HomeMy WebLinkAboutASPEN RIDGE PUD PRELIMINARY - 50 92B - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEy
October 26, 1992
Planning and Zoning Board Members
Planning Department
City of Fort Collins
Dear Board Members:
The fourteen -acre project site is located on the west side of Shields Street
approximately one mile south of Harmony Road. Annexation of the
property is in process with First Reading of the Ordinance annexing and
zoning the property scheduled for December 15, 1992. The requested
zoning on the property is RLP with a PUD condition. Another condition
allowing residential density of less than three dwelling units per acre has
been requested in order to be compatible with existing residential projects
(Scenic Knolls and Applewood Subdivisions) in the vicinity of this
development.
Proposed land uses for the property include 24 single-family residences and
one veterinary clinic located near the Shields Street and Fossil Creek Drive
intersection. The architecture of the proposed veterinary clinic will be
residential in character with no outdoor kennels. Low density residential
development at this location is supported by the city's land use policy
number 79 which states that low density residential development should
locate in areas which have easy access to shopping, employment centers,
schools and parks. This project is located approximately 2.5 miles from
Harmony Market Shopping Center, 3 miles from Oak Ridge Business Park,
.5 miles from Front Range Community College, 1 mile from Johnson
Elementary School and less than a quarter of a mile from the proposed
Fossil Creek Trail leading to a proposed community park in this area.
L` W 9 o
The applicant is requesting a variance to Point Chart E - Business Service
Use to allow points for contiguity. The property to the north is presently
undeveloped and may never be developed if the city is successful in their
attempt to acquire the property as permanent open space. Scenic Knolls,
a County subdivision, located to the east has not been annexed. It is not
likely that the Wuerker property will be contiguous to urban level
development anytime soon, even though the Clarendon Hills development
is located diagonally across the intersection. It is for this reason and
because we believe that a residential scale veterinary clinic is an appropriate
land use at this location that we are asking the Board to grant a variance
to Point Chart E. mE c °80524
c303)� 9'
Planning and Zoning Board Members
Planning Objectives
Page 2
Access to the site is from Fossil Creek Drive extended west across Shields Street.
A standard width local street will serve this development and eventually extend
to the west and connect to a collector street located south of this property. Cul
de sac streets are planned to be 28 feet wide.
The site faces north and east, with moderate slopes ranging from 2-8%. During
Conceptual Review, the City's Natural Resource Department alerted us to the fact
that there may be wetlands on the property. A private consultant found four
separate wetland areas totally .56 acres. The relatively nondescript, wetland
areas which support wetland vegetation as well as upland species are a result of
irrigation and seeps from irrigation ditches that occur around the perimeter of the
property. The Army Corp of Engineers has issued a Nationwide Permit,
authorizing the owner to till these wetland areas during the construction process.
A project entry feature will identify the project at Fossil Creek Drive and a wood
privacy fence, set back ten feet from the sidewalk, will step up the hillside along
Shields Street. Street trees and accent plantings will contribute to the attractive
appearance of the streetscape. The entry feature and streetscape will be
maintained by a Homeowner's Association.
Construction of the residential portion of the project is scheduled for Spring 1993
with construction of the veterinary clinic following two years later. Thank you
for your consideration, and we look forward to working with you throughout the
development review process.
Sincerely,
JIM SELL DESIGN
RIPLEY ASSOCIATES
MY14-1
Linda Ripley