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FOUR SEASONS PUD - Filed GC-GENERAL CORRESPONDENCE - 2003-11-12
Robert Sutter. architects planners Community Development City of Fort Collins 300 La Porte Avenue Fort Collins, Colorado 80521 drake office center. ........... 333 w. drake road ft. col fins, colorado 80526 ......(303) 493 - 5198 Subject: Proposed Planned Unit Developm east Corner of Hersetooth Road ellins, Colorado. (%ism Tones Dear Sirs: October 16, 1978 of 155 ± Acres a South Shields St e �ouzn- 0 The intent of this letter is to provide the written documentation required for preliminary PUD submittal which has not been included on the site plan sub- mitted for subject project. It shall include statements as to the considera- tions allowed in developing the design layout as presented, as well as the advantages gained in this particular PUD. This letter will be divided into the following categories: Objectives of this PUD; Site Analysis and Design Approach; Design Development; Advantages of this PUD; Development Information; and Summary. I. OBJECTIVES OF THIS Street circulation and how it affects access into and out of the subdivision is the most commanding consideration in the development of a plan for this quarter section of property. The objectives set in establishing the automo- bile circulation patterns for this development were to provide ease of access and minimize conflicts of higher density areas with low density areas as well as provide a system of higher density areas that minimized conflicts with the pedestrians. The development was to be laid out to provide a variety of housing to meet the anticipated marketing demands, both present and future, in Fort Collins. The types of housing to be provided were single family on 6,500 to 8,500 - s.f. lot patio home and condominium or townhouse types of dwellings. A wide range of cost of housing will be planned within this development to help meet the rising demand in the Fort Collins market for lower cost good quality housing. February 7, 1979 Mr. M. Stephan McMillan Page 2 the preliminary design was based on 100 year runoff from the developed area and a two year historic rate of outflow. This resulted in an inor- dinately large pool, so design was revised to reflect the runoff volume difference between a maximum 100 year runoff from the developed area and 100 year runoff from the undeveloped (historic) area. Maximum pool depth is consequently 3.25 feet with a water surface area of 0.55 ac. It should also be noted that street elevation changes previously referred to resulted in a 5.35 ac. increase in the basin size for the east pond. For construction details of these facilities, please refer to the Four Seasons, First Filing construction plans. Please feel free to contact us with any questions or comments. Very truly yours, M & I, INC. (dames . I ')b ' X". I -�wjj; �)zll� - James M. Nichols, E.-L.S. JRD:JMN/bf �C' r� 4414 31 OF March 2, 1979 Maurice Rupel Development Engineer Citv of Ft. Collins 300 La Porte Ave. Ft. Collins, Colo.80521 Dear Maurice: t� Just a note to thank you for all your efforts at the staff level in getting our 1st filing ready for council action on March 13th. We continue to be most pleased that all our interaction with the city's staff has been so positive. It's a real joy working with problem solvers like yourself rather than problem creators, as is the case in many other communities. Thanks, M. Stehen McMillan MSM/rmk cc; Roy Bingman LICENSED • BONDED • INSURED - fie `:,, `>,A. 6,VYomiNG. IDAHO. COLORADO QMHO!n,, I{ II Bum.,. July 18, 1979 Mr. Maurice E. Rupel Development Engineer Engineering Division City of Ft. Collins P. 0. Box 580 Fort Collins, Colo. 80522 Re: Proposal to revise sidewalk plan for 1st Filing, Four Seasons PUD Dear Mauri: In April we discussed alternatives to the approved sidewalk plan for the 1st Filing of the Four Seasons PUD shown on Exhibit A. The proposed revised sidewalk plan is shown on Exhibit B. I have failed to respond to you in a timely fashion as you requested. For that, I am sorry. As I recall, you felt that the larger cul-de-sac should have had side- walks. I agree with you. However, I indicated that I felt that there was not a need for a sidewalk on the south and west side of Coronado Avenue between Arbor Ave. and Tradition Drive because there is to be a sidewalk in the greenbelt which is adjacent to the opposite side of the lots bordering this side of the street. We want to encourage property owners adjacent to the greenbelt to use the greenbelt for visiting adjacent lots and for pedestrian traffic; and we don't feel that it is necessary or desireable to serve both sides of these lots with a side- walk. There is a standard sidewalk on the opposite side of Coronado Ave. We are in process of pouring curb, gutters and walks at this time within the 1st Filing. We are proceeding to install sidewalks in the Bonita and Coronado cul-de-sacs and we are putting a walk along the south side of Burgundy Court to connect the walk on Century Drive to the walk in the greenbelt adjacent to Burgundy Court cul-de-sac. We did not put a side- walk on both sides because this cul-de-sac is very short. We are installing these extra walks because we believe it is the right planning decision. LICENSED • BONDED • INSURED _'�,rt t: '.: H:i. (A, July 18, 1979 Maurice E. Rupel Page 2 We request that you allow us to delete the sidewalk on Coronado Avenue as described above. In return, and in addition to the additional walks now being installed, we would aaree to the following: (1) To make the greenbelt sidewalk behind Lots 15-30 concrete rather than asphalt as now required; and (2) to install the sidewalk in the greenbelt according to the schedule in Exhibit A of the subdivision agreement for the 1st Filing (a copy of Exhibit A is attached). We are adding approximately 1,500 lineal feet of sidewalk not now required by the City and are asking for the deletion of approximately 975 lineal feet now required by the City. Because of our willingness to install extra sidewalks on the cul-de-sacs without a guarantee that the City will reciprocate and delete the Coronado walk, we ask that you not require a bond to insure that a walk will be built in the greenbelt behind Lots 20 to 30, a greenbelt that is not now platted. It is, however, shown on the Four Seasons PUD Master Plan. Sincerely, IcMi11an Encl: TIMOTHY W. HASLER JOSEPH H. FONFARA JAMES A. MARTEU_ LAW OFFICES OF TIMOTHY W. HASLER November 16, 1979 Ms. Lucia Lilley City Attorney Municipal Building 300 Laporte Fort Collins, CO 80522 RE Dear Lucia: SUITE 650 SAVINGS BUILDING POST -OFFICE BOX 2023 FORT COLLINS, COLORADO 80522 TELEPHONE (303) .93-5070 Four Seasons P.U.D. Our File #775-5-79 As you are aware, this office represents Chism Homes, Inc. the developer of Four Seasons P.U.D. Mr. Steve McMillan of Chism Homes, Inc. has contacted me with regard to a problem which has developed on Lots 1 and 2 and Lots 10 and 11 of Four Seasons P.U.D. First Filing. My understanding is that a small brick wall attached to the garages located on Lots 1 and 2 and the garages located on Lots 10 and 11 overlaps the boundary line between such lots. My understanding is that the Building Department is concerned that one of the lot owners might tear down his half of the brick wall leaving the remaining half structurally unsound. I have attempted to solve this particular problem through a party wall easement. Enclosed please find copies of a Declaration of a Party Wall Easement for Lots 1 and 2 and a similar Declaration for Lots 10 and 11. After you or your staff has had an opportunity to consider and review these documents, please call me to discuss any changes which you feel should be made. If the documents appear to be acceptable in their present form, I will deliver them to Chism Homes for signature and will record them with the Larimer County Clerk and Recorder. Thank you for your cooperation in this regard. Sincerely, �JAMES A. MARTELL JAM/dw Enclosure cc: Mr. Steve McMillan October 8, 1980 The City of Fort Collins Planning Division P.O. Box 580 Fort Collins, Colorado 80522 Att: Mr. Joe Frank Re: Four Seasons Development - e aminary eview PUD H-1 Area North of Michie Drive Dear Joe: In response to the Planning Staff Review Comments on referenced project, we submit the following information for your consideration in processing this PUD Application. 1. It is the intent of Chism Homes, Inc. to construct building improvements within the cross -hatched areas indicated on the development plan. Exact building dimensions, building separations and setbacks will be identified on the final site plan to be submitted sub- sequent to this preliminary PUD. 2. The developer acknowledges that the development plan establishes location and size of tennis courts as a "building envelope" under the provisions of this PUD. 3. It is the intent of Chism Homes to provide for adequate loading and service area at all office/retail spaces at such time as specific uses are identified. we suggest further refinement at final stage as needs are more de- fined. 4. The more detailed parking and site layout to be present- ed for final development plan will indicate specific locations and number of handicapped parking spaces per city requirements. 5. Screen fences along with bermed landscaping will be pro- vided at service areas and trash areas. Final landscape plan will define actual construction detailing. The City of Foi Collins Planning Division Att: Mr. Joe Frank 10/8/80 Page Two 6. All signage will be submitted with final PUD and sub- jected to review and approval of Planning Staff. 7. Utility design will include provisions for three inch electric conduit at the intersection of Horsetooth and Shields. Location will be coordinated through Planning Staff. B. The dedication width of 60 feet is indicated on the development plan for the purpose of matching the width of Michie Drive East of the site which has been previous- ly dedicated with improvements constructed. To change width at this intersection may result in a potentially hazardous condition. 9. For the purpose of better identifying this PUD, the site plan has been titled, "Development Plan H-1 Area North of Michie Drive." 10. Discussions with the Fire Marshal indicate the 150 foot fire access requirement at two townhouse buildings was marginal. These two buildings have been revised to pro- vide for this requirement. 11. The site data has been revised to allow for clearer inter- pretation with a breakdown for entire development with respect to residential, commercial and project phasing. 12. Area of active open space has been recomputed based on the interpretation of the zoning regulations and areas for entire development as well as each phase is in con- formance with development requirements. 13. Pavement treatment at pedestrian crosswalks as designated on the Development Plan will be of a permanent textured concrete material. Locations of crosswalks and exact treat- ment will be subject to approval of the Planning Staff and so indicated on the Final Development Plan. 14. Landscaping Plan designating planting species, size, number, and location along with ground cover, grading and other landscape improvements will be specifically defined on the Final Development Plan. Landscaping as indicated on this Preliminary Development Plan is recognized by the developer as a general illustration to depict areas to receive detail- ed consideration as final planning stage. The City of Fort )llins Planning Division Att: Mr. Joe Frank 10/8/80 Page Three 15. The Transfort Stop Location and detail will be coordinat- ed through the Planning Staff at final planning stage. 16. Placement of the recreational facilities apart from the convenience shopping center diminishes the concentration of vehicular traffic by providing access to both areas through two collector -arterial intersections. The recrea- tional facilities will afford additional buffering of the street noise at the intersection of Michie Drive and Shields Streets. A comparable alternative to this may con- sider a large setback of the residential units at this location. This would result in an expanse of open space which may otherwise be better situated at the interior of the development as it is now illustrated. The recreational facilities are intended to serve the residence through their Homeowners' Association. It appears appropriate that a sense of ownership and willing participation may be best achieved by avoiding the commercial image of the neighbor- hood center. 17. To strengthen the pedestrial link to the neighborhood center, it is the intent to better define pedestrial access through landscape improvements and special permanent walk treatment at crosswalks. The office/retail space as it is illustrated will allow tenant spaces to orient onto landscaped areas as well as onto parking. All commercial tenant spaces provide for pedestrial access from the South, East and West without entry onto the parking area. 18. The townhouse units will be conveyed to resident homeowners through condominium sales. 19. Architectural elevations of all building improvements will be submitted for approval at time of final PUD. 20. Parking spaces are per site data on the Development Plan and indicate number required by zoning regulation and number provided. At time of final PUD location the number of handi- capped parking will be specifically noted. It is the under- standing of the developer that parking ratios for the commer- cial area may receive special staff review and compliance with staff recommendations will be accomplished. The City of Fort .ollins Planning Division Att: Mr. Joe Frank 10/8/80 Page Four 21. An additional sheet containing site data has been incorporat- ed into the PUD drawings. 22. Fire hydrant location as indicated by the Fire Marshal and engineering and minor relocations have been suggested to be incorporated at time of final PUD. Please advise of your comments and if additional information is required. BK:al cc: Chism Homes, Inc. Yours truly, Bruce Keenan Architect P.O. Box 26007 San Diego, Calif. 92126 FORT COLLINS COLORADO 80525 HOME5, INC. (303) 226-3303 Business Address 4730 S. College, Ft. Collins. CO November 18, 1980 Mr. Tom Gathman City Engineering Department Y.O. Box 580 Ft. Collins, CO 80522 RE: Lot 1, 925 Burgundy Court, Certified Check for Concrete Work. Dear Mr. Gathman: The concrete work at 925 Burgundy Court has been completed as scheduled. In a previous letter dated June 30, 1980, we promised to do this work and included a certified check in the amount of $300.00. Would you please inform us of the procedure used in getting that $300.00 returned to us. Sincerely, NI. Stephen McMillan Division Manager MSM:rlj 12/1/80 ® TO: Jim Harmon, Accounting 41Pllr pq n` FROM: Molly Davis, Deputy City Clerk Please arrange for release of this $300 escrow since we have received the above notice that the improvements have been completed. Check should be mailed to Chism Homes at this address c/o Mr. McMillan. LICENSED • BONDED • INSURED Offices in . . . NEVADA, WYOMING, IDAHO. COL.ORADO Community Development + October 16, 1978 Preliminary Submittal of 155 - Acres page 2 Higher density areas and commercial areas are to be laid out on the perimeter of the property for two reasons. The first reason is to facilitate the ease and expedite the movement of the larger part of the population of the subdivi- sion in and out of the area. The second reason was to provide a buffer to the more internally oriented and sensitive single family areas. Due to their plan- ned development characteristics, higher density areas will be Planned with more control through landscape treatments. Green area allotments are to be concentrated in higher density areas to pro- vide both a recreational area and a means of pedestrian circulation away from automobile conflicts as much as possible. Lower density, large single family lot areas, have no need for off lot recreational areas and therefore common open space should be held to a minimum. The commercial allotment should have both an internal and an external access. Internal access should provide ease of circulation to and from the commercial area from within the subdivision. External access should be provided through as short a transition from the subdivision as possible but should be kept apparent for the outside convenience shopper. A commercial area of these sorts should be located near an arterial and on a collector to enable ease of traffic circulation to and from the area. This area can then provide effective service not only internally but to persons in the immediate neigh- borhoods thereby shortening automobile trips and relieving traffic congestion. II. SITE ANALYSIS AND DESIGN APPROACH. The property is located at the southeast corner of South Shields Street and West Horsetoop Road. The size of the property approximates a quarter section or about 155 - total acres. Site analysis indicates that the site slopes at a natural grade of - 1% directly east. No significant problems due to ground water or soils instability are anticipated based on a recent soils report conducted by Empire Laboratories of Fort Collins, Colorado. Storm water drainage will be accomplished over lot and through streets. On - site detention will be accomplished by a stepped detention system for a 100 year storm with two year release points along the east boundary of the project. Sanitary sewer service adequate to serve the north 20% + of the site will be availabile in Horsetooth Road. The remainder of the site will be serviced by the new Warren Trunk Line to be designed and developed contiguously with the development of the southern portions of the project. The new trunk line will be located in roadways or easements within the south end of the property. Water service will be available in Horsetooth Road and South Shields Street adequate to service the entire site. Lines will be looped between Horsetooth and Shields as well as to the subdivision to the east as maybe required. PLANNING DIVISION EXT. 655 May 8, 1981 Mr. Steve McMillan Chism Homes 4730 South College Fort Collins, CO 80525 Dear Steve: /Y At the May 8, 1981 meeting concerning the patio home phase o Four Seasons, the following issues were resolved: 1. The drive would be considered as a private parking lot drive by City staff. 2. If drainage is being handled in the parking lot drive, some sort of concrete structure will be required. 3. Sidewalks will be required along one side of the parking drive only (interior), in addition to the sidewalk along Arbor Drive. 4. A 50-foot stacking space should be provided from all intersections with public streets. 5. Site plan should indicate typical fences. 6. The site plan should include the following note: "All portions of the exterior walls of the first story of all buildings shall be within 150-feet of the access roadway for these buildings." I talked with Don Hisam and a 6-foot separation between structures will be required to satisfy the 150-foot requirement. Sincerely, J F nk Senio Planner JF/fsr cc: Curt Smith Josh Richardson Attachment 23 CITY OF FORT COLLINS P.O. F3ox 580 Fort Collins, Colorado 80522 Phone 484-42 J x. 7 ENGINEERING SERVICES November 29, 1982 Reuben Ulrich Chism Homes, Inc. 4730 S. College Fort Collins, CO Dear Mr. Ulrich: We have received complaints recently about a drainage problem on the south side of Burgundy Court near the bike path entrance/exit. Apparently there is a low point in the gutter which causes a perpetual stand of water. In the winter, icing problems will subsequently occur and this will present an even greater nuisance than the current ponding of water. When one of the residents called Chinn Homes to complain, she was told that the City was responsible for such problems. Please be aware that this is a mistaken presumption. Chapter 95 §95-34 of the Fort Collins Code states that: It shall be the duty of the City Engineer to have charge of all sidewalks, curbs and gutters and driveways within the limits of the City of Fort Collins and to see that the same are properly constructed and kept in repair, and in case any thereof shall become unsafe or out of repair, to order the same to be repaired at the expense of the property owner as herein provided...... The Code further states that failure to repair a sidewalk or curb and gutter deemed unsafe to the public will cause the required work to be performed by the City and the cost of the repairs or reconstruction will be collected from the owner through the County Treasurer's office with the general property taxes. Please note also that this section of sidewalk and curb and gutter has not been constructed according to the plans on file in the City Engineer's office as required. I'm sure you can appreciate the concerns of the area residents. Solving this problem is in the best interests of all concerned - the residents, the City, and your company. I would appreciate your cooperation in this matter. If you have any questions or if I can be of any assistance, please do not hesitate to call me. Sincerely, J Michael H. Mercer Engineering Services cc: Dave Stringer Suzannah Johnson QK"D FORT COLLINS • COLORADO • 80526 • (303) 226-3303 Business Address 731 Arbor Avenue, Fart Collins, CO January 11, 1984 H.R. Phillips Director of Parks & Recreation City of Fort Collins 145 East Mountain Avenue Fort Collins, CO 80524 Dear Mr. Phillips: We have had an opportunity to thoroughly review your December 14, 1983 correspondence regarding the 5+ acre parcel designated as a park site in our Four Seasons develop- ment. We feel we understand the reasoning of your request for donation of approximately 2.2 acres adjacent to and west of the pond due to the loss of a similar amount of land currently within the pond area as a result of increasing the capacity of the pond to facilitate drainage from our project. We are not in agreement with your second request that the remaining 2.8+ acres be donated. It is our understanding that the City has purchased the other three contiguous parcels from the other developers at prices which are a matter of public information. We further understand that the existing regional detention pond has been or will be accepted by the City for perpetual maintenance. In view of the above information, we do not feel your proposal to be acceptable as proposed, however, we are certainly open to further discussion. In addition, we understand that the final plat of the parcel immediately to the south of our project currently being developed by Medema domes was approved without necessary ease- ments to allow drainage of waters f.rnm lands west of Shields Road to traverse along the southerly boundary of our project and northerly boundary of Medema's project and entering the regional detention facility. LICENSED • BONDED • INSURED Offices in ... NEVADA, WYOMING. IDAHO, COLORADO Page Two H.R. Phillips Director of Parks & Recreation January 11, 1984 We would appreciate a response as soon as possible as to how the City intends to handle this problem. S' cerely, / li d, —, -Z-) Charles H. Moore Vice President/Manager CHM-rlj _..., 4.5754 ct. " I.s95 « L.=.77 ! C=.bY ' S� �7: ty RlR ac. C_.qs Tln� bst,�o Q.e✓ ! loka-� c��ncl `L/Z8/�y vVic.c�z C4 y . C. = • 0/ ty Qo k0 Udv<tQv oa- S itQ &42L.L-i t (Ilk •.n1._e l U, 0. .s — . ,— I 22�O—]]cAA��i.l YlrY .5� -br Cklm TO er� . 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Z �ezr Afm w0c,ld erodtAcc curb 5verPow • �ti��►�J owrl en�;►�rs�/pt%sn►urJ • � IOCZ-b� amd �+�11 h &� 44L A-) will j rea+ z-f{ec-- 4 it c*34- —_..--.. �`I/,—.�,..�..—..—. �..... _.._..�..��—•�-�..—. ,.ram _— — I \ commercial/ � Vi 2 � \` Ll J � L-4E i 1 1st FILING \\ ' `` \ w 2.59 ACRES \ ' -----�-`%r VARIES _ _vnaiEs\ //�� / EOz =1.00 C.F.S. F GHALLOW TRAPEZOIDAL CHANNEL N, 1, _ I f 1 I I01 H-1 A � 9.8 ACRES J � d � ON S1 OUT FLOW \ J G2=4.,90C.f.s. / JOFFITE OUT FLOW 02_12.88 c.f. c. �� �\ / 52 100 ems./ .•.- 5 ALE `.�'. r [, / i� t RryY� City of Port Collill<' 1 , August 31, 1988 Four Seasons Home owners Association P.O. Box 3934 Fort Collins, Colorado 80522 RE: Four Seasons Detention Pond and Outran Dear Members: I wanted to update you on the recent developments regarding the detention pond and the outfall across the Park South property. As you recall, I sent you a copy of the agreement between Middel Enterprises and the City outlining certain terms and conditions for the construction of an outfall from the detention pond. The agreement granted the City permission to construct an open swale from the pond to Manhattan Avenue. This has been completed. The agreement also outlined terms and conditions which were to be followed if Middel Enterprises did not renew litigation against the City prior to July 15, 1988. Included in these terms were the construction of a storm drainage pipeline connecting the pond outlet pipe to the culvert under Manhattan Drive, and constructing subdrains around the perimeter of the detention pond to such extent as may be reasonably necessary to avoid damage or injury to the properties of nearby residents. Middel Enterprises did renew litigation prior to July 15, 1988, therefore the terms described above are void. The City does still have the right to maintain the open ditch, pending the final outcome of the lawsuit. I realize that there is still much concern about the condition of the detention pond landscaping and the adequacy of the existing subdrain. Please be assured that we are well aware of these problems. It was hoped that everything would be resolved by this fall and final landscaping could be completed as well as the final outfalI, but the renewed litigation will delay this. I checked with our City Attorney regarding the requirements which Brown Farm Joint Ventures must still meet. He recommends that, since the pond is functional, we not proceed with the final landscaping until we are more certain of the results of the lawsuit. Unfortunately, it is not known when exactly that will be, but Brown Farm Joint Ventures will be contacted, informing them that though we are delaying the work they are not absovled of their responsibilities. I would like to thank you for your continuing cooperation, patience and support on this project. It has been a long and difficult process which we hope will be resolved as soon as possible. I will do my best to keep you informed about any 5W) • Fort Collins, CO 80522-0580 • (303) 22"1-6589 changes in the status. If you have any questions please feel free to call me at 2.21-6589. Sincerely, Susan L. Duba Hayes Civil Engineer II cc Steve Roy, City Attorney Engineering Files Community Development October 16, 1978 + Preliminary Submittal of 155 - Acres page 3 Gas service is available in the area for service to the site from an eight inch main in Horsetooth Road. It is yet undetermined as to whether gas service will be a requirement of the development of the property. Electrical power will be available from a line to be located in Horsetooth Road. This line will be extended to the property from the corner of Horsetooth Road and South Shields Street contiguous with development. Telephone service will be made available to the area with its development. Since Horsetooth Road and especially South Shields Street are to eventually become major arterials for the City, curb cuts on them should be avoided as much as possible and road access held to a minimum to avoid traffic conflicts and provide for ease of traffic control. As much as possible conflict with the intersection of Horsetooth and Shields should be avoided. III. _DESIGN DEVELOPMENT. The zoning of the property is to be RLP allowing for a density of six units per acre. It is the desire of the developer to develop as close to the total num- ber of units this will allow. Through density shifting this would allow for the desired mix of housing as well as provide openness to the site not possi- ble in subdivision types of development. Higher density areas will be master planned at this time only to reflect aoorox- imate areas to be affected and total numbers of units allowed. These areas would then require full review at a later point in time in order for their development to take place. Higher density areas should be kept on the, perimeter of the project to facili- tate traffic movement and to avoid conflict with lower density single family lots. Because these areas will be developed under tighter planning require- ments, they may also be utilized to buffer more sensitive areas from the traffic arterials on the north and west of the project. Since the development to the east of the subdivision, Park South, will develop to approximately five units per acre the eastern densities of this project should be developed likewise for compatibility. This type of density at the east of the project will also allow for common open space and more control of storm water release points at this boundary line. It is the desire of the Parks Department to provide a neighborhood park at the center of this section to service the entire section. The anticipated size for the park is 20 - acres. Approximately five acres of the park would be provided from this development. It is certainly desirous to have a park in the area. However, options as to property to be made available for its reali- zation and how that affects the development of this subdivision should be left open at this time. Community Development October 16, 1978 + Preliminary Submittal of 155 - Acres page 4 Planning should reflect the existance of .the park but options should be avail- able in the development of that property should the park not come into exis- tence. The park should not be allowed to influence the automobile traffic patterns for the subdivision since ease of access into and out of the area should be a more important criteria. However, it would be extremely beneficial for a pedestrian link to be provided to the park fron the higher density areas providing as little automobile conflict .as possible. To promote an internal pedestrian circulation area away from automobiles a sidewalk trade-off from less concentrated streets to internal pedestrian traffic areas should be allowed. Sidewalks would be required on both sides of collectors and on one side of higher traffic local streets. No sidewalk should be required on cul-de-sacs and lower traffic local streets. Hard paved bicycle and pedestrian paths would then be provided in green belt areas to encourage pedestrian traffic through those areas. The commerical area should be located at the northwest corner of the property. In this location it will provide a buffer for the remainder of the develop- ment from what will become a major intersection. Ease of access may be facili- tated into and out of the commercial area from both internal and external users at this location. Location in this area further enhances the develop- ment of the HB and commerical areas to be developed to the north of the project on Cunningham Corner. By lining up collectors in this subdivision with the HB across Horsetooth Road, a traffic control point may be easily facilitated. By concentrating commercial useage on this corner maximum marketing exposure is accomplished which will encourage the useage of the con- venience shops that will most likely develop here. This type of use discour- ages the travel on College Avenue and will in turn serve to discourage increas- ing an already bad traffic situation there. Since the site is relatively flat, site drainage and storm water run-off have been designated as a primary consideration in the development of the property. Drainage should be maintained in an easterly direction within the natural gradients as much as possible in order to minimize site cut and fill requirements. Sanitary sewer depths on the north side of the project will require some fill in order to facilitate basements and this will not effect the site drainage. Should basements not be required for this area, fill dirt would not be required except for that amount necessary to establish storm water run-off. The Park South development to the east of This subdivision has been designed to handle the drainage of approximately 10- acres from this subdivision. The quantity of run-off will be released in two year amounts at the eastern boun- dary through controlled areas located in the cormon green space and at no sacrifice to the Park South development. The remainder of the site will drain through a natural swale through the southeast corner of the property. On -site storm water will run in streets and common green areas and will be detained in a stepped system to meet City of Fort Collins Standards. Community Development October 16, 1978 + Preliminary Submittal of 155 - Acres page 5 With the location of the commercial area on the northwest corner of the prop- erty and the potential for the development of a park at the southeast corner, it was desirous to create a pedestrian link between the two areas which would encourage pedestrian traffic instead of automobile. This would further facil- itate pedestrian access from the high density areas near the commercial corner to the park located at the opposite corner of the property. Perhaps the most important consideration in planning the project is the ade- quacy of the automobile circulation system and how well it serves the needs of development. Access into and out of the development for those who live there should be the most important factor in considering this system. Ped- estrian and automobile conflicts should be minimized and when required should be provided for at key points in order to control those conflicts easily. In considering automobile traffic, the site was divided into four quadrants providing for two access points to Horsetooth Road and one to Shields Street. The fact that higher densities were located at the perimeter of the site with highest concentration near Shields Street and Horsetooth Road further serves to enhance efficient traffic movement. With nearly two thirds of the entire site population located in approximately one third of the site area near the perimeter of the development, traffic volumes and conflicts can be minimized internally at lower density areas and near and around the park. Traffic should be encouraged, through the config- uration of the circulation system, to travel directly between internal des- tinations and arterials as much as possible. This will serve to facilitate emergency access as well as reduce internal traffic conflicts. Additionally it will discourage through traffic into other subdivisions thus serving to minimize additional conflicts there. In turn automobiles in other quadrants of this square mile will be discouraged from transiting this development to their destinations. They should be encouraged through systems in those developments to travel expeditiously to other arterial access points which are set up to handle higher volumes of traffic with minimum pedestrian conflict. Each quadrant of the plan was then provided with access to a mini -collector that provides circulation to an arterial access point. Quadrants were then further subdivided with local streets that provide access to a collector and place streets and cul-de-sacs that provide access to residential units. This was the system applied at lower density areas. No single family lots have been allowed direct access to a mini -collector. The collector system was pulled off of the proposed parkland perimeter. This was done to minimize pedestrian and automobile conflicts there. Pedestrian access points will be provided through the housing development at the parkland perimeter. Community Development Preliminary Submittal of 155 - Acres October 16, 1978 page 6 Larger high density areas were provided with some internal roadway to facili- tate access. These systems should remain somewhat flexible to more detailed planning of these areas in the future. Some multi -family areas and medium density areas will require access directly to collector streets. This should be accomplished with parking lots or pockets within clusters of living units to minimize conflict points on the mini -collectors. Major internal pedestrian circulation systems have been designed to conflict as little as possible with mini -collectors. Where this has become necessary those conflict points have been concentrated at intersections where control can be maximized and safety emphasized. Cross walks, landscaping, and signage can be used to further emphasize these areas as points for caution. Further emphasis of the traffic circulation will be provided through landscape and set -back controls as well as pavement widths. Building set -backs and set -back of major landscape elements will be maximized at mini -collectors to emphasize autombile site lines and encourage automobile travel with increased allowed speed and pavement width of 44'-0". Privacy of local streets will be emphasized through reduced set -back require- ments. Pavement widths will be reduced to 30'-0" and 24'-0" further enhancing privacy and discouraging through traffic. Speed limits will be reduced in this area due to increased pedestrian circulation. Landscaping is the last consideration to be discussed. In relation to a master plan not much can be discussed. Landscaping will be emphasized in the higher density areas over than of the single family areas. Final review of lower density areas and complete review of high density areas will serve to establish acceptable landscape minimums in these areas appropriate with the deyree of density developed. IV. ADVANTAGES OF THIS A review of the Design Development considerations above will serve to spell out the main advantages of this PUD. In its planning development several considerations were considered. The plan presented with this write-up reflects what was felt to be the best system of compromise between such requirements of traffic, pedestrian, drainage, utilities, density, etc. Because of the PUD -process and requirements a further advantage is control of aesthetic considerations and maintenance through the use of an Architectural Control Committee and a Home Owners' Association. Community Development October 16, 1978 Preliminary Submittal of 155 -+ Acres page 7 Architectural control will assure good quality aesthetically pleasing housing. It is not felt that this type of control is as important in single family areas as it is in multi -family and coma ercial areas. Therefore it is not felt that submittal of elevations and plans are necessary for single family areas since they have a tendancy to inhibit economical development of these areas with no appreciable increase in aesthetic affect. Higher density areas have yet the opportunity of additional preliminary review of elevations may play a more important role in determining the aesthetic impact of these areas. Homeowners' Associations will be provided for the area. The plan is Presently being processed by the Veterans' Administration which will, to a large degree, determine the final outcome of the organization of the association or associations involved. Presently it is anticipated that one master Homeowners' Association will be developed for most of the project excluding apartment areas. Mini -associations or sub -associations would then be established for areas of like density. Apartment areas will more than likely have their own associations since they have radically different requirements from lower den- sity areas of the development. V. DEVELOPMENT INFORMATION. Development information i.s presented in more detail for the single family areas since this plan is intended to serve as a preliminary plan for those areas. Higher density areas are less specific in meeting data requirements since this plan is meant to serve more as a master plan for those areas. Higher density areas will be subject to preliminary and final review. Single family areas may he submitted for final review from this plan. Please see the enclosed drawings for site data. It is anticipated that the present owner of the project, Chism Homes, Inc. of Las Vegas, Nevada, will be the major builder of the proposed development. However, they maintain the option to release portions of the development to other builders as market conditions may dictate. Development period for this site is projected at between eight and ten years. The project will be phases as marketing conditions dictate. Phases will be based on City of Fort Collins requirements for completeness and adequacy of street systems and utilities. VI. SUMMARY. Because of the magnitude of the area covered under this PUD, except for traffic, outside development has not been a significant influencing factor in determining the outcome of this proposed plan. Horsetooth Road to the north and South Shields Street to the west provide buffers to development in those directions. Anticipated development of Park South to the east has been matched with like density and type of housing to provide a smooth transi- tion into this project.. Single family zoning has been established on the Comi-iunity Development + October 16, 1978 Preliminary Submittal of 155 - Acres page 8 south of the project and will hopefully influence the type of development to take place with future development immediately south of the project. The plan internally provides for an effective blend of varying housing types that will enhance the character and marketing of the project and thus add to the stability of its development. As growth of the City moves south it is felt that this project will serve to provide much of the housing that will be needed as well as enhance this growth with a positive and attractive in- fluence. We hope that these comments will serve to explain the approach and reasoning utilized in the development of the sumbittal plan. We look forward to pre- senting these plans to the Planning Board and Fort Collins City Council. Cordially, Robert A. Sutter, A.I.A. Copies: Mr. Stephen McMillan Chism Homes, Inc. Mr. Lloyd McLaughlin M & I Consulting Engineers, Inc. M&I consulting engineers 4710 South College Ave. Fort Collins, Colorado 80525 Telephone (303) 226-2323 February 7, 1979 Mr. M. Stephan McMillan Chism Homes, Inc. 4730 South College Avenue Fort Collins, Colorado 80525 RE: Four Seasons First Filing P.U.D. Storm Drainage _Project No. 1377-007 Dear Mr. McMillan: This letter is our report of final calculations for and design of storm drainage and detention facilities for the subject filing. Drainage patterns within Filing One are somewhat different from those shown in our Preliminary Storm Drainage Study, dated January, 1979. This is due to the final design of street grades being slightly dif- ferent than originally assumed, particularly in Tradition Drive. Such minor changes were not unexpected and do not cause important dif- ferences in the original drainage conclusions. Please refer to the construction plans for information on final street grade design. Two detention facilities are planned in connection with Filing One con- struction. One is immediately below the Burgundy Ct. cul-de-sac. This pond is designed to contain 0.41 a.f., which is the difference between the runoff from a 100 year storm on the developed area and the two year historic runoff rate. The original estimate for this volume was 0.45 a.f. The outflow rate is 0.8 cfs as opposed to an original estimate of 0.9 cfs. Maximum pool depth is 1.6 feet. The second pond is near the east property line. It is to contain 1.26 a.f. with a maximum outflow rate of 21.6 cfs. Original estimates for these figures were 1.72 and 3.9 respectively. The difference between the ori- ginal and final values is due primarily to a revision in design objectives: