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HomeMy WebLinkAboutMCCLELLANDS CREEK PD AND PLD SECOND - Filed GC-GENERAL CORRESPONDENCE - 2010-04-16I717COMMITTED TO EXCE RECEIVED MEMORANDUM ENGINEERING DEPARTMENT TO: Matt Lafferty, Larimer County Planning Department FROM: Traci Downs, Development Services Engineer DATE: November 8, 2006 / SUBJECT: McClellands Creek PD & PUD, Filing 2 — Final Plat Post Office Box 1190 Fort Collins, Colorado 80522-1190 (970) 498-5700 FAX (970) 498-7986 Proiect Description: This is a final plat proposal for Filing 2 of the McClellands Creek PD & PUD, which is located at the southwest corner of CR 7 (Strauss Cabin Road) and CR 36 (Kechter Road). This phase is on the east side of McCLellands Creek. The site is in the McClelland's Creek Drainage Basin and will therefore need to comply with the requirements of the master drainage study. The site also lies within the City of Fort Collins Urban Growth Area and will therefore need to comply with the requirements contained in the Intergovernmental Agreement (IGA) between Larimer County and the City of Fort Collins. Review Criteria: Development review staff reviews submitted materials per the criteria found in the Larimer County Land Use Code (LCLUC), Larimer County Urban Area Street Standards (LCUASS), Access Code, Storm - Water Management Manual (LCSWMM), and pertinent Intergovernmental Agreements. Comments: l . We would like verification that the off -site storm sewer that runs along County Road 7 south of the site is entirely within the road right-of-way. If any portions of the line will not be within the right-of-way, off site drainage easements will be needed and they should be submitted with the next submittal and recorded concurrently with the final plat. Also, a section of County Road 7 where the line will be installed is will still be within the County's jurisdiction. Therefore, a Right -of Way Permit from this office will be required for this work. Lastly, with the next submittal, we would like information on whether the City or H.O.A will be maintaining the storm sewer since the County will not maintain it. 2. Although it was agreed with the preliminary approvals of this site that a road connection across McClellands Creek was not necessary, a sidewalk connection was still required. The sidewalk will at least offer a more direct pedestrian connection between neighborhoods and the school. Therefore, the next submittal shall show a sidewalk that will tie into the sidewalk system on the west side of the creek. 3. The Finding and Resolution from the preliminary approval states that the developer will be required to improve the structural integrity of County Road 36 (Kechter Road) where there are deficiencies between the eastern limits of the site and the I-25 Frontage road to the east. The location where structural improvements are needed needs to be based on the soils and pavement investigation prepared by Earth Engineering Consultants. The required improvements will need to be show in the next plan set. 4. As discussed in the preliminary reviews, a turnaround for passenger cars and emergency vehicles needs to be provided on County Road 7 south of the site between the southeast corner of the property and the bridge to the south. It is my understanding that the City may be willing to provide the necessary right-of-way for the bulb. The county thinks the turn around is important since this development will generate quite a bit more traffic on County Road 7 and many of these vehicles may miss the Artisan Park Drive and will then need a place to turn around. 5. Since the temporary dead end of High Desert Place is approximately 500 feet long, a temporary bulb and associated easement is necessary. Also, if the drainage from the curb and gutter will be conveyed onto the adjacent property, an approval from this property would be required. 6. Since the multifamily portion of the site has been replaced with single family units and since County Road 7 is now a dead end at the bridge to the south, County Engineering will at least need an addendum to the original traffic study for our files. We need to make sure that the information we have accurately represents the traffic impacts of this site. If the changes are substantial and it is apparent that the conclusions stated in the original report are no longer valid, a complete updated traffic impact study will be required. 7. The city of Fort Collins has asked that 36 foot road width is provided on Northern Lights Drive and Strauss Cabin road approaching Kechter Road to better facilitate the turning movements. Although this is not a specific requirement of the LCUASS, County Engineering also agrees that the additional width would be beneficial. 8. Shelby Sommer, City of Fort Collins Planner, has sent a compiled set of comments from their development review team to the applicant, Everitt Companies. County Engineering asks that the applicant, or their engineer, provides a response with the next submittal to each of these comments. Any applicable revisions should also be made to the constructions plans and drainage/erosion control report. Fees: 1. Per Section 9.5 of the LCLUC, Engineering Staff would like to notify the applicant that • Transportation Capital Expansion Fees will be required at the time of building permit issuance in accordance with duly enacted transportation capital expansion fee regulations then in effect. 2. The County has a Development Construction Permit and depending on the timing of the annexation, this application may be subject to those fees and associated conditions (Section 12.5 of the LCLUC). However, if the site is annexed into the City of Fort Collins within 60 days of final approval, the City of Fort Collins fees will apply. Prior to recording the final plat, this detail will need to be determined. 3. This proposal lies within a Drainage Basin and drainage fees will need to be forwarded to the Building Department and collected at the time of building permit application for each lot in the subdivision (Section 9.2 of the LCLUC). Staff Recommendation: The Larimer County Engineering Department can not recommend approval of this proposal until the above comments have been addressed and our department has reviewed and approved the additional information. In addition, the applicant shall provide written responses to the above comments on the next submittal. Please feel free to contact me at (970) 498-5701 if you have any questions. Thank you. cc: Everitt Companies (Attn:Stan Everitt), 3030 South College Avenue, Fort Collins CO 80525 Northern Engineering Services, 420 S. Howes, Suite 202, Fort Collins, CO 80521 City of Fort Collins Engineering Department City of Fort Collins Stormwater Department file • COMMITTED TO EXCELLENCE MEMORANDUM ENGINEERING DEPARTMENT TO: Matt Lafferty, Larimer County Planning Department FROM: Traci Downs, Development Services Engineer RESPONSES BY: Nick Haws, Northern Engineering DATE: November 8, 2006 RESPONSES ON:May 23, 2007 SUBJECT: McClellands Creek PD & PUD, Filing 2 — Final Plat Post Office Box 1190 Fort Collins, Colorado 80522-1190 (970) 498-5700 FAX (970) 498-7986 Proiect Description: This is a final plat proposal for Filing 2 of the McClellands Creek PD & PUD, which is located at the southwest corner of CR 7 (Strauss Cabin Road) and CR 36 (Kechter Road). This phase is on the east side of McCLellands Creek. The site is in the McClelland's Creek Drainage Basin and will therefore need to comply with the requirements of the master drainage study. The site also lies within the City of Fort Collins Urban Growth Area and will therefore need to comply with the requirements contained in the Intergovernmental Agreement (IGA) between Larimer County and the City of Fort Collins. Review Criteria: Development review staff reviews submitted materials per the criteria found in the Larimer County Land Use Code (LCLUC), Larimer County Urban Area Street Standards (LCUASS), Access Code, Storm - Water Management Manual (LCSWMM), and pertinent Intergovernmental Agreements. Comments: 1. We would like verification that the off -site storm sewer that runs along County Road 7 south of the site is entirely within the road right-of-way. If any portions of the line will not be within the right-of-way, off site drainage easements will be needed and they should be submitted with the next submittal and recorded concurrently with the final plat. Also, a section of County Road 7 where the line will be installed is will still be within the County's jurisdiction. Therefore, a Right -of Way Permit from this office will be required for this work. Lastly, with the next submittal, we would like information on whether the City or H.O.A will be maintaining the storm sewer since the County will not maintain it. Response: According to the County Right -of -Way Map - see CR Book 4, Page 107 (3) - proposed Storm Drain Line B falls entirely within existing right-of-way. The Applicant acknowledges the need to obtain a Right -of -Way Permit. it is currently assumed that Storm Line B will be maintained by the City of Fort Collins Stormwater Utility. 2. Although it was agreed with the preliminary approvals of this site that a road connection across McClellands Creek was not necessary, a sidewalk connection was still required. The sidewalk will at least offer a more direct pedestrian connection between neighborhoods and the school. Therefore, the next submittal shall show a sidewalk that will tie into the sidewalk system on the west side of the creek. Response: This submittal includes a 10-ft trail connection from McClellands Creek 2nd Filing to the existing 15` Filing. 3. The Finding and Resolution from the preliminary approval states that the developer will be required to improve the structural integrity of County Road 36 (Kechter Road) where there are deficiencies between the eastern limits of the site and the I-25 Frontage road to the east. The location where structural improvements are needed needs to be based on the soils and pavement investigation prepared by Earth Engineering Consultants. The required improvements will need to be show in the next plan set. Response: Per a May 15, 2007 meeting with County Staff, this item will be a separate agreement and exhibit/construction drawing between the Applicant and the County. 4. As discussed in the preliminary reviews, a turnaround for passenger cars and emergency vehicles needs to be provided on County Road 7 south of the site between the southeast corner of the property and the bridge to the south. It is my understanding that the City may be willing to provide the necessary right-of-way for the bulb. The county thinks the turn around is important since this development will generate quite a bit more traffic on County Road 7 and many of these vehicles may miss the Artisan Park Drive and will then need a place to turn around. Response: Right-of-way acquisition for a full turnaround or cul-de-sac is not as simple as this comment might suggest. Therefore, a reduced hammerhead is proposed to fit within existing right-of-way. E-mail correspondence with City and County Engineering Staff indicated that both were amenable to this idea so long as the design was satisfactory to PFA. This submittal includes a turnaround at the end of the paved portion of Strauss Cabin Road, which has been coordinated and informally approved by Carie Dann of PFA. 5. Since the temporary dead end of High Desert Place is approximately 500 feet long, a temporary bulb and associated easement is necessary. Also, if the drainage from the curb and gutter will be conveyed onto the adjacent property, an approval from this property would be required. Response: This has been discussed with City and County Engineering Staff, and since Outlot H is an unhabitable lift station site, a temporary turnaround is not necessary. Additionally, a small interceptor Swale along the southern property line prohibits water from traveling off -site to the adjacent property. 6. Since the multifamily portion of the site has been replaced with single family units and since County Road 7 is now a dead end at the bridge to the south, County Engineering will at least need an addendum to the original traffic study for our files. We need to make sure that the information we have accurately represents the traffic impacts of this site. If the changes are substantial and it is apparent that the conclusions stated in the original report are no longer valid, a complete updated traffic impact study will be required. Response: Please see the updated Traffic Memo by Gene Coppola dated 17-Jan-07. 7. The city of Fort Collins has asked that 36 foot road width is provided on Northern Lights Drive and Strauss Cabin road approaching Kechter Road to better facilitate the turning movements. Although this is not a specific requirement of the LCUASS, County Engineering also agrees that the additional width would be beneficial. Response: The requested widenings are shown on this submittal set. Shelby Sommer, City of Fort Collins Planner, has sent a compiled set of comments from their development review team to the applicant, Everitt Companies. County Engineering asks that the applicant, or their engineer, provides a response with the next submittal to each of these comments. Any applicable revisions should also be made to the constructions plans and drainage/erosion control report. Response: Please see separate responses to the City of Fort Collins Staff Review Letter. Appropriate submittal documents have been revised accordingly. Fees: 1. Per Section 9.5 of the LCLUC, Engineering Staff would like to notify the applicant that Transportation Capital Expansion Fees will be required at the time of building permit issuance in accordance with duly enacted transportation capital expansion fee regulations then in effect. Response: Acknowledged by Owner/Applicant. 2. The County has a Development Construction Permit and depending on the timing of the annexation, this application may be subject to those fees and associated conditions (Section 12.5 of the LCLUC). However, if the site is annexed into the City of Fort Collins within 60 days of final approval, the City of Fort Collins fees will apply. Prior to recording the final plat, this detail will need to be determined. Response: Acknowledged by Owner/Applicant. 3. This proposal lies within a Drainage Basin and drainage fees will need to be forwarded to the Building Department and collected at the time of building permit application for each lot in the subdivision (Section 9.2 of the LCLUC). Response: Acknowledged by Owner/Applicant. Staff Recommendation: The Larimer County Engineering Department can not recommend approval of this proposal until the above comments have been addressed and our department has reviewed and approved the additional information. In addition, the applicant shall provide written responses to the above comments on the next submittal. Please feel free to contact me at (970) 498-5701 if you have any questions. Thank you. Response: Please see re -submittal package, where necessary revisions have been made. cc: Everitt Companies (Attn:Stan Everitt), 3030 South College Avenue, Fort Collins CO 80525 Northern Engineering Services, 420 S. Howes, Suite 202, Fort Collins, CO 80521 City of Fort Collins Engineering Department City of Fort Collins Stormwater Department file 1 F! 01rd 14 CCIMMITTED 10 EXCELLENCE MEMORANDUM ENGINEERING DEPARTMENT TO: Matt Lafferty, Larimer County Planning Department FROM: Traci Downs, Development Services Engineer RESPONSES BY: Nick Haws, Northern Engineering DATE: November 8, 2006 RESPONSES ON: June 15, 2007 SUBJECT: McClellands Creek PD & PUD, Filing 2 — Final Plat Post Office Box 1190 Fort Collins, Colorado 80522-1190 (970) 498-5700 FAX (970) 498-7986 Project Description: This is a final plat proposal for Filing 2 of the McClellands Creek PD & PUD, which is located at the southwest corner of CR 7 (Strauss Cabin Road) and CR 36 (Kechter Road). This phase is on the east side of McCLellands Creek. The site is in the McClelland's Creek Drainage Basin and will therefore need to comply with the requirements of the master drainage study. The site also lies within the City of Fort Collins Urban Growth Area and will therefore need to comply with the requirements contained in the Intergovernmental Agreement (IGA) between Larimer County and the City of Fort Collins. Review Criteria: Development review staff reviews submitted materials per the criteria found in the Larimer County Land Use Code (LCLUC), Larimer County Urban Area Street Standards (LCUASS), Access Code, Storm - Water Management Manual (LCSWMM), and pertinent Intergovernmental Agreements. Comments: 1. We would like verification that the off -site storm sewer that runs along County Road 7 south of the site is entirely within the road right-of-way. If any portions of the line will not be within the right-of-way, off site drainage easements will be needed and they should be submitted with the next submittal and recorded concurrently with the final plat. Also, a section of County Road 7 where the line will be installed is will still be within the County's jurisdiction. Therefore, a Right -of Way Permit from this office will be required for this work. Lastly, with the next submittal, we would like information on whether the City or H.O.A will be maintaining the storm sewer since the County will not maintain it. Response: According to the County Right -of -Way Map — see CR Book 4, Page 107 (3) — proposed Storm Drain Line B falls entirely within existing right-of-way. The Applicant acknowledges the need to obtain a Right -of -Way Permit. It is currently assumed that Storm Line B will be maintained by the City of Fort Collins Stormwater Utility. 2. Although it was agreed with the preliminary approvals of this site that a road connection across McClellands Creek was not necessary, a sidewalk connection was still required. The sidewalk will at least offer a more direct pedestrian connection between neighborhoods and the school. Therefore, the next submittal shall show a sidewalk that will tie into the sidewalk system on the west side of the creek. Response: This submittal includes a 10-ft trail connection from McClellands Creek 2" Filing to the existing 15t Filing. The Finding and Resolution from the preliminary approval states that the developer will be required to improve the structural integrity of County Road 36 (Kechter Road) where there are deficiencies between the eastern limits of the site and the I-25 Frontage road to the east. The location where structural improvements are needed needs to be based on the soils and pavement investigation prepared by Earth Engineering Consultants. The required improvements will need to be show in the next plan set. Response: Per a May 15, 2007 meeting with County Staff, this item will be a separate agreement and exhibit/construction drawing between the Applicant and the County. 4. As discussed in the preliminary reviews, a turnaround for passenger cars and emergency vehicles needs to be provided on County Road 7 south of the site between the southeast corner of the property and the bridge to the south. It is my understanding that the City may be willing to provide the necessary right-of-way for the bulb. The county thinks the turn around is important since this development will generate quite a bit more traffic on County Road 7 and many of these vehicles may miss the Artisan Park Drive and will then need a place to turn around. Response: Right-of-way acquisition for a full turnaround or cul-de-sac is not as simple as this comment might suggest. Therefore, a reduced hammerhead is proposed to fit within existing right-of-way. E-mail correspondence with City and County Engineering Staff indicated that both were amenable to this idea so long as the design was satisfactory to PFA. This submittal includes a turnaround at the end of the paved portion of Strauss Cabin Road, which has been coordinated and informally approved by Carie Dann of PFA. 5. Since the temporary dead end of High Desert Place is approximately 500 feet long, a temporary bulb and associated easement is necessary. Also, if the drainage from the curb and gutter will be conveyed onto the adjacent property, an approval from this property would be required. Response: This has been discussed with City and County Engineering Staff, and since Outlot H is an unhabitable lift station site, a temporary turnaround is not necessary. Additionally, a small interceptor swale along the southern property line prohibits water from traveling off -site to the adjacent property. 6. Since the multifamily portion of the site has been replaced with single family units and since County Road 7 is now a dead end at the bridge to the south, County Engineering will at least need an addendum to the original traffic study for our files. We need to make sure that the information we have accurately represents the traffic impacts of this site. If the changes are substantial and it is apparent that the conclusions stated in the original report are no longer valid, a complete updated traffic impact study will be required. Response: Please see the updated Traffic Memo by Gene Coppola dated 17-Jan-07. 7. The city of Fort Collins has asked that 36 foot road width is provided on Northern Lights Drive and Strauss Cabin road approaching Kechter Road to better facilitate the turning movements. Although this is not a specific requirement of the LCUASS, County Engineering also agrees that the additional width would be beneficial. Response: The requested widenings are shown on this submittal set. Shelby Sommer, City of Fort Collins Planner, has sent a compiled set of comments from their development review team to the applicant, Everitt Companies. County Engineering asks that the applicant, or their engineer, provides a response with the next submittal to each of these comments. Any applicable revisions should also be made to the constructions plans and drainage/erosion control report. Response: Please see separate responses to the City of Fort Collins Staff Review Letter. Appropriate submittal documents have been revised accordingly. Fees: 1. Per Section 9.5 of the LCLUC, Engineering Staff would like to notify the applicant that Transportation Capital Expansion Fees will be required at the time of building permit issuance in accordance with duly enacted transportation capital expansion fee regulations then in effect. Response: Acknowledged by Owner/Applicant. 2. The County has a Development Construction Permit and depending on the timing of the annexation, this application may be subject to those fees and associated conditions (Section 12.5 of the LCLUC). However, if the site is annexed into the City of Fort Collins within 60 days of final approval, the City of Fort Collins fees will apply. Prior to recording the final plat, this detail will need to be determined. Response: Acknowledged by Owner/Applicant. 3. This proposal lies within a Drainage Basin and drainage fees will need to be forwarded to the Building Department and collected at the time of building permit application for each lot in the subdivision (Section 9.2 of the LCLUC). Response: Acknowledged by Owner/Applicant. Staff Recommendation: The Larimer County Engineering Department can not recommend approval of this proposal until the above comments have been addressed and our department has reviewed and approved the additional information. In addition, the applicant shall provide written responses to the above comments on the next submittal. Please feel free to contact me at (970) 498-5701 if you have any questions. Thank you. Response: Please see re -submittal package, where necessary revisions have been made. cc: Everitt Companies (Attn:Stan Everitt), 3030 South College Avenue, Fort Collins CO 80525 Northern Engineering Services, 420 S. Howes, Suite 202, Fort Collins, CO 80521 City of Fort Collins Engineering Department City of Fort Collins Stormwater Department file