Fox Property Comments 10-7-04
FOX PROPERTY
Comments on the 10/07/04 Concept Plan prepared by Dahlgren Shardlow and Uban for
Lundgren Brothers.
Tree loss, specifically in the southwest corner of the site which is located within the Bluff
Creek Overlay District Primary Zone. This area is to be preserved. The ordinance states:
"Natural habitat areas within the primary zone shall be preserved as permanent open
space.
Density clustering shall be allowed as a tool to facilitate cluster development within the
Bluff Creek Overlay District. Density clustering may be used in areas where portions of
the site are unsuitable for development because of the location of the Primary Zone.
Density clustering shall not be allowed for areas that are otherwise considered
unbuildable due to wetlands, lakes and other areas not suitable for building purposes.
In areas where density clustering is applicable, density may be transferred to
unconstrained parts of the site within land included in the Secondary Zone, subject to the
restrictions of this article, and within land lying outside of identified zone areas.
Additionally, the following conditions may qualify for density clustering:
(a) Land slopes in the Secondary Zone that exceed twenty-five (25) percent on
average.
(b) Land in the Secondary Zone containing stands of native trees.
(c) Land with suitable natural habitat to endangered or threatened species or a fragile
ecosystem.
All structures shall be set back a minimum of forty (40) feet from the Primary Zone. No
disturbances of the site shall occur with the first twenty (20) feet of such setback."
In order to determine the number of units eligible for density transfer, you would need to
prepare a "ghost plat" of the land within the primary zone. The ghost plat would need to
comply with the city's subdivision and zoning regulations including minimum lot areas,
street widths, bluffs, etc. Historically, we have used either single-family detached (RSF)
or twin home (R4) district standards to determine the number of units available for
density transfer.
The access roads into each part of the development will be public streets. These streets
shall provide a loop to adjacent parcels and to the east-west collector. The easterly access
road should line up on the north and south and meet spacing standards from Powers
Boulevard. Sidewalks must be incorporated within the development to the collector road.
The use of a public street may provide the opportunity to create sub-neighborhoods
within the development
There are areas of steep slopes located on the north and south sides of the property. Bluff
areas will need to be verified.
The development should incorporate noise attenuation measures
Storm water ponding will need to be provided for the entire development. This project
may not use the ponding proposed within the Highway 312 corridor.
The development should include additional housing types. View corridors and common
open spaces may warrant the inclusion of additional single-load units to take advantage
of the green corridors between units, with service allies providing automobile access to
the units. Additionally, you may want to create an urban façade along the edge of the
development, such as the use of brownstone row houses.
Note: The letting of the Highway 312/212 project is being delayed until the spring of
2005. This means that the Powers Boulevard extension, which provides the primary
access in to the property as well as utility extensions will be delayed.