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Home My WebLink AboutCOTTONWOOD RIDGE SUBDIVISION - PRELIMINARY - 31-94 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSPlease contact me at 221-6750 if you have questions or concerns related to these comments. I will be out of my office from June 30th to July llth. I am certain that any of the other planners would be able to assist you should you have questions during my absence. . Sincerely, Steve Olt Project Planner• xc: Bob Blanchard, Chief Planner Kerrie Ashbeck Advance Planning Stormwater Utility Transportation Parks & Recreation Natural Resources Sanford & Nona Thayer file/Project Planner 14. All bridges and streets across ditches must be designed and constructed to support fire trucks. 15. There must be clear access, with adequate off-street (driveway) parking, to Lots 67 through 69 on the south side of the Trilby & Applewood Lateral. 16. A landscape plan for the development' should be submitted that specifically shows the landscape/buffer treatment for the double frontage lots along Shields Street. 17. There is shallow bedrock in this area that may require sub - drains under this development. There is perched groundwater as a result of the bedrock layers. A hydrologic study for this development will be necessary. 18. The irrigation company and owners of the ditch laterals must approve and sign off on the utility plans. 19. Full arterial width right-of-way for Shields Street must be dedicated with this development. 20. Street trees along Shields Street, similar to what was done at Clarendon Hills (a standard subdivision), should be provided by the developer of Cottonwood Ridge. 21. Only 42 of the 69 total lots are subject to the City's Solar Orientation Ordinance (those being less than 15,000 square feet in size) and just 18 of the 42, equalling 43%, are in compliance with the any of the definitions of a solar oriented lot. A variance to the requirements must be requested based on the criteria in the ordinance. This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware of the followina dates and deadlines to assure your ability to stay on schedule for the July 25, 1994 Planning and Zoning Board hearing: ****************************************************************** Plan revisions are due no later than July 6, 1994. Please contact me for the number of folded revisions required for each document. Pxv s, renderings, and a folded copies of final revisions (for the Planning and Zoning Board packets) are due by 3:00 p.m. on July Is, 1994. A 9. There appear to be wetlands and trees which may be disturbed by the lots or streets as laid out. These areas are not presently, but should be, shown on the subdivision plat. The wetland boundaries should be accurately delineated by a qualified consultant. In general, the Natural Resources. Department opposes the subdividing' of wetland and sensitive areas. If portions of lots are shown to be wetlands, they should be set aside as an out -parcel. Because of steep terrain, and other natural area characteristics, portions of some lots may be deemed unbuildable. For these lots, building envelopes may need to be shown or the lots may need to be reconfigured. Suspect lots are Lots 4 through 11 and 66 through 68. Please contact Rob Wilkinson at 221-6600 if you have questions about these comments. 10. The Stormwater Utility's comments are as follows: a. There are considerable erosion problems associated with the ravine next to the irrigation ditch laterals, at the end of the Pleasant Valley & Lake Canal. Slope stabilization in this ravine must be provided. This appears to be a responsibility issue between the property owners and the City Parks & Recreation Department. Unless the development .is phased, the situation must be resolved before.approval of the preliminary -subdivision. b. A detention pond outlet along Shields Street needs to be resolved. C. This development will add more water volume to an already existing storm drainage problem in the area. Please contact Glen Schlueter or Basil Hamdan with questions about storm drainage issues. They can be reached at 221-6589. 11. Existing trees to remain or be removed should be shown on the plan. 12. Areas of construction and disturbance in the ravine should be delineated on the plan. Proposed grading should be provided. 13. The proposed bicycle/pedestrian trails) should be graphically shown and noted on the plan. A trail easement along the PV & L Canal is being recommended by 'the City. The existing topography will probably not allow handicapped access to some areas on the property. If the trails are to be paved then an 8' wide easement is not enough. A minimum of 10' is recommended. The ownership,. management, and maintenance of the trails is the real issue of concern. No expiration date, as defined in Note 5 on the plan, should be given for the trail. 4. Public Service Company has submitted the following comments: a. Standard 9' wide utility easements are required along all street frontages, including the out -lots and ponds. b. The developer must install a gas line sleeve across the Pleasant Valley & Lake Canal box culvert. C. Why does the western -most street overlay the ditch at the south end? 5. Water and sanitary sewer services will be provided by the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District. They have reviewed the plans and have no objections provided all District requirements are satisfied. Please contact Michael DiTullio at 226-3104 with questions about water and sanitary sewer services. 6. Standard 8',wide utility easements throughout the development for electric services need to be shown. The Light 8 Power Department would like to know how the services will be run across The Trilby & Applewood Lateral to Lots 12, 13, 67, 68, and 69. 7. The comments received from the Poudre Fire Authority are as .follows: a. A second point of access, for emergency purposes, to this subdivision is required. b. All streets exceeding the 900' dead-end and cul-de-sac length are required to have a second point of access. C. Dwellings exceeding -the maximum 900' distance, without a second point of access, must be equipped with automatic fire sprinkler systems. d. Fire hydrants must be located within 400' of all dwellings and be capable of delivering 1,000 gallons per minute flow with a 20 pounds per square inch residual pressure. Mike Pretz is your contact person if you have questions about emergency access and fire prevention. He can be reached at 221-6570. 8. The pedestrian trail access into the Ridge area could naturally occur through the Sediment Pond 'C' between Lots 64 and 69. Commui. Planning and Environmental , vices M �r7�,, Planning Department City of Fort Collins June 22, 1994 Eric Thayer ET Designs 31741 RCR #35 Steamboat Springs, CO. 80487 Dear Eric, Staff has reviewed your documents for the Cottonwood Ridge Subdivision, Preliminary that were submitted to the City on June 6, 1994, and would like to offer the following comments: 1. The Pleasant valley & Lake Canal has submitted these comments: a. The development must not encroach on the PV & L right-of- way. b. You will need a crossing agreement for any ditch ..crossings. C. A storm drainage agreement will be necessary if the PV & L is going to accept any runoff from this development. d. The headgates used to irrigate the Thayer property must be removed and filled by the developer. e. Where. the PV & L Canal ends there is a 20' drop into a ravine. Has any thought been given to this situation in terms of potential safety hazards? f. Debris tends to pile up within this ravine after washing downstream during the year. In the past, the ditch company has cleared this out by burning it in the spring. If this becomes no longer possible, because of adjacent homes, how will this rash removal be accomplished? 2. Columbine Cable Tv has stated that there are no utility easements shown on the plan that they received. They would like to see rear lot utility easements, where possible. 3. A copy of the comments received from U.S. West is attached to this letter. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750