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HomeMy WebLinkAboutCOBBLESTONE CORNERS PUD - PRELIMINARY - 55-87E - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW CommulFy Planning and Environmental iivices Planning Department City of Fort Collins May 11, 1993 Eldon Ward Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 Dear Eldon: For your information, attached is a copy of the Staff's comments concerning Mountain Ridge Farm - Replat, presented before the Conceptual Review Team on May 10, 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 --Te ..41ArA4 Ted Shepard Senior Planner TS/gjt Attachments cc: Tom Peterson, Planning Director Kerrie 'Ashbeck, Civil Engineer Transportation Department St•ormwater Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 v CONCEPTUAL REVIEW STAFF COMMENTS ofrortc MEETING DATE: May 10, 1993 ITEM: Mountain Ridge Farm - Replat APPLICANT: Nordick/Neal Partnership c/o Eldon Ward, Cityscape Urban Design, 3555 Stanford Road, Suite 105, Fort Collies, CO. 80525. LAND USE DATA: 173 single family lots on 60 acres located west of Shields Street at Wabash, north of Troutman, and north and east of Westfield Park. COMMENTS: 1. The Light and Power Department will need an offsite easement . to bring electrical power down from the north along the west side of Shields Street. Standard residential development charges will apply. 2. The site will be served by the 12 inch diameter water main in Troutman/Seneca, not the water line in Shields due to its low pressure. The site will be served by a sewer main that must be constructed from Shields to Seneca and eventually connect with a sewer main presently serving Rossborough. Subdivision north of Horsetooth Road. (This same sewer line will serve Westbrook P.U.D. located south of Troutman. ) At certain locations, this sewer line will be twenty feet deep. 3 . The Parks and Recreation Department is planning a trail along the east side of the Pleasant Valley and Lake Canal. This trail should be continued along the present alignment of the ditch access road. 4 . Parks and Recreation presently has an irrigation headgate in the Troutman Parkway alignment. This headgate should be relocated to the drainage swale. 5. The land planner and consulting engineer should work closely with Parks and Recreation regarding the overall drainage in the area and the impact on Westfield Park. 6. The Parkland Development Fee is $625 per acre. 7. The original traffic impact analysis should be investigated to verify that the number of dwelling units proposed is roughly equivalent to the original estimates. If not, the traffic study should be updated with an a memo. 8. The developer should be aware that certain phases may not be developable until street connections are made to provide the necessary two points of access. Temporary emergency access connections (a loop to Shields) may be made if designed according to the requirements of the Poudre Fire Authority. 9. The City of Fort Collins Stormwater Utility is currently updating the master drainage plan for the area which should be completed by Fall. This master plan will outline the extent of the improvements that will have to be constructed to serve the drainage needs of the study area. The developer is encouraged to contact Susan Hayes at the Stormwater Utility regarding what the developer can do in advance of construction of the regional drainage facilities. Any construction of regional drainage facilities by the developer is eligible for repayment by the Stormwater Utility. 10. The site is located in the McClleland-Mail Creek Drainage Basin with a stormwater drainage basin fee of $3,717 per gross acre. 11. As you are aware, there is high groundwater in the area. If a sub drain system is to be constructed, the developer must obtain permission from the ditch company. If the outlet for a sub drain system is to be an existing detention pond, then the capacity of the pond should be verified for acceptance of the new drainage. 12 . The neck of the cul-de-sac on Seneca should be 36 feet wide. 13. Intersections should be "L" shaped or designed with a 20 foot turning radius. 14 . The "kinks" in Wabash should be smoothed out. 15. Both the plat and P.U.D. Site Plan should indicate solar orientation data. 16. Staff is willing to discuss fronting of lots on a collector street. Certain design issues may be considered to reduce the impact of such an arrangement. These include detached sidewalks, street trees in the parkway strip, hammerhead or "T" driveways reducing the need to back out of the driveway, and increased lot depths and setbacks. 17. Access to the planned trail from the cul-de-sacs is recommended. 18. A neighborhood information meeting will be required.