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HomeMy WebLinkAboutOVERLAND RIDGE (SIENA) PUD - PRELIMINARY - 39-95 - CORRESPONDENCE - (3)29. The street oversizing fee is $584 per dwelling unit, payable at the time of building permit issuance. 30. A Development Agreement will be required obligating the developer to construct the public improvements in accordance with the design as specified on the Utility Plans. 31. Any phased development plan must include public temporary turn-arounds wherever a public street dead -ends without a cul- de-sac. 32. A neighborhood information meeting will be required. This meeting should take place prior to submittal. Please contact the Planning Department if you are interested in proceeding to the neighborhood meeting stage. The Planning Department will prepare a map outlining the geographic notification area. The applicant is responsible for preparing a mailing list of all property owners of public record within this specified area. Such list shall be on self-adhesive mailing labels. The mailing charge is .50 cents per address. 33. Common open space, limited fencing styles, landscaping, etc. may be enforced by private covenants. However, if such fencing styles are made a part of a P.U.D., then the City becomes an enforcement party. The plat itself (straight subdivision) cannot be used by the City to enforce site improvements such as fencing and landscaping. 21. Please note that the stormwater detention ponds to the south are undersized. A development project upstream, known as The Ponds at Overland Trail, is designing a system that will improve this situation. Directing storm flows into these ponds will require an easement from the City. For further information regarding storm drainage issues, please contact Glen Schlueter, 221-6589. 22. West Elizabeth Street will be classified as a minor arterial street. The developer is responsible for constructing the "local street portion" of the public improvements along West Elizabeth Street. Generally, this consists of one travel lane, four feet of sidewalk, curb, and gutter along the property's frontage. The City is responsible for constructing the "oversize portion" of the West Elizabeth Street to bring the cross-section up to the minor arterial standard. The developer pays for the entire cost of the project and the City reimburses the developer for the oversizing after the work has been inspected and accepted. 23. West Elizabeth Street has a transition in width west of Taft Hill Road. This transition must be appropriately designed for safety purposes. The developer's consulting engineer should meet with Mike Herzig, City Engineer, to discuss the design details of this transition. 24. A traffic impact analysis will be required. The scope of the study is detailed in Chapter 7 of the City's Development Manual. For further information, please contact Eric Bracke, Transportation Planner, 221-6608. 25. As mentioned, the City is concerned about long term maintenance of the alleys. For this reason, it is recommended that the alleys be dedicated on the plat as separate tracts to be owned in common by the homeowner's association. Alleys (tracts) should be dedicated as access, drainage, and utility easements. Please note, however, that utilities may be better placed in the public streets than in the alleys. 26. Detached sidewalks may be placed within an access easement if located outside the public right-of-way. 27. If the telephone and cable t.v. lines are placed in front lot utility easements, then the pedestals will also be placed in the front yards. This may impact the streetscaping design concept. Proper separation will be needed for Public Service gas lines. As mentioned, a utility coordination meeting will be necessary. 28. A publicly dedicated turn -around will be needed at the southwest corner of the property. This can be placed on your site or on the neighboring site with an appropriate easement. dedicated public ways. Adequate sight distance at alley/street intersections must be provided. This may involve sight distance easements which regulate plant and fence materials at the alley/street intersection. 13. The Parks and Recreation Department encourages access to the Park and stormwater drainage areas. Please be aware that the soccer field is actually in a storm drainage tract, not on park property. Parks and Recreation Staff is willing to assist in sidewalk designs that promote pedestrian/bicycle access to the south which make logical connections for the public. For further information, please contact Janet Meisel, 221-6640. 14. The Parkland Development Fee is $813 per dwelling unit. Carriage units would be considered. a. separate dwelling unit also and be assessed accordingly. 15. The Poudre Fire Authority will require that there be a fire hydrant within 400 feet of .every dwelling unit. For the carriage units, the P.F.A. requirement is that all exterior portions of all dwelling units be within 150 feet of a public street. The P.F.A. does not assume that the alley will be clear for fire fighting purposes so access is measured from the front of the lots. 16. The P.F.A. requires 20 feet of unobstructed access on public streets. Single loaded streets can be 28 feet wide. Double loaded streets must be 36 feet wide. On a 36 foot wide street, the eight foot wide parking lane may feature intermitten landscaped islands that soften the street width and promote attractive streetscaping. Such features should not overly impact any one lot since homeowners feel they have a right to an onstreet parking space in front of their house. Street width and landscape features are best negotiated as a Planned Unit Development versus a straight subdivision. 17. The landscaped rotaries may be a problem for P.F.A. 18. The site is located in the Canal Importation Basin. The storm drainage fee in this basin is $6,181 per acre, subject to the amount of impervious surface, the runoff. coefficient, and the amount of onsite stormwater detention. 19. At the time of submittal, a Drainage Report, Drainage and Grading Plan, and Erosion Control Plan must be submitted meeting the requirements of the Stormwater Utility. 20. Stormwater runoff will not be allowed to drain into the Pleasant Valley and Lake Canal. Therefore, for lots backing onto the ditch, the grading must be such that rear lot drainage be directed to public street. Permission from the ditch company will be required for access. The ditch company will be a signatory on the Utility Plans. 5. Carriage/alley units will require a separate electrical meter. These units would be served from the front along a side property line, not from the alley. Common trenching of electrical facilities and telephone and cable t.v. is allowed. It is recommended that a utility coordination meeting be held to discuss details associated with common trenching. For further information, please contact Doug Martine, 221-6700. 6. There is an eight inch diameter water main in West Elizabeth that can serve the site. This main must be extended to the eastern limits of your property. This main is on a separate loop system call the "Foothills Pressure Zone" and may be tapped for your project. A developer repayment may be due on this main to the City. Please contact Brian Hahn, 221-6681 for information on a possible reimbursement for this main. 7. There is a six inch diameter water main in Deerfield/Clearview intersection. This main is also available to serve the site but is not in the Foothills Pressure Zone so the pressure will be lower. 8. There is a 10 inch diameter sanitary sewer main in the southwest corner of the property. There is also a 8 to 10 inch diameter sanitary sewer in the Deerfield/Clearview area. Both of these mains can serve the site. 9. The Water Department would be interested in extending a water main in Pleasant Valley Drive east to your property to provide a looped system for better pressure. This would require an easement from the intervening property owner. For further information, please contact Roger Buffington, 221-6681. 10. It is preferred that the carriage units be served by separate water and sewer services from the mains in the public streets. However, utilities in the alley would be considered with proper clearances and easement width. A single main would require about 30 feet of easement. A second main would have to be about 15 separated from the first main. 11. Under the R-L, Low Density Residential Zone District, the required minimum lot size is 6,000 square feet. The required minimum rear yard setback for the garages would be 15 feet from rear property line. The Zone District also requires that there be a minimum distance of 24 feet between garages across the alley. Under a straight subdivision, these minimum requirements cannot be varied unless approved by the Zoning Board of Appeals. Variances are usually granted based on hardships that are not considered self-imposed. 12. The City is concerned about long term maintenance of alleys. In the older parts of the City, there are problems with weeds, rubbish and debris. Clean up is enforced by the City which is very time consuming and costly. For this, reason, it is recommended that alleys be private access drives, not CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: June 19, 1995 ITEM: Minatta Property - West Elizabeth Street APPLICANT: Mr. John Minatta, 2037 Lexington Court, Fort Collins, CO. 80526,c/o Mr. Bruce Hendee, BHA Design, 2000 Vermont Drive, Fort Collins, CO. 80525. LAND USE DATA: Request for a residential project consisting of approximately 106 single family lots on 29 acres located on the south side of West Elizabeth Street at Rocky Road, north of Overland Trail Neighborhood Park. Proposal also includes the possibility of carriage/alley dwelling units in the rear of the lots. :Ke)v1Z0"1l4� 1. Electrical power is available to the site. System can be extended from Deerfield on the south and Kimball on the north. There is an existing overhead powerline along the north property line. The Light and Power Utility, at their expense, would like to remove this overhead system and place underground. This line could also act as a source of power, but not from overhead. Ideally, placing this line underground would be done as a City project in conjunction with your development but the timing cannot be guaranteed. All electrical facilities must be placed within dedicated easements. 2. Normal development charges will apply. Extra charges will be applied based on the plan for detached sidewalks. Light and Power must place an extra conduit in the trench due to street trees being placed in the parkway strip. The charge for this extra conduit is .52 cents per linear foot. 3. Street trees must be kept a minimum of 40 feet from streetlights. Ornamental trees may be placed within 15 feet of streetlights. All trees must be kept clear of underground electrical vaults. 4. The standard light pole is 18 feet high with 100 watt high pressure sodium bulb. It is possible that Light and Power will allow a shorter pole with 75 watt bulb. The alternative pole will necessitate more poles in order to achieve 0.2 foot candles on the public street. COMMUNITY PLANNING & ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750 PLANNING DEPARTMENT Commun;}v Planning and Environmental S-•-vices Current Pi. .ping City of Fort Collins June 23, 1995 Mr. John Minatta 2037 Lexington Court Fort Collins, CO 80526 Dear Mr. Minatta: For your information, attached is a copy of the Staff's comments concerning Minatta Property - West Elizabeth Street presented before the Conceptual Review Team on June 19, 1995. The comments are offered informally 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 221-6756. Since_r4ely, Ted.Shepard, AICP Senior Planner TS/gjd Attachments CC: Bruce Hendee, BHA Design Transportation Department Stormwater Department .Project Planner File 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 TDD (970) 224-6002