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HomeMy WebLinkAboutOLD OAK ESTATES (5227 STRAUSS CABIN RD.) - PDP - 25-07A - CORRESPONDENCE - (15)18. A Development Agreement will be required prior to recording of the plans. For further information, please contact Marc Virata, Development Review Engineer, 221-6605. When the Development Agreement, Utility Plans, and Planning documents (site plan and landscape plan for the common areas and tracts) are all signed and recorded, the project is entitled to proceed with construction, subject to the requirements and fees of the Development Construction Permit. 19. The contact at Public Service Company/Xcel Energy is Mr. Len Hildebrand, 225-7848. 20. The contact at US West/Qwest is Mr. Bob Rulli, 377-6401. 21. Please note that any new house will be assessed both the Neighborhood and Community Parkland Development Fee. This fee is based on square footage of the new house and payable at the time of building permit issuance. This fee is generally adjusted on an annual basis. 22. In addition, the Capital Improvement Expansion Fee is also due at the time of building permit issuance. A independent of the C.P.I. (There is information on the Street Oversizing Fee on the City's web site at www.fcqov.com.) 13. It may be necessary to dedicate any additional public right-of-way for Strauss Cabin Road which is classified as a minor arterial. As such, a total of 84 feet of right-of-way is required. Along the frontage of Strauss Cabin Road, additional dedication would be required such that there would be 42 feet of right-of-way as measured from the centerline to the new property line. In addition, a 15-foot wide standard utility easement is needed behind the right-of-way. 14. Please note that a minor arterial street includes on -street bike lanes. 15. If Strauss Cabin Road was not improved by Larimer County to the minor arterial standard, then the normal requirement is that the applicant is required to provide an interim improvement that would include 36-feet of pavement for a distance that ties back into the nearest improved arterial. Any existing sidewalk, curb, or gutter that is damaged or in disrepair must be repaired prior to issuance of Certificate of Occupancy. 16. Normally, the applicant is responsible for designing the minor arterial frontage for a distance of 1,000 feet in each direction. 17. Please note that an east -west local street is planned between the Ashley/Hutchison and Balliew properties that would connect Observatory Village to Strauss Cabin Road. This would be an extension of Big Dipper Drive. As mentioned, the right-of-way for this future street has already been dedicated. A temporary asphalt path is located within this right-of- way at this time. Any future platting would have to acknowledge and re -dedicate this right- of-way. Additional right-of-way may or may not be needed depending on the roadway classification. A nine -foot wide utility easement must be dedicated behind the right-of-way for utilities. The timing of the construction of this Big Dipper Drive extension may depend on the extent and timing of the development potential on the abutting properties. As the right-of-way currently is divided between the two properties, each property is responsible for the.cost of the design and construction of one-half of the roadway. If the proposed subdivision consists of adding only one additional lot, then the cost of one-half of the obligation to design and construct the extension of Big Dipper Drive to Strauss Cabin Road may be placed into an escrow account with the City of Fort Collins. For further information, please contact Marc Virata, 221-6750. ` 5 can be provided. Please contact Ellen Switzer at 221-6700 for further information. 7. This site is in the McClelland Creek master drainage basin. The design of this site must conform to the drainage basin design of the McClelland Creek Drainage Plan as well the City's Design Criteria and Construction standards. 8. The city wide new development fee is $3,070/acre ($0.0705/sq.ft.) for new imperviousness over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time a building permit is issued. 9. The East Harmony portion of the McClelland Creek basin assumed the pre -development impervious area for this site to be at 20%. As long as the additional improvements proposed maintain an overall impervious area of 20% or less, for the entire subdivided property including half of the street, then no detention or water quality requirements would need to be met for the proposed development. A grading plan for the new structure and other proposed improvements would still be needed prior to the issuance of a building permit on this site. 10. This site naturally drains to the east and south. If the new development plans to outfall to the east from a proposed detention pond, an adequate drainage outfall needs to exist or be constructed. The Fossil Creek Reservoir Inlet Ditch owners would also have to approve an additional entry into their ditch. Another option would be to share detention with the Observatory Village ponds just to the west of the site, although this may require extensive site grading. The Master Planning Division of Stormwater did negotiate outfall points with the owners of FCRID with specific discharge rates, so discharging into the ditch in another location may be problematic to them and us. It will depend on the justification to do so. 11. Normally, a Transportation Impact Study will be required but may be waived in the event of only one to seven new lots being developed. Please contact Ward Stanford, 221-6630 to seek such a waiver. Keep in mind that if the T.I.S. is reduced in scope for vehicles, it must still address other modes of travel such as pedestrians, bicycles and transit. 12. The Street Oversizing Fee will be based on square footage of the single family detached houses. The City also collects the Larimer County Road Impact Fee. Please contact Matt Baker, 221-6605, for an estimate of these fees which are payable at the time of building permit issuance. Please note that fees are adjusted annually based on the Denver -Boulder consumer price index and that there may be increases in 2008 0 i 3. The site will be served by the Poudre Fire Authority. All addresses must be clearly visible from a public street. If Big Dipper Drive is not extended east to Strauss Cabin Road, then any lot without street frontage will need to place an address sign on Strauss Cabin Road. A fire hydrant capable of delivering a minimum of 1,000 gallons per minute at 20 p.s.i. residual pressure must be located within 400 feet of all houses. At minimum, without the extension of Big Dipper Drive, a 20-foot wide fire lane is needed and this lane must be dedicated on the plat as an emergency access easement. Such lane must be constructed with an all-weather surface capable of supporting fire fighting apparatus. Any turns must be designed to feature a minimum of 25-foot inside and 50-foot outside turning radii. Normally, the P.F.A. allows a fire lane to achieve a length of 150 feet without a turn -around, loop or second point of access. If only one house is being planned, then P.F.A. can work with the applicant on a flexible basis. (Note that in such cases, an automatic fire extinguishing system can be substituted for meeting all pertinent access requirements.) For further information, please contact Carie Dann, 221-6570. 4. Upon annexation, the site will be served electricity by the City of Fort Collins Light and Power Department. The source of electrical power is along Big Dipper Drive on the west. Extension of electrical facilities must be placed within either public right-of-way or an easement. Conduit should be stubbed to serve any future houses. Note that all of the City's electrical service is underground. 5. Normal electrical charges will apply for any new lot. There would be a credit for any development charges that have already been paid. If you want to upgrade service to the existing house, then you would pay only the difference between the existing and new service. Any system modification, such as moving vaults or streetlights will.be at the developer's expense. For an estimate of the 2007 charges, or any information regarding electrical service, please contact Alan Rutz, 221- 6700. 6. The site is presently served electrical power by R.E.A. Upon annexation, electrical power will served by the City of Fort Collins. R.E.A., however, has statutory authority (State enabling legislation) to be compensated for the loss of service territory for a period of ten years. This compensation is paid by the City which then collects a surcharge from the customer(s) for the affected period. While this may seem unfair, please note that the City's base rate is lower than R.E.A.'s so this lower base, plus the surcharge, is only slightly more than what is being paid now under R.E.A. service. A comparison of rates and charges between the City and R.E.A. 3 Y CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins ITEM: 5227 Strauss Cabin Road, Annexation, Zoning and Subdivision MEETING DATE: July 16, 2007 APPLICANT: Mrs. April Hutchison, 3503 Long Creek Drive, Fort Collins, CO 80528. LAND USE DATA: Request to annex and zone a 5.00 acre parcel. The requested zoning is Urban Estate which complies with the Structure Plan and Fossil Creek Reservoir Area Plan. The request also includes a subdivision into two -to -seven lots. Each lot would exceed one-half acre. The site is located on the west side of Strauss Cabin Road approximately one-half mile south of Harmony Road and south of Rock Creek Drive (extended). There is an existing unimproved road right-of-way along the entire south property line. This right-of- way is in alignment with Big Dipper Drive, an existing residential local street within the Willowbrook Subdivision (Observatory Village). COMMENTS: 1. Upon annexation, the site is anticipated to be zoned U-E, Urban Estate as per the City's Structure Plan Map and Fossil Creek Reservoir Area Plan. The conceptual plan complies with the requirements of the zone in that all lots meet the required minimum lot size of one-half acre. Both single family and duplex dwelling units are permitted. The total number of potential units, seven, is allowed since each lot would exceed the required minimum of one-half acre. As proposed, the P.D.P. would be subject to administrative review by the Hearing Officer (Type One Review). 2. Please note that the domestic water will be provided by the Fort Collins Loveland Water District. The sanitary sewer will be provided by the South Fort Collins Sanitation District. The primary contact for both of these special districts is Mr. Terry Farrill, 226-3104. 2 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT (0;6; ft� City of Fort Collins Commu...ry Planning and Environmental,. _.vices Current Planning August 6, 2007 Mrs. April Hutchison 3503 Long Creek Drive Fort Collins, CO 80528 Dear April: For your information, attached is a copy of the Staffs comments for 5227 Strauss Road Annexation, Zoning and Subdivision which was presented before the Conceptual Review Team on July 16, 2007. The comments are offered by staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6750. Sincerely, T Ted Shepard Chief Planner 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020