Loading...
HomeMy WebLinkAboutGULLEY DURAN SINGLE-FAMILY RESIDENCE - PDP / FDP - FDP180021 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESSTATEMENT OF PLANNING OBJECTIVES Gulley Duran Subdivision – Parcel #9610400006 Our objective with this proposed plan is to construct a single family residential home on parcel #9610400006. Two potential (future phase) outbuildings have been included as part of the development proposal: a guest house and a barn. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. Below are the City Plan Principles that we believe our project will achieve. The other Principles listed in the City Plan most likely will not apply to our location and/or project. ‐ Economic Health: Although our small project will have little impact on the overall Economic Health of the city, it has the potential to increase the value of the neighboring land and residential homes in the area. ‐ Environmental Health: The project is adjacent to the Cathy Fromme Natural Area, so our objective is to preserve the matching natural prairie environment throughout our site as well. From landscaping to architecture, our goal is to maintain open corridors for wildlife movement, create habitat for wildlife and construct the project with minimally invasive construction techniques. ‐ Community and Neighborhood Livability: This project qualifies as a small infill project, however does not have much impact on the surrounding community and neighborhood. The landscape will be designed to enhance the natural features of the prairie, while camouflaging the residence so that neighbors will not lose their views of the foothills. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. ‐ The proposed development (built) area will consist of less than 15% of the overall site, leaving the majority of the site as open space. There are no wetlands contained within the site boundaries that will be disturbed. The natural prairie habitat and site features will be preserved and maintained to match the neighboring Cathy Fromme Natural Area except for immediately surrounding the residence. Circulation will consist of one access road (gravel) to support residential traffic as well as fire emergency access. This road will be constructed in the same location as the existing dirt access road, so as not to disturb the site unnecessarily. The project will allow for a 100’ minimum transition area / buffer between the built structures and the adjacent parcels. The project also may create separation and screening with plant material by planting several dense stands of evergreen trees, shade trees or shrubs. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant’s intentions with regard to future ownership of all or portions of the project development plan. ‐ Ownership shall be maintained by Elizabeth Gulley with intentions to inhabit the single family dwelling now and in the future. The private open space on the site will be preserved by the owner as a buffer from adjacent neighboring properties. The open space will not change as only one single family residence (with one potential guest house and barn) will be approved to build on the site. (iv) Estimate of number of employees for business, commercial and industrial uses. ‐ There will be no jobs created with this project except during its construction. The intention of this project is a single family residence with no commercial or industrial uses. (v) Description of rationale behind the assumptions and choices made by the applicant. ‐ The residence is situated on the higher northwest corner of the site to allow for the best site drainage scenario possible with minimal disturbance of the existing site features. The residence location also allows for a shorter run for underground utilities which will also reduce disturbance on the site. ‐ The architectural character selected for the single family residence is a modest, one story ranch‐style house with earth berm walls on two of the four sides. The berm walls will be to the northwest and northeast sides of the house to protect the residence from the harsh winter winds coming from that direction, while windows to the southwest will allow passive solar heating which will reduce the need for conventional heating. The berm walls will also allow the residence to fit seamlessly into the natural prairie environment found on the site. When viewed from the adjacent Cathy Fromme prairie, the majority of what someone will see will be the earth berm walls and landscape plantings. ‐ The remainder of the site will be used for future livestock pasture and open space, keeping with the character of the surrounding parcels. If fencing is added or amended, all new boundary fencing will be wildlife friendly, 3‐4 strand smooth wire fences. ‐ The access road to the residence will be built in the same location as the existing dirt road that runs through the site, in order to minimize disturbance. ‐ Future phase buildings (guest house and barn) shall adhere to all city requirements, and shall be 2,500 SF or less. We understand that they will be subject to building permit requirements at the time they are constructed, but will be included as part of the development approval of this project and will not have to be reviewed for development criteria. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The Planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. 1. Due to the project’s rural location, several design criteria have been presented and approved by the Poudre Fire Authority (PFA) as an alternative to normal standards. The site is over 3000 feet away from the nearest fire hydrant. To waive the requirement for a fire hydrant in close proximity (within 400’) of the single family residence, the project will propose the following improvements in accordance with PFA recommendations: ‐ The main residential house as well as the future guest house will both be designed with a residential sprinkler system; system design will need to be approved by PFA. The sprinkler design plan will be required to submit at Building Permit phase for approval. ‐ The access road to the site shall be constructed with a minimum width of 16’, increasing to 20’ width at all residential structures for approximately 200’ (to allow for space to work and park equipment). The access road shall end in a turnaround with a minimum radii of 25’ inside and 50’ outside. Turning radii to be detailed on submitted plans. ‐ The access road will not be required to be paved, but must be shown to be constructed of material and a cross‐section capable of supporting 40tons. Access road must maintain an all‐weather surface. ‐ A maintenance plan for the Fire Lane will be required to ensure that it is usable and there is a plan for snow removal and general upkeep. Fire lane signs will be required so it remains unobstructed. Any gates across the Fire Lane will require approved Knox switches or Opticom activation. ‐ Wayfinding address signs will be required to guide emergency crews to the residence location and shall be designed according to IFC 505.1. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. ‐ There are no wetlands contained within the project boundary that will be affected. The native prairie grassland will be maintained on at least 75% of the site without being disturbed; the only area in conflict will be the small envelope of the single family residence, and potentially the future guest house barn structure. The house will be sited on the higher, flat part of the site to minimize impact to the existing drainage and topography on the site. A 100’ buffer will be left open between all built structures and the property line to ensure the unobstructed movement of wildlife through the site. If a boundary fence is erected in the future (to contain livestock), it will be smooth wire and wildlife friendly. The proposed landscape plan will introduce some trees and shrubs, none of which currently exist on site. Several dense stands of trees will be planted to provide natural separation and screening for the residence, and will provide increased habitat for birds and other prairie dwelling species. During construction, the contractor will survey for existing wildlife and wildlife habitats, being careful to minimize disruption. Please refer to the Ecological Characterization Study (ECS) provided. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. ‐ No neighborhood meeting has been held at this time. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. Current Name: Gulley Duran Subdivision ‐ Parcel #9610400006 Subdivision Plat Name: Gulley Duran Subdivision Name in correspondence with City of Fort Collins: Gulley Single Family Residential Project Name at Conceptual Review: S Shields Single Family (x) Parking narrative describing the parking demand generated with consideration of: the number of employees, tenants, and/or patrons; the amount and location of parking provided; where anticipated spill‐over parking will occur; and, any other considerations regarding vehicle parking. ‐ All parking will be for residents of the single family home and will be provided within the garage, shop and driveway area of the design; employee and patron parking is not necessary. Parking for Fire and Emergency equipment will be addressed (see section vi.1 above).