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HomeMy WebLinkAboutEMERSON ACRES SUBDIVISION - MINOR SUB - 22-88 - CORRESPONDENCE - RESPONSE TO APPLICANTCITY OF FORT COLLINS OFFICE OF DEVELOPMENT SERVICES, PLANNING DEPARTMENT NOVember 23, 1987 Mr. Harold Fes, Mr. Bob OiCKIMEM c/o Intermill Land Surveying 1301 N. Cleveland Avenue Loveland, CO. 80537 Dear Gentlemen: This letter is in response to a request for information regarding the minor subdivision process for six lots or less. The purpose of the new ordinance is to expedite simple subdivisions in a shorter time frame and be relieved of the formal public hearing with the Planning and Zoning Board. The submittal fee is $100. Twenty blueline prints are required along with the completed application form. The boundary survey must be done under the auspices of a registered land surveyor or licensed professional engineer. In all respects, the physical document is a typical plat as required by City Code. It is only the process that has been expedited. Tt is antici- pated that the review time will be four weeks. The ordinance authorizing the minor plat process is enclosed for your information. In meetings with Staff, the issue of stormwater drainage has been dis- cussed. According to Mr. Glen Schlueter of the Stormwater Utility, the drainage associated with Stanton Creek and its tributary that are on the Dickenson property must be designated on the plat as either an easement or tract. If the drainage is dedicated to the City or a homeowner's association as a tract, then the City or homeowner's association would maintain the channel and the property owner would not be able to use the tract. Tf the drainageway is dedicated on the plat as an easement, then the owner would be responsible for maintenance and would be able to use it. Tn either case, the drainageway must carry the 100-year runoff. Due to the potential of significant flows, the Stormwater Utility would prefer the dedication of a tract rather than an easement. SERVICES, PLANNING Einerson/Dickenson Letter November 23, 1987 - 9e 2 • The plat should also show the additional right-of-way dedication for the east side of Lemay Avenue. Since Lemay has been designated as an arterial street on the 'faster Street Plan, the fall right-of-way would need to be 100 feet. The Dickenson obligation would be half, or 50 total feet for the east side of Lemay as measured from the centerline. Therefore, the plat should dedicate whatever extra right-of-way is needed, beyond what is cur- rently in existence, to achieve a total half width of 50 feet. The plat should also show the additional right-of-way that will be needed for County Road32. This road is shown on the Master Street Plan as a major arterial which would require a full right-of-way width of 120 feet to accommodate a potential for six lanes. Once again, the Dickenson obliga- tion would be to dedicate half the total width, or 60 feet as measured from the centerline of the current street. In discussions with the interested parties, it was agreed that the dedica- tion of a full 60 feet for half the right-of-way of County Road #32 would be required for all the frontage along the street. In order for the exist- ing hone which fronts on County Road 432 to be relieved from having to make this dedication, there are two options available. First, a note should be placed on the plat stating that the full half -width right-of-way dedication will be made whenever a building permit is applied for on this lot. The second option would be to delete this lot from the subdivision and have it remain unplatted. These options can be discussed. Under typical subdivision and development procedures, it is customary for the applicant to construct the adjacent road improvements that would serve the project. Since there are no immediate development plans, there would be no justification to require these improvements. The Planning Depart- ment, however, would require that a note be placed on the plat that would indicate for the public record that the future lot owners along Lemay Ave- nue are obligated to participate in street improvements at the time the improvements are required by the City to be constructed. The Extent of these improvements is "local street portion" of the arterial street. Under present standards, this "local. street portion" includes 18 feet of pave- ment, to a depth required for local street traffic determined by the soils report, 4 feet of sidewalk, curb and gutter. In addition to the plat, a utility plan would be required for the design of all utilities including storm drainage, drainage structures, and street design. The utility plan should be prepared by a licensed engineer. The utility plan would be reviewed for City acceptance by Mike Herzig in the Planning Office. In conjunction with the utility plan, a development agreement between the City and the subdivider/owner outlining the details of the future improvements would be required. The development agreement would also be reviewed by Mr. Herzig. Please keep in mind that the utility plans for the South Lemay Special Improvement District are on file with the City. Matt Baker of the Engi- neering Department is coordinating this project. Please refer to these •� Einerson/Dickenson Letter November 23, 1987 - Oe 3 plans as they may have an effect on your utility planniM. . For instance, the S.I.D. plans call for a 4 x 12 box culvert for drainage to pass under County Road #32 in the vicinity of one of O e proposed lots. The utility plan should also demonstrate how the storm flows from the west (Provincetowne Master. Plan) will be routed through the proposed subdivi- sion. Please contact Glen Schlueter for detailed specifications. Although the minor subdivision process is available, there appear to be several issues which must be addressed, particularly c,n the itility Man. All issues mast be resolved before the plat will be recorded and the devel- opment agreement accepted. The complexity of the issues may result in the process taking more than four weeks. I would encourage a pre -submittal conference to review the requirements and documents necessary to complete the subdivision process. Please contact the Planning Department at 221-6750 if there are any questions or concerns. Sincerely, Tick AIT. 1_ Ted Shepard City Planner TS/kb xc: Tom Peterson, Planning Director Mike Herzig, Development Engineer Glen Schlueter_, Storm Drainage Engineer Matt Baker, Special Improvement District Engineer