project.
fit
Calculate the percentage or the total acres in me protect that 019 devoted to recteanonal use. enter V2 of that percentage as a bonus
�YY
n
It the opplicant commits to preserving oermonentansileocen space that meets the Citys minimum requiremenm Calculate the percentage
thisopen
of space acreage tome total development acreage. enter this percentage as a ponus
.�
O
If pan of the total development budget is to be spent on neighborhood public none facilibeswniCh are not otherwise requited ayCity, Code.
enter 2%bonus for every$100 per dwelling untoversleo.
p
It part Of the total development budgel is to Oe spent on negnpofhp0d facilities and services which are not Otherwise required by City Cade,
1%bonus for invested.
enter o every$100 per cwe,ing unit
If a commitment is being made to aevelop a specified percentage of the total number of dwelling units for law Income families enter that
4
percentage as a bonus up to a maximum of 30%.
It a commitment is being made to aevelop a specified percentage Of mpe'A' e total number of dwelling Units far Tyand Type'B'hQhOiCopped
Z
housing as defined by me City of fort COMM calculate the cons as follows:
O
r
Type'A"— .Slimes Tyne A'unim
Ool —units
M
L.LJTotal
Type'r-1.0fimes Type'Wunes
In no case shall the combined bonus be greater man 30%.
If the site or adloceni property Contains an historic building or oloce. a bonus may be earned for me following:
3% — Forprevennngorminganrlgoumceinlluemesieger fwmentmiGmuse.oesmenG orxxitican =altworsloW mtorh
S
preservation.
3% — Far assuring that new structures will be in keeping whin me character f me oulloing Of psoce.while avoiding total units
3% — For proposing aaabtiveuseol mebuildingor place mg1vn01eaato its cannnuance. preservotionancimprovementindn
appropriate manner.
If a portion Or all Of the regUeeo parking in me multiple lamir project is ptovtaea underground. within me buibinQ or in onelevatea parking
strU fore man accessary use IO the primary structure, a panl3 may ce earned as tollovm
t
9% — ForprW ing7S%ofmoreotmep rwnginosmu ue.
6% — For providing 50.74% of the parking in a structure:
3% — For providng 25-49%ol me pahinglnostiuCtUle.
U
If a Commitment is being mace to provide oaprovea aularM(ic fire extinguishing Mtems tar the dwelling units enter a bonus Of lO%.
TOTAL 30-
J
-30-
October 27, 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. Annexation of
the remaining 30 acres of the property is in process. 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 Open Space. The site is rolling pasture
which drains to the north into Fossil Creek.
It is anticipated that the final design will be phased, with the first phase
being approximately 17 acres. Both the Preliminary Submittal and the
individual phases will maintain a minimum of 3 units per acre.
80524
�a-192
Alternative Plan
With the Planning Department's permission, we have included an
alternative plan for the site. This is in response to neighborhood
concerns regarding density and impact on the adjacent 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, we have presented a possible
modification. 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
eO.4-1 roy�
Kay Force
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 bike/pedestrian access from all areas of the site to the City
Trail along the Burns Ditch to the North. This will provide a poten-
tially safe route for students attending McGraw Elementary School.
These landscaped open space tracts will also insure that 95 % of the
lots will have access to open space. 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. (L oeated approximatety 3 miles from Harmony Market Shopping
Center, 4 miles ftom Oak Ridge Business Park, 1 mile from Front Range
Community G)llege 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.
Fossil Creek Estates PUD- Preliminary, #50-92D
December 16, 1993 P & Z Meeting
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: T, Fort Collins Open Space (Cathy Fromme
Prairie);
S: FA-1, existing residence on a large rural parcel in
the County;
E: RLP, existing single family residences (Clarendon
Hills) and
FA-1, existing large lot rural residences (Scenic
Knolls, Applewood Estates);
W: FA-1, vacant, undeveloped parcel in the County.
The eastern portion of the site was annexed to the City on January
5, 1993 as the Wuerker Annexation. on November 2, 1993 the western
portion was annexed to the City as the Fossil Creek Estates
Annexation and placed in the T, Transition, District. The
applicant has petitioned for the western portion to be placed in
the RLP District, with a PUD condition. City Council is scheduled
to hear this zoning request on second reading at the December 21,
1993 Council meeting. Staff is recommending a condition of
preliminary approval that the property be zoned RLP, with a PUD
condition, or to another appropriate zone for residential
development, prior to final approval.
In November of 1992 a plan, known as Aspen Ridge PUD- preliminary,
was submitted to the Planning Department for review. The plan
consisted of 25 single family lots and a 2,000 square foot
veterinary clinic on approximately 14 acres. A variance to the 3
dwelling units per acre requirement was submitted with the Aspen
Ridge PUD request. The applicant withdrew the PUD request prior to
the Planning and Zoning Board hearing.
The property is currently vacant.
2. Land Use
The preliminary PUD consists of 130 single family lots on 42.63
acres, for a gross density of 3.05 dwelling units per acre. The
proposed density is supported by a score of 30% on the Residential
Density Chart of the LDGS. Points were awarded for proximity to a
park or community facility (Cathy Fromme Prairie), providing
measures to reduce non-renewable energy use beyond that normally
required by City Code, and provision of active recreational open
space on site. The absolute criteria of the Residential Density
Point chart, that the gross density be at least 3 DU/ac, has been
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.
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
1 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 may be wetlands on the property, and
an open -space tract has been designated to preserve this feature. A
low-lying area occupies the north -central area of the site. There are
what appear to be man-made wetlands, as well, mainly associated with
the irrigation lateral.
On -site mapping by an approved natural -resources firm will be conduct-
ed prior to final submittal to locate the nature and extent of wetland
areas.
f -11KAY 0
The following are QUESTIONS, CONCERNS, and RESPONSES expressed at
a Neighborhood Meeting for Fossil Creek Estates Annexation and
Planned Unit Development (PUD). The applicant proposes 131 single
family lots on 42.66 acres, located west of Shields Street and
approximately 1 mile south of Harmony Road. The property is
currently in the .County. The recommended zoning is rlp, Low
Density Planned Residential with a Planned Unit Development
condition. The proposal would therefore be reviewed as a Planned
Unit Development, and must meet the criteria of the Land
Development Guidance System.
MEETING PLACE:
MEETING DATE:
MEETING TIME:
CITY PLANNER:
McGraw Elementary School
September 1, 1993
7:00 p.m.
Kirsten Whetstone
Note: All responses are by the applicant or consultant unless
specified.
COMMENTS, QUESTIONS, CONCERNS
1. Our .major concern is with the proposed density. Three
dwelling units per acre is not compatible with the surrounding
area, which includes the large lots at the Ridge, Scenic
Knolls, Applewood Estates, and Clarendon Hills. There is also
a large rural property to the south of this property.
2. I want to comment on the density as well. The 3 DU/acre
should not be a given. We would like to be able to influence
the decision.
3. Are you doing a study to determine the impacts of high density
housing on the open space? I am concerned about impacts on
wildlife in the area. I have heard that there will be a
raptor viewing area to the west of this property. What
impacts will housing have and will you be providing any buffer
areas between the houses and the open space?
We will consult with the Natural Resources Department to see what
they will require in terms of a study and what information they may
already have on impacts to wildlife as a result of housing
developments. The City does not consider 3 DU/acre as high
density, but rather as a minimum for low density residential
development. The City is acquiring some additional land south of
the open space area, which may be for a buffer area. Some of the
open space area will act as a buffer. This is a very large open
space area.
4. Are there any wetlands on the site? What are you proposing to
do with them?
Yes, there are wetlands. We will have them surveyed and will
attempt to include these areas in open space tracts rather than on
lots. We will work with the Natural Resources Department to design
our project around the wetlands and provide mitigation if
necessary.
5. Will Shields Street be widened with this project? Will
improvements include sidewalks?
Yes, we will be obligated for improvements to Shields Street. The
Engineering Department will determine whether the improvements are
built with this project, or built with a certain number of lots, or
whether we would pay for the improvements and the City would build
it at a later date as part of a capital improvement project.
Improvements would include a 5' detached walk.
6. Will the District water line be connected from Taft Hill to
Shields Street? What will that do to our water service and
pressure?
Yes, that would be done with this development. Your water service
would not change, you would still be served by the District, but
the pressure should improve over what it is now.
7. The proposed entrance to this project will be a safety issue.
The hill, entrance, and intersection of Fossil Creek Drive and
Shields Street is a dangerous situation now, it will only be
worse with more traffic.
Improvements to Shields Street as a result of this development
would have to meet the City's design standards for an arterial
street. The City will look at site distances, turn lanes, decel
lanes, etc. We are having a traffic study done to look at these
issues. The improvements should make the situation better.
8. Soils in the area are difficult. There is high ground water
as well.
9. There is evidence of ground settlement in the area and
swelling soils are a problem. Will you do a soils and
groundwater study to look at this problem?. Will you require
engineered foundations and de -watering systems?
We are aware of the high water table and expansive soils. We will
be submitting a soils report with our application. We will also
require engineered foundations, sub -drains for de -watering, and
other engineering solutions. We will have to meet City standards
for construction.
10. I want to comment again on the wetlands and wildlife areas and
want to make sure that the impacts on these areas are studied.
We will meet with the Natural Resources Department to see how to
address these concerns.
11. Will these be comparable houses to our own? What price. range
are you proposing? Will these be custom homes or tract houses
like those in the upper part of Clarendon Hills? What sort of
widths are you proposing? The houses in Scenic Knolls and
Applewood Estates have been selling in the $500,000 range. We
are concerned about our property values with housing that
would not be comparable.
We have two product lines for the two general lot sizes. The
smaller lots, more to the interior of the development, would be for
the 65'-75' widths at $130,000 to $175,000. The larger lots, along
Shields Street and the open space area, would be for the 80' to 90'
widths at the mid $200,000. (Showed some slides of the two product
lines). We are proposing a 50-50 mix of product lines.
12. Is Fossil Creek Drive planned to extend east to College Avenue
someday? Would it be an arterial street like Shields or
Harmony Road and would the proposed street in this development
be conducive to an arterial street? It looks like it is not
straight enough or wide enough.
The•Street Master Plan does not show Fossil Creek extending east
or west from Shields Street as an arterial street. As far as I
know there are no plans to connect Shields and College by way of
Fossil Creek Drive. Fossil Creek Drive in our development would be
designed as a local street, although the divided median near
Shields would make it wider. We are required to provide the median
to satisfy the Fire Department's access concerns. We will address
the issue of connecting Shields Street and Taft Hill Road in our
traffic study. The City is looking for a location for a collector
type street in this area, but it would. probably occur further to
the south.
13. What percentage of your site would be open space?
We haven't calculated the exact figure, but the amount that would
be in open space tracts would be about 10%.
14. Are you providing an access easement along the irrigation
ditch, the Trilby lateral? How wide would this be? Would
fences be allowed along the ditch? Access to both sides of
the ditch would be helpful from a maintenance perspective,
especially when the ditch is burned out of tumbleweeds, etc.
Yes, we are showing a 15' access easement for maintenance of the
ditch and for pedestrian access along the ditch, if that is wide
enough. We are also showing pedestrian connections to the City
open space areas through our development. We would anticipate that
easement would be an all weather sort of surface, not paved, but
surfaced for mountain bikes and horses. The south side of the
ditch is not on our property so I assume that access is already in
place. Fencing would be open type, three rail fencing throughout
the development. The only solid, privacy. fencing allowed, would be
around patio areas close to the house.
15. Construction debris is a real problem and can interfere with
the operation of the ditch. This debris can really be a
maintenance problem. What do you propose to do about this?
We will look into the possibility of incorporating. something in the
contracts with builders, contractors, etc. to address this. We
would want to be able to enforce some kind of regulations on
construction debris.
16. Will these be custom homes? It doesn't seem like they could
be custom at those prices. I am concerned about the houses
all looking the same, like the upper part of Clarendon Hills.
All of the houses should be different.
We will have a selection of models, from several different
builders.
17. I am very concerned about the height and architectural
character of the houses. I don't want to see the situation at
Clarendon Hills with the tall 3 story house, the one with the
walk out basement and two full floors above it, right on the
hill on Shields Street. If these houses are tall they will
block the views of the foothills.
We will have an architectural review board or committee which will
review all of the plans. We will look at the possibility of
writing some architectural controls to prevent the Clarendon
situation from happening on this side of Shields Street. We would
like to see some height, architectural, landscaping, screening,
etc. controls so that the houses will match the topography of the
area.
18. I don't want the houses to all look a like. Watch the roof
lines, 3 story elevations, heights on the hill, materials,
etc.
We would be glad to meet again with anyone who is interested, to
talk further about architectural ideas, including landscape
mitigation measures that can be required, such as planting
evergreen trees to screen walls, etc.
19. The annual ditch burning maintenance program will be a concern
to future home owners. There can be a lot of smoke and there
will be increased conflicts. This is not the only ditch in
the area that is burned.
20. Have you looked into liability issues with the ditch? Who's
liability is it? What about kids building dams and disturbing
the ditch. What about the safety issue of a ditch running
behind these homes?
We will look into these concerns.
21. Mulches used adjacent to the ditch should be rock or other
non -burnable type materials.
22. Are the restrictions on ditch maintenance, such as burning,
the same in the City and the County?
We will look into this. The ditch is for the most part on the
property to the south and would therefore remain in the County.
Although, the ditch does encroach in a few places on the property
which would be annexed.
23. Could the ditch be put in a pipe? What would be the
advantages and disadvantages of this?
We will look into this.
24. The design of ditches through the Ridge PUD are a good
example. You should look at how the Ridge has treated the
ditches. They have been very cooperative and maintenance has
not been a problem there. You should talk to more people.
about this issue and get more information.
We will take a look at the ditches in the Ridge. Maybe you could
suggest some names of people we could talk to who have experience
with ditches, maintenance, burning, and housing developments. We
would definitely like to have more information.
25. You will need to spell out to future owners, that the ditch
has precedence in this area. The developer and owners need to
fit in to the existing situation, in terms of lots,
landscaping, and on -going operation and maintenance of the
ditch. This development can not interfere with operation of
the ditch.
26. The low area on Shields Street, at the intersection of Shields
and Fossil Creek, is dangerous. In the winter there are a
number of wrecks at this location. Will this area be
improved?
We will be designing and constructing Shields Street, in that
location, according to City standards for an arterial street. The
existing conditions probably do not meet the standards.
27. The area at the top of the hill, at your south property line
on Shields, is also dangerous. You need to look at widening
this area, south of your property, so there is a smooth
transition from 4 lanes back to 2 lanes.
28. My concerns are with the driveway south of your property on
the west side of Shields. Would the widening impact the
driveway? It could be right in the middle of the taper area.
All existing driveways will be considered in'the design of Shields
Street widening. It is our hope that we could improve the
situation on Shields.
29. We would be very interested in having input into the
architecture, materials, roofing, etc.
We could schedule another meeting to discuss the architectural
requirements, covenants, restrictions, etc. if you would be
interested. We will use the sign-up sheet from tonight's meeting
to contact people who are interested in a second meeting.
30. We can giveyou some other names of people we know who would
be interested in that meeting.
31. Do you know if the Parks Department is planning to build a
parking lot or trail head for the open space area off of
Shields Street?,
We can check into this. At this time I believe the City is talking
about a trail head off of Taft Hill Road.
32. The walking distance to schools has increased for Junior High
School students. The Jr. High in this area is straight north
of this property, about 1 and 1/2 miles. Are you planning to
construct a trail to facilitate pedestrians? I have concerns
about the children walking to school along the arterial
street.
I 'am not sure at this time what the City is planning as far as
trails through the open space area. We will be providing
connections to the open space as well as constructing a 5' detached
sidewalk on Shields Street and sidewalks throughout the
development.
33. Are there any plans for new schools in this area? The
existing schools are over -crowded.
Staff: The School District will be sent a copy of the population
projections for this development. I am not aware of any new
schools planned for this area, but will look into this matter.
34. Where is the park planned for this area?
We will have to contact the Parks Department to find out if there
are any parks planned for this area.
RCERESOURCE CONSULTANTS & ENGINEE
A KLH Engineering Group Company
October 19, 1993
City of Fort Collins
Department of Natural Resources
281 North College Avenue
Fort Collins, Colorado 80524
Attention: Mr. Tom Shoemaker, Director
Re: Groundwater Study at Fossil Creek Estates Residential Development
-- - (RCE Job Number 93-200)
Dear Mr. Shoemaker:
INC.
In response to concerns regarding the potential impact of the Fossil Creek Estates development on
groundwater resources in the vicinity of the site, Resource Consultants & Engineers, Inc. (RCE) has been
retained by the developer, Fossil Creek Partners, to perform a site -specific groundwater investigation on the
property.
Our study will be designed to identify the nature of the hydrologic relationship between the existing wetland
area at the site, the shallow groundwater system, and surface water characteristics in the vicinity. This will
be accomplished using the following methodologies:
a. Review of available site -specific information regarding soils and geology;
b. Installation, monitoring, and testing of small -diameter observation wells at selected locations;
C. Examination of test pits to determine soil profile characteristics;
d. Conduct a minipiezometer study to identify and map groundwater recharge and discharge areas;
e. Review of past land management practices and water use patterns in the vicinity of the site; and
f. Analysis of water chemistry from local surface and groundwater.
The objective of the study will be to identify and assess the nature and degree of potential hydrologic
impacts of the development on adjacent natural areas and Fossil Creek. If such impacts are found to be
likely, we will identify and assess various mitigation options which could be integrated into the proposed
development.
3665 JFK Park.vay, Building 2, Suite 300 • P.O. Box 270460 • Fort Collins, CO 80527
(303) 223-5556 • Denver Metro (303) 572-1806 • FAX (303) 223-5578
Fort Collins, CO • Davis, CA • Laramie, WY
Mr. Tom Shoemaker 2 October 19, 1993
Our study team would like to set up a meeting with you and your staff, along with other involved personnel
from the City, to discuss the scope and timing of this investigation. We will be contacting you in.the near
future to arrange a convenient meeting time.
Sincerely,
RESOURCE CONSULTANTS & ENGINEERS, INC.
n.
Paul E. Clopper, P.E.
Senior Water Resource Engineer
David M. Frick, Ph.D., P.E.
Vice President
PEC:DMF:bbv
cc: Mr. Carter Ewing, Fossil Creek Partners
\CORRES\S HOEMA KER. LTR
RCE
December 3, 1993
Project No: 1318-01-92
Rob Wilkinson
City of Ft. Collins Natural Resources
P.O. Box 580
Ft. Collins, Colorado 80522
Re: Fossil Creek Estates P.U.D.; Ft. Collins, Colorado
Dear Rob,
This letter is written in response to your comments and requests of our November 30 meeting.
You will also find attached, a copy of our October 27 response letter to Kate Malets which
addresses some of the issues which we discussed at our November 30 meeting. Apparently you
did not get a copy of this response letter. This is for your reference only and supplements the
latest drainage report, of which you apparently have a copy. Page 3 of the October 27 response
letter addresses the lateral drainageway channel to Fossil Creek.
The lateral drainageway to Fossil Creek which is located just west of the ridge, and protection of
the wetland areas, seem to be the issues of greatest concern. Each issue, although related to one
another will be discussed separately for clarification.
The lateral drainageway would be most affected by the development of Fossil Creek Estates
because it accepts the greatest amount of concentrated peak storm drainage flows from the
development. All peak flow calculations, flow depths and lateral channel cross sections were
provided with our revised drainage report as we were requested. This letter will expand our
analysis and conclusions concerning the peak flows at other storm intensity levels, depths of
flow in the channel, peak flow velocities at varying storm intensities and erodibility potential of
the channel at varying storm intensities. We will also provide recommendations concerning
possible improvements to the channel which would reduce erosion potential to the channel, if we
feel these are necessary.
We have made a visit to the site to establish the condition of the lateral drainageway channel and
to establish the channel vegetation and other variables which may affect the channels
performance during storms of varying return intervals and intensities. Existing channel
conditions and variables have been documented and utilized to analyze and interpret the open
channel hydraulics of the channel.
The channel vegetation consists of native wetland and dryland species which are well
established. Most of the species noted are identified in the report provided by the Wetlands
Consultant. You should have a copy of this report. The channel is currently in a stable
condition. No signs of erosion or "headcutting" were apparent.
4836 S. College, Suite 12 Fort Collins, CO 80525 (303)226-5334
Fossil Creek Estates PUD- Preliminary, #50-92D
December 16, 1993 P & Z Meeting
Page 3
met.
The proposed project meets applicable criteria of the All
Development Chart of the LDGS. Eighty-four of the 130 lots (65%)
meet the definition of a solar oriented lot; therefore the proposal
is in compliance with the Solar Orientation Ordinance.
The proposed land use is in conformance with the following land use
policies of the City of Fort Collins:
Policy #12 of the City of Fort Collins Land Use Policies Plan
states;
"Urban density residential development, usually at three or
more units to the acre should be encouraged in the Urban
Growth Area (UGA)."
Policy #13 states;
"Rural density residential development usually at one or less
units to the acres shall not be allowed in the UGA.
The property is located on the fringe of urban development and has
rural county land on two sides. The large residential lots to the
north (The Ridge) are separated and buffered from this parcel by
the one-half mile wide City open space area. The large residential
lots to the east are separated from this site by Shields Street, an
arterial street with a 100' ROW. An irrigation lateral and open
space/pedestrian access tract separates this property from the
undeveloped rural property and single family residence to the
south.
3. Neighborhood Compatibility
A neighborhood meeting to discuss the proposed annexation and
preliminary PUD was held on September 1, 1993. A summary of this
meeting is attached. The primary concerns were: the proposed
density, impacts on the open space area and wetlands, street and
utility concerns, access and treatment of the existing irrigation
lateral, and design of the houses.
a. The proposed density of 3.05 DU/acre meets City policies as
well as meeting the absolute criteria of the Residential
Density Chart of the LDGS. A density of three dwelling units
per acre is considered low density for residential development
in the City of Fort Collins and is considered compatible with
other low density developments in the area.
b. The City Natural Resources Department has been involved in
PAGE 2
December 3, 1993
Project No: 1318-01-92
Re: Fossil Creek Estates P.U.D.; Ft. Collins, Colorado
* We have analyzed peak flow hydraulic performance at additional locations along the existing
channel (refer to exhibit A for the calculations). The summary of peak flows, peak velocities
and depths of flow for varying intensity storms, are as follows:
2-year storm 10-year storm 50-year storm 100-year storm 1.33 x Q'.
peak flow 22.70 cfs 41.05 cfs 67.83 cfs 85.24 cfs 113.27 cfs
velocity 2.19 fps 2.58 fps 2.96 fps 3.15 fps 3.39 fps
depth of flow 0.65 ft. 0.87 ft. 1.12 ft. 1.25 ft. 1.43 ft.
Our conclusions are as follows:
* The channel in its current condition, is stable and exhibits no apparent erosion problems.
* The increased flows to the channel, due to. the development of Fossil Creek Estates, are
maintained well within the limits of the channel up to 100-year storm frequency intensities
and beyond. The maximum depth in the channel for a 100-year storm has been determined
to be1.25 feet with a velocity of 3.15 feet per second. For the existing channel vegetation,
this velocity would not create the additional shear stress which would warrant additional
downstream erosion protection measures.
* There are no channel improvements required . to the lateral dr.ainageway channel in our
opinion.
c
There are several items which we discussed at our November 30 meeting concerning protection
and performance of the existing wetland areas. The following represents a summary of the
action items which the owner is prepared to follow based on final recommendations of the
subsurface hydro -geologic investigation report to be prepared by Resource Consultants and
Engineers (RCE) of Fort Collins. The items may be implemented with design and construction
of Fossil Creek Estates which will enhance, protect and hopefully improve wetland area
performance. We stress that these are items which the owner is prepared to do based on final
report recommendations. There will be extensive monitoring performed in the study area over
the course of the next several months. A final report with accurate performance data will, be
available well in advance of final submittal for this phase of the Fossil Creek Estates
development. Those items which we discussed, and are prepared to implement in the final
design of this portion of Fossil Creek Estates (should the RCE report recommend it), are as
follows:
* Provide erosion control protection of the Cathy Fromme Natural Area and the wetlands areas
during infrastructure and housing construction. A complete erosion protection plan will be
provided with final design drawings according to the requirements of the City's Storm Water
Utility and good engineering practice.
* Identify and restrict construction to formal defined limits of allowable disturbance.
* Implement water quality "Best Management Practices" in order to ensure that surface runoff
after development does not significantly affect the nature and quality of the wetland area.
PAGE 3
December 3, 1993
Project No: 1318-01-92
Re: Fossil Creek Estates P.U.D.; Ft. Collins, Colorado
* Mandate organic yard care chemicals in the subdivision covenants, controls and restrictions
(CC and R).
* Provide education to the potential homeowner's concerning the sensitivity of the wetland
areas. Provide informational signage on 3 - rail equestrian style fencing to be installed
around the perimeter of the wetland areas. The signage will address the sensitivity of the
wetlands areas.
* Provide a means for bringing supplemental water from the upper ditch to wetlands area if
studies indicate that a net water deficit exists
* Create storm drainage discharge points within the limits of the surrounding lots in order to
allow peak flow spreading to the wetland drainage areas prior to reaching the wetland areas.
Also provide for the diffuse entry of surface flows and underdrain discharge to the wetland
area along the rear lot lines. This system would need to be approved by the City's Storm
Water Utility.
If you have any additional questions, please call at 226-5334.
Sincer
Brian W. Shear P.
Shear Engineering Corporation
BW S / jmb-
�•
attachments
rill
cc: Kirsten Whetstone; City of Fort Collins Planning
Kerrie Ashbeck; City of Fort Collins Planning
Carter Ewing; Fossil Creek Partners
Jim Sell Design
Paul Clopper-, Resource Consultants and Engineers
October 27, 1993
Project No: 1318-01-92
Kate Malers
City of Ft. Collins Storm Water Utility
P.O. Box 580
Ft. Collins, Colorado 80522
Re: Fossil Creek Estates P.U.D.; Ft. Collins, Colorado
Dear Kate,
This letter is written in response to your review comments of September 8, 1993 and further
review comments noted on the plans included with the Preliminary Drainage and Erosion
Control Report which was initially submitted on September 7, 1993.
Tlie following response is in the order of the September 8, 1993 Project Comment Sheet, a copy
of which is attached for reference.
* The subsurface investigation report for the entire Fossil Creek Estates property was
submitted to Kirsten Whetstone in Planning. I believe you have received a copy already. If
not, let the know.
A conceptual discussion of groundwater conveyance for the project, has been added to the
report as requested.
* An engineered dewatering system will be provided. Homes will be constructed with
basements. The sub -drain will be installed with the sewer lines, then be directed away from
the sewer line trench and continue north to Fossil Creek. The outfall for the eastern portion
of the site will discharge via the storm sewer adjacent to Shields Street. The outfall for the
western portion of the site will discharge with the storm sewer systems. Grade differentials
allow this concept.
* Discussions are currently under way with the ditch lateral owners and users. We do not
know at this time if any of the laterals are going to be lined. We should have this question
answered at the time of final submittal. Generally, we are anticipating that the Scenic Knolls
ditch will be lined.
* Discussions regarding the irrigation laterals have been expanded in the Preliminary Drainage
and Erosion Control Report. Clarification is required concerning the comment to add more
detail to the plans regarding the ditch laterals.
* The Scenic Knolls Ditch currently crosses under Shields Street via a siphon. This crossing
must be improved with Shields Street widening construction. Siphon reconstruction detailing
will be presented with the Shields Street design with the Utility Plans at final. Thais item is
also being discussed with the owners and users of the Scenic Knolls ditch. We have labeled
the siphon on the plans.
We are aware that the construction of Phase II of this development is dependent on the a
connection to Taft Hill Road to the west. If there are no plans for development on the
property to the west of Fossil Creek Estates at the time of Fossil Creek Estates Phase II final
planning, the connection would be the responsibility of the Fossil Creek Estates
development. This would include the the designing and construction of the ditch crossing.
4836 S. College, Suite 12 Fort Collins, CO 80525 (303)226-5334
PAGE 2
October 27, 1993 !
Project No: 1318-01-92
Re: Fossil Creels Estates P.U.D.; Ft. Collins, Colorado
* We understand that ditch company�approval of the final utility plans is required prior to City
of Fort Collins approvals. Thi6 is City of Fort Collins policy for all projects involving
ditches.
* Discussion concerning historic drainage conditions have been expanded in the Preliminary
Drainage and Erosion Control Report. All historic drainage conditions have been analyzed
with the utilization of the City's Quarter section topographical maps. You are correct
regarding the areas of the historic and developed basins. No change is anticipated. Historic
conditions calculations have been revised to include the southwestern offsite contributing
area. The Historic conditions plan has also been revised.
Developed offsite flows have in fact been considered. We are providing you with copies of
the City's topographical maps which define the topography and drainage scenarios which we
are visualizing. Also attached is a copy of USGS map for this area. We are including the
USGS map as an exhibit to the report to supplement the Historic conditions plan.
We understand that the drainage design for the most easterly portion of the site must be
coordinated with the South Shields Street widening plans. We are not sure if you had also
received a copy of the 3-sheet Preliminary Master Utility Plan. Sheet 3 clearly shows the
storm sewer adjacent to Shields, and its relativity to ultimate Shields Street improvements.
We utilized the Shields Street improvement plans which were prepared in conjunction with
the Clarendon Hills project by Intermill Land Surveying and Dennis Donavan.
Additional Right -of -Way for Shields Street will need to be dedicated for full width
improvements with the property to the north. Our preliminary plans have been revised to
reflect the future 50 foot 1/2 Right -of -Way for Shields Street adjacent to the property to the
north. We will not be requesting Right -of -Way dedication at this time. However, we will
request the dedication of a fifty foot (50� utility and drainage easement at this time, to
facilitate storm sewer and sanitary sewer construction adjacent to Shields Street.
The proposed sewer line will ultimately remain within the Right -of -Way once the additional
20' of Right -of -Way is dedicated. The storm sewer will ultimately remain within the
dedicated easement and will not be within the Right -of -Way.
A channel will convey the pipe discharge to Fossil Creek and Erosion control will be
provided. We are anticipating riprap protection from the storm sewer outfall to Fossil Creek,
similar to that provided with the Shields Street box culvert at the Fossil Creek crossing.
You are asking us to provide proposed contours at 2' intervals. I understand that this is a
requirement and that proposed contours or spot elevations is an item on the preliminary
drainage report checklist. We have not completed this exercise yet. Are there certain areas
of specific interest -to you at this time? Can this wait till final?
Slope stability will be addressed in detail with final as requested.
Your comment concerning wetlands, plant species, etc. are currently being studied and
discussions are continuing with Natural Resources regarding their requirements, questions,
concerns. These will be addressed separately via the wetlands consultant retained for the
project.
PAGE 3
October 27, 1993
Project No: 1318-01-92
Re: Fossil Creels Estates P.U.D.; Ft. Collins, Colorado
* The outfall at the end of Prairie Clover Court has been better defined to depict a channel
downstream, paralleling the north property line, north of the existing 20' easement located on
the property to the north. The channel will direct runoff easterly to the secondary outfall
channel to Fossil Creek. The preliminary plans have been revised. Expanded discussion
concerning this item has been provided in the Preliminary Drainage and Erosion Control
Report.
* The Drainage and Erosion Control Plan has been revised to show lot numbers. Crosspans
have also been added to the plans.
* We note your comments concerning itemsrequired at final. These items will be addressed
and provided at final.
There are additional items which we would like to address which were not a part of your
comment response sheet. Some responses may be to verbal discussions which we had at our
meeting on October 13, 1993.
We have analyzed the existing channel downstream (secondary outfall to Fossil Creek)
where concentration point At, is located. A cross-section of the channel has been added to the
plans which includes the potential water surface level for the anticipated peak flow for a non -
redefined channel. We are not anticipating improvements to this channel.
* We are supplying you with a copy of the survey of the property to the north for your
reference and files. Note the REA power line along the south property line. We have noted
the power poles on our plans. You may also notice that where our proposed Fossil Creek
Drive intersects with Shields Street, the north portion of the drive lies on the property to the
north of Fossil Creek Estates P.U.D. We will be requesting a formal dedication of Right -of -
Way for the location of Fossil Creek Drive as shown. Final Right -of -Way descriptions will
be presented at final after verification of the exact locations of the existing power poles and
how they are affected by the vertical design of Fossil Creek Drive.
* We understand that an easement will be required on the property to the north for the
increased flows due to development of Fossil Creek Estates P.U.D. We have represented an
easement on the drawings based on the anticipated water surface elevation for a 100-year
storm as represented by the channel section which we are providing (Section A -A). We
believe our approach is correct. We will provide an easement dedication request and detailed
easement description at final.
If you have questions concerning our response to your initial comments, please call at 226-5334.
We will provide complete revised storm drainage calculations at final, once all issues have been
identified and resolved.
PAGE 4
October 27, 1993
Project No: 1318-01-92
Re: Fossil Creels Estates P.U.D.; Ft. Collins, Colorado
Sincerely,
Brian W. Shear, P.E.
Shear Engineering Corporation
BWS / jmb
attachments
cc: Kirsten Whetstone; City of Fort Collins Planning
Kerrie Ashbeck; City of Fort Collins Planning
Carter Ewing; Fossil Creek Partners
Jim Sell Design
FOSSIL CREEK ESTATES
SITE ACCESS STUDY
FORT COLLINS, COLORADO
OCTOBER 1993
Prepared for:
Fossil Creek Partners
363 West Drake Road, Suite 6
Fort Collins, CO 80526
Prepared by:
MATTHEW J. DELICH, P.E.
3413 Banyan Avenue
Loveland, CO 80538
Phone: 303-669-2061
EXECUTIVE SUMMARY
Fossil Creek Estates is a proposed single family detached
residential development. It is located west of Shields Street and
south of Harmony Road in Fort Collins. The following summarizes
the significant findings as a result of this study:
- Traffic from Fossil Creek Estates can be handled on the
area streets with various improvements. At full development,
approximately 1240 vehicle trip ends will be generated at Fossil
Creek Estates.
- Current traffic operation at the area intersections is
acceptable..
- Fossil Creek Estates will gain primary access to the street
system via Fossil Creek .Drive, which will intersect with Shields
Street at a four leg intersection.
- With development of Phases 1 and 2 of Fossil Creek Estates
in the short range future, the key intersections operate
acceptably. Figure 5 shows the geometry on Shields Street that
will be necessary with the implementation of Fossil Creek Estates
in the next few years. -
- In the mid range future (1997) with full development of
Fossil Creek Estates, the key intersections operate acceptably.
It is recommended that geometric and signal phasing improvements
be implemented by this time at the Shields/Harmony intersection.
- In the long range future, the key intersections will
operate acceptably. During peak hours, eastbound and westbound
left turns at the Shields/Fossil Creek intersection will experience
some modest delays. These delays are acceptable at stop sign
controlled intersections at arterial streets.
- Traffic signals will not be warranted at the Shields/Fossil
Creek intersection. If signals become warranted due to future
development in the area, signals ,should be considered further south
along Shields Street.
I. Introduction
Fossil Creek Estates is proposed a single family detached
residential development, located one mile south of Harmony Road and
west of Shields Street in Fort Collins, Colorado. The site
location is shown in Figure 1.
Land to the west and north of Fossil Creek is in agricultural
use (grazing). To the south and to the east (across Shields
Street) are large lot residential dwelling units. These dwelling
units appear to have provision for animals (horses). It is
expected that the property to the north (extended to Taft Hill
Road) will be open space. This open space will be passive in
nature. The Clarendon Hill development is currently under
construction to the northeast of Fossil Creek Estates. The center
of Fort Collins lies to the north of Fossil Creek Estates.
Shields Street is classified as an arterial on the Fort
Collins Master Street Plan. It is a street of varying width south
of Harmony Road. The segment adjacent to Fossil Creek Estates has
a two lane rural cross section. North of Fossil Creek Drive,
Shields Street has a three lane cross section. It has curb and
gutter on the east side and a shoulder on the west side. It is
proposed to have a four lane urban cross section with turn lanes
at appropriate locations in the future. It is posted at 45 mph in
this area. There is a traffic signal at the Shields/Harmony
intersection approximately one mile to the north.
Fossil Creek Drive is a local street east of Shields Street.
It intersects Shields Street at a T intersection with stop sign
control. It serves a residential subdivision (Applewood Estates)
to the east.
II. Existing Conditions
The most recent daily traffic counts were obtained in 1991.
These counts indicate that the two way volume on Shields Street in
the ,vicinity of Fossil Creek Drive is about 7700 vehicles per day.
Peak hour intersection counts were obtained in September 1993 at
the Shields/Fossil Creek intersection. These peak hour counts are
shown in Figure 2. Raw data is shown in Appendix A. Peak hour
counts at the Shields/Harmony intersection were obtained in 1992
and are also shown in Figure 2. .
With the existing stop sign control at the Shields/Fossil
Creek intersection, the peak hour operation is shown in Table 1.
Descriptions of level of service from the 1985 Highway Capacity
Manual for signalized and unsignalized intersections are provided
in Appendix B. Calculation forms for the operation shown in Table
1 are provided in Appendix C. At the stop sign controlled
1
1992
V-
N O Joe
�M � 93/284
N N 79/327
HARMONY ROAD 51/115
50/33
453 239 � � �
68/44 -� cn tz^
N 1 � N
0
M
W
W
Q
H
N
O
J
W_
2
N
1993
rl
1�t-00
�4
32/12
Ln
i1--3/0
f r FOSSIL CREEK
n N
u") -�
d <}Y
t0
O
AM / PM
DRIVE
N
RECENT PEAK HOUR TRAFFIC
Figure 2
Fossil Creek Estates PUD- Preliminary, #50-92D
December 16, 1993 P & Z Meeting
Page 4
review of this PUD. Mitigation will be required for any
wetlands disturbance. A protection plan and buffering are
required for the existing large wetland area. Lots backing to
this area will provide a buffer area of native grasses to
filter stormwater run-off. Complete details of these
mitigation measures will be available at the time of final
approval. Natural Resources Staff has considered the impact
of development on the Open Space/Natural Area and has
concluded that development of areas adjacent to the Natural
Area may have some impact, when compared to no development,
but they could not conclude that impacts would be greater with
3 DU/acre than with 1 or 2 DU's/acre. (See section 6. Natural
Resources for further information.)
C. There were several concerns related to improvements and safety
of Shields Street. The full arterial street will be improved,
according to City standards, for the frontage of this
property.
d. There were concerns about lack of pedestrian connections
through the Open Space Area to allow school children to get to
Johnson Elementary School without having to use sidewalks on
Shields Street. The future City Bike and Recreation Trail
System is proposed to be constructed through the Open Space
Area, but the alignment is not known at this time. This
developer is providing access Tracts to the Open Space Area to
connect to the City Trail, if it goes in on the southern Open
Space boundary. It is anticipated that the trail alignment
will be further to the north and Natural Resources is not
encouraging random pedestrian circulation through the Open
Space as it is considered a natural area. Detached sidewalks
will be provided on Shields Street and attached walks are
located throughout the development.
e. Street and utility plans must be approved by the City
Engineering Department prior to filing plans.
f. There was a lengthy discussion concerning the existing
irrigation lateral which runs along the southern boundary.
The developer has agreed to dedicate a 15' wide access and
maintenance tract along the lateral. A pedestrian/equestrian
trail is proposed for this tract as well.
g. The architectural character and building materials, colors,
and textures of the proposed homes will be compatible to
existing homes in the area. An Architectural Review Board
will approve all homes to be constructed in the subdivision.
The applicant agreed to meet with interested homeowners in the
area to talk further about architectural ideas they may have.
Table 1
Existing Peak Hour Operation
Level of Service
Intersection AM PM
Shields/Harmony (Signal B B
Shields/Fossil Creek
WB LT C D
WB RT A A
SB LT A A
Table 2
Trip Generation
Daily
A.M.
Peak
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in
out
Phase 1
38 D.U.
360
7
21
25
14
Phase 2
26 D.U.
250
5
14
17
9
Phase 3
66 D.U.
630
13
36
43
24
Total 1240 25 71 85 47
Shields/Fossil Creek intersection, the operation is acceptable.
Acceptable operation is defined as level of service D or better.
The Shields/Harmony intersection operates acceptably with the.
existing signal control and geometry.
III. Proposed Development
Fossil Creek Estates is a residential development consisting
of 130 single family lots on a parcel of land west of Shields
Street. A site plan showing expected phasing of this development
is shown in Figure 3. The street named Fossil Creek Drive will
connect to the proposed Seven Springs Ranch residential development
to the west. Seven Springs Ranch will be submitted to the City of
Fort Collins in December 1993. The streets through both of these
developments will provide the only east/west connection between
Shields Street and Taft Hill Road between Harmony Road and Trilby
` Road (CR 34). Within the Seven Springs Ranch development, this
through connection has an intersection with another street. This
intersection and the somewhat meandering alignment will de-
emphasize Fossil Creek Drive as a major street in the area.
However, it will function as a collector street for Fossil Creek
Estates and Seven Springs Ranch residential areas.
Phase 1 and 2 are expected to be developed by 1995 (the short
range future). Phase 3 of Fossil Creek Estates will not be
developed until the connection to Taft Hill Road is made through
Seven Springs Ranch. Based on the development program for Seven
Springs Ranch, this will likely occur by 1996. Therefore, full
development of Fossil Creek Estates was analyzed for a mid range
(1997) future. While Seven Springs Ranch will have access through
Fossil Creek Estates to Shields Street, no vehicles were assigned
to this movement. Any vehicles that may make this movement are
covered by the rounding that occurs in the assignment procedure.
A. Trip Generation
Trip generation estimates for Fossil Creek Estates were
obtained from Trip Generation, 5th Edition, ITE. Table 2 shows
phased trip generation on a daily and peak hour basis.
B. Background Traffic
Background traffic is defined as the traffic that is and/or
will be on the area streets that is not related to the proposed
development. The intersections considered for the operations.
analysis are Shields/Fossil Creek, which provides access to the
site, and the signalized Shields/Harmony intersection.
2
v
9
CLARENDON
HILLS
FORT COLLINS
OPEN SPACE
APPLEWOOD ESTATES
I
I
T
0 Phase 1
U)
0 38 D.U.
r ,
4 '
of a �0 *
1
Phase
26 D.U00
I
t�
Phase 3
66 D.U.
I '
i
I �
FUTURE SEVEN SPRINGS, RANCH
L
i
SITE PLAN
. z
NO SCALE
Figure 3
Background traffic for impacted streets was projected for each
of the future years analyzed. Background traffic was projected to
increase at 3 percent per year for the short range and mid range
futures. This rate of increase is normal for streets and roads in
the City of Fort Collins. It accounts for general traffic growth
and some level of continued development in the vicinity that would
also contribute to traffic growth. Long range background traffic
projections were made at the rate of 3 percent per year also, which
is in line with projections made in the North Front Range
Transportation Plan.
C. Trip Distribution
Trip distribution was determined based upon an evaluation of
attractions for home -based productions and the most likely routes
available to travel to those attractions. The directional
distribution of the approaching and departing traffic generated at
the proposed uses is a function of:
- Geographic location within the City of Fort Collins;'
- Location of employment and business centers which are likely
to attract trips from this area;
- Access to the site.
The short range and mid range trip distribution assumed 90 percent
to/from the north and 10 percent to/from the south. This reflects
the trip distribution based upon the existing counts at the
Shields/Fossil Creek intersection. In the long range trip
distribution, some adjustment to this distribution was made, since
there will likely be continued development to the south. However,
trip attractions will continue to be predominantly to the north.
The long range trip distribution assumed 80 percent to/from the
north and 20 percent to/from the south.
D. Traffic Assignment and Intersection Operation
Using the vehicular trip generation estimates presented in
Table 2 and the trip distribution assumptions, the site generated
traffic was assigned to the Shields/Fossil Creek intersection and
the Shields/Harmony intersection.
Figure 4 shows the short range (1995) peak hour traffic
assignment. This reflects build -out of Phases 1 and 2 of Fossil
Creek Estates. This assignment also includes a 3 percent per year
increase in background traffic, assuming a 1995 future year. Table
3 shows the peak hour operation. Calculation forms are provided
in Appendix D. Signals are not warranted at the Shields/Fossil
Creek Drive intersection, based upon the forecasts shown in Figure
4. At the Shields/Fossil Creek intersection, operation will be
acceptable for all movements. The signalized Shields/Harmony
intersection will operate acceptably with the existing phasing
control and geometry.
3
O LO
cmn
�Zo �
�--110/315
t) 0
+ 90/360
HARMONY ROAD +
60/135
�
�
495�65
to Lo
75/50 --�
"'�v
�^
co
O
J
W_
N
LO
0
o o 35/15
NOM.
�— 5/5
30/20 -� ) � r
NOM. �� Ln
5/5 Ul "q-U,
Ul
Ul
CREEK DRIVE
i 1k,
N
AM / PM
Rounded to nearest
5 vehicles.
SHORT RANGE PEAK HOUR TRAFFIC Figure +4. "'`
Table 3
Short Range/Phase 1 and 2 (1995) Peak Hour Operation
Level of Service
Intersection AM PM
Shields/Harmony (signal) C B
Shields/Fossil Creek
EB
LT/T
D D
EB
RT
A A
WB
LT/T
D D
WB
RT
A A
SB
LT
A A
NB
LT
A A
Table
4
Mid
Range/Phase 3 (1997)
Peak Hour Operation
Level of Service (*)
Intersection
AM
PM
Shields/Harmony (signal)
Existing
Geometry/Phasing
D
B
Improved
Geometry/L-T Phases
C
C
Shields/Fossil
Creek
EB LT/T
E (C/D)
E (C/D)
EB RT
A
A
WB LT/T
D
D
WB RT
A
A
SB LT
A
A
NB LT
A
A
(*) Level of service considering recent research pertaining to
vehicle delay.
Given the short range peak hour traffic projections at the
Shields/Fossil Creek intersection, the following approach geometry
is recommended: 1) southbound Shields - one through/right-turn
lane with a taper and 20-30 foot right -turn radius', and one left -
turn lane to the east leg of Fossil Creek Drive; 2) northbound
-
Shields one right-turn/through lane and one left -turn
deceleration/storage lane (375 feet including taper); 3) eastbound
Fossil Creek - one left-turn/through lane (minimum of 50 feet) and
one right -turn lane; and 4) westbound Fossil Creek - one left-
turn/through lane and one right -turn lane. Since the west leg of
Fossil Creek Drive will be built with Phase 1 of Fossil Creek
Estates as shown on the site plan, the two eastbound lanes can
extend from the stop bar to the first intersecting street (East
Cornflower Circle) to the west of Shields Street.
As part of the development of this property, the City of Fort
I Collins will require that one half of the arterial cross section
be built along the frontage of this .property. The full arterial
width is 70 feet. Therefore, this developer will be required to
pave Shields Street to a width of 35 feet west of the centerline
and construct the curb and gutter along this property. This will
extend for the 725 feet that this property borders Shields Street.
It is recommended that the new wearing surface be extended to the
I east edge of the pavement in order to have a uniform surface.
Figure 5 shows the recommended geometry from Fossil Creek Drive to
the south property line of Fossil Creek Estates. Figure 5 shows
I how the transition can be accomplished from the existing widening
on the east side of Shields Street to the Fossil Creek Estates
widening on the west side of Shields Street. This is done without
the need to acquire other private property in the area.
Figure 6 shows the mid range peak hour traffic assignment,
which includes the background traffic on the area streets. This
includes Phases 1, 2, and 3 of Fossil Creek Estates. Using these
traffic forecasts, a full -width turn lane will be required on the
west side of Shields Street with one through lane in each direction
on Shields Street. Signals are not required at the Shields/Fossil
Creek Drive intersection. Table 4 shows the peak hour operation
at the key intersections. Calculation forms are provided in
Appendix E. Operation is acceptable except for eastbound left -
'The southbound through and right -turn volumes do not warrant
a full width deceleration lane based upon criteria in "Intersection
Channelization Design Guide," NCHRPR 279, TRB,1985, Pg 63-65. A
20-30 foot radius will allow right -turning vehicles to slow to 10-
12 mph to make the turn to enter Fossil Creek Drive. This taper
treatment will reduce the exposure time that the turning vehicle
is impacting the through traffic on Shields Street. However, if
Shields Street is improved to the full arterial cross section (5
lanes) adjacent to the city open space, then the western most lane
should be striped as an exclusive right -turn lane.
I
I
I
I
I
-
> I -
I
Y I
W
W I
Q I
V I
I
J_ I
N I
� I
L
\---------------=--------------------- --------------
allIELDS
FOSSIL CREEK ESTATES
CONCEPTI
SHIELDS
�Lr
M
�to�
ou/4u —
5/280 —
85/55 —
oo/4J —
N OM. —
10/5 —
—115/33,!
— 95/38C
— 65/150
— 35/15
— N OM.
— 5/5
1
o Ln
n \`n
L
Ln
CREEK DRIVE
AM / PM
Rounded to nearest
5 vehicles.
MID RANGE PEAK HOUR TRAFFIC
Figure 6
M
turn/through exits from Fossil Creek Drive. This is based upon the
1985 Highway Capacity Manual (1985 HCM) capacity technique for stop
sign controlled intersections. Recent research (Appendix F)
indicates that the 1985 HCM technique overstates the level of
service. The expected delay to these left •turns/throughs will
range from 15-25 seconds per approach vehicle. This indicates that
these left—turn/through exits will operate in the level of service
C/D categories. This operation is acceptable. With the existing
geometry and phasing, the overall operation at the Shields/Harmony
intersection is at levels of service D and B in the respective peak
hours. However, analysis of the morning peak hour calculation form
indicates that the southbound left turns operate at level of
service F and the westbound left turns operate at level of service
E. Provision of an eastbound right —turn lane and left —turn phases
-level of service C operation during
for all approaches results in
-�-.-both peak hours and acceptable operation for all approach
" movements.
Figure 7 shows the long range peak hour traffic assignment,
which includes the background traffic on the area streets." -By the "
year 2010, it is assumed that. Shields Street will be built to a
four lane arterial standard. Table 5 shows the peak hour operation
at the key intersections. Calculation forms are provided in
Appendix G. Operation is acceptable at the Shields/Fossil Creek
Drive and Shields/Harmony intersections.
>; Fossil Creek Drive is one mile south of the Harmony/Shields
u signalized intersection. From the volume projections indicated in
this traffic study, a signal would not be warranted at the
Shields/Fossil Creek intersection. While the one mile spacing may
` be an appropriate location, Fossil Creek Drive is near the bottom
of a north facing grade. From a vehicle braking perspective, this
location is not ideal. If signals are needed in this vicinity, it
is more appropriate that they be located 1000+ feet to the south
of Fossil Creek Drive. The location would be a function of future
development and the street system in the area.
IV. Conclusions
The following summarizes the significant findings as a result
of this study: °
Traffic from Fossil Creek Estates can be handled on the
area streets with various improvements. At full development,
approximately 1240 vehicle trip ends will be generated at Fossil
Creek Estates.
— Current traffic operation at the area intersections is
acceptable.
5
Fossil Creek Estates PUD- Preliminary, #50-92D
December 16, 1993 P & Z Meeting
Page 5
The land use is low density residential and is separated from
existing development by a large open space area and an arterial
street. Staff finds that due to the design and low density of the
proposal, this PUD is compatible with the surrounding area.
4. Design
The site plan consists of 130 lots, ranging in size from 7,500 sf
to 12,000 sf. The site is bordered on the north by the Cathy
Fromme Prairie, on the south by the Trilby Lateral and Scenic
Knolls Irrigation Ditch. The site has a short frontage on Shields
Street when compared to the length of the east -west dimension. All
lots will take access off of local streets. Fossil Creek Drive, a
local street, is the major spine through the site. Two loop
streets and several cul-de-sacs provide access to lots. Fossil
Creek Drive has a landscaped median and full travel lanes on either
side. It is designed to address fire access and to provide a
distinctive entry to the project.
Lot line fencing will be restricted to a uniform three rail fence,
with the exception of rear lot line fencing along Shields Street.
A 6' wood and masonry fence will be constructed along Shields
Street by the developer. Individual privacy fencing is permitted
around the patio area only.
Private green belts and active recreation areas are provided in the
interior of the project. An unpaved pedestrian/equestrian path
will be constructed along the irrigation lateral and ditch. The
Shields Street landscaping and all landscaping of common open space
areas and tracts will be maintained by a Homeowner's Association.
Pedestrian access is provided to the open space areas, equestrian
path, and to the Cathy Fromme Prairie. These access points are not
paved as they do not connect to paved trails. Sidewalks are
provided throughout the site and will connect to the detached walk
constructed along Shields Street.
Low level residential street lighting will be provided, as per City
Light and Power standards. Details will be available at the time
of final approval.
The large wetlands on site are a portion of a much larger wetlands
on the Cathy Fromme Prairie. Buffering and protection measures are
being discussed with the Natural Resources Department. The
applicant has expressed a desire to dedicate the wetlands, if the
City is interested. Natural Resources has not made a decision at
this time.
The development is planned to be phased, with the first phase being
0
N
00
od-o
a
�155/450
a) W
tD "'--160/540
HARMONY ROAD +
".r- 100/190
100/80 —�
) t r
740/400 --�-
o o c:,
110/80 --�
0 0
0
to C V
to
N
C]
J
W_
2
ca
0
LO
rl- CD o � �— 40/20
o to
�o
' `O NOM.
/-10/10
60/40 FOSSIL CREEK DRIVE
NOM. o 0 0
15/10 —� Lo �o
o
0
00
AM / PM
Rounded to nearest
6 vehicles.
LONG RANGE PEAK HOUR TRAFFIC Figure 7
Table 5
Long Range (2010) Peak Hour Operation
Level of Service
Intersection AM PM
Shields/Harmony (signal) C C
Shields/Fossil Creek
EB LT/T D D
EB RT A A
WB LT/T C D
WB RT A A
SB LT A A
NB LT A A
N
P-A
Fossil Creek Estates will gain primary access to the street
system via Fossil Creek Drive, which will intersect with Shields
Street at a four leg intersection.
- With development of Phases 1 and 2 of Fossil Creek Estates
in the short range future, the key intersections- operate
acceptably. Figure 5 shows the geometry on Shields Street that
will be necessary with the implementation of Fossil Creek Estates
in the next few years.
- In the mid range future (1997) with full development of
Fossil Creek Estates, the key intersections operate acceptably.
It is recommended that geometric and signal phasing improvements
be implemented by this time at the Shields/Harmony intersection.
- In the long range future, the key intersections will
operate acceptably. During peak hours, eastbound and westbound
left turns at the Shields/Fossil Creek intersection will experience
some modest delays. These delays are acceptable at stop sign
controlled intersections at arterial streets.
- Traffic signals will not be warranted at the Shields/Fossil
Creek intersection. If signals become warranted due to future
development in the area, signals should be considered further south
along Shields Street.'
0
Fossil Creek Estates PUD- Preliminary, #50-92D
December 16, 1993 P & Z Meeting
Page 6
approximately 17 acres adjacent to Shields Street. The second
phase is the middle portion of the PUD and the third phase, which
would require a second point of access to the west or residential
fire sprinkler systems, is the western most portion.
5. Solar Orientation
The proposed PUD is in compliance with the Solar Orientation
Ordinance as 84 of the 130 lots (65%) meet the definition of a
solar oriented lot.
6. Natural Resources
The City Natural Resources Staff has reviewed the preliminary plans
and has concerns which will need to be addressed prior to final
submittal. Natural Resources Staff is recommending the following
conditions of preliminary approval regarding natural resource and
wetlands concerns:
1. That the developer provide erosion control protection of
the Cathy Fromme Prairie site and wetland conservation areas
during the construction of infrastructure and housing. A
complete erosion control plan adequate to deal with the
special sensitivities of these areas will be provided with
final design drawings according to the requirements of the
City's Storm Water Utility, the Natural Resource Division, and
incorporating good engineering practices.
2. That the developer identify formal defined limits to areas
where construction disturbance will be allowed in the vicinity
of wetlands and the Cathy Fromme Prairie, and construction
disturbance will not be allowed outside of those defined
limits.
3. That the developer design and implement the project in
accordance with water quality "Best Management Practices" in
order to ensure that surface runoff after development does not
significantly affect the nature and quality of the wetland
area.
4. That the developer mandate organic yard care chemicals in
the subdivision covenants, controls and restrictions (CC and
R) .
5. That the developer provide education to the potential
homeowners concerning the sensitivity of the wetland and
natural areas. The developer will provide informational
signage on 3 rail equestrian style fencing to be installed
around the perimeter of the wetland areas and between the lots
Fossil Creek Estates PUD- Preliminary, #50-92D
December 16, 1993 P & Z Meeting
Page 7
and the Cathy Fromme Prairie. The signage will address the
sensitivity of the wetlands and natural area.
6. If found appropriate, that the developer provide an
irrigation lateral from the upper ditch to the wetlands area
in order to provide for low flow times which may negatively
affect wetlands performance.
7. That the developer design and implement storm drainage
discharge points such that improvements do not extend beyond
the limits of the lot lines into wetlands or the Cathy Fromme
Prairie. The discharge points will be designed and implemented
to allow peak flow spreading to the wetland drainage areas and
natural areas prior to reaching those areas.
S. That rear lot lines be staked and appropriate buffer zone
widths determined before final approval. If it is determined
that additional buffer width is needed, rear lot lines will be
modified to address this need.
7. Storm Drainage
The Stormwater Utility has reviewed the preliminary plans and is
recommending a condition that off -site drainage easements be
obtained and approved by Natural Resources Department and the City
Stormwater Utility prior to final approval. These easements are
required to convey stormwater run-off from this property to Fossil
Creek. Other standard stormwater concerns will be addressed with
the final submittal.
8. Transportation and Engineering
The Transportation Division Staff has reviewed the Site Access
Study submitted with this development proposal and finds that the
project is feasible from a traffic standpoint. The median and full
width drive lanes along Fossil Creek Drive are necessary to meet
Poudre Fire Authority's requirements for two points of access. An
off -site ROW dedication, on City property to the north, will be
required in order to line up the center line of the proposed street
with the existing Fossil Creek Drive east of Shields. Staff is
recommending as a condition of preliminary approval, that an off -
site right-of-way dedication, for a portion of Fossil Creek Drive
on City property to the north, be approved by City Council prior to
final.
According to the Poudre Fire Authority, any lots which are out of
approved fire access, must be provided with residential fire
sprinkler systems. The developer is aware of this requirement and
has indicated that if the potential connection to the west is not
Fossil Creek Estates PUD- Preliminary, #50-92D
December 16, 1993 P & Z Meeting
Page 8
completed, any lots out of access will be provided with sprinkler
systems. As another safety measure, a temporary emergency access
is provided off of Shields Street, to be abandoned when suitable
secondary access can be provided.
Engineering Staff is recommending a condition of approval, that any
variances to the City Street Standards, such as grades, widths,
curve lengths, medians, etc. shall be submitted for City review
with the final documents and approved by the Engineering Department
prior to final approval.
RECOMMENDATION
Staff finds that the request for Fossil Creek Estates PUD
Preliminary meets the requirements of the LDGS. The proposed
density is supported by the Residential Density Chart. The project
meets applicable criteria of the All Development Chart. The
proposal is in compliance with the solar orientation ordinance.
Staff finds the land use and design to be compatible with the
surrounding land uses. Therefore, staff recommends approval of
Fossil Creek Estates PUD Preliminary- #50-92D with the following
conditions:
1. That the property be zoned RLP, with a PUD condition, or
another appropriate zone for residential development, prior to
final approval.
2. That the developer provide erosion control protection of the
Cathy Fromme Prairie site and wetland conservation areas
during the construction of infrastructure and housing. A
complete erosion control plan adequate to deal with the
special sensitivities of these areas will be provided with
final design drawings according to the requirements of the
City's Storm Water Utility, the Natural Resource Division, and
good engineering practice.
3. That the developer identify formal defined limits to areas
where construction disturbance will be allowed in the vicinity
of wetlands and the Cathy Fromme Prairie, and construction
disturbance will not be allowed outside of those defined
limits.
4. That the developer design and implement the project in
accordance with water quality "Best Management Practicesis in
order to ensure that surface runoff after development does not
significantly affect the nature and quality of the wetland
area.
Fossil Creek Estates PUD- Preliminary, #50-92D
December 16, 1993 P & Z Meeting
Page 9
S. That the developer mandate organic yard care chemicals in the
subdivision covenants, controls and restrictions (CC and R).
6. That the developer provide education to the potential
homeowners concerning the sensitivity of the wetland and
natural areas. The developer will provide informational
signage on 3 rail equestrian style fencing to be installed
around the perimeter of the wetland areas and between the lots
and the Cathy Fromme Prairie. The signage will address the
sensitivity of the wetlands and natural area.
7. If found appropriate, that the developer provide an irrigation
lateral from the upper ditch to the wetlands area in order to
provide for low flow times which may negatively affect
wetlands performance.
S. That the developer design and implement storm drainage
discharge points such that improvements do not extend beyond
the limits of the lot lines into wetlands or the Cathy Fromme
Prairie. The discharge points will be designed and implemented
to allow peak flow spreading to the wetland drainage areas and
natural areas prior to reaching those areas.
9. That rear lot lines will be staked and appropriate buffer zone
widths determined before final approval. If it is determined
that additional buffer width is needed, rear lot lines will be
modified to address this need.
10. That off -site drainage easements be obtained and approved by
Natural Resources Department and the City Stormwater Utility
prior to final approval.
11. That an off -site right-of-way dedication, for a portion of
Fossil Creek Drive on City property to the north, be approved
by City Council prior to final.
12. That any variances to the City Street Standards, such as
grades, widths, curve lengths, medians, etc. shall be
submitted for City review with the final documents and
approved by the Engineering Department prior to final
approval.