Loading...
HomeMy WebLinkAboutFOX GROVE - PDP - PDP130029 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com September 4, 2013 Fox Grove PROJECT DEVELOPMENT PLAN Planning Objectives The Fox Grove project is located in the Lee-MLD subdivision, Lot 2, east of I-25 and south of E. Mulberry Street. The project was formerly known as Lot 2, Lee- MLD. The land is owned by Imago Enterprises, Inc., Les Kaplan, 140 Palmer Dr. Fort Collins, Colorado, 80525. This project will contribute to Fort Collins’ high standards of development through buffering natural features, improving circulation, and following City Plan Principles and Policies. This site is adjacent to Boxelder Creek, a known natural habitat with large existing deciduous trees and tall prairie grasses. The project will respect this feature and maintain an average 100’ buffer as described in the Land Use Code (LUC) Section 3.4.1 (E). An Environmental Characterization Study shall be submitted for Phase Two, the purpose of which is to establish Buffer Zones. (LUC 3.4.1 (D)) Within this proposed plan there are features which are located within 500’ of the Creek however they are all permitted within the Buffer Zones and will have very minimal impact on the area. All development is proposed to remain out of the 100’ Creek Buffer Zone. There is a pocket park and soft trail system planned to provide recreation and amenity areas. The park playground will be located over 400’ from the creek centerline with landscape enhancement towards the creek. The soft trails provide a ¼ mile loop through future Phase Two and along the creek buffer. This soft trail may be relocated within Phase Two to accommodate site impacts such as a future frontage road. The pocket park and common open space will be maintained by the Home Owner’s Association. According to the City’s Master Street Plan, Carriage Parkway is a minor collector. This project provides the next segment of Carriage Parkway to the south from the terminus in the Clydesdale Park subdivision. The proposed alignment is consistent with the Prospect/I-25 ODP dated June of 2003 which was done for the adjacent property further Fox Grove PDP Planning Objectives September 4, 2013 Page 2 of 3 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com south. When both sections are done, Carriage Parkway will make a continuous connection from Mulberry Street to Prospect Road. Several neighbors within the Clydesdale Subdivision voiced concerns about new housing using Carriage Parkway as the primary point of access. Currently, Clydesdale is not within city limits. Therefore, it is the residents of that subdivision who have the responsibility of maintenance for that portion of Carriage Parkway. Les Kaplan wrote a letter to City officials explaining this concern and requesting this conflict be resolved. (Attached) When the Clydesdale Park Subdivision was approved in Larimer County pursuant to the Intergovernmental Agreement between Fort Collins and Larimer County the developer granted the City a power-of-attorney to annex Clydesdale Park upon statutory eligibility. Clydesdale Park has been eligible for annexation since 2005 however in a response letter from Paul Eckman, the Deputy City Attorney, the City’s position is that it has no intention of annexing. In fact, the City has entered into an agreement with the Town of Timnath which states that Clydesdale Park, if ever annexed into any municipality will be annexed into the Town of Timnath. Mr. Eckman stated that “Carriage Parkway, as it traverses Clydesdale Park, is fairly obviously intended by the County to serve as a collector street. It must also have been intended by the County to serve property to the south because it continues to the south boundary line of the Clydesdale Park and Sunflower developments bordering upon your property. It is also a publicly dedicated street to which you may connect in the development of your property. Such connection actually furthers the goal of connectivity between neighborhoods as is part of the City’s Land Use Code.” Mr. Kaplan intends to work with the neighbors of Clydesdale Park in hope for a resolution to this matter. A preliminary traffic study was conducted which concluded that the Fox Grove development will not present any traffic related issues to the existing roadway network. In summary regarding Carriage Parkway:  It is a publicly dedicated street  The Transportation Impact Study concludes that the existing street network has adequate capacity for the new development  The City of Fort Collins does not plan to annex Clydesdale Park and therefore will not take on street maintenance.  The City of Fort Collins has made an agreement with the Town of Timnath that Clydesdale Park will be annexed by Timnath if it is annexed at all  The County intends Carriage Parkway to continue to the south and serve as a collector street for the future developments based on its current design In addition, there is an existing emergency access easement through the adjacent Sunflower Subdivision as show in the attached exhibit. This access shall be for emergency vehicles only by means of a remote-controlled gate. This temporary emergency access easement will terminate 30 days after any other satisfactory emergency access to this property becomes available. Fox Grove PDP Planning Objectives September 4, 2013 Page 3 of 3 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com This PDP proposes extending Carriage Parkway to the south; provides two housing types, a pocket park, soft trail system, and other common open space. It includes approximately 20 acres. The two housing types would include single family detached and two family dwellings. The second phase would include multi-family residential, duplex alley loaded, or other approved uses as described in the Land Use Code Section 4.5.D.2. When both phases of development are built, no single housing type shall constitute more than eighty percent or less than five percent of the total number of dwelling units. Construction will begin in the spring of 2014. The future phase of the ODP shall be planned and constructed as market demand allows. It is also dependent on the design of the new frontage road and Boxelder Creek drainage basin improvements.