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HomeMy WebLinkAboutREGISTRY RIDGE PUD, PHASE I - PRELIMINARY ..... MARCH 20, 1995 CONCEPTUAL REVIEW - 32-95A - CORRESPONDENCE -10. A letter of interest from the Thompson Valley School District should be submitted with the development proposal if a school site is to be shown as part of this development. 11. The Natural Resources Department has indicated that an Army Corps. of Engineers 404 permit may be required in conjunction with the wetland areas on -site. The boundary of the wetlands area should be surveyed and staked to determine the size of the area. Adequate transition zones between the wetlands and proposed developed areas. There is a known prairie dog colony .located on the property east of Shields Street. A Burrowing Owl survey will be required. 12. The Planning Department's comments are as follows: a. Lots which are along arterial streets need to be buffered. b. Due to the phasing criteria, it appears that off -site open space dedication in the only way a minimum of 60 points can be achieved on the residential point chart of the L.D.G.S. C. The density calculations which were shown at Conceptual Review are incorrect. Only commercial/industrial areas may be subtracted out of the gross acreage. d. An overall development plan will be required for this development if it is developed in phases. This O.D.P would need to reference the removal or amendment of the property on the east side of Shields Street.from the Del Webb O.D.P. 13. A neighborhood meeting will be required for this proposal and must be held prior to a formal submittal of a development review request to the City. This meeting has been scheduled for Thursday April 13, 1995 at Werner Elementary School from 7 to 9 p.m. Mike Ludwig will be your City project planner working with this proposal. . l e C. This development will be responsible for off -site street improvements (minimum of 36' width) on South Shields Street and/or Trilby Road to the nearest arterial street per City Code. The traffic study analysis which is required by the Transportation Department will determine the extent of the necessary improvements. Also, your phasing plan will be a factor in the location and timing of the improvements. d. The City's standard local street width is 361; however, 28' wide streets are allowed in certain instances if approved by Engineering. The street design used in the Indian Hills P.U.D. would be a reference. e. Off-street "clustered" parking could be provided in areas where the narrower, 28' wide streets are proposed. This parking should be 90 degrees to the street and must be adequately distributed, not concentrated, to provide sufficient guest/overflow parking for all lots. f. This development may not qualify for street oversizing or off -site improvement due to its "leap -frog" nature, meaning it is not contiguous to any existing urban development. Please contact Matt Baker of the Engineering. Department at 221-6605 if you have any questions about the status of this concern. g. There are currently no standards for round-abouts as proposed in this development. The Engineering and Transportation Departments would need to evaluate the design and how it addresses safety for bicyclists. h. Stamped concrete will not be allowed and drainage must follow the curb and gutter. Please contact Mike Herzig or Kerrie Ashbeck if you.have general engineering questions at 221-6750. 8. A full traffic impact analysis will be required for this project. Off -site street improvements will be based upon this report. Future access to surrounding properties to'the west should be -provided with this development. Please meet with Tom Vosburg of the Transportation Department to discuss the design of the street heiracrhy for this development as well'as pedestrian connections and the use of open ended cul-de-sacs. 9. The Fort Collins -Loveland Corridor Study process has identified the .5 acre and 1 acre lot area as well as the property east of Shields Street as open space. Please contact Clark Mapes of the Planning Department at 221-6376 or Tom Shoemaker of the Natural Resources Department at 221-6600 to discuss the status of this plan. d. Multi -family structures of 15 units or more are required to be fire sprinklered. 3. There is overhead power along the railroad tracks on the portion of the property which is east of Shields Street. Power will be installed underground for new development. Normal electric development charges will be applicable. An access system must be designed if the first phase of development is in an area other than adjacent to the railroad tracks. Please coordinate your electrical design with the Water and Sewer Districts before water and sewer facilities are installed as the Districts due to the sharing of trenches. 4. The Parks Department is in the process of updating its Master Plan. The south/southwest part of Fort Collins does not have the needed density to develop a traditional park of 10-15 acres. This area also has significant areas of open space. If no school site is developed as a part of this project the Parks Department would most likely only consider creating a neighborhood playground. The Parkland Development Fee is currently $779 per dwelling unit. A 3%-5% increase is proposed in April or May of this year. 5. Water services will be provided by the Fort Collins -Loveland Water District and sanitary sewer services will be provided by the South Fort Collins Sanitation District. See Comment 3 regarding electrical service design coordination. 6. This property is in the Fossil Creek Storm Drainage Basin. The stormwater development fees in this basin are $2,274 per acre, based on the runoff coefficient for the proposed land use. The fees can be reduced if on -site detention is provided and approved by the Stormwater Utility Department. On -site detention is not required in this case but is encouraged for water quality issues. It appears that out -fall will be a major factor in this ,development. Please contact the Stormwater Utility Department Floodplain Administrator to discuss the Lang Gulch stability analysis and flood plain use permits which will be required for this development. An overall drainage plan is needed with this proposal and it should refer to the Fossil Creek Overall Drainage Study that has been done for this basin. The standard drainage report, grading and drainage plans, and erosion control plans must be part of your overall development plan and preliminary submittals. Please contact Glen Schlueter 221-6589 if you have any questions regarding Stormwater Utility requirements. 7. The Engineering Department's comments are as follows: a. Standard utility plans are required at the time a development proposal is submitted. b. The street oversizing fee is $584 per dwelling unit and $14,005 per acre for commercial/retail uses. i CONCEPTUAL REVIEW STAFF COMMENTS Citv of Fort Collins MEETING DATE: ITEM: March 20, 1995 DALCO P.U.D. APPLICANT: Jim Sell Jim Sell Design 117 East Mountain Avenue Fort Collins, CO 80524 LAND USE DATA: Request for 751 single family and multi -family residential units, a church site, school site, park site, recreational center, naturalized open space and a commercial site on approximately 445 acres, located at the southwest and southeast corners of South Shields Street and Trilby Road. COMMENTS: 1. The property is zoned rlp, Low Density Planned Residential with a P.U.D. condition attached to it. The property is located within the residential neighborhood sign district. The portion of the property on the east side of Shields Street is a part of the Del Webb O.D.P. (see comment 12). 2. The Poudre Fire Authority's comments are as follows: a. Fire hydrants. are to be no more than 400' from all structures and be able to deliver fire flows of 1,000 gallons per minute, with 20 pounds per square inch residual pressure. b. There is a 150' maximum distance requirement from a -place where a fire truck can park to the first floor exterior walls of all structures. C. There is a 9001 maximum distance requirement from a single point of access to any building or all buildings beyond that distance must be provided with an automatic fire sprinkler system. Another option would be to provide an all weather secondary point of access for emergency use only. COMMUNITY PLANNING & ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750 PLANNING DEPARTMENT March 24, 1995 Jim Sell Jim Sell Design 117 E. Mountain Avenue Fort Collins, CO 80524 Dear Jim, For your information, attached is a copy of the Staff's comments concerning the request for the development of the DALCO PUD, which was presented before the Conceptual Review Team on March 20, 1995. The applicant proposes to develop 751 single family and multi- family residential units, a church site, school site, park site, recreational center, naturalized open space and a commercial site on approximately 445 acres, located at the southwest and southeast corners of South Shields Street and Trilby Road. 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 221-6206. Sincerely, Michael Ludwig Project Planner xc.: Stormwater Utility Project Planner File 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (303) 221-6750 FAX (303) 221-6378 TDD (303) 224-6002