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HomeMy WebLinkAboutCRAWFORD ANNEXATION, 719 W. WILLOX - 5-05 - CORRESPONDENCE -0 19. A variance will be required if a sidewalk is built on only one side of a public street. 20. The design of Willox Lane must extend 1,000 feet beyond the limits of the site in both directions. 21. Any public street that turns 90 degrees must feature a "bump -out' or "eyebrow' to accommodate turning movements. 22. Please coordinate with Parks Planning on the best location for the trail that connects to Soft Gold Park. 23. The preservation and adaptive reuse of the farmhouse is applauded. The house is eligible for designation as a historic structure. Please contact Karen McWilliams, 221-6376, Historic Preservation Planner, for further information. . 24. A neighborhood information meeting will, be required. Staff will set up this meeting at your request. Staff will also facilitate this meeting. Please provide another affected property owners mailing list at least two weeks prior to this meeting. 6 11. Wood Lane is classified as a local street with a total right-of-way of 51 feet. Along the frontage of the site, there must be 25.5 feet of r.o.w. as measured from the centerline. Behind the r.o.w., there must be a nine foot wide utility easement. 12. Willox Lane must be improved to the full two-lane arterial standard along the site's frontage. This includes pavement, gutter, curb, parkway, street trees and detached sidewalk. The developer is responsible for the local street portion of this improvement. For the improvements associated with the two-lane arterial, the developer is reimbursed out of the Street Oversizing Fund. For example, the local requirement for the sidewalk is 4.5 feet of width. The two-lane arterial requires a six foot wide walk. The developer will be reimbursed for 1.5 feet'of'extra width: ' 13. Willox Lane must be improved to a 36-foot wide roadway from the edge of the site back to the nearest fully improved arterial roadway. This is considered an interim improvement until the other abutting properties develop. The nearest improved arterial may be either Willox Lane (as it is being improved by Larimer County) or College Avenue. The developer is responsible for obtaining the necessary r.o.w. for these interim off -site improvements. 14. The Engineering Department requires,460 feet of separation of intersections along a two-lane arterial street. The T.I.S. should address.. this issue and include intersections on the north side of the roadway. Therefore, the existing farmhouse driveway should be closed and access provided via internal streets.and driveways. 15. Head -in parking off a public street -is not allowed. This parking should be provided in a parking lot. . , 16. Internal local streets must be 51 feet in total r.o.w. and include the nine foot utility easement. This cross-section allows for parking on both sides. 17. Alleys can either be public "alleys" or "private drives." If they are public, they can be used only in conjunction with the "residential narrow street" which has a total r.o.w. width of 45 feet. 18. Keep in mind that the Poudre Fire Authority will require water supply and access to all lots. For lots that do not directly front on a public street, the addressing system must be approved. Fire access lanes must be dedicated as emergency access easements and be designed to accommodate turning of fire trucks and staging for a fire. For further information, please contact Ron Gonzales, Fire Marshal, 221-6570. 5 surface or grass, as long as access to the system is within ten feet of hard surface. Underground flush -mounted vaults must be protected from vehicles. Normal charges will apply. This.includes the street lighting charge based on linear footage along public streets. For further information, please contact Alan Rutz, 221-6700. 7. The site will be provided water and sewer services by the City of Fort Collins. There is a 12-inch diameter water main in Willox Lane located east of the railroad tracks. This main will have to be extended to your west property line. The water main will have to be looped through the site. There is a 12-inch diameter sanitary sewer northeast of the site that parallels the railroad tracks in the mobile home park crossing Willox and extending a short distance to the west. As you have mentioned, if grades are workable, you may tie into the sewer main in the Hickory Village Park. Such a connection will require the main to be placed in a 30-foot wide easement dedicated as a separate tract and not contained within any lots. A path may be placed over this line within the utility/access easement. As mentioned, with 45-foot wide lots, a utility coordination meeting is recommended to assure proper separation of front -loaded utilities. Rear - loading of some utilities will help. Plant investment fees and the raw water acquisition fee are due on a per unit basis at the time of building permit. 'TFiese fees areadjusted annually.. For further information, please contact Roger Buffington, 221-6700.- 8. At the time of building permit issuance for each dwelling unit, there will be two transportation related fees. The City charges the Street Oversizing Fee and the County charges the Larimer County Road Impact Fee. A typical Street Oversizing Fee is approximately $1,621 per dwelling unit. These fees are adjusted annually. For further information, please contact Matt Baker, Street Oversizing Coordinator, 221-6605. 9. A Transportation Impact Study will be required. The scope of this study must be determined by Eric Bracke, Traffic Engineer, 221-6630. In addition to analyzing key intersections for auto traffic, the T.I.S. must also address all modes such as bikes, pedestrians and transit. 10. The plat must show a dedication of additional required right-of-way along both Willox Lane and Wood Lane. Willox is classified as a two-lane arterial with a total right-of-way width of 84 feet. Along the frontage of the subject site, there must be 42 feet of r.o.w. as measured from the centerline of the roadway. Behind the r.o.w., there must be a 15-foot wide dedicated utility easement. 4 Soft Gold Park to the oxbow on the park site. The oxbow is considered to be a natural outfall to the Poudre River, therefore an easement on the oxbow is not needed. There was some discussion on combining the outfall from this site with an irrigation pond that the Parks Department is planning. That is fine as far as Stormwater is concerned, it just should have a positive outfall and not be total retention. A discharge rate can be negotiated with the Parks Department but the standard release rate is the 2 year historic rate. Also the runoff should be treated with extended detention before it is released onto Soft Gold Park. A small portion of the eastern edge of the site is in the Poudre River 500 year floodplain. It appears no development is proposed in this floodplain. The only restriction in the Poudre River 500 year floodplain is no critical facilities are allowed. 3. The site abuts Soft Gold Neighborhood Park. Your detained drainage flows can pass through the Park's irrigation pond provided that the amount of water is calculated and reviewed by Staff so as not increase the water surface and thereby impact usable park land. In addition, the incoming water must be treated for water quality in accordance with the standards of the Stormwater Utility. For calculation purposes, you should assume the Park's pond to be full since delivery of irrigation water is inconsistent. As mentioned by Stormwater, your site's drainage must be detained on your site but may be allowed to pass through the irrigation pond to the Poudre River outfall. 4. The drainage conveyance system over Park property will require an easement from the City. Please coordinate obtaining this easement with Jason Stutzman, Park Planner, City of Fort Collins, 221-6360. 5. Electrical power will be provided by the City of Fort Collins Light and Power Utility. The nearest available power is College Avenue. Since this is an annexation, Light and Power will provide power to your site, but you must provide the easement along Willox Lane between the site and the source of power. 6. Internally, electrical power is normally provided along the public street in the parkway between street and sidewalk. It is possible, however, to provide power along the rear lot line where the homes front on the green. This may make more sense and not conflict with other utilities. There must be ten feet of separation between electrical lines and any other wet utility. For typical front -loaded installations, on 45-foot wide lots, electrical power must be closely coordinated with water, sewer, natural gas, telephone, cable and internet to avoid conflicts. A utility coordination meeting is recommended. Electrical lines can be placed under either hard CONCEPTUAL REVIEW. STAFF COMMENTS City of Fort Collins ITEM: Crawford Annexation — Urban Estate Cluster Development Plan MEETING DATE: March 28, 2005 APPLICANT: Mr. and Mrs. Rob Dick c/o Mason and Morse Real Estate, 3003 S. Lincoln Avenue, Steamboat Springs, CO 80487 LAND USE DATA: Request to develop approximately 30 acres as a Cluster Development Plan. The property is in the annexation process with a recommendation for annexation and zoning to Urban Estate granted by the Planning and Zoning Board on March 17, 2005. The proposal includes 58 single family detached lots clustered on approximately 15 acres. The existing farmhouse would be preserved possibly as a child care center. The site abuts the city boundary by Hickory Village Mobile Home Park on the east and the City of Fort Collins Soft Gold Neighborhood Park on the south. COMMENTS: The Structure Plan map indicates that the site should be placed within the U-E, Urban Estate, zone district. The development standards for this zone are found in Section 4.1(E) of the Land Use Code with one exception. Staff is preparing a code change to Section 4.1(E)(2)(d) which would result in the deletion of several standards that are tied to the R-L, Low Density Residential zone. The proposed code change would allow flexibility for the minimum area of the lot, minimum width of front yard, minimum rear yard, and minimum side yard. These changes will be considered by the Planning and Zoning Board in May and by City Council in June. 2. The site is located within the Poudre River Drainage Basin. There are no development fees in this basin. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. Onsite detention is required with a 2 year historic release rate for water quantity and extended detention is required for water quality treatment. An easement is needed for the drainage outfall across the COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-05802 970) 221-6750 CURRENT PLANNING DEPARTMENT Comm_.iity Planning and EnvironmentaiL Services Current Planning City of Fort Collins March 31, 2005 Mr. and Mrs. Rob Dick Mason and Morse Real Estate 3001 S. Lincoln Avenue Steamboat Springs, CO 80487 Dear Rob: For your information, attached is a copy of the Staffs comments for Crawford Urban Estate Cluster Development Plan on West Willox Lane which was presented before the Conceptual Review Team on March 28, 2005. 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, Ted Shepard Chief Planner cc: Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020