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HomeMy WebLinkAboutSILVER OAKS - AMENDED OVERALL DEVELOPMENT PLAN - 14-88E - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWI i Commtd6ty Planning and Environmenta*rvices Planning Department City of Fort Collins June 9, 1992 Tri Trend c/o Dick Rutherford Stewart & Associates 103 South Meldrum Fort Collins, CO 80521 Dear Dick: G/-a1s ,A�r~EfEa)cE = For your information, attached is a copy of the Staff's comments concerning Silver Oaks, presented before the Conceptual Review Team on June 8, 1992. 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, TTed Shepard Senior Planner TS/gjt Attachment cc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Transportation Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: June 8, 1992 ITEM: Silver Oaks (Formerly Horsetooth West Master Plan) APPLICANT: Tri Trend c/o Dick Rutherford, Stewart and Associates, 103 South Meldrum Street, Fort Collins, CO. 80521 LAND USE DATA: Request to subdivide 41 acres into 144 single family lots. The site is part of the Horsetooth West Master Plan, and is located west of Taft Hill Road, south Horsetooth Road. The parcel is bordered by the Olander Elementary School and is served by Auntie Stone Street. Bronson Street will extend into the parcel from Taft Hill Road. COMMENTS: 1. The Horsetooth West Master Plan will have to amended to reflect the proposed changes. The amendment should be referred to as an "Overall Development Plan". 2. The site is well served by existing water and sewer. There is - a 20 inch diameter water main in Horsetooth that runs as far west as Auntie Stone Street. There is eight inch diameter water and sewer mains in Auntie Stone Street. There is a 12 inch diameter sewer in Taft, and an eight inch diameter sewer in Bronson. Please verify with Mark Taylor, Water and Wastewater Department regarding any repayments due back to Poudre R-1 for the sewer in Bronson. 3. There is three-phase electrical power available in Auntie Stone Street. There is an existing electrical vault along Taft. Power is available from either of these sources. If phasing of development is such that it is not contiguous to these sources, then special arrangements with Light and Power may have to be made. Otherwise, normal development charges will apply. 4. The zoning is R-L-P. Lots may subdivided according to the requirements of Zoning Code. Minimum lot size is 6,000 square feet and there must be a minimum of 60 feet of lot width at the front building line, and a minimum of 20 feet at the front curb line. 5. The Poudre Fire Authority will require standard streets, standard hydrant spacing, and minimum water supply and pressure. Phasing should consider the minimum fire access requirements, and the ends of cul-de-sacs should not exceed 660 feet from a single point of access. 6. Ever since this site was selected for Olander School, Staff has been concerned about access to the north and west. Presently, there is no path or street to connect Quail Hollow subdivision with Olander School. Keep in mind that Parks and Recreation is in the process of developing "Cottonwood Glen" neighborhood park about one -quarter mile north of the subject site. In addition, there is no access from Moore Lane to the school property. The northwest corner of the site should be investigated for providing a bicycle/pedestrian connection that either ties into Moore Lane or begins an offstreet path system that connects the subdivisions, school, and neighborhood park. Such a connection may be temporary until a local street system is connected to the north. Both the Parks and Recreation Department and the Planning Department are willing to explore options and assist in working with landowners in this area. 7. The Parkland Development Fee is $625 per dwelling unit payable at the time of building permit issuance. The funds collected from Silver Oaks will be earmarked for development of Cottonwood Glen Park. The references to "Park Site" should be deleted from the Plan. 8. Since Lots 9, 10, 19, 20, 29, and 30 have side lot frontage along Horsetooth Road, it will be the responsibility of the homeowners to maintain the right-of-way along their lots. It is strongly suggested that six-foot, wood fencing not be brought directly up to the cul-de-sac opening. Rather, any perimeter fencing should be tapered down to 42" to 4811, beginning at the front building line, to allow visibility and relieve the repetitious, stockade appearance along an arterial street. 9. The cul-de-sac openings should be provided with a sidewalk that connect to the sidewalk on Horsetooth Road. 10. Lots 1 - 9 have double frontage. The Zoning Code states: "Lots with both front and rear frontage on a street shall not be permitted except where necessary to provide separation from arterial streets or from incompatible land uses." Please verify with the Zoning Administrator whether an elementary school is considered an incompatible land use. If not, then a variance may be needed or the proj ect could be submitted and reviewed as a P.U.D. In either case, these lots should have extra depth and be treated with a common rear yard fence for uniformity along the collector street. 11. The Stormwater Utility will require a revised overall drainage plan. The final outfall should be specified. The commercial area will have to provide its own stormwater detention. The phasing of the development and pond development must be coordinated so that each phase has adequate detention. r 12. The site is located in the Spring Creek Drainage Basin. The fees are $1,691 per acre. Credit on the fees for providing the detention pond will only be applied toward that phase in which the pond is platted. The pond is not regional in nature but serves only the proposed Silver Oaks. As a result, the Stormwater Utility will not bear any responsibility for maintenance. 13. A Drainage Report and Drainage and Grading Plan will be required. An Erosion Control Plan will also be required. 14. Please check with Matt Baker, 221-6605, for information on any potential repays due to the City for the arterial improvements along Taft Hill Road and Horsetooth Road. Also, please check the records for the agreement between the City and Poudre R-1 on any potential repays for street extensions. Finally, a repay may be due for the construction of Auntie Stone Street. 15. Improving the arterial frontage along Taft Hill Road adjacent to the detention pond will be the developer's obligation. 16. The Street Oversizing Fee is $584 per dwelling unit payable at the time of building permit issuance. 17. The Transportation Department advises that a local street connection to the northwest be kept open at this stage. There is a critical need to connect this area with developing areas (Quail Hollow). A connection to Moore Lane must be investigated. What is the potential for creating a connection to the collector system in Quail Hollow? The Traffic Impact Analysis should address this issue. Lots 60 and 61 should be deleted for a transportation connection. 18. There will not be a traffic signal at Taft/Bronson yet this seems to be the prioritized entry point. The project would benefit from an additional local street connection to Horsetooth Road. This would direct traffic to the signalized intersection versus Taft/Bronson. Left turn exits from Bronson during the A.M. and P.M. peaks will experience significant delays. Bronson may need to be equipped with a separate left turn lane. The Traffic Impact Analysis should also address this issue. 19. The traffic consultant should contact the City's Transportation Department to define the scope of the study and to obtain the latest background traffic volume figures. 20. The access to the five acre commercial area must be defined at the amended Overall Development Plan (Amended Master Plan) stage. Access issues should not be unresolved and left for future phases to decide but investigated at this time in order to guide future development. T 9 0 21. Staff is concerned about Lots 30 - 38 and the relationship to the commercial area. Since the O.D.P. is indicating a commercial area, steps should be implemented to provide buffering along the rear yards as early as possible. It is suggested that these lots be increased in length to create additional separation. Also, establishing landscaping with the first phase would allow a certain degree of maturation. The drainage study should investigate the feasibility of installing a berm in this area to promote buffering. Buyers of these lots should be fully informed of the planned commercial area. Our experience is that homeowners that are closest to a commercial project are the most vocal opponents of commercial development, despite the commercial designation on the Overall Development Plan. 22. The five acre commercial site would be defined as a Neighborhood Convenience Shopping Center and should be indicated as such on the amended Overall Development Plan. Consequently, this land use must obtain a total 65% (not 500) on the Point Chart J of the Land Development Guidance System. You are advised to investigate the feasibility of achieving this minimum score before carving out a commercial parcel of this size. The previous land use designation was for a full Neighborhood Service Center. 23. Staff is also concerned about the change in the mixture of residential densities under the proposed amendment. The currently approved plan calls for a more generous supply of multi -family housing than what is proposed by the amendment. This is contrary to City policy. The Land Use Policies Plan, an element of the City's Comprehensive Plan, states that each square mile section of the City should provide a mixture of housing types. Also, the City Council goal of promoting affordable housing suggests that each O.D.P. offer a range of housing opportunities. Since the proposed amendment does not accomplish these objectives, the applicant must justify the proposed amendment. You are encouraged to look at the housing types available in the square mile section. Historically, Fort Collins has maintained a rough mix of 60% single family and 40% multi -family. For further information on this issue, please contact Ken Waido, 221-6376. 24. Lots 105, 106, and 130 will be eligible to be included as solar oriented lots if a commitment is made for a sufficient amount of south facing windows for solar gain. 25. A landscape plan will be required for treatment along Auntie Stone Street (collector), Horsetooth Road (arterial), and along the Taft Hill Road detention pond(arterial street).