HomeMy WebLinkAboutPIERCE MINOR SUBDIVISION - 74 93 - CORRESPONDENCE - CITY STAFFMr. Evan Gilmartin
June 14, 1994
Page 3
property. While the current local street standard is thirty six feet, flowline
to flowline, there is not enough room for adequate transition from a thirty six
foot wide street to a forty foot wide street. In addition, it is not desirable
to transition from a forty foot wide street to a thirty six foot wide street and
back again.
Cherry Street also requires the installation of curb and gutter on both sides,
construction of the full pavement width and installation of a sidewalk on your
side of the street. Section 29-678 of the City Code allows the original
installer of these improvements to request that the Director of Engineering
prepare a reimbursement agreement. The City has offered to prepare this
agreement between you and the school district so that when Putnam School expands
or remodels in a manner to trigger street improvements, they will be required to
reimburse you for their portion of the street improvement obligations. However,
you are encouraged to contact the school district in advance of any street
construction to determine their willingness to assist in the initial cost of this
project.
As we discussed, your application will continue to be processed as a minor
subdivision even though you have indicated there will be seven lots. However,
all drawings should label the seventh lot as a separate tract designated as a
drainage easement and limited to use as a detention pond. Should you have any
questions regarding the remaining requirements for approval of your application,
please feel free to contact me.
Sin er ly,
Rondall V. Philli s
Planning Director
cc: Ann Azari, Mayor
Steve Burkett, City Manager
Debra.Kaestner, Assistant to the City Manager
Greg Byrne, Community Planning and
Environmental Services Director
Rich Shannon, Utility Services Director
Bob Smith, Stormwater Utility Manager
Glen Schlueter, Civil Engineer II
Steve Olt, City Planner
Kerrie Ashbeck, Engineering
Mr. Evan Gilmartin
June 14, 1994
Page 2.
also be necessary to locate the houses as far back on the lots as possible to
minimize their intrusion into the floodplain.
Development on this site could potentially force additional flood waters off -site
to the south. If hydraulic modeling cannot prove "no -rise" in the floodplain
elevation, an easement must be obtained on the Putnam School site to the south.
I would encourage you to contact the school district to arrange for dedication
of this easement.
The stormwater models also need to be updated to show the impact of your
development on stormwater drainage. This includes the floodplain HEC-2 model and
possibly the basin master plan hydrology model.
Complete drainage and erosion control reports and plans have not been -received.
These may result in additional stormwater issues that need to be addressed. If
this is the case, we will work closely with you and your engineer to correct any
possible problems.
STREETS
The City's "Design Criteria and Standards for Streets" requires a minimum
flowline grade for curb and gutter of 0.4% and a 0.6% grade for crosspans. The
flowline grade shown on the subdivision drawings is 0.3%. However, your project
engineer has evaluated whether any additional fall for the flowline grade could
be gained by. reconstructing Cherry Street off -site to the west of the
intersection with Lyons Street and determined that little fall could be gained
due to the proximity of a high point in the curb and gutter. Because of this,
it will be necessary for you to either increase the flowline to 0.4% in front of
your property or apply for a variance to the design criteria through the
Engineering Department.
Section 24-95(a) of the City Code requires the construction of that portion of
Cherry Street adjacent to your property. Section 24-95(b) requires that the
street include, without limitation, curb, gutter, pavement and sidewalk according
to the engineering standards and criteria of the City.
The first step in determining the requirements to upgrade Cherry Street is to
perform borings in the existing street to establish the integrity of the overlay,
the quality and depth of the road base, etc. This information has been provided
along with a recommendation from Foundation and Soils Engineering, Inc. for a new
pavement section. However, this recommendation did not include consideration of
the removal or utilization of the existing street pavement. Using the
information from the borings, paving options based on the structural integrity
of the existing street pavement can be prepared. The City will review these with
you and your engineer to select how the existing material will. be removed or
reworked to achieve the necessary pavement section.
Cherry Street will need to be constructed forty feet wide from flowline to
flowline to match the existing street widths to the east and west of the
June 14, 1994
Mr. Evan Gilmartin
III E. Drake #7011
Fort Collins, CO 80525
Dear Mr. Gilmartin:
This letter is a follow-up to the recent discussion you had with Debra Kaestner,
Assistant to the City Manager, and me during our site visit to your property on
Wednesday, June 1, 1994. After that site visit, staff from the Planning,
Engineering and Stormwater Departments met and reviewed the Pierce Minor
Subdivision proposal once again relative to City requirements. The following
comments should clarify any remaining issues.
Three areas have been identified that require resolution prior to proceeding with
your proposal: stormwater, the 100 year floodplain that crosses your property
and streets.
STORMWATER
The release of water from the proposed development onto Cherry Street will need
to be controlled to protect impacts to property to the east. This requires a
stormwater detention area to detain increased runoff caused by new development.
The previously proposed detention of off -site flows from the north may offset
this development's increased runoff rate temporarily but not the increased
volume. It would also severely impact future development to the north by using
up its allowed release rate. Therefore, this approach is only allowed when the
off -site area is already developed and has no detention facilities. The
southeast corner of the property appears to be the only location that will be
able to collect the runoff.
In addition, a drainage swale or other
be established across the front of the
yards and direct the runoff into the
crown of adjacent streets is required t
could be considered if an attempt is ma
as possible. Easements will be needed
The maintenance of these easements
responsibility of homeowners. Therefo
formed.
FLOODPLAIN
drainage collection system will need to
proposed lots to collect water from front
detention pond. Usually, runoff to the
o be detained on -site. A variance to this
de to detain as much of the street runoff
for both the swale and detention basin.
and the detention facility will be the
re, a maintenance entity will need to be
The 100 year floodplain runs across this property from east to west and needs to
be considered in any development plan. At a minimum, all structures built on
these lots must be elevated 18 inches above the 100 year flood level. It may
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
Pierce Minor Subdivision Memorandum
June 15, 1994
Page 2
3. Work with the school district to help share the street
costs (mentioned in the letter).
4. Seek a variance from the Planning and Zoning Board (staff
would recommend against this because of the precedent it
would set for other similar developments).
Please contact me if you have further questions.
cc: Rich Shannon
Gary Diede
Bob Smith
Bob Blanchard
Steve Olt
Debra Kaestner
Community Planning and Environmental Services
Planning Department
City of Fort Collins
June 15, 1994
M E M O R A N D U M
TO: Mayor Ann Azari
THRU: Steve Burkett, City Manage.,
Greg Byrne, CPES Director tJ�' ►(v�/
FR: Ron Phillips, Planning Dire�to�'/f�
RE: Pierce Minor Subdivision
The attached letter was mailed to Evan Gilmartin today. Debra
Kaestner and I met with Mr. Gilmartin two weeks ago on the site of
his proposed minor subdivision to discuss the issues, and I told
him I would respond .in writing to his concerns. This letter
represents an attempt to coordinate all the various departmental
comments into one document.
The only answer we have been able to give that is satisfactory to
him pertains to the continued treatment of this proposal as a minor
subdivision. This will be the case as long as the stormwater
detention area is dedicated as a permanent easement for drainage
purposes on the plat, and not shown as a seventh lot.
The physical constraints of this site make it less economical to
develop than Mr. Gilmartin prefers, and the City does not have a
program to help pay the costs. We do have requirements for
development to pay its fair share, which to Mr. Gilmartin appears
to be the City's unwillingness to support his project. Another
small developer/builder is successfully developing similar infill
property in the area while meeting the City requirements.
Some options for Mr. Gilmartin may be:
1. Accumulate additional property to spread out the
development costs.
2. Increase the density on the site to increase the
financial return..
281 North College Avenue • P.O. Box 380 • Fort Collins, CO 80522-0580 • (303) 221-6750