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HomeMy WebLinkAboutCOBBLESTONE CORNERS PUD - PRELIMINARY - 55-87E - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (2) Commu Planning and Environmental rvices Planning Department City of Fort Collins March 10, 1993 Ed Seier c/o Andrea Dunlap 1936 Linden Ridge Drive Fort Collins, CO 80524 Dear Mr. Seier: For your information, attached is a copy of the Staff's comments concerning Parcel 2D (Former Church Site) of Arapahoe/Mountain Ridge Farm Overall Development Plan, presented before the Conceptual Review Team on March 8, 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, T ( ...)koutAk Ted Shepard Senior Planner TS/gjt Attachments cc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Transportation Department Project Planner File 2b1 North College Avenue • P.O. Bo' 5SO • Fort Collins, CO 80522-0580 • (303) 2214)7 0 411 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: March 8, 1993 ITEM: Parcel 2D (Former Church Site) of Arapahoe/Mountain Ridge Farm Overall Development Plan APPLICANT: Ed Seier c/o Andrea Dunlap, 1936 Linden Ridge Drive, Fort Collins, CO 80524. LAND USE DATA: Request for 20 single family lots (40 patio home lots as an alternative use) on five acres located west of Shields, south of Skyline Acres, and north of Wabash (extended) . The project is across the street from Mountain Ridge Filing One Preliminary P.U.D. COMMENTS: 1. The source of electrical power is Shields Street. All _ electrical facilities serving the site must be underground. The adjacent P.U.D. (Mountain Ridge First Filing, Preliminary) requires a utility easement for electrical facilities across your open space parcel adjacent to. Shields Street. See the handout regarding fee structure. Final costs will be determined at the time of final• plat. For further information, please contact Doug Martine, 221-6700. 2. Until Wabash is built, 'there are no water and sewer mains serving the site. Since Mountain Ridge First Filing has not yet received Final approval, it would be up to you to build Wabash and install the necessary water and sewer mains. You could then be paid back by Mountain Ridge First Filing at the time they receive final approval. The City Engineering Department would help facilitate this pay back agreement. For information of the water and sewer fees, please contact Mark Taylor, 221-6681. 3 . The Poudre Fire Authority will require standard street design, standard spacing of fire hydrants, and minimum water pressure at the hydrants. 4. A major problem would be having two points of access for fire and emergency equipment. The Shields/Wabash intersection is the only point of access until Wabash is extended to Troutman Parkway. Mountain Ridge has planned a temporary second point of access off Shields to be vacated when Wabash and Troutman connect. If any home within the proposed five acres is beyond 660 feet from the single point of access, then it must be equipped with an approved, residential, automatic fire • extinguishing system. A temporary second point of access via Richmond Drive would have to negotiated with Skyline Acres and designed to prohibit anything but emergency vehicles and then vacated when Wabash connects to Troutman. An escrow would have to be established to guarantee funds to cover the cost of vacating any temporary second point of access. 5. The City of Fort Collins Stormwater Utility is currently designing a regional drainage improvement project just upstream of both your five acres and Mountain Ridge First Filing. These facilities include a detention pond and a crossing of the Pleasant Valley and Lake Canal. The project manager for this project is Susan Hayes, 221-6589. 6. Please be aware that there is very high groundwater in the area. In some places, the groundwater can be as shallow as one foot below the surface. This may be due to leakage from the P.V.& L. Canal. It may be an effective solution to line this ditch. The extent of this lining may have to be from the. north line of Mountain Ridge First Filing to Harmony Road. Either you or the developer of Mountain Ridge First Filing is welcome to undertake the lining of the ditch, at the. developer's expense. The lining must be done before April 15th or after November 1st so as to not interfere with irrigation season. 7. The developer has the option of not building basements due to high groundwater in this area. If no basements, then a Soils Report will be required upon submission of Preliminary P.U.D. If basements are included, then a report from a hydrologist will be required. 8 . If basements are part of the development, then a sub drain system must be designed on a per lot basis. Please contact Mike Herzig, 221-6750, for the content of the design for a sub drain system. Such a system must designed so that there is an outlet that does not drain back into the street. It is not clear, at this time, where an appropriate outlet would be for a sub drain system on these five acres. 9. Besides a possible sub drain system, the standard Drainage Report, Drainage and Grading Plan, and Erosion Control Plan must be submitted at the time of Preliminary. Please contact Kate Malers, Stormwater Engineer, 221-6589, for details on the content of these submittal requirements. 10. The site is located within two drainage basins, depending on the direction of the stormwater flows. The drainage fees in the McClelland-Mail Creek basin are $3 ,717 and $5,501 in the Foothills basin. These fees are adjusted based on the amount of stormwater detention provided and the runoff coefficient. 11. Shields Street is classified as an arterial street. Your development must dedicate land along Shields so that there is 50 feet of half-width, plus an extra 15 feet for utility easement. 12. As a developer, you will be required to construct the "local. street portion" of the arterial street. This includes asphalt, sidewalk, curb, and gutter along the frontage of the property. It is strongly encouraged that you coordinate this obligation with Mountain Ridge First Filing to achieve an economy of scale and to minimize disruption of traffic. 13 . A standard Utility Plan must be submitted and prepared by a licensed professional engineer. A Development Agreement must be executed between the developer and the City describing the details of the obligations to construct public improvements. No work can begin until the Development Agreement is recorded. 14. If, in order to allow for coordination of construction with Mountain Ridge First Filing, your obligations for public improvements are delayed, then an escrow must be established to guarantee the work. 15. Wabash will be a shared obligation with Mountain Ridge First Filing. Whichever developer proceeds first will have to build the full cross-section of the street. The second developer must then pay back the first developer for the cost of the building the other developer's half of the street. The City will facilitate this pay back agreement. For information on these agreements, please contact Matt Baker, 221-6605. 16. The Street Oversizing Fee, at this time, is $584 per dwelling unit, payable at the time of building permit issuance. 17. The Parkland Development Fee, at this time, is $625 per dwelling unit, also payable at the time of building permit issuance. 18. A Soils Report must be submitted to verify the pavement design of your internal streets. The Soils Report for Mountain Ridge First Filing may be used, if applicable. If not, then borings on your site must be done to justify pavement design. 19 . The Transportation Department will require a Traffic Impact Analysis. If the patio home concept is implemented, then this additional density must be factored into the analysis. 20. Your internal street should line up with one of the internal streets serving Mountain Ridge First Filing. If it cannot be aligned, then it must be separated by a minimum distance as per engineering standards. 21. The lots that meet the solar orientation requirement must be indicated on the P.U.D. Site Plan and Subdivision Plat. In order to qualify, such lots must be within 30 degrees of a true east-west line. S 22 . A neighborhood information meeting will be required. The developer provides the mailing list based on a geographical area determined by the Planning Department. Labels must be self-adhesive sheets, 33 labels per sheet. The City will mail the notices and facilitate the meeting. The developer should prepare the appropriate illustrations and fact sheets for the meeting. Please contact the Planning Department if you decide to proceed to the neighborhood meeting stage.