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HomeMy WebLinkAboutCASTLE RIDGE AT MIRAMONT PUD - Filed GC-GENERAL CORRESPONDENCE - 2003-05-28CU�y7p@p@ urban design, inc. CASTLE RIDGE at MIRAMONT Statement of Planning Objectives June 7, 1993 Castle Ridge is planned as one of several neighborhood housing areas included within the Oak/Cottonwood ODP. This mixed use development is evolving as a planned community comprising the following general planning areas: The Harmony Market Commercial Area Made up of ODP parcels R and S, this area provides community -regional shopping opportunities, auto related commercial, and business services, being developed in accordance with the design guidelines found in the Harmony Corridor Plan. The Fairway Estates Buffer Area This area - which includes ODP parcels T, U, and V - restricts land uses according to the provisions of a deed restriction negotiated with the adjacent neighborhood. The Mixed Use Transitional Area ODP Parcels N, P, and Q form an area appropriate for multi -family, office/business services, and neighborhood scale recreational uses as a transition between the planned low density neighborhoods to the south and west,, and the more intense uses in Harmony Market, OakRidge West, and OakRidge Business Park. The Miramont Residential Area This area - including ODP parcels A through L - is really designed as a coordinated series of neighborhoods comprising a full range of housing types. Multi -family, patio homes, conventional (2.5 to 4 d.u./ac. f) single family lots, and larger estate lots are planned to help create a successful, diverse, high quality community. To the extent practical, each neighborhood cluster is planned to have its own identity features and local circulation system, with open space corridors and the main collector/connector street system forming the primary unifying design elements in the overall community. It is the continuing intent of the developers of Miramont to provide neighborhoods that reflect the best plan for each parcel. Castle Ridge (ODP parcel H) is planned as an exclusive large lot area, designed with particular sensitivity to the site's topography, mountain views, visibility from the adjacent large lot neighborhood, existing vegetation, the Mail Creek Ditch, and the adjacent Werner Elementary School. The applicant's project goals are consistent with the adopted Goals and Objectives and the Land Use Policlies Plan of the City of Fort Collins with regard to neighborhood planning, mixed use development, and locational criteria for various land uses. Applicable policies include: 2 away, plus the culvert occurs at a high point in the road. The ends of parapet walls will slope, as is consistent with the City standard. Maintenance A question has been raised by the City planning staff concerning the issue of maintenance. Stone caps have been used in many locations along the front range, including our own Old Town. Old Town is a high use area, where people sit on the stonework, and perhaps stand on it too. The stone appears to be holding up. I made a phone call to QM Company, which is providing the stone masonry work on this development. Their opinion is that the stone being used is durable, but some slight face chipping may occur. Critical factors are the thickness and length of the stone pieces. A thickness of 3" and a length of 4' are necessary for durable stone pieces used as caps. Aesthetics One of the more important aspects of aesthetics in structures is proportion. We believe that the City standard railing is not the correct proportion for these walls. There are certain bridges around town where the railing is too large for the smaller scale of the parapet wall. There is no need to mention which bridges are being cited as examples. Instead of the railing, we propose to provide the necessary wall height, and top the wall with a rose-colored stone cap. This request also seeks to gain acceptance of the use of buff -colored sandstone rock facing, instead of a brick veneer or moss rock facing. An attached letter :by the developer, Gary Nordick, expresses his reasons for seeking this variance request. Please contact us if a meeting would be helpful to resolve any questions. We desire a prompt response to this request. Sincerely, RBD, Inc. nelle K. Ohms, P.E. roject Engineer cc: file - Miramont 504-004 Gary Nordick #CARDER CO►nCRECE FROrDUCEI Employee, Ownee Company CARDER CONCRETE PRODUCTS COMPANY e311 W CARDER CT LITTLETON, CO 50125 (303) 791-1600 (303) 721-1710 FAX h _ 3• �, ^ 3�� N 1� IAL MiZA VIP 1JT- v fW DATE 51-z/9g PAGE / of ?ArZAPF--F vUAu�- DE�5i�jN ., v5& BcAM A r6/0/4 14E1Vf�E� 14.62= 0.134-1 0,146 9 56� kJ' `�3.5� 0.25�fD.17 R�K FAG I 0JO v 14 1 ( tj(-. 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Meldrum Fort Collins, Colorado 80521 303,1482 5922 FAX 303i482-6368 P � /.C/wery a J s t- - VA November 8, 1993 �x Mr. Mike Herzig Community Planning & Environmental Services City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 RE: Variance request for Box Culvert Parapet Walls Dear Mike: The intent of this letter is to seek a variance from the City of Fort Collins for the appearance and structural features of the parapet walls on a box culvert. The proposed box culvert, 10 feet wide by 4 feet high, will be built within the Castleridge development, where Mail Creek Ditch crosses underneath Highcastle Drive. The parapet walls differ from the City standard by use of a taller wall with a concrete cap, instead of the aluminum handrailing installed on a shorter wall. The other variance is the proposed use of buff -colored sandstone veneer instead of the standard brick or moss rock veneer. The referenced standard is Sheet D-24 from the City of Fort Collins Design Criteria and Standards for Streets. We understand that the main issues of concern to the City are: •- public safety - maintenance - aestheticz This variance request will address each of these concerns. Public Safetv The parapet walls have been designed in accordance with the requirements of AASHTO Standard Specifications for Highway Bridges and American Concrete Institute Building Code Requirements for Reinforced Concrete. AASHTO allows for the 10,000 pound transverse vehicular load to be spread horizontally over a distance of five feet for a concrete parapet wall. This load must be increased by a factor "C" since the wall height exceeds 33". The parapet wall is 42" high as required, and has been structurally designed as free at the top and fixed at the bottom. The concrete beam at the base of the wall acts as a torsion member, to assist the 8" wall in carrying the transverse load. Shear friction has been considered at the base of the 8" wall, so as to limit the potential for the wall to shear off horizontally at the top of the beam section. The 8" parapet wall has also been to designed to accommodate the 50 pounds per linear foot pedestrian load, applied both vertically and horizontally. The vertical reinforcement in the 8" wall resists the horizontal load, and the beam section at the base of the 8" wall carries the vertical load. Attached are calculations which show the process used to structurally design the walls. Other Offices: Denver 303/458-5526 • Vail 303/416-6340 2 Besides the ability of the parapet walls to handle the required loads, another safety consideraticn is visibility for vehicular traffic. Although the center portion of the walls is taller to satisfy pedestrian requirements, there should be no vehicular line -of -sight obstructions, since the nearest cross street is 200 feet away, plus the culvert occurs at a high point in the road. The ends of parapet walls will slope, as is consistent with the City standard. Maintenance City staff has advised us that the City is capable of maintaining the concrete and sandstone features for this proposed wall design. The variance requested will not pose a hardship for the City to maintain. Aesthetics One of the more important aspects of aesthetics in structures is proportion. We believe that the City standard railing is not the correct proportion for these walls. There are certain bridges around town where the railing is too large for the smaller scale of the parapet wall. There is no need to mention which bridges are being cited as examples. Instead of the railing, we propose to provide the necessary wall height, and top the wall with a peaked concrete cap. The October 19th letter by the developer, Gary Nordick, expresses his reasons for seeking this variance request. Please contact us if a meeting would be helpful to resolve any questions. We desire a prompt response to this request. sincerely, RBD, Inc. nelle K. Ohms, P.E. roject Engineer ��:.��:•w�'~ �,''' s � I® cc: file - Miramont 504-004 Gary Nordick Attachment JOBNO. _ 1 04 . INC PROJECT 7� i(yq i CALCULATIONSFOR Z VL)L L2,{ Engineering Consultants MADEBY lDATELq /' CHECKEDBY__DATE SHEETOF Ro votJ / V e,/A3 h = ,3.5' = 4�" � �''v✓ill � .3� `' -�- �� G ; a-.�-� ��stf ro t - 1 5-0 �g (z fir) = o� M = 65. o r r) �t° b asp Mar M14 c 45 h� 5L A5 -roR-5IO N A4, EM5E,,-' I ; i _ CoNG2ETcC:I�T,Y91CID�Jc�JD2 urban design, inc. Policy 3 The City shall promote: Maximum utilization of land within the city; ... The location of residential development which is close to employment, recreation, and shopping facilities. * The applicant feels that this criteria should apply to owners of large estate lots, as well as those who live in typical (3 d.u./ac.) or higher density housing types. Policy 12 Urban density residential development - usually at three of more units to the acre - should be encouraged in the urban growth area. * Although Castle Ridge and several other parcels at Miramont will be developed at densities below 3 d.u./ac., the overall density is at Oak/Cottonwood Farm expected to be between 3 and 5 units/residential acre. Policy 74 Transitional land uses or areas (linear greenbelts or other urban design elements) should be provided between residential neighborhoods and commercial areas in order to enhance the concept of a mixture of land uses. Policy 75 Residential areas should provide for a mix of housing densities. Policy 79 Low density residential uses should locate in areas: a. Which have easy access to existing or planned neighborhood and regional/ community shopping centers; b. Which have easy access to major employment centers; C. Within walking distance to an existing or planned elementary school; and d. Within walking distance to an existing or planned neighborhood park and within easy access to a community park; and e. In which a collector street affords the primary access. Development of Castle Ridge is expected to begin in the fall of 1993, and be completed by 1996. No Text CLIENT �1 �l�% fI�D/V JOB/NiO�. /��r��-04 INC ♦ t PROJECT t �-� CALCULATIONS FOR - O &.1 U GJ� Engineering Consultants MADE 8Y' DATEj r/ HECKED BY DATE SHEET S OF Re vy II�S�g3 �Ax 5 PG �j _ (�' t L� )/� = 7 � " �-- c?oN TRD�.� -}' u5a,� �r✓'s{�. ,ll �7,- CLIENT /�f{ t'�tra�lT © JNO.� 0T PROJECT CALCULATIONS FOR -.80l/OB CVI-VC97 Engineering Consultants MADE BY^�DATE CHECKED BY DATE SHEET' OF Re4 11�8�93 ' s I T00 X tL -� - 'Z 'fit S , t _ �o z3.�f37� D, (5) LES IVOT CaN7 OL t�SE �EX(J I wu l.�(/. i l K �� f 1, 3 (l.>�• o �> /. �5 k 1 q. 4 �K I i 2 D ddoP> %a /4 S U-Sc '6 o(,�rr �` �c3 e p _ No Text CASTLE RIDGE AT MIRAMONT LEGAL DESCRIPTION A tract of land located in the East Half of Section 1, Township 6 North, Range 69 West of the 6th Principal Meridian, City of Fort Collins, County of Larimer, State of Colorado, being more particularly described as follows: Considering the East line of the Northeast Quarter of said Section 1 as bearing, South 00010'00" West from a number four rebar with a yellow cap at the Northeast corner of said Section 1 to a rebar in a valve box at the East Quarter corner of said Section 1 and with all bearings contained herein relative thereto: Commencing at the North Quarter corner of said Section 1; thence along said East line of the Third Filing of Fairway Estates according to the plat recorded in the records of said County, South 00111'05" West, 2400.26 feet; thence, South 32108'15" East, 284.12 feet to a point on the Southerly line of Upper Meadow at Miramont, First Filing recorded in the records of said County; thence along said Southerly line South 46103' 16" East, 61.87 feet to a point on a curve concave to the North having a central angle of 46034'36", a radius of 78.88 feet and the chord of which bears South 69 °20'34" East, 62.37 feet; thence along the arc of said curve 64.12 feet; thence, North 87022'08" East, 75.05 feet to a point on a curve concave to the South having a central angle of 57035'48", a radius of 141.35 feet and the chord of which bears South 63049'58" East, 136.18 feet; thence along said Southerly line of Upper Meadow at Miramont, First Filing and continuing along the Southerly line of Upper Meadow at Miramont, Second Filing and along the arc of said curve 142.09 feet; thence continuing along said Southerly line of said Second Filing, South 35 002'04" East, 194.59 feet; thence, South 37046'34" East, 92.36 feet to a point on a curve concave to the Northeast having a central angle of 15009'26", a radius of 1030.41 feet and the chord of which bears South 4502117" East, 271.79 feet; thence along the arc of said curve 272.59 feet; thence, South 52056'00" East, 81.75 feet to a point on a curve concave to the East having a central angle of 54004'43", a radius of 576.00 feet and the chord of which bears South 10039'39" West, 523.70 feet; thence departing said Southerly line of said Second Filing and along the arc of said curve 543.66 feet; thence, South 79050'54" West, 151.03 feet to a point on the North line of Werner Elementary School parcel described in Reception Number 86016017, recorded in the records of said County; thence along said North line, North 41 028'30" West, 12.70 feet; thence, North 69 ° 17'00" West, 680.00 feet to a point on the East line of Fossil Creek Meadows, First Filing recorded in the records of said County; thence along said East line North 00143'06" East, 442.19 feet to a point on the South line of a parcel of land described in Reception Number 91046333; thence along said South line, South 70037'00" East, 126.42 feet; thence continuing along the East line of said Reception Number 91046333, North 14010'00" West, 79.38 feet; thence, North 14010'00" West, 79.38 feet; thence, North 19107'00" East, 32.15 feet; thence, North 47047'00" East, 112.02 feet; thence, North 16155'30" East, 73.67 feet; thence, North 21 018'00" West, 129.60 feet; thence, North 13120'00" West, 114.43 feet; thence departing said East line of Reception Number 91046333, South 89057'09" East, 16.15 feet to the Point of Beginning. The above described tract of land contains 14.061 acres and is subject to all easements and rights -of -way now on record or existing. CASTLE RIDGE, AT MIRAMONT LAND USE BREAKDOWN June 7, 1993 Area Gross 598,363 sq. ft. Net 580,546 sq. ft. Dwelling Units Single Farnily Other Total Units Density Gross Net Coverage Buildings Street R.O.W. Parking & Drives Open Space: Common Private Total Open Space Floor Area Residential Parking Provided 18 0 18 63,000 sq. ft. 17,817 sq. ft. 78,779 sq. ft. 106,370sq. ft. 332,397 sq. ft. 438,767 sq. ft. 72,000 sq. ft. 13.74 acres 13.33 acres 1.31 du/ac 1.35 du/ac 10.53 °% 2.98 % 13.17 % 17.78 % 55.55 % 73.33 % Garages 36 spaces 2.00 / unit Other spaces Total Vehicles 36 spaces 2.00 / unit "Note: Garages and / or driveways will accommodate Handicapped, Motorcycle, and Bike parking Max. Building Height 40 ft. Setbacks (unless otherwise noted) Front 25 ft. :fide 12 ft. Corner Side 12 ft. Rear 40 ft. LLi CL: LLJ O C14 0 . I July 61 1.993 (File: 9346L,,rc)i) 10 10 Mr. Mike H(-rFi-g Fort Cp,-)lliiis Development- Engineer P.O. Box t -' 80 Fart Col I ins, CO 80522-0580 Dear Mike Cas+le Ridge at Minamorit is ProPosiricT to bviJld 28 foot wide '. 1-ePt s w '.hi "; p or i '7) the d e-v-H pp.) (-? tit The -oposerl tn be feet wide are "'private drives'' -west j cr 1). 31la F) 1 i v e nro i na 10 4'�i 01", 4-- r, c 1. 1 J T ic� D e sl g ri - nt' f or �et s ; this s s + r e(,t. width l t h will t IadandaitdE; r i i r e a vtriai.t I)v the c'11--v of Fort Col. lins. The reFASC)IIS fOr this v,,-7t r iance are listed I)e Low ; The streets will have less th<---tn 750 ADT on them. T h e 1. opme it s' '1 f wi I I ha,,,7e, 1.8 (-).we I I 'I rig units, wh J. ch will e rie ra t e 180 v f-- h i I e trips (-) n a -r, average weekday. e I y 4 - c 1) e ;A ). i v P x t I e r r i a I t, ra f f i c pa. F, I f i Ug h this development. Tt,,. e r e f o r e. t h e highest. t r a. -f f J. c vo i im e at, a giver; w':)rst c a s e a t ii trill be I ( '-3 0 4 DT, T h,�- ��; � r e e t-, s + h a i-. �-.t r e, p i o 1) c) s ed to 1) e F� feet a r e a C u I (I e --sa c s . The cul-de-sacs, do not access an arterial street. T h i i.s a I arqe lot cipVelopment. Thfz, denFi4-.Y Is cc considered to be low (2. ar I e ;=,s dwe 11 i rig uri i t's per a cl- e LU LU Rased u,pori c. r J. t er i. a iti Iz. e c o i ii a) c- n d. e d. G 1. jJ d e I isles f c) r CD :D u, lwl i v i s i c) n S t r e e +- s , A R f--.) mme, nd e d P r a i:- t i c, e , " I ns t i t!-tt e -he vem( -it. uj (,) f i� � - trisportatinr,- Ei-jq.ineers, 1, Q 8 4, 1 pa y w j J i sr).ould he 22-27 feet. The proposed 28 feet exceeds this CD r e(-'offtmerj.(Ipd practjt,e, -typlice-.11 (leve"opmerit. with lot size of acres provide 'Z CD off-st-i:eHi- parlking space.... Lpj..- 'dwellirl'cr J .it) a CIPVe C)Dme(A-. i--- the Firt Filing of F- C, I I CC -Ioll Hi 11 !3 Basied Ijp; "I Obser�atiori at vari ou; 1--ifflOs C) Q- Oft �i I'lUmber of day-7, the average -:,t vehic les 'Z -f cl :a I- '. Hin'-(Jale I)rivp j371 Clarelldom HAILS was :3 icy Of 1 3 f F- e Phi s c) h s e r v a o ri was c (-) n d. u, e d h er tort e. dwe I 1 1, ti(i u rii ()r)I-)OA-1 Sides (-)f--' fie, U- street The riumber of parked , on -street vehicl e. s w o, I I d LI- e -� `X I p Hi le Dri A-) have been a �P f oo4 wid �� --;t r Oz w, i no c r ter. Y. i ri cT pr o b 11 e m s I recommend that the streets in Castle Ridge at Miramont be 28 feet; wide (curb to curb) . I would further recommend that. parking I)e allowed on both sides of the streets, if at least. four off-str.-eet parking spaces are provided. per dwelling unit. If you have any questions or desire additional information, do not hesitate to call me. Sincerely, Matthew J. Delich, P.E. HPDesk Local Print for Mike HERZIG Start of Item 2. Message. Dated: 07/19/93 at 0903. Subject: 28' Street Width Variance for Castle Ridge at Miramont Sender: Warren JONES / CFC52/01 Contents: 2. TO: Mike HERZIG / CFC52/01 Part 1. FROM: Warren JONES / CFC52/01 TO: Mike HERZIG / C'FC52/01 Part 2. RE: 28' Street Width Variance for Castle Ridge at Miramont Our research indicates that the on -street parking demands in large lot, high end single family housing projects is very low. The strongest correlating factor we have observed is the use of three car garages. If this project fits this scenario, including the three czar garages, I have no opposition to a 28' street width. End of Item 2. October 19, 1993 Kerrie Ashbeck City of Fort Collins Community Planning and Environmental Services P. 0. Box 580 Fort Collins, CO 80522-0580 Dear Kerrie; This letter is a part of our variance request related to the construction of the box culvert at the Highc:astle Drive crossing of the Mail Creek Ditch. At Miramont we have worked with the City Staff to develop a consistent streetscape treatment including a controlled fence design featuring sandstone wall sections at focal points along Boardwalk, Highcastle, and (in the future) SouthRidge Greens Boulevard. We feel it is important that the highly visible masonry walls included in the Mail Creek Ditch crossing match the buff colored sandstone veneer walls with red sandstone caps being used at other locations along the main streets at Miramont. It is our understanding that the proposed sandstone walls will be structurally and functionally equal to the typical City standard concrete walls with brushed aluminum rails; but - in the context of the Miramont streetscape - will be aesthetically superior. Your support of this request will help us to achieve the cohesive, high quality, neighborhood character desired by both the applicant and the City of Fort Collins. Thank you for the opportunity to request this variance. We will be looking forward to your favorable review. Sincerely, Miramont Associates cc: Eldon Ward„ Cityscape Urban Design, Inc. Stan Myers, RBD Inc. Engineering Consultants Dennis Donovan, Land Development Services MiraMont Associates 309 West Harmony Road Fort Collins, Colorado 80526 303.226.2266 Engineering Consultants 209 S. Meldrurn Fort Collins. Colorado 80521 303/482-5922 FAX 303/482 6368 October 19, 1993 Mr. Mike Herzig Community Planning & Environmental City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 u a' r Aw Services — RE: Variance request for Box Culvert Parapet Walls Dear Mike: The intent of this letter is to seek a variance from the City of Fort Collins for the appearance and structural features of the parapet walls on a box culvert. The proposed box culvert, 10 feet wide by 4 feet high, will be built within the Castleridge development, where Mail Creek Ditch crosses underneath Highcastle Drive. we understand that the main issues of concern to the City are: - public safety - maintenance - aesthetics This variance request will address each of these concerns. Public Safety The parapet walls have been designed in accordance with the requirements of AASHTO Standard Specifications for Highway Bridges and American. Concrete Institute Building Code Requirements :for Reinforced Concrete. AASHTO allows for the 10,000 pound transverse vehicular load to be spread over a distance of five feet for a concrete parapet wall. This load must be increased by a factor "C" since the wall height exceeds 33". The parapet wall is 42" high as required, and has been structurally designed as free at the top and fixed at the bottom. The concrete beam at the base of the wall acts as a torsion member, to assist the 8" wall in carrying the transverse load. Shear friction has been cc s' dered ._ t �h2 !:ase he 8" l E. c L limit t pn e ' i- _ _ of t.__ wall, as ..c mit ...2 r..�t�r:c_.a� for the wall to shear off horizontally at the top of the beam section. The 8" parapet wall has also been to designed to accommodate the 50 pounds per linear foot pedestrian load, applied both vertically and horizontally. The vertical reinforcement in the 8" wall resists the horizontal load, and the beam section at the base of the 8" wall carries the vertical load. Attached are calculations which show the process used to structurally design the walls. The stone cap will be dowelled to the top of the concrete wall to prevent the cap from being displaced by a lateral force. Besides the ability of the parapet walls to handle the required loads, another safety consideration is visibility for vehicular traffic. Although the center portion of the walls is taller to satisfy pedestrian requirements, there should be no vehicular line -of -sight obstructions, since the nearest cross street is 200 feet Other Offices: Denver 303/458-5526 • Vail 303/476-6340