HomeMy WebLinkAboutCOVENTRY SUBDIVISION PRELIMINARY - 80 93 - CORRESPONDENCE -i
16. A standard Utility Plan, addressing all the pertinent public
improvements must be submitted along with the site development
plan. If this plan does not meet the submittal requirements,
then the application may be delayed indefinitely.
17. A standard development agreement, made between the City and
the developer, will clearly state the obligations of the
developer and the possible repay arrangements for oversizing
the public improvements.
18. The Street Oversizing Fee is $584 per dwelling unit payable at
the time of building permit issuance.
19. A Soils Report will be required. If foundation subdrains are
required, then the design must meet the city's criteria.
20. Harmony Road is presently classified as a "major" arterial
which would require 60.feet of half width dedication. It is
likely, however, that Harmony Road may be de -classified as an
arterial, which would require a 50 foot half width dedication.
21. The improvement to Crest Road will require discussions with
the County Engineering Department. Within the Urban Growth
Area, urban development is obligated to construct sidewalk,
curb, and gutter along public streets. This project should
also be coordinated with the homeowners association along
Crest Road.
22. The developer is encouraged to design a streetscape along
Harmony Road. This streetscape should include street trees,
and fencing that is not monotonous and unattractive. Fencing
could be shadow box versus stockade and could include
indentations for shrub beds.
23. The subdivision must address the requirements of the Solar
Orientation Ordinance.
24. If the project is to be developed in phases, then an Overall
Development Plan is required.
25. A neighborhood information meeting will be required. This
meeting should take place prior to the submittal of the plan.
The developer is responsible for providing the list of the
affected property owners within a geographic area defined by
the Planning Department.
issues unique to the surrounding area. For details on the
traffic study, please contact Rita Davis, 221-6608.
6. It is suggested that the two existing curb cuts into the
McGraw site be used'to set the alignment of the local streets.
As presently shown, the offsets are too close.
7. The local street parallel to Harmony should be pulled to the
south as far as possible. It is likely that there will be
stacking at the Harmony Road/Hinsdale Drive intersection which
could block this local street.
8. There is a problem in that Crest Road is "semi -paved". This
does.not meet the standards for urban development in the Urban
Growth Area.
9. The easements set aside for the two ditches should be
investigated for off-street bicycle -pedestrian paths. These
could be amenities that connect the homes to the park and
school.
10. Staff applauds.the potential enhancement of the wetland area.
Perhaps such an enhancement could be coordinated with a
program at Front Range Community College. At this time, it
appears that the Department of Natural Resources would be
interested in acquiring this parcel. For further information,
please contact Susie Gordon, 221-6600.
11. The Parkland Development Fee is $779 per dwelling unit payable
at the time of building permit.
12. The site is located in the McClellands/Mail Creek Drainage
Basin with a Stormwater Development fee of $3,717 per acre,
subject to the amount of impervious surface and runoff
coefficient. A standard Drainage Report, Drainage and Grading
Plan, and Erosion Control Plan, meeting the submittal
requirements, must accompany the site development plan.
13. The wetland area is actually a part of the Mail Creek channel.
This channel may be used for detention but it would be an
"onstream pond" that accepts flows from offsite areas. It may
be that the developer will be asked to participate in
'construction of two box culverts (4' x 61) at the upstream and
downstream ends of the wetland/detention pond.
14. The Drainage Report should investigate the adequacy of the
drain pipe under Harmony Road that feeds the wetland area. If
this pipe is undersized, then there could be overtopping of
Harmony Road and the proposed lots along Harmony could be
flooded.
15. The developer is cautioned that the ditches may not be able to
accept drainage flows. The Utility Plans will contain
standard disclaimer language about seepage from the ditches.
CONCEPTUAL REVIEW STAFF COMMENTS
MEETING DATE: August 23, 1993
ITEM: Poudre R-1 Single Family at McGraw Elementary School
APPLICANT: Poudre R-1 and Jim McCory c/o Jim Sell Design, 117
East Mountain Avenue, Fort Collins, CO. 80524.
LAND USE DATA:
Request to subdivide 30 acres south of Harmony Road at Hinsdale
Drive into 105 single family lots, including 11 lots fronting on
Crest Road. Site includes a 3.2 acre wetland area.
COMMENTS:
1. The existing farmhouse is provided electrical power from
Harmony Road via an underground conduit. Other electrical
facilities are in on the east side of Hinsdale which serves
McGraw Elementary. The irrigation ditches can be crossed with
conduit. All normal development charges will apply.
2. Water is provided by the Fort Collins -Loveland Water District
and sewer is provided by the South Fort Collins Sanitation
District. Please contact these providers for details on
existing facilities.
3. The zoning is R-L-P, Low Density Planned Residential. In this
zone, all lots must be a minimum of 6,000 square feet and have
a minimum lot width of 60 feet as measured from the front
building line. Lots which back on to Harmony must be a
minimum of 150 feet in depth.
4. The Poudre Fire Authority is concerned about the proposed lots
on Crest Road. At this time, Crest Road is out of compliance
since there is no cul-de-sac, turn -around, or loop that meets
the access requirements of the Fire Code. Also, there may be
some houses at the end of Crest Road that are beyond the 660
feet from a single point of access. Please contact Warren
Jones, Poudre Fire Marshal, 221-6570 to discuss these issues.
5. An update of the existing McGraw traffic impact analysis will
be required. In particular, the traffic engineer should
analyze the Harmony Road/Hinsdale Drive intersection to see if
a traffic signal is warranted. Also, the study should address
trip generation, impacts on adjacent intersections, and other
COMMUNITY PLANNING &
ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO80522-0580 (303)221.6750
PLANNING DEPARTMENT
Commu f Planning and Environmental vices
Planning Department
City of Fort Collins
August 30, 1993
Kay Force
Jim Sell Design
117 East Mountain Avenue
Fort Collins, CO 80524
Dear Kay:
For your information, attached is a copy of the Staff's comments concerning
Poudre R-1 Single Family at McGraw Elementary School, presented before the
Conceptual Review Team on August 23, 1993.
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 221-6750.
Sincerely,
Ted Shepard
Senior Planner
TS/gjt
Attachments
cc: Tom Peterson, Planning Director
Kerrie Ashbeck, Civil Engineer
Transportation Department
Stormwater Department"
Project Planner
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750