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HomeMy WebLinkAboutFOSSIL LAKE PUD THIRD - Filed GC-GENERAL CORRESPONDENCE - 2003-11-12Uh14 FORT COLL NS LOVELAND WATER DISTRICT SOUTH FORT COLLINS SANITATION DISTRICT March 16, 2001 Mr. Matt Lafferty, Planner Larimer County Planning P.O. Box 1190 Fort Collins, CO 80522-1190 RE: Fossil Lake Ranch Condo's PD Dear Mr. Lafferty, The Fort Collins - Loveland Water District and the South Fort Collins Sanitation District have reviewed the above mentioned project and submits the following comments. The project will be served by existing 8" and 12" water lines. The District's existing facilities are capable of providing domestic water service in accordance with Section 8.1.2 of the Larimer County Land Use Code. An existing 27' sanitary sewer interceptor will serve the project. The District's existing facilities are capable of providing sanitary sewer service in accordance with Section 8.1.1 of the Larimer County Land Use Code. Please do not hesitate to contact me at 226-3104, ext. 14, if you have any questions or require additional information. Respectfully, Mr. Ter Farrill Systems Engineer xc: Mr. Michael D. DiTullio, District Manager Ms. Tricia Kroetch - 5150 Snead Drive, Fort Collins, CO 80525 Phone (970) 226-3104 Fax (970) 226-0186 Roxanne Hayes Page 3 Sherri Wamhoff November 2, 2001 Request for variance from 19.2.3 (reference Street and Profile Plan comment #26) As agreed at the October 23 work session, a Variance request is being sought relative to 19.2.3, seeking approval as submitted based upon the parking spaces provided by the Site Plan in combination with those additional on -street spaces that will be available on Swallow Pond Drive and Snowy Creek Drive. Following the October 23 work session, Matt Lafferty indicated that the variances being sought could be processed in very short order. Under the circumstances, we're hoping for one week Matt is also receiving copies of this letter. Matt also indicated that, assuming the variances being soughtwere approved, the remaining approvals forthis project could be obtained, again, in very short order. We hope that all final approvals can be obtained not later than November 26 to enable us to proceed without further delays. To this end. I am also requesting once again that the Larimer County Engineering Department authorize us to immediately initiate overlot grading on this project Such clearance could effectively enable us to proceed with the remaining sewer and water installations, pending the District's final signoff on the administrative items listed earlier in this letter. Sincerely, KEM Bujtders, LLC David S. Brown, Project Manager DSB/s Attachments ccLarimer County — Planning Department, Matt Lafferty Larimer County — Engineering Department, Traci Downs North Star Design, Inc — Patricia Kroetch Aller-Lingle Architects PC — Brad Massey King Surveyors Inc — Larry Pepik IWI:-t Q� ro u ui � �<t ��L1 F so Oul= v� i q y7- i t) i� N 27 f� \ •1 IL CY ;D I 8f� . 1:- ( -, ,VI I -- �TTACHMENTI A z PAGE 1 f I I I _ r I I R � I I it �9 I� DRI VE— I � � --rt—J ATTACHMENT 'A' UP �. -HOUR DOOR PAGE 2 I I 2R ASSEMBLY - T Y"P. )45HED LINES I I 'I I� ' )ICA,TE �VERH4NCs5 { ABOVE (TYPJ _J i I � II CONC. � I I. I I ! I OI J I I 2 -CAR GALA 25'-4'x19'-4' L) HW AND FURNACE TO BE ON FR4 1ED PL4TFOFt1, 18' AFF MIN. TO 3' FROM DOOR R.O. i i 24' X 24' INSIDE R.O. OPTIONAL DUMBWAITER - FIELD VERIFY TO CLOSET - _ LOCATION ON 2ND FLOOR/ (2) LAYER5-528' T.YPE.'x -'" GYP. 8D. B SHAFT FORT-NR.` FIRE SEPARATION (TYP,) 2 -CAR-- GARAGE 25'-4'zIS'-4.4' A� USS—URBAN STREET STANDARDS HATCH INDICATES ADDITIONAL TURNING AREA PROPOSED VS. MIN. STREET STANDARDS ATTACHMENT 'S' Reviewed and Approved by PFA L ED AS NOTED, ��, page /�u e Fire Authority Dk1Ct(CL) r 35' FLOWLINE RADIUS (PROPOSED) 50' FLOWLINE RADIUS _ __(PER USS) ,— F.L.BG FL ,�� ,.. y i u; lPidGPOSEL 17' ISLAND FLOWLINE RADIUS (PROPOSED) — 12' ISLAND FLOWLINE RADIUS (PER USS) -- 45' FLOWLINE RADIUS (PROPOSED) 40' FLOWLINE RADIUS — (PER USS) A- \ TYPICAL C'T'IL-DE-SAC I AYOC T HOP LAIKE THI = 20'-0' FOSSIL LAKE PUD 3rd FILING (CONDOMINIUMS) File 900-1714 Preliminary Plat Submission Submittal Item No. 28 Requested Waivers INTRODUCTORY COMMENTS KEM Builders, LLC, (KEM) as the applicant, believes that this Preliminary Plat Submission complies with the intent of all general planning guidelines; and the project, as submitted, meets perfectly the density requirements for the'subject tract. Further, both the site plan and the product are in keeping with the overall tenor of the Fossil Lake Master Plan. The following requests are based, broadly, upon the fact that the proposed luxury condominium product "lives" very much like single family detached homes, particularly in terms of access and parking. KEM has built this product previously (it has been extremely well -received) and therefore we believe we have logical and practical insight regarding site elements which so as not to sacrifice the viability of the product/siteforthe sake of technical adherenceto impractical and non -beneficial requirements. While site planning efforts have addressed the usual multi -family site issues, practical and logical acknowledgement has also been given to the unique aspects of the site and product. The attached summary of (Fort Collins city) staff comments will make it easier to tract the source of certain comments and specific sections of the Intergovernmental Agreement for the FortCollins Urban Growth Area, where such sections were cited. Appendix I, Sec. III.B.3.e(1) [Comment #'s 1, 2, 4, 5, 6, 7, 8, and 9] We ask for waiver/relief from a "to -the - letter" compliance of the requirements as stated. This requirement address the directness and continuity of walkways. Our previous experience with these homes demonstrates that traffic to the individual units (both vehicular and pedestrian) issues almost entirely from and is related to the interior, not the exterior/perimeter. Multiple walks from units to street walks would, therefore, not effectively enhance pedestrian movement and would serve only to increase cost (which is also price) and hardscape. We have proposed (even though we do not believe it is practically justif ied) a four -foot attached walkway along the site's interior streets. We have agreed to make the trail connection [comment #5] at the southern site boundary eight feet wide, as requested. Once again, however, we very strongly question that the number of instances in which two bicycles would meet on this connection would practically justify this width. The eight -foot width is simply not a practical necessity and serves only to increase cost (price) and hardscape. Preliminary Plat Submission, Item #28 page 1 of 3 Appendix I, Sec. II. [Comment #13] We seek a waiver allowing a four -foot attached sidewalk along all interior streets, except that portion of Stonewater Drive which provides entry to the site. The requested standard (e.g., a six-foot parkway and four -foot detached walk) is neither practical nor necessary for this site. Such an inclusion would have a severe negative Impact on building placement, possibly to the extent of impinging on setback requirements on the site's perimeter. On a multi -family site such as this, wherein building envelopes are, logically, large, it makes little sense to force impractical green spaces (parkways), especially when every effort has been made to provide greenscape wherever possible. City staff also made the comment (in discussion) that private streets would be accepted only when built and designed to (City) standards because, "[the City] will inevitably have to take over their maintenance." This statement is at odds with the very definition of "private". We have always stated, and remain committed to, the construction of these streets to (City) engineering standards. Rejection of them solely because the design does not include parkways and detached walks is arbitrary and capricious. While we much prefer and believe these streets should be actually accepted as public, since public health and safety are in no manner compromised by the proposal, we will maintain the private designation if necessary to achieve site integrity. Requiring parkways and detached walks presents an administrative impediment based upon design (e.g , appearance) rather than far more meaningful and significant elements such as engineering (construction), safety, and efficientsite planning. Appendix I, Sec. III.A.4.b.(2) [Comment #15] We seek a waiver from a strict compliance with the 30'-40' planting interval. Street trees will be planted on the (exterior/perimeter) streets as indicated and at the required intervals. Street trees will be planted along all interior streets as indicated on the landscape plans, as driveway and walkway placements allow. This will result in an average interval of approximately 50 feet. Appendix I, Sec. III.B.4.c(3) [Comment #14] We seek a waiver from a strict compliance interpretation and ask, again, that logic and common sense be applied. We are also seeking a waiver from (a not cited) requirement that islands in the cul-de-sacs contain parking spaces. Preliminary Plat Submission, Item #28 page 2 of 3 This section is clearly much more applicable to more dense townhome or apartment sites, not to a site with 7.5 units per acre, which units live very much like detached homes. There is no practical or safetyjustification to require anymore off-street guest parking here than in a single-family cul-de-sac. Each condominium includes an attached two -car garage. As with most single-family homes, extended driveways allow for additional off-street parking. The proposed private streets are 30 feet wide, allowing ample width for both traffic and on -street parking. In discussion, the (City) staff stated that, on the one hand, 20 foot setbacks are required from walks to garage doors (in full acknowledgement that driveways would be used for parking), but that such parking cannot be Counted as additional parking spaces. We simply cannot see the logic, practicality, or common sense in such a position-- especially In a multi -family site designed to contain longer driveways. As to the cul-de-sac islands, we request that any normally required narking be ke eliminated. The spaces gained would actually serve to mathese cul-de-sacs less safe due to ingress and egress movements. Thev would also certainiv increase hardscape in the "bulb" areas which already greatly need mitigation via trees and other planting areas because of the amount of paved area required. With on -street parking and in -driveway spaces, we can demonstrate 70 parking spaces in addition to the two spaces provided in the attached 2-car garages of each unit. This results in an average of 3.5 parking spaces per dwelling unit, and we believe that figure proves to be far superior to that found in very nearly any other multi -family development. And; many of these spaces do, indeed, fall easily within the two hundred (200) foot margin as prescribed' [Comment #3] While we are not certain that a waiver is required, we would submit that the pedestrian ramps would be as installed throughout the remainder of the Fossil Lake PUD. The ramps located at the northern entry to the site are an element of the Fossil Lake PUD 2nd Filing. The two ramps interior to the site would be of the same design as those provided elsewhere. Preliminary Plat Submission, Item #28 page 3 of 3 PROJECT DESCRIPTION March 16, 2001 Fossil Lake PUD. Third Filing (Stonewater Court Condominiums) Owner — Everline, L.L.C. Developer— KEM Builders L.L.C. Planner/Architect — Aller Lingle Architects P.C. Civil Engineer — North Star Design, Inc. Surveyor — King Surveyors, Inc. Stonewater Court Condominiums is a multi -family residential development proposing 48 units on Tract B (5.875 acres) of the Fossil Lake PUD, Second Filing creating a gross density of 8.17 units/acre. The property is at the southeast corner of the intersection of Trilby Road and Shallow Pond Drive immediately adjacent to the existing Fossil Lake Ranch clubhouse and swimming pool. The Subdivision Development Agreement between the developer and the county allows for 58 patio/townhouse units on Tracts B and C. With 10 patio homes to be built on Tract C. the 48 remaining units will be a part of this project. These multi -family units, adjacent to the single-family homes, will create the mix of densities that was the intent of the P.U.D. Each building will be on its own platted lot thereby creating twelve lots with the remainder of the site on a common tract. Each lot will be 6.909 sq. ft. The layout consists of twelve 4-plex buildings with each unit having an attached two -car garage. The completed development will be controlled by a homeowners association formed under declarations and covenants drafted and recorded in accordance with the Colorado Common Interest Ownership Act (CCOIA). The following is a general description of the proposed utilities and facilities needed to provide Adequate Public Facilities: Sewage Disposal: The proposed development lies within the South Fort Collins Sanitation District. Directly north of the site, there is an 8" sanitary sewer line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. Water Supply: The site is within the Fort Collins -Loveland Water District boundary. Directly north of the site, there is an 8" water line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. Page 2 Concept Level Stormwater Report: Please see the attached Conceptual Stormwater Report. Fire Protection: The proposed development lies within the Poudre Fire Authority boundary. The nearest fire station is PFA Station #10, located at 2067 Vermont Drive, which is approximately five (5) miles from the proposed development. Road: Access to the proposed Fossil Lake P.U.D., Second Filing is from either County Road 9 or County Road 36. Shallow Pond Drive is an existing public street that runs from County Road 9 to the northwest corner of the site. Shallow Pond Drive will be extended along the north boundary of the site by Everline L.L.C. as a part of the Fossil Lake PUD Second Filing. The individual buildings will then be served by private streets and driveways as s)3 Yi on the site plan. The main "entry" street off of Shallow Pond Drive will have a 30'-0" flowline-to-flowline dimension with no parking while the cross street has a 30'-0" towline-to-flowline dimension with parallel parking for guests. The cul-de- sacs at each end of the private street are sized to meet the required turn -around diameter for fire access. The center islands will be landscaped with a faux stone wall, trees and flower beds providing vibrate color interest at the end of each street._AITstreets will be paved with asphalt and have "roll-over" concrete curb and gutter. No off -site street improvements are proposed as a part of this project. The landscaping concepts used in the design of this project will be in keeping with those used for other developments within Fossil Lake Ranch PUD. A minimum of 80% of the common open space will be landscaped with living plant materials. Street trees at a maximum of 40' on center will be planted in the parkway along Shallow Pond Drive and Snowy Creek Drive. Parking areas facing the public streets will be screened with boulders and shrubs to provide a semi -opaque visual barrier. Individual building foundation plantings are shown on sheet LS2 with minor variations at unique drive/parking conditions. An underground sprinkler system will be used to irrigate the site including the parkways within adjacent right-of-ways. Since this project is a part of the approved Fossil Lake PUD., compatibility of the proposed use with adjacent existing and planned development has already been established. REVIEW CRITERIA FOR PLANNED DEVELOPMENT" March 16, 2001 Fossil Lake PUD, Third Filing (Stonewater Court Condominiums) Owner - Everline. L.L.C. Developer - KEM Builders L.L.C. Planner/Architect - Aller Lingle Architects P.C. Civil Engineer - North Star Design, Inc. Surveyor - King Surveyors, Inc. Land Use Stonewater Court Condominiums is a multi -family residential development proposing 48 units on Tract B (5.875 acres) of the Fossil Lake P.U.D., Second Filing creating a gross density of 8.17 units/acre. The proposed density and use are consistent with the Fossil Creek Reservoir Area Plan and the Fossil Lake PUD, which when prepared took into consideration land -use compatibility with this area. 'The site falls within the Mixed -Use Neighborhood (MUN) Land Use Designation of the Fossil Lake PUD with the overall plan allowing for 58 dwelling units to be constructed on tracts B and C. Ten (10) patio homes have been approved for tract C allowing for forty-eight (48) dwelling units to be constructed on tract B. Allowable uses within the MUN include multi -family dwellings limited to six or less units per building. All proposed buildings are 4-plexes with attached two -car garages per each unit. All building setbacks from non -arterial streets (Shallow Pond Drive and Snowy Creek Drive) are a minimum of 15'. Buildings along the south and west boundary meet the sideyard setback of 15'. The applicant has worked closely with Everline LLC in an attempt to address the county's concern in regards to separation from the regional trail. Although the easement cannot be moved due to the drainage tract to the south, the proposed location of the actual 8' wide path as been held tight to the south edge of the easement thereby maximizing the separation of the trail from any structure. The minimum separation will be at least LY as measured from the building foundation to the north edge of the path. There are several agricultural operations in the area and, from the beginning, Everline LLC has worked with the adjacent landowners in an attempt to prevent any problems arising from a compatibility standpoint. During the creation of the Fossil Creek Reservoir Area Plan these issues were taken into consideration and addressed. As noted above, this proposed KEM Builders, LLC A Colorado Limited Liability Company 3000 South College Avenue Fort Collins, CO 80525 June 4, 2001 Mr. Matt Lafferty Larimer County Planning Department P.O. Box 1190 Fort Collins, CO 80522-1190 RE: Fossil Lake P.U.D. 3rd Filing Dear Matt, Telephone:(970) 223-4900 Fax:(970) 223-4901 This is a formal requestfor an Engineering Variance from the "residential and local street"design as depicted in diagram D-2 of the Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways. Understanding that the above design has been approved for use in the Fossil Lake PUD, KEM Builders, LLC, as Applicant for the Fossil Lake PUD 3rd Filing, formally requests a variance from the 51-foot ROW to a 40-foot ROW, as described by Attachments A and B. Discussions with both the Larimer County and City of Fort Collins Engineering Departments have indicated a willingness to make a favorable recommendation upon submission and review of this request. We have discussed and diagramed (Attachment C) gas and joint trench (electric, cable, and telephone) locations with the parties involved. All involved parties agree that the installations as diagramed present no significant issues relative to the modification requested. The site proposal presents Tract D as a utility, drainage, and access easement encompassing all areas outside of building envelopes, exclusive_ of_street right-of-ways, A 13-foot wide strip (back of attached 5- foot walk to building envelope) of Tract D has been maintained In all instances where primary utility trenches or equipment are to be placed. A copy of this formal request has been forwarded directly to Troy Jones of City Current Planning and to Sheri Wamhoff of City Engineering. A copy is also enclosed for Traci Downs of County Engineering. We do hereby request that both City and County staffs make favorable recommendations, and that the modified profile be accepted as a public street, as has been indicated in recent discussonswitliistaffs. Sincerely, KEM Builders, LLC David S. Brown Manager DSB/s Encls. Page 2 development is an acceptable use within the MUN of the Fossil Lake PUD. Standard procedure also calls for the final recorded plat to note adjacent zoning and uses allowing potential buyers to be aware of these uses and possible conflicts. The drainage swale between our site and the adjacent pastureland to the south will also serve as a natural barrier. Per Section 8.1 1.4 of the County's Land Use Code, a Fugitive Dust Control Plan will be submitted at the final plat submittal stage. This plan will be based on Section 10 of the Larimer County Stormwater Management Manual and will incorporate vehicle tracking devices, inlet protection, filter fences and other techniques as necessary. Vehicular Circulation/Parking Private streets and driveways will serve all dwelling units and attached garages. It is the applicants understanding, based on previous meetings with county/city staff, that the on -site streets can be "private" as long as they are designed to City of Fort Collins Street Standards. It is our intention to meet these standards with the exceptions as noted in the separate „ requested waiver document. The streets would be classified as "local" and, as proposed, would have a 30' flowline-to- > flowline section with a 4' wide attached concrete sidewalk on each side. The two cul-de-sacs are within the allowable 660' max. length and the turnaround diameters are larger than the 80' minimum. On -site parking includes two -car attached garages for all forty-eight living units, parking in driveways behind garages for twenty-four of the units and surface parking scattered throughout the development. s Adjacent public streets (Shallow Pond Drive and Snowy Creek Drive) will hav 4' ide sidewalks detached from the curb by a 6' wide parkway. EVERLINE LLC will construct these streets and sidewalks. Bicycle/Pedestrian Circulation Concrete sidewalks combined with secondary drives will provide a comprehensive internal circulation system. This system includes an 8' wide ped./bike trail to the south connecting with the community ped./bike trail along the southern boundary, a 4' wide sidewalk to the east connecting to the detached walk on Snowy Creek Drive, a 4'-6" wide walk to the west connecting to the detached walk on Trilby Road and two different 4' wide walks connecting to the detached walk on Shallow Pond Drive. These walks are in addition to the 4' attached sidewalk wrapping the internal street and turnaround bulbs and other walks connecting all front door stoops to the sidewalk system. It is our feeling that the sidewalks, as proposed, provide a functional, thorough and reasonably direct pedestrian/bicycle circulation system for all users throughout the site without infringing on the privacy of individual homeowners or scattering the development with undue hard surfaces; thereby maximizing the "green" areas. Page 3 Similar to a single-family home, each unit has a 2-car attached garage providing sufficient bicycle storage areas. Adequate Community Facilities The Poudre Fire Authority (PFA) will provide fire protection. The nearest fire station is PEA Station #10. located at 2067 Vermont Drive, which is approximately five (5) miles from the proposed development. The two-story residential buildings will not be equipped with sprinkler systems, but will contain area separation walls per the Uniform Building Code to keep the "official' building area below 5,000 s.f. Exterior walls of the first story are within 150' of the private or public streets and turnarounds to allow for fire apparatus maneuvering. Based on the sketch plan comments from PFA, the northwest turnaround was elongated to shorten the distance around building D bringing it within access. Tract A of the proposed site plan encompassed all of the internal private streets/turnarounds and is designated, in part, as an emergency access easement. Landscaping/Bufferyards The landscaping concepts used in the design of this project will be in keeping with those used for other developments within Fossil Lake PUD. A minimum of 80% of the common open space will be landscaped with living plant materials. Street trees at a maximum of 40' on center will be planted in the parkway along Shallow Pond Drive and Snowy Creek Drive. Street trees are also proposed lining the internal private street behind the attached walk with gaps as required for individual unit and shared driveways. Specific plant species will be addressed during the final development plan review but, in general, will provide adequate diversity to minimize potential disease/insect problems as well as to provide visual interest/diversity. Material planting sizes are noted in the landscape schedule on sheet LS2. Parking areas facing the public streets will be screened with boulders and shrubs to provide a semi -opaque visual barrier. Informal undulating berms are also used along Shallow Pond Drive to further enhance the landscape edge treatment. Individual building foundation plantings are shown on sheet LS2 with minor variations at atypical drive/parking conditions. An underground sprinkler system, using non -potable water, will be used to irrigate the site including the parkways within adjacent right-of-ways. The homeowners association will hire a professional landscape company to maintain all landscaped areas. Public Utilities Sewage Disposal: The proposed development lies within the South Fort Collins Sanitation District. Directly north of the site, there is an 8" sanitary sewer line proposed with the Fossil Page 4 Lake P.U.D.. Second Filing improvements. This proposed line is adequately sized to serve this site. Water Supply: "The site is within the Fort Collins -Loveland Water District boundary. Directly north of the site, there is an 8" water line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. A letter of commitment has been received from the two districts noted above regarding a commitment of service for this project. Concept Level Stormwater Report: Please see the attached Conceptual Stormwater Report. New easements for on -site utilities are being provided as shown on the drawings including a "blanket" easement over the entire site (excluding buildable lots) for drainage, access, utilities and landscaping. Although the internal street section will require a great deal of coordination to accommodate all the different utilities with their respective separation requirements, it is the applicants opinion that the easements as shown on the site plan can accommodate these needs. This opinion is based on the fact that this building type, in a higher density development, has been successfully completed at another location within the City of Fort Collins. Utility line installations shall be coordinated with the streetscape and bufferyard landscaping materials to maintain minimum required separation. Trees shall be planted no closer than 4' from existing or proposed electrical and gas lines. Trees shall be planted no closer than 10' from existing or proposed water and sanitary sewer lines. The units will be individually metered for both natural gas and electricity, with meter banks placed on the building facade behind a screen wall as noted on the building elevations. Site lighting and other common amenities will be metered together on "house" panels. Private street lighting, parking areas, building entry and other security lighting will be a combination of pole -mounted site lighting and building -mounted fixtures, downward directed or otherwise shielded to prevent glare to adjacent properties. Site lighting poles shall be a maximum overall height of 20'. Conclusion We believe this site development plan, as proposed, meets the intent of the Larimer County Land Use Code, the FCUGA Intergovernmental Agreement and the Fossil Creek Reservoir Area Plan while continuing the overall Fossil Lake PUD vision. PROJECT DESCRIPTION Fossil Lake PUD, Third Filing Owner — Everline, L.L.C. Developer —KEM Builders L.L.C. Planner/Architect — Aller Lingle Architects P.C. Civil Engineer — North Star Design, Inc. Surveyor — King Surveyors, Inc. August 21, 2001 Fossil Lake P.U.D., Third Filing is a multi -family residential development proposing 48 units on Tract B (5.875 acres) of the Fossil Lake PUD, Second Filing creating a gross density of 8.17 units/acre. The property is at the southeast comer of the intersection of Trilby Road and Shallow Pond Drive immediately adjacent to the existing Fossil Lake Ranch clubhouse and swimming pool. 7 he Subdivision Development Agreement between the developer and the county allows for 58 patio/condominium units on Tracts B and C. With 10 patio homes approved and currently under construction on Tract C, the 48 remaining units will be a part of this project. These multi -family units, adjacent to the single-family homes, will create the mix of densities that was the intent of the P.U.D. Each building will be on its own platted lot thereby creating twelve lots with the remainder of the site on a common tract. Each lot will be 6,909 sq. ft. The layout consists of twelve 4-plex buildings with each unit having an attached two -car garage. The completed development will be controlled by a homeowners association formed under declarations and covenants drafted and recorded in accordance with the Colorado Common Interest Ownership Act (CCOIA). The following is a general description of the proposed utilities and facilities needed to provide Adequate Public Facilities: Sewage Disposal: The proposed development lies within the South Fort Collins Sanitation District. Directly north of the site, there is an 8" sanitary sewer line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. Water Supply: The site is within the Fort Collins -Loveland Water District boundary. Directly north of the site, there is an 8" water line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. Concept Level Stormwater Report: Please see the attached Stormwater Report. Page 2 Fire Protection: The proposed development lies within the Poudre Fire Authority boundary. The nearest fire station is PFA Station #10, located at 2067 Vermont Drive, which is approximately five (5) miles from the proposed development. Road: Access to the proposed Fossil Lake P.U.D., Second Filing is from either County Road 9 or County Road 36, Shallow Pond Drive is an existing public street that runs from County Road 9 to the northwest comer of the site. Shallow Pond Drive will be extended along the north boundary of the site by Everline L.L.G. as a part of the Fossil Lake PUD Second Filing. The individual buildings will then be served by private streets and driveways as soon on the site plan. The main "entry" street off of Shallow Pond Drive will have a 30'-0" flowline-to-flowline dimension with no parking while the cross street has a 30'-0" flowline-to-flowline dimension with parallel parking for guests. The cul-de-sacs at each end of the private street are sized to meet the required turn -around diameter for fire access. The center islands will be landscaped with a faux stone wall, trees and flower beds providing vibrate color interest at the end of each street. All streets will be paved with asphalt and have "roll-over' concrete curb and gutter. No off -site street improvements are proposed as a part of this project. The landscaping concepts used in the design of this project will be in keeping with those used for other developments within Fossil Lake Ranch PUD. A minimum of 80% of the common open space will be landscaped with living plant materials. Street trees at a maximum of 40' on center will be planted in the parkway along Shallow Pond Drive and Snowy Creek Drive. Parking areas facing the public streets will be screened with boulders and shrubs to provide a semi -opaque visual barrier. Individual building foundation plantings are shown on sheet LS2 with minor variations at unique drive/parking conditions. An underground sprinkler system will be used to irrigate the site including the parkways within adjacent right-of-ways. Since this project is a part of the approved Fossil Lake PUD., compatibility of the proposed use with adjacent existing and planned development has already been established. REVIEW CRITERIA FOR PLANNED DEVELOPMENT Fossil Lake PUD, Third Filing Owner — Everline, L.L.C. Developer —KEM Builders L.L.C. Planner/Architect — Aller Lingle Architects P.C. Civil Engineer — North Star Design, Inc. Surveyor — King Surveyors, Inc. Land Use August 21, 2001 Fossil Lake P.U.D., Third Filing is a multi -family residential development proposing 48 units on Tract B (5.875 acres) of the Fossil Lake P.U.D., Second Filing creating a gross density of 8.17 units/acre. The proposed density and use are consistent with the Fossil Creek Reservoir Area Plan and the Fossil Lake PUD, which when prepared took into consideration land -use compatibility, contextual location and density, for this area. The site falls within the Mixed -Use Neighborhood (MUN) Land Use Designation of the Fossil Lake PUD with the overall plan allowing for 58 dwelling units to be constructed on tracts B and C. Ten (10) patio homes have been approved for tract C allowing for forty-eight (48) dwelling units to be constructed on tract B. Allowable uses within the MUN include multi -family dwellings limited to six or less units per building. All proposed buildings are 4-plexes with attached two -car garages per each unit. All building setbacks from non -arterial streets (Shallow Pond Drive and Snowy Creek Drive) are a minimum of 15'. Buildings along the south and west boundary meet the sideyard setback of 15'. The applicant has worked closely with Everline LLC in an attempt to address th nty's concern in regards to separation from the regional trail. Although the easement cannot moved due to the drainage tract to the south, the proposed location of the actual 8' wide path as been held tight to the south edge of the easement thereby maximizing the separation of the trail from any structure. The minimum separation will be at least 13' as measured from the building foundation to the north edge of the path. There are several agricultural operations in the area and, from the beginning, Everline LLC has worked with the adjacent landowners in an attempt to prevent any problems arising from a compatibility standpoint. During the creation of the Fossil Creek Reservoir Area Plan these issues were taken into consideration and addressed. As noted above, this proposed development is an acceptable use within the MUN of the Fossil Lake PUD. Standard Page 2 procedure also calls for the final recorded plat to note adjacent zoning and uses allowing potential buyers to be aware of these uses and possible conflicts. The drainage swale between our site and the adjacent pastureland to the south will also serve as a natural barrier. Also, recently staff has had preliminary discussions regarding development of this property as single family residential area. Per Section 8.11.4 of the County's Land Use Code, a Fugitive Dust Control Plan will be submitted at the final plat submittal stage. This plan will be based on Section 10 of the Larimer County Stormwater Management Manual and will incorporate vehicle tracking devices, inlet protection, filter fences and other techniques as necessary. Vehicular Circulation/Parking 4, Private streets and driveways will serve all the dwelling uni nd attached garage. The entry point has been designed to align with the proposed in section of Shallow Pond Drive and Stonewater Drive. The applicant is requesting a ce to the Urban Street Standards to allow an attached 5' wide sidewalk in lieu of a 4' w!io detached walk and parkway. The flowline to flowline roadway width would remain th ame as the standards illustrate at 30' for a "local" street. The attached walks and private street would be completely contained within a 43'-0" wide easement as described on the plat. The two cul-de-sacs at each end of the private street, excluding the islands, are also contained in this easement. The total lengths back to the development entry, are within the allowable 660' maximum, therefore a second access is riot required and the turnaround diameters are larger than the 80' minimum described in the standards. Included in the variance request is the ability to landscape the cul-de-sac islands in lieu of the required parking. The applicant believes provisions for resident and guest parking are more than sufficient and the island, with a faux stone wall, flower bed and canopy tree will be create an attractive visual focal point at the end of each street. On -site parking includes two -car attached garages for all forty-eight living units, parking in j driveways behind garages for twenty-four of the units and surface parking scattered throughout the development. 2/' Adjacent public streets (Shallow Pond Drive and Snowy Creek Drive) will hav 4' de sidewalks detached from the curb by a 6' wide parkway. EVERLINE L.LC will construct these streets and sidewalks with the sidewalk ramp cuts matching the ones already installed in the first filing currently under construction. Bicycle/Pedestrian Circulation Concrete sidewalks combined with secondary drives will provide a comprehensive internal circulation system. This system includes an 8' wide ped./bike trail to the south connecting with the community ped./bike trail along the southern boundary, a 4' wide sidewalk to the east connecting to the detached walk on Snowy Creek Drive, a 4'-6" wide walk to the west connecting to the detached walk on Trilby Road and two different 4' wide walks connecting to the detached walk on Shallow Pond Drive. These walks are in addition to the 5' attached sidewalk wrapping the internal street and turnaround bulbs and other walks connecting all front door stoops to the sidewalk system. It is our feeling that the sidewalks, as proposed, provide a functional, thorough and reasonably direct pedestrian/bicycle circulation system for all users throughout the site Page 3 without infringing on the privacy of individual homeowners or scattering the development with undue hard surfaces; thereby maximizing the "green" areas. Adequate Community Facilities The Poudre Fire Authority (PFA) will provide fire protection. The nearest fire station is PFA Station #10, located at 2067 Vermont Drive, which is approximately five (5) miles from the proposed development. The two-story residential buildings will not be equipped with sprinkler systems, but will contain area separation walls per the Uniform Building Code to keep the "official" building area below 5,000 s.f. Exterior walls of the first story are within 150' of the private or public streets and turnarounds to allow for fire apparatus maneuvering. Tract A of the proposed site plan encompassed all of the internal private streets/turnarounds and is designated, in part, as an emergency access easement. Landscaping/Bufferyards The landscaping concepts used in the design of this project will be in keeping with those used for other developments within Fossil Lake PUD. A minimum of 80% of the common open space will be landscaped with living plant materials. Street trees at a maximum of 40' on center will be planted in the parkway along Shallow Pond Drive and Snowy Creek Drive. Street trees are also proposed lining the internal private street behind the attached walk with gaps as required for individual unit and shared driveways. Specific plant species are shown on the landscape plan and in the materials schedule. The intent is to provide adequate diversity to minimize potential disease/insect problems as well as to provide visual interest/diversity. Material planting sizes are noted in the landscape schedule on sheet LS2. Parking areas facing the public streets will be screened with boulders and shrubs to provide a semi -opaque visual barrier. Informal undulating berms are also used along Shallow Pond Drive to further enhance the landscape edge treatment. Individual building foundation plantings are shown on sheet LS2 with minor variations at atypical drive/parking conditions. An underground sprinkler system, using non -potable water, will be used to irrigate the site including the parkways within adjacent right-of-ways. The homeowners association will hire a professional landscape company to maintain all landscaped areas. Public Utilities Sewage Disposal: The proposed development lies within the South Fort Collins Sanitation District. Directly north of the site, there is an 8" sanitary sewer line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. Water Supply: The site is within the Fort Collins -Loveland Water District boundary. Directly north of the site, there is an 8" water line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. Page 4 A letter of commitment has been received from the two districts noted above regarding a commitment of service for this project. Stormwater Report: Please see the Stormwater Report prepared by North Star Design. New easements for on -site utilities are being provided as shown on the drawings including a "blanket" easement over the entire site (excluding buildable lots) for drainage, access, utilities and landscaping. Although the internal street section will require a great deal of coordination to accommodate all the different utilities along with the landscaping with their respective separation requirements, it is the applicants opinion that the easements as shown on the site plan can accommodate these needs. This opinion is based on the fact that this building type, in a higher density development, has been successfully completed at another location within the City of Fort Collins. Utility line installations shall be coordinated with the streetscape and bufferyard landscaping materials to maintain minimum required separation. Trees shall be planted no closer than 4' from existing or proposed electrical and gas lines. Trees shall be planted no closer than 10' from existing or proposed water and sanitary sewer lines. The units will be individually metered for both natural gas and electricity, with meter banks placed on the building facade behind a screen wall as noted on the building elevations. Site lighting and other common amenities will be metered together on "house" panels. Private street lighting, parking areas, building entry and other security lighting will be a combination of pole -mounted site lighting and building -mounted fixtures, downward directed or otherwise shielded to prevent glare to adjacent properties. Site lighting poles shall be a maximum overall height of 20'. Conclusion We believe this site development plan and final plat, as proposed, meet the intent of the Larimer County Land Use Code, the FCUGA Intergovernmental Agreement and the Fossil Creek Reservoir Area Plan while continuing the overall Fossil Lake PUD vision. PROJECT DESCRIPTION Fossil Lake PUD, Third Filing Owner—Everline, L.L.C. Developer — KEM Builders L. L.C. Planner/Architect —Aller Lingle Architects P.C. Civil Engineer — North Star Design, Inc. Surveyor — King Surveyors, Inc. November 2, 2001 ul, 7� �3 :i 44I, I Fossil Lake P.U.D., Third Filing is a multi -family residential development proposing 48 units on Tract B (6.026 acres) of the Fossil Lake PUD, Second Filing creating a gross density of 7.96 units/acre. The property is at the southeast corner of the intersection of Trilby Road and Shallow Pond Drive immediately adjacent to the existing Fossil Lake Ranch clubhouse and swimming pool. The Subdivision Development Agreement between the developer and the county allows for 58 patio/condominium units on Tracts B and C. With 10 patio homes approved and currently under construction on Tract C, the 48 remaining units will be a part of this project. These multi -family units, adjacent to the single-family homes, will create the mix of densities that was the intent of the P.U.D. Each building will be on its own platted lot thereby creating twelve lots with the remainder of the site on a common tract. Each lot will be 6,909 sq. ft. The layout consists of twelve 4-plex buildings with each unit having an attached two -car garage. The completed development will be controlled by a homeowners association formed under declarations and covenants drafted and recorded in accordance with the Colorado Common Interest Ownership Act (CCOIA). The following is a general description of the proposed utilities and facilities needed to provide Adequate Public Facilities: Sewage Disposal: The proposed development lies within the South Fort Collins Sanitation District. Directly north of the site, there is an 8" sanitary sewer line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. Water Supply: The site is within the Fort Collins -Loveland Water District boundary. Directly north of the site, there is an 8" water line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. Concept Level Stormwater Report: Please see the attached Stormwater Report. Attachment A Variance Request for Public Street Modification Fossil Lake PUD, 3rd Filing (a requested variance from "Residential Local Street" Standard, D-2-b) [see also the cross section diagram provided herewith] • ROADWAY WIDTH: 30' • RIGHT OF WAY WIDTH: 40' • TRAVEL LANE WIDTH: 16' • PARKING: Two lanes 7' wide • WHERE USED: The overall dimensions of the site, setback requirements, and building envelope sizes combine to make the residential local street standard D-2-b impractical for this proposal, particularly the elements of a parkway and detached walk. Further, because this street is not a though traffic street (i.e., it is a closed double cul-de-sac), the traffic volume is anticipated to be far below the 1000 vpd maximum stated in D-2-b. • SPEED LIMIT: 25 MPH. [Note: Applicant is not at all adverse to a reduced speed limit for thissite.] • GARAGE DOOR SETBACK: 20' from back of 5' attached sidewalk. • FENCES: No fences are proposed. Covenants will prohibit same except for patio privacy walls all of which are well beyond 20' from the proposed Stormwater Court. • PARKWAY LANDSCAPING Not applicable under the proposed modification. TREE PLANTING: Due to driveway, sidewalk, and utility and streetlight placements on this multi -family site, 22 canopy shade tress are to be planted at approximately 65 foot spacings along the inner and access street (Stormwater Court). In addition, non-sight-imparing canopy trees are proposed for each of the cul-de-sac islands. 7 ornamental tress are also located in the easement areas behind the attached walkways. The remainder of the site will contain an additional 16 deciduous canopy trees, and additional 29 ornamentals, and 16 conifers, as well as numerous shrubs and bushes. Canopy plantings along the the perimeter streets (Shallow Pond Drive and Snowy Creek Drive) average 1 at every 40'. • SIDEWALK: A 5' wide attached sidewalk shall be placed along all 1500 linear feet of the proposed Stormwater Court. BIKE LANES: Bicyclists to share travel lane with motor vehicles CURB AND GUTTER: Drive over curb and gutter. Page 2 Fire Protection: The proposed development lies within the Poudre Fire Authority boundary. The nearest fire station is PFA Station #10, located at 2067 Vermont Drive, which is approximately five (5) miles from the proposed development. Road: Access to the proposed Fossil Lake P.U.D., Second Filing is from either County Road 9 or County Road 36. Shallow Pond Drive is an existing public street that runs from County Road 9 to the northwest comer of the site. Shallow Pond Drive will be extended along the north boundary of the site by Everline L.L.C. as a part of the Fossil Lake PUD Second Filing. The individual buildings will then be served by private streets and driveways as soon on the site plan. The main "entry' street off of Shallow Pond Drive will have a 30'-0" flowline-to-flowline dimension with no parking while the cross street has a 30'-0" flowline-to-flowline dimension with parallel parking for guests. The cul-de-sacs at each end of the private street are sized to meet the required turn -around diameter for fire access. The center islands will be landscaped with a faux stone wall, trees and flower beds providing vibrate color interest at the end of each street. All streets will be paved with asphalt and have "roll-over' concrete curb and gutter. No off -site street improvements are proposed as a part of this project. The landscaping concepts used in the design of this project will be in keeping with those used for other developments within Fossil Lake Ranch PUD. A minimum of 80% of the common open space will be landscaped with living plant materials. Street trees at a maximum of 40' on center will be planted in the parkway along Shallow Pond Drive and Snowy Creek Drive. Parking areas facing the public streets will be screened with boulders and shrubs to provide a semi -opaque visual barrier. Individual building foundation plantings are shown on sheet LS2 with minor variations at unique drive/parking conditions. An underground sprinkler system will be used to irrigate the site including the parkways within adjacent right-of-ways. Since this project is a part of the approved Fossil Lake PUD., compatibility of the proposed use with adjacent existing and planned development has already been established. 748'NR ALtRS WAY . gLG ❑["c 21,10 P,i PdC 3052`. r970) 225 182C REVIEW CRITERIA FOR PLANNED DEVELOPMENT November 2, 2001 Fossil Lake PUD, Third Filing Owner—Everline, L.L.C. Developer —KEM Builders L.L.C. Planner/Architect — Aller Lingle Architects P.C. Civil Engineer — North Star Design, Inc. Surveyor — King Surveyors, Inc. Land Use Fossil Lake P.U.D., Third Filing is a multi -family residential development proposing 48 units on Tract B (6.026 acres) of the Fossil Lake P.U.D., Second Filing creating a gross density of 7.96 units/acre. The proposed density and use are consistent with the Fossil Creek Reservoir Area Plan and the Fossil Lake PUD, which when prepared took into consideration land -use compatibility, contextual location and density, for this area. The site falls within the Mixed -Use Neighborhood (MUN) Land Use Designation of the Fossil Lake PUD with the overall plan allowing for 58 dwelling units to be constructed on tracts B and C. Ten (10) patio homes have been approved for tract C allowing for forty-eight (48) dwelling units to be constructed on tract B. Allowable uses within the MUN include multi -family dwellings limited to six or less units per building. All proposed buildings are 4-plexes with attached two -car garages per each unit. All building setbacks from non -arterial streets (Shallow Pond Drive and Snowy Creek Drive) are a minimum of 15'. Buildings along the south and west boundary meet the sideyard setback of 15'. The applicant has worked closely with Everline LLC in an attempt to address the county's concern in regards to separation from the regional trail. Although the easement cannot be moved due to the drainage tract to the south, the proposed location of the path has been held tight to the south edge of the easement thereby maximizing the separation of the trail from any structure. The minimum separation will be at least 10' as measured from the building foundation to the north edge of the path. There are several agricultural operations in the area and, from the beginning, Everline LLC has worked with the adjacent landowners in an attempt to prevent any problems arising from a compatibility standpoint. During the creation of the Fossil Creek Reservoir Area Plan these issues were taken into consideration and addressed. As noted above, this proposed development is an acceptable use within the MUN of the Fossil Lake PUD. Standard Page 2 procedure also calls for the final recorded plat to note adjacent zoning and uses allowing potential buyers to be aware of these uses and possible conflicts. The drainage swale between our site and the adjacent pastureland to the south will also serve as a natural barrier. Also, recently staff has had preliminary discussions regarding development of this property as single family residential area. Per Section 8.11.4 of the County's Land Use Code, a Fugitive Dust Control Plan will be submitted at the final plat submittal stage. This plan will be based on Section 10 of the Larimer County Stormwater Management Manual and will incorporate vehicle tracking devices, inlet protection, filter fences and other techniques as necessary. Vehicular Circulation/Parking Private streets and driveways will serve all the dwelling units and attached garage. The entry point has been designed to align with the proposed intersection of Shallow Pond Drive and Stonewater Drive. The applicant is requesting a variance to the Urban Street Standards to allow an attached 5' wide sidewalk in lieu of a 4'-6" wide detached walk and parkway. The flowline to flowline roadway width would remain the same as the standards illustrate at 30' for a "local" street. The attached walks and private street would be completely contained within a 43'-0" wide easement as described on the plat. The two cul-de-sacs at each end of the private street, excluding the islands, are also contained in this easement. The total lengths back to the development entry, are within the allowable 660' maximum, therefore a second access is not required and the turnaround diameters are larger than the 80' minimum described in the standards. Included in the variance request is the ability to landscape the cul-de-sac islands in lieu of the required parking. The applicant believes provisions for resident and guest parking are more than sufficient and the island, with a faux stone wall, flower bed and canopy tree will be create an attractive visual focal point at the end of each street. On -site parking includes two -car attached garages for all forty-eight living units, parking in driveways behind garages for twenty-six of the units and surface parking scattered throughout the development. Adjacent public streets (Shallow Pond Drive and Snowy Creek Drive) will have 4'-6" wide sidewalks detached from the curb by a 6' wide parkway. EVERLINE LLC will construct these streets and sidewalks with the sidewalk ramp cuts matching the ones already installed in the first filing currently under construction. Bicycle/Pedestrian Circulation Concrete sidewalks combined with secondary drives will provide a comprehensive internal circulation system. This system includes an 8' wide ped./bike trail to the south connecting with the community ped./bike trail along the southern boundary, a 4' wide sidewalk to the east connecting to the detached walk on Snowy Creek Drive, a 4'-6" wide walk to the west connecting to the detached walk on Trilby Road and two different 4' wide walks connecting to the detached walk on Shallow Pond Drive. These walks are in addition to the 5' attached sidewalk wrapping the internal street and turnaround bulbs and other walks connecting all front door stoops to the sidewalk system. Page 3 It is our feeling that the sidewalks, as proposed, provide a functional, thorough and reasonably direct pedestrian/bicycle circulation system for all users throughout the site without infringing on the privacy of individual homeowners or scattering the development with undue hard surfaces, thereby maximizing the "green" areas. Adequate Community Facilities The Poudre Fire Authority (PFA) will provide fire protection. The nearest fire station is PFA Station #10, located at 2067 Vermont Drive, which is approximately five (5) miles from the proposed development. The two-story residential buildings will not be equipped with sprinkler systems, but will contain area separation walls per the Uniform Building Code to keep the "official" building area below 5,000 s.f. Exterior walls of the first story are within 150' of the private or public streets and turnarounds to allow for fire apparatus maneuvering. Tract A of the proposed site plan encompassed all of the internal private streets/turnarounds and is designated, in part, as an emergency access easement. Landscaping/Bufferyards The landscaping concepts used in the design of this project will be in keeping with those used for other developments within Fossil Lake PUD. A minimum of 80% of the common open space will be landscaped with living plant materials. Street trees at a maximum of 40' on center will be planted in the parkway along Shallow Pond Drive and Snowy Creek Drive. Street trees are also proposed lining the internal private street behind the attached walk with gaps as required for individual unit and shared driveways. Specific plant species are shown on the landscape plan and in the materials schedule. The intent is to provide adequate diversity to minimize potential disease/insect problems as well as to provide visual interest/diversity. Material planting sizes are noted in the landscape schedule on sheet LS2. Parking areas facing the public streets will be screened with boulders and shrubs to provide a semi -opaque visual barrier. Informal undulating berms are also used along Shallow Pond Drive to further enhance the landscape edge treatment. Individual building foundation plantings are shown on sheet LS2 with minor variations at atypical drive/parking conditions. An underground sprinkler system, using non -potable water, will be used to irrigate the site including the parkways within adjacent right-of-ways. The homeowners association will hire a professional landscape company to maintain all landscaped areas. Public Utilities Sewage Disposal: The proposed development lies within the South Fort Collins Sanitation District. Directly north of the site, there is an 8" sanitary sewer line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. Page 4 Water Supply: The site is within the Fort Collins -Loveland Water District boundary. Directly north of the site, there is an S" water line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. A letter of commitment has been received from the two districts noted above regarding a commitment of service for this project. Stormwater Report: Please see the Stormwater Report prepared by North Star Design. New easements for on -site utilities are being provided as shown on the drawings including a "blanket" easement over the entire site (excluding buildable lots) for drainage, access, utilities and landscaping. Although the internal street section will require a great deal of coordination to accommodate all the different utilities along with the landscaping with their respective separation requirements, it is the applicants opinion that the easements as shown on the site plan can accommodate these needs. This opinion is based on the fact that this building type, in a higher density development, has been successfully completed at another location within the City of Fort Collins. Utility line installations shall be coordinated with the streetscape and bufferyard landscaping materials to maintain minimum required separation. Trees shall be planted no closer than 4' from existing or proposed electrical and gas lines. Trees shall be planted no closer than 10' from existing or proposed water and sanitary sewer lines. The units will be individually metered for both natural gas and electricity, with meter banks placed on the building facade behind a screen wall as noted on the building elevations. Site lighting and other common amenities will be metered together on "house" panels. Private street lighting, parking areas, building entry and other security lighting will be a combination of pole -mounted site lighting and building -mounted fixtures, downward directed or otherwise shielded to prevent glare to adjacent properties. Site lighting poles shall be a maximum overall height of 20'. Conclusion We believe this site development plan and final plat, as proposed, meet the intent of the Larimer County Land Use Code, the FCUGA Intergovernmental Agreement and the Fossil Creek Reservoir Area Plan while continuing the overall Fossil Lake PUD vision. Community Planning and Environmental Services Current Planning Citv of Fort Collins May 28, 2002 To: City Clerk's Office, Attn: Wanda Krajicek City Attorney's Office, Attn: Paul Eckman Sl�olo2 Engineering Dept., Attn: Cam McNair Stormwater Department, Attn: Glen Schlueter Natural Resources, Attn: Doug Moore Zoning Dept., Attn: Peter Barnes From: Troy Jones, Current Planning Re: Fossil Lake P.U.D. Third Filing Here's a copy of the Development Agreements for Fossil Lake P.U.D. Third Filing for your Department's records. As you all know, Fossil Lake P.U.D. Third Filing is a development that was approved in the County in the Fossil Creek Reservoir Area, and has an annexation in. process. The annexation is named "Fossil Lake Annexation No. 4," and it passed at second reading on May 21, 2002, so the annexation will be effective within a few days from now. Because the "site specific development plan" approvals were obtained in the County, this approval is treated somewhat differently than development s whose approvals were obtained under the City's development review process. Based on the Intergovernmental Agreement between the City of Fort Collins and Larimer County, the City is bound to the terms of the Development Agreement that was approved in the County upon annexation. This makes it very important that any City employee who would potentially need to know what the agreement specifically says has access to the language of the agreement itself. To that end, here are copies of the Fossil Lake P.U.D. Third Filing Development Agreements for your department's files. Please let those in your department know how to find them if they would ever be involved in the review of subsequent approvals within the area of Fossil Lake P.U.D. Third Filing. _ti l A1,rth chllr.;c :ANonuc • P0. Box 380 • Fort Collins, CO 80522-0580 • (1170) 201-0750 • FAX (970) 416-2020 PROJECT DESCRIPTION Fossil Lake Ranch Condominiums Owner — Everline, L.L.C. Developer — KEM Builders L.L.C. Planner/Architect — Aller Lingle Architects P.C. Civil Engineer — North Star Design, Inc. November 1. 2000 Fossil Lake Ranch Condominium is a multi -family residential development proposing 48 units on Tract B (6.41 acres) of the Fossil Lake P.U.D. creating a gross density of 7.5 units/acre. The property is at the southeast corner of the intersection of Trilby Road and Shallow Pond Drive immediately adjacent to the existing Fossil Lake Ranch clubhouse and swimming pool. The Subdivision Development Agreement between the developer and the county allows for 58 patio/townhouse units on Tracts B and C. With 10 patio homes to be built on Tract C, the 48 remaining units will be a part of this project. These multi -family units, adjacent to the single-family homes, will create the mix of densities that was the intent of the P.U.D. Each building will be on its own platted lot thereby creating twelve lots with the remainder of the site on a common tract. Each lot will be approximately 7,000 sq. ft. The layout consists of twelve 4-plex buildings with each unit having an attached two -car garage. The completed development will be controlled by a homeowners association formed under declarations and covenants drafted and recorded in accordance with the Colorado Common Interest Ownership Act (CCOIA). The following is a general description of the proposed utilities and facilities needed to provide Adequate Public Facilities: Sewage Disposal: The proposed development lies within the South Fort Collins Sanitation District. Directly north of the site, there is an 8" sanitary sewer line proposed with the Fossil Lake P.U.D., Second Filing improvements. This proposed line is adequately sized to serve this site. Water Supply: The site is within the Fort Collins -Loveland Water District boundary. Directly north of the site, there is an 8" water line proposed with the Fossil Lake P.U.D.. Second Filing improvements. This proposed line is adequately sized to serve this site. Concept Level Stormwater Report: Please see the attached Conceptual Stormwater Report. Fire Protection: The proposed development lies within the Poudre Fire Authority boundary. The nearest fire station is PFA Station # 10, located at 2067 Vermont Drive, which is approximately five (5) miles from the proposed development. Road: Access to the proposed Fossil Lake P.U.D., Second Filing is from either County Road 9 or County Road 36. Shallow Pond Drive is an existing public street that runs from County Road 9 to the north side of the site. The individual buildings will then be served by private streets and driveways. The main "entry" street off of Shallow Pond Drive will have a 30'-0" flowline-to-flowline dimension with no parking while the cross street has a 34'-0" flowline-to-flowline dimension with parallel parking for guests. All streets will be paved with asphalt and have "roll-over" concrete curb and gutter. No off -site street improvements are proposed as a part of this project. The landscaping concepts used in the design of this project will be in keeping with those used for other developments within Fossil Lake Ranch P.U.D. A minimum of 80% of the common open space will be landscaped with living plant materials. An underground sprinkler system will be used to irrigate the site. Since this project is a part of the approved Fossil Lake P.U.D., compatibility of the proposed use with adjacent existing and planned development has already been established. SITE DATA SHEET DATE: December 07, 2000 TITLE: FOSSIL LAKE RANCH CONDO'S PD TYPE: PLANNED DEVELOPMENT SKETCH PLAN REVIEW REQUEST': SKFFCH PLAN REVIEW OF TRACT B - FOSSIL LAKE PUD FOR A 48 UNIT CONDOMINII iM DEVELOPMENT. TRACT B CONSISTS OF 6.41 ACRES, AND'I I IF: PROPOSED 48 UNITS WILL BE SITUATED ON 12 LOTS. LOCATION: W 1/2 09-06-68; LOCATED IN THE FOSSIL LAKE PUD ON THE SOUTH SIDE OF CR 36 ON CR 9 APPROX. 1/4 MILE SOUTH OF CR 36. APPLICANT: KEM BUILDERS LLC BROWN, DAVI: 3000 SOUTH COLLEGE AVE, SUITE 103 FORT COLLINS CO 80525 970-223-4900 970-223-4901 (F) OWNER: FVERLINE, LLC STAFF ASSIGNED: MATT LAFFERTY PARCEL NUMBER(S) / ZONING PROPOSED ZONING: PROPOSED LAND UST;: GMA ZONE: TOTAL PROJECT AREA: # OF RESIDENTIAL LOTS: TOTAL RESIDENTIAL ACRES: # OF NON RESIDENTIAL LOTS # OF RESIDENTIAL UNITS: 8609000003 FAI FAI CONDO/RESIDENTIAL FORT COLLINS UGA 6.41 12 6.41 0 48 ENGINEER/SURVI:;YOR: NORTH STAR DESIGN CONTACT: KROETCH, TRICIA SERVICES: ACCESS: COUNTY ROAD 9 FROM COUNTY ROAD 36 WATER: FT COLLINS-LOV WATER SEWER: S FT. COLLINS SANITATION FIRE: POIJDRE DIRE AUTHORITY NUMBER OF TRIPS GF,NF.RA'IED BY USE: 480+ FILE NUMBER: 00-51714 ZERO ZERO PLANNING AREA: FOSSLCPA H K Z Q W :�E :2Z0i W—a- (n W N O Y) W Z H Q �Z i Z OU U J WM Z Q — H ... of O 2 F- d J Lu F Q F- �I Z W p U � N in J W iDo 0 J Li U.1 O U � O M W � W 0 = U of > ~ N � ~ oa r� ~z J W �W V) M Q W Attachment B Variance Request for Public Street Modification Fossil Lake PUD, 3rd Filing (a requested variance from "Residential Local Street" Standard, D-2-b) DATE: 6/1/00 %North Star FOSSIL LAKE SCALE: NITS 'J� design, inc. STREET CROSS SECTION 700 Automation Drive, Unit 1 DRAWN BY: PPK Windsor, Colorado 80550 Phone: 970-686-6939 JOB NO.: 111-03 Fax: 970-686-1188 ortation Services Engineering Department City of Fort Collins City of Fort Collins Memorandum Date: June 15, 2001 To: Cam McNair, City Engineer From: Dave Stringer, Development Review Manager-Ug9,� RE: Variance request to Urban Area Street Standards — Fossil Lake P.U.D. 3`d Please find attached a formal request to the Larimer County Urban Street Standards for the Fossil Lakes P.U.D. 3rd Filing. The development is currently being developed under the County Planing Department who has final authority over the approval or denial of this variance request. However, the County has agreed to receive our recommendation before making a final decision. The Variance request is to allow this development to construct a private street with a right-of-way width of 40 feet instead of the 51-foot standard requirement. The street cross section will be a 30-foot flow line to flow line street width with an attached 5-foot wide sidewalk on each side. There will be a 13-foot utility easement behind the sidewalks on each side. The applicant has presented its case in exhibit A of the attachment using set back requirements, the compactness of the site and low traffic volumes as their justifications for the reduce street cross section. Th old City/County design standards were used for the other Fossil Lake developments with 30-foot street widths and attached drive over curb and gutter. The street travel lanes and attached sidewalks are within a 51-foot right of way. However, the streets are serving single family detached homes, versus the single family attached homes that are being proposed on this development. It is my opinion that an approval of this variance will not be detrimental to public health and safety and is equal to what has been constructed with the other Fossil Lake Filings -81 \orth CoIIcg( Aecnuc • PO. Boa ;80 • Fort Collins, CO 81723-05,N0 • (470) 221 -660 Engineering Department Transportation Services =Mmm Cam McNair, P.E. CiryofFortCollins City Dl&ll eer 4 ri q /01 7LF-: Ut4a-lice- FZer_u,e! -_ Foss;l "s 3'= -- 1 4;s Q5 irJI�'V,��,in�vte�.Jl���a�-ltcv-r�da' 1 c��e�• l tS �Qc �"t�laJd-am4S `o-SRdp— ''hCJtO� fJu-b�G 0.C[tS5 24 S�-ti-c�S� C �'`D� 0. Jkd--1a� am�I,�L�es�' x "4 415 pubII dv Cu l - h - 5a C Ck $ j-rcc4' 54t. J `V J a-n � CO vt�o Mu " " vt cU-4 c t�Q vt*-c m Ce- r S�ow�cQ tye V VdLk . 281 N. Collcflc A� e- - PO Box 580 - Ft. Collins. CO 80522-0580 i9i0)'21-b005 - Far (970) 2-' 1-6378 Transportation Services Engineering Department City of Fort Collins June 22, 2001 Mr. Matt Lafferty Larimer County Planning P.O. Box 1190 Fort Collins, Co 80522-1190 RE: Fossil Lake PUD, 3`d Filing — variance request to modify the local street cross section. Dear Matt, This letter is in response to the variance request, dated June 4, 2001, to reduce the row width on a local street from 51 feet to 40 feet and thus eliminate the parkway and having the sidewalk be a 5 foot attached sidewalk for the internal street. Upon review of the variance request the City will support this variance request provided that this street (Stonewater Court) is a private street, Home Owner Association (HOA) maintained and is dedicated as a 40 foot wide public access easement on its own tract and not dedicated as a "right-of-way". This variance request does not set a precedence or change the application of our design standards in other situations. If you have any questions, please contact Sheri Wamhoff at 221-6750. Sincerely, Sheri Wamhoff, PE cc: Cam McNair, City Engineer — City of Fort Collins Troy Jones, Planner - City of Fort Collins Traci Downs, Engineer — Larimer County David Brown, Kem Builders, LLC file '_RI North CoIIC},C AVCnnC • CO. Box 58O • Fort Collins, CO 80522-0�;80 • (970) 221-6605 • PAX (970) 221-6378 wwwo fort-collins.co.us KEM Builders, LLC 3000 South College Avenue, Suite 103 Fort Collins, CO 80525 November 2, 2001 Roxanne Hayes Latimer County Engineering Department P. O. Box 1190 Fort Collins, CO 80522-1190 /Sherri Wamhoff City of Fort Collins Engineering Department P. O. Box 580 Fort Collins, CO 80522-0580 HAND DELIVER A Colorado Limited Liability Company Telephone: (970) 223-4900 Fax: (970) 223-4901 RE Fossil Lake P.U.D. Third Filing Variance requests resultant of October 23, 2001, County/City staff work session Following are four variance requests, consistent with what we understand as a result of the October 23 work session and consistent with the existing status of the project review. Our understanding is that these requests will be considered on as timely basis as is possible and that approvals will be granted administratively (e.g., upon joint concurrence by both of you) Once again, thanks for processing these requests in this far more expeditious manner We do appreciate any and all consideration. Should these documents not provide sufficient information for your full consideration of the requests, may I ask that you contact directly one or more of the following members of the development team, as appropriate. • KEM Builders, LLC Dave Brown — 223-4900 fax: 223-4901 • Alier-Lingle Architects Brad Massey — 223-1820 fax 223-1833 • King Surveyors Larry Pepik — 686-5011 fax 686-5821 • North Star Design Tricia Kroetch — 686-6939 fax 686-1188 Request for variance from detail 7-29B (reference Site Plan comment #1 and Street and Profile Plan comment #16) We request a variance on the basis that a strict application of this standard would necessitate the redesign of both the dwelling structures and the site. Given the timeline of the project's review (e_g-, that this comment is conceptual and could have / should have been made a number of months ago). and given that the p-oduct and site designs for multi -family development will often not meet the letter of specific standards. we ask that the following be accepted. Roxanne Hayes Sherri Wamhoff Page 2 November 2, 2001 We have altered the driveway angles to 90 degrees for buildings 2-3, 8, and 11. The angle for the common drive between buildings 10 and 11 would not be altered because a 90-degree angle would essentially nega�e the designated parking space indicated there. Relative to the required 6-foot wide medians between driveways, Appendix 'A' to this letter visually expresses the practical circumstances The condominium structures have attached double garages, side - by -side The median spaces are 3'-3' or 2'-9" (dependent on building elevation) with each 17'-0" driveway pad extending 6beyond each side of the door opening (which is a standard configuration). The total space possible between garage door rough openings is 4'-0". The maximum separation between drives, then, might be 3 '9' (practically speaking, a drive slab must abut at least 3' beyond the edge of the door opening). From a practical site and product standpoint, it does not seem feasible/reasonable to require medians larger than the (present) 3'-0" (average), and we much prefer to leave them as presently designed We do agree to ensure that, non sight -impairing landscaping is placed within the medians, and have so depicted on the Landscape Plan. We suggest that any narrowing of the drive connections at the street would only serve to satisfy a mathematically stated standard (e.g., 36') and would clearly diminish both the practical and safe use of the drives. .� Request for variances from details 7-24_A (reference Plat comments #3 and #7, and Street and Profile Plan comment #22) We request a variance on the following bases: The strict imposition of such standards will not necessarily serve to facilitate and create a desirable and practical site plan in all instances. We believe this is such an instance. We do not wish to eliminate these islands. The consensus at the work session is that they are a desirable element. The islands and cul-de-sacs were designed to moderate the visual/aesthetic impacts of the necessary hardscape. The islands are not typical of those configurations and locations for which the standards were developed (i.e , there are no cross streets, very light traffic volume, etc.) The Poudre Fire Authority has approved the radii indicated. Attachment "B" to this letter provides that confirmation from PFA, as well as an additional diagram demonstrating that the configurations as proposed provide for more turning room than would the cited standard. As they are fully functional for the site conditions, are more aesthetically pleasing than would be the strict standard, and meet the primary health and safety requirements we ask for a variance to allow the islands and radii to be constructed as proposed. Request for variance from detail 9.4 i _1_ (reference Grading and Drainage comment #13) We believe we have done everything practically feasible, given the site configuration and product nature, to accommodate this requirement while also establishing adequate drainage configurations throughout the site and maintaining compliance with the approved site drainage plan, by Northern Engineering. for the overall Fossil Lake master plan. Any requirement to meet this standard in a strict context will require a significant site redesign. We request that the submission in regard to 9.4.11 be approved as is.