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HomeMy WebLinkAboutTHE HILLSIDE AT ROCK CREEK PUD - PRELIMINARY - 16-89C - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommliy Planning and Environmentalervices Planning Department Citv of Fort Collins August 20, 1993 Mr. Eldon Ward Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80521 Dear Eldon: The Planning Department has coordinated its interdepartmental review for Rock Creek Overall Development Plan, Hillside at Rock Creek - Preliminary, and Brookside Village at Rock Creek - Preliminary. The following comments are offered: Rock Creek Overall Development Plan 1. Staff is concerned about the access points on Timberline Road and the impact on the Dusbabek property, and, possibly, the Nelson M.R.D. Information obtained from Mr. Dusbabek is that Rock Creek's proposed intersections on Timberline Road do not align with an existing 16 inch diameter water line or an existing 21 inch diameter sewer line. Approval of the proposed Rock Creek intersections on Timberline could "lock in" the intersection locations for both sides of the street. It is suggested that a meeting occur with City officials and Mr. Dusbabek and representatives of the Nelson M.R.D. to resolve access issues. 2. The O.D.P. does not demonstrate any mix of densities or housing types. The sole reliance on single family detached homes on 134 acres, and the reference to densities that fall below three dwelling units per acre do not satisfy two important policies of the Land Use Policies Plan: 1112. Urban density residential development usually at three of more units to the acre should be encouraged in the urban growth area." 1175. Residential areas should provide for a mix of housing densities." The Planning and Zoning Board has recently demonstrated increased concern with O.D.P.'s (and O.D.P. amendments) that do not meet these policies. At this time, it is difficult to 281 North College Avenue • P.O. Box 380 • Fort Collins, CO 80322-0380 • (303) 221-6730 see how the Planning Department can support this O.D.P., as submitted, without some inclusion of density and housing mix that promote the above referenced policies. 3. As proposed, Rock Creek Circle is a looping collector street. It seems that the two east -west legs of this street are duplicating the collector function. Would it be possible that one of the legs be a collector while one is reduced to a local street? The local leg could be more circuitous with intersections, stop signs, or curves that necessitate lower speeds. The collector could be more direct and link up with the "collector/connector" that feeds into the Ruff property. The continuous nature of the looping street may, by itself, encourage the undesired speeds that are often associated with the longer collector streets. If properly designed, a local street will reduce speeds. 4. Please be advised that the use of 35 mile per hour design speed has not be approved by the Engineering Department. It is likely that further discussions on this point are needed. 5. Staff is concerned about access to the neighborhood park. Without street access, it is difficult to drive to the park. Young children would probably not be able to walk or bicycle up to one-half mile to the park. It is suggested that a small parking lot on the southeast side of the park be provided on Parcel B. Such a parking lot would complement the pedestrian path system. 6. The drainage channel for McClellands Creek may be an ideal location for a bike trail. Such a trail could provide both a recreational and transportation function. Staff will begin discussions with Parks and Recreation and Natural Resources to determine the feasibility of such a path. 7. All plats, Development Agreements, and other legal documents must indicate that the name of the creek is McClellands Creek, and that Rock Creek refers only to the project name. 8. The use of "Hillside", "Brookside", and "Creekside" as street names will not be allowed as they duplicate existing street names within the Poudre Fire Authority's district. 9. The Stormwater Utility requests that Note No. 3 be revised so that the term "detention areas" is deleted. The City will not maintain detention areas. 10. It is suggested that a meeting to discuss the potential enhancement of the channel of McClellands Creek be arranged with representatives from Stormwater, Parks and Recreation, Natural Resources, and Planning Departments. Issues related to recreation, wildlife habitat, and aesthetics need to be coordinated. 11. It is not clear on the document what the cross -hatched areas refer to. Please provide a reference. Hillside at Rock Creek, Preliminary 12. The timing and extent of construction of Timberline must be negotiated with the affected City departments. According to the Light and Power Department, Timberline Road will either need to be constructed to full width including curb, gutter, and utility easement, or the developer will need to provide off -site easements to Harmony Road. If the an off -site easement is the alternative, then the developer will be financially responsible for construction of a temporary electric line in addition to normal development charges. 13. The submittal is missing a Soils Report. 14. The sidewalks, as indicated on the detail for Rock Creek Circle, jog in and out of landscaped areas too abruptly and are very circuitous which detracts from offering direct pedestrian connections. A meandering sidewalk should use a minimum centerline radius of 60 feet. There is a strong concern about the sidewalks not being continuous across the private access drives. Perhaps these sidewalks should continue in front of the landscape islands. Otherwise, pedestrians are directed into a vehicular area. 15. The two private access drive that serve Lots 72, 73, and 74, and 69, 70, 71, First Filing, appear very tight. Has it been considered to link Lots 69 through 74, First Filing with a single access drive? 16. A statement of all variances to City standards must be submitted an stamped by a professional engineer. 17. The Utility Plans do not show how the water lines are to be looped or the hydrant locations. 18. Midblock ramps are indicated where inlets occur. It is unclear how this will function. 19. U.S. West will require a 15' x 30' easement for three large telephone equipment cabinets in the general vicinity of the west side of the P.U.D. 20. Landscaping along Rock Creek Circle will require coordination with the Public Service Company. The installation and maintenance of underground natural gas lines require a minimum of eight feet of clearance. This must be placed within an unobstructed area and described as an easement. This easement must be adjacent to public right-of-way on both sides of the street. No trees are allowed within this easement. 21. The Public Service Company also requests that the landscaped tracts adjoining the east right-of-way line of Timberline Road will have to be dedicated as "Utility Easements" by the Final Plat. 22. Detailed comments from the Stormwater Utility will be provided to the consulting engineer under separate cover. At the request of the Stormwater Utility, please add a note on the P.U.D. that indicates that the planting of landscape materials within drainage swales shall not obstruct the water flow of the 100-year storm. 23. The Police Services Department cautions that the use of such street names "Hillside Circle East" and "Hillside Circle West" often causes problems for people in emergency situations. Is it possible to break this up into three street names - one for each leg and one for the cul-de-sac? 24. As mentioned in reference to the O.D.P., the natural channel looks like an ideal location for a neighborhood path. Two cul-de-sacs, Hill Side Circle East and Arabis Court could provide internal connections. 25. Hillside Lane and Bellis Court should feature path connections to the future park and future elementary school. 26. Please indicate on the plan that there is an pedestrian path that connects to the park site. This path should be eight feet in width. 27. The new Parkland Development Fee is $779 per dwelling unit. 28. In note No. 3, please delete the reference to "... or other appropriate entity". 29. A large, nearly dead cottonwood tree at the southeast corner of the Second Filing should be retained as it acts as a perch site for birds of prey. While it appears to be located within an open space area, the tree should be protected from overlot grading or other excavation. 30. Note No. 5 should be expanded to include the "access" function. 31. Has any consideration been given to meandering the sidewalk adjacent to Timberline? This would add interest to the arterial streetscape. 32. In general, Staff applauds the concept of enhancing the aesthetics along Rock Creek Circle. The landscaping and setbacks appear to benefit streetscape and the pedestrian experience. While the final design may need some fine tuning, the concept is a positive approach which contributes to neighborhood character. Brookside village at Rock creek Circle 33. The comments provided for Hillside at Rock Creek by Public Service Company, U.S. West and Light and Power are also applicable to Brookside village. 34. Detailed comments from the Stormwater Utility will be forwarded to the consulting engineer under separate cover. Please be aware that the trees in the extreme southeast corner of the site may be at or near the pond outlet. 35. The placement of the sewer line within the drainage easement could pose an access problem for maintenance purposes. What measures can be taken to allow for access to manholes? 36. Are the cul-de-sacs proposed to be the standard 36 feet street width? 37. The Department of Natural Resources strongly encourages enhancement of the natural character of the water courses that flow through the property. These courses should be considered assets and promoted as such. 38. See the comment on Hillside regarding the meandering of the sidewalk along Timberline. 39. See the comment on the O.D.P. regarding access onto Timberline Road and the impact on the adjacent properties to the west. 40. As with Hillside, Note No. 3 should delete the reference to "...other appropriate entity" and Note No. 5 should include a reference to the access function. 41. Existing trees should be identified and preserved if possible. This concludes Staff comments at this time. In order to remain on schedule for the September 27, 1993 Planning and Zoning Board meeting, please note the following deadlines: Revised plans are due September 8, 1993. P.M.T.'s, 10 prints, renderings are due September 20, 1993. The Planning Department is available to arrange meetings with the appropriate City Staff to discuss these comments in depth. As always, please feel free to call our office to set up these meetings as necessary. Sincerely: _77_,� Ted Shepard Senior Planner xc: Sherry Albertson -Clark, Chief Planner Kerrie Ashbeck, Civil Engineer