HomeMy WebLinkAboutFALCON RIDGE PUD - PRELIMINARY - 2-94F - CORRESPONDENCE - STAFF'S PROJECT COMMENTSThis 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 following dates and deadlines to assure your ability to stay
on schedule for the May 23, 1994 Planning and Zoning Board hearing:
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Plan revisions are due May 4, 1994. Please contact me for the
number of folded revisions required for each document.
PMTIs,,renderings, and 8 folde copies of final revisions (for the
Planning and Zoning Board packets) are due by 3:00 p.m. on Map 16,
1994.
Please contact me at 221-6750 if you have questions or concerns
related to these comments. I would like to schedule a meeting with
you as soon as possible, if necessary, to discuss these comments.
S' rely,
t v Olt
Project Planner
xc: Ron Phillips
Kerrie Ashbeck
Advance Planning
Stormwater Utility
Transportation
Parks & Recreation
Stewart & Associates
file/Project Planner
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sizes could be reduced and pick up 4 to 5 more lots. -A
minimum of 65 lots is required to meet the density
requirement. Is it possible to relocate the existing gas
main and redesign the lots? A copy of the Variance
Procedures set forth in the Land Development Guidance
System is attached to this letter.
b. Street trees should be planted on Spaulding Lane, along
the double frontage lots. The maintenance of 'the
landscaping will be the responsibility of the Homeowner's
Association or adjacent property owners. A 3' wide non -
vehicular access easement should be provided on the rear
of Lots 48 through 53 to prevent garages, driveways, and
recreational vehicle storage, etc. from gaining access
from Spaulding Lane.
C. A fencing detail for this development should be submitted
for review.
d.
e.
g-
Sidewalks along both Country Club Road and Spaulding Lane
should be shown on the Site Plan.
The City has an adopted Solar Orientation Ordinance that
requires at least 65% of the lots under 15,000 square
feet in size be in compliance. There are 58 lots in.
Falcon Ridge P.U.D. that are subject to the intent of the
ordinance (Lots 3, 30, and 61 are not) and 32 are in
compliance, equaling 55%. The number of solar oriented
lots (by definition in the ordinance) must be increased
to at least 38 or a variance must be requested. A copy of
the Solar Orientation Ordinance, with the variance -
procedure, .is enclosed with this letter.
The lots backing up to Country Club Road are not deep
enough to meet the requirements of City Code. Lots
backing up to an arterial street, which Country Club Road
is, must be a minimum of 150' deep.
The new right-of-way width for standard local streets is
481, instead of 541. A 12' wide utility easement on
either side of all streets must be provided.
Curb and gutter must be constructed along the east side
and curb, gutter, and sidewalk must be constructed along
the west side of Ford Lane with this development.
Is it possible to dedicate right-of-way for a Ford 4ne
extension to Spaulding Lane at this time? AR�- i"
The densities for the surrounding properties should be
shown on the Site Plan.
4
All hydrants must be capable of 1,000 gallons per minute fire
flows with 20 pounds per square inch residual pressure.
5. The Light &.Power Department has forwarded a red -lined print
of the preliminary Landscape Plan with proposed street light
locations. Also, attached is a copy of the recommended street
light/street tree separation standard.
6. The Transportation Department's comments are as follows:
a. Ford Lane and Spaulding Lane will need to lio rye -built to
urban standards. h -� 'Gat . UJIktk t5
b. Falcon Ridge Drive could be connected to Country Club
Road to lessen the traffic impacts from this and future
development on the existing homes on the east side of
Ford Lane (Rimrock Subdivision) . WV4,iW,uA&�. WI.
c. The trip distribution assumptions used in the traffic
study should be reviewed and discussed with
Transportation Department.staff. These assumptions appear
to understate southbound trips.
Tom Vosberg should be contacted .if you want to set up a
meeting with Transportation .Department staff. Tom can be
reached at 221-6608.
7. The Natural Resources Department has indicated that native
grasses should be used in the detention areas, not dryland
grasses. More opportunities for paths for bicyclists and
pedestrians should be provided. Connections at the ends of the
cul-de-sacs out to Country Club weagp d� in n could
be one solution. (n�pl_L�_.C_-I, � �,�. .
8. Parkland fees of $779 per dwelling unit will apply to this
development and will be collected at the time of issuance of
building permits.
9. All landscaping in the public -right-of-way must be maintained
by a Homeowner's Association or adjacent property owners. This
includes landscaping on the backs of the lots along Country
club Road and Spaulding Lane.
10. The Planning Department's comments are as follows:
a. The gross residential for this project is 2..83 dwelling
units per acre. Criteria 1 on the Residential Uses
Density Point Chart states: on a gross acreage basis, is
the average residential density in the project at least
three dwelling units per acre (calculated for the
residential portion of the site only)? This criteria must
be answered "yes" and implemented within the development
plan or a request for a variance to the minimum density
requirement must be submitted for consideration. The lot
Commui. cy Planning and Environmental .,ervices
Planning Department
April 22, 1994
Ed Lawler
Sandcreek Associates, a Ltd. Liability CO.
P.O. Box ,9684 ,.. _.
•Fon�tCColt-SS-?'COa' 8U.522j' ..•.,y ,,,- . _.. _ _'
Dear Ed,
Staff has reviewed your documents for the Falcon Ridge P.U.D. -
Preliminagyhat;.weesubmitted to the City for review on March 31,
1994, and would like to offer the following comments:
1.. The plat and utility plans were inadvertently sent to the
South Fort Collins Sanitation and Fort Collins -Loveland Water
Districts. They are being forwarded to the Cherry Hills
Sanitation District and ELCO Water District, the correct
districts serving water and sanitary sewer -to the property.
2. Columbine Cablevision has stated that on the preliminary plat
map that they received there are no utility easements marked.',
They would like to have a map with the easements marked so'
that they can make their comments. •
3., The comments received from the Public Service Company.are as
♦ follows 6 ( ,
a. The developer needs to take steps to insure that
individual lot 6wners do not fence lots that are crossed
by PSC gas main running diagonally across the property
from the intersection of Country Club Road/Ford Lane to
the intersection of Spaulding Lane/Valley View Lane. PSC
needs access to this gas main at all times.
b. Utility easements adjacent to street right-of-way should
be such that there is a minimum of 13' from back of
sidewalk to the rear line of the easement.
C. No trees are to be planted within 4' of gas lines.
4. Additional fire hydrants are necessary at the intersections
of:
* -Snowy Owl Circle/Falcon Ridge Drive;
* Falcon Ridge Drive/Golden Eagle Drive;
* Ford Lane/Golden Eagle Drive.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750