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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