HomeMy WebLinkAboutOAK/COTTONWOOD FARM AMENDED OVERALL DEVELOPMENT PLAN - 54-87F - CORRESPONDENCE - STAFF'S PROJECT COMMENTS CommComnuay Planning and Environmentakiervices
{a ,r, Planning epartment
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City of Fort Collins
May 22, 1992
Mr. Eldon Ward
Cityscape Urban Design
3030 South College Avenue, Suite #200
Fort Collins, CO. 80525
Dear Eldon:
Staff has completed the interdepartmental review of Oak-Cottonwood
Farm Amended Master Plan, and the Upper Meadow at Miramont
Preliminary P.U.D. In addition, comments from outside utility
providers are included.
Oak-Cottonwood Farm Amended Master Plan:
1. The Fort Collins-Loveland Water District has an existing 14
inch diameter water line generally located along the south
boundary of the property. The District will require adequate
easement for access, maintenance, and operation of these
existing facilities.
2. The Fort Collins-Loveland Water District, in cooperation with
the city of Fort Collins, will require the minor extension of
the 20 inch diameter water line in Lemay Avenue and
installation of a meter vault to provide appropriate looping.
3 . The water and sanitary sewer service areas should be clearly
identified between the City of Fort Collins and the Districts.
4. Electrical power is available along Lemay Avenue, Oakridge
Drive, and Boardwalk from Harmony to Oakridge. As long as the
construction phasing is sequential with these existing
facilities, and standard utility easements are provided, then
there should be no problems with the City of Fort Collins
Light and Power Department.
5. Please be reminded that City Council approval is needed before
any commitments are made on acquisition of a City Neighborhood
Park on Parcel P.
6. As you are aware, there has been discussion regarding the
extension of a collector street system to the south to connect
to an extension of Fossil Creek Parkway. The exact location
of this connection is undetermined at this time. Also, the
need for a local street connection into Mail Creek Lane, south
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
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of Werner School, is still under discussion. It is hoped that
these issues will be resolved over the next few weeks as
meetings will the affected parties will explore possible
scenarios and solutions. Preliminary discussions have already
been held with officials from Poudre R-1 School District and
the Fossil Creek Meadows Homeowners Association.
The Upper Meadow at Miramont:
7. U.S. West has responded with the following generic concerns:
A. Review of these plans should not be construed as a
commitment that telephone facilities sufficient to serve
this project are presently available. U.S. West will
provide telephone service in accordance with the rates
and tariffs on file with the Colorado Public Utilities
Commission.
B. Telephone facilities generally occupy rear lot utility
easements, which must be located on terrain which permits
trenching operations. If the developer prefers a front-
lot telephone layout, then the front lot easement should
be wide enough to accommodate all utilities to be located
there.
C. The developer is responsible for provision of all
trenching for telephone facilities within the project,
and the developer pays up front construction costs for
facilities within the development.
D. Any relocation of existing telephone facilities required
by these plans will be paid for by the developer.
8. Comments based on the Preliminary Utility Plan will be
provided under separate cover. A soils report must accompany
pavement design.
9. Public Service Company requests that street trees be kept a
minimum of four feet of horizontal separation from underground
natural gas facilities.
10. Columbine Cablevision requests that drainage areas be
designated as "Utility and Drainage Easement".
11. A variance request must be submitted to the Engineering
Department to allow the 28 foot wide cul-de-sac streets.
Please refer to Section 1.02.10 (page 17) of the Design
Criteria and Standards for Streets for appropriate evaluation
criteria for 28 foot wide streets. Initial reaction is that
Sawgrass and Bulrush Courts seem rather long to qualify for a
28 foot wide street.
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12. The Poudre Fire Authority evaluates 28 foot streets based on
the ability to preserve unobstructed access within the
roadway. This can be accomplished by providing the ability to
use offstreet parking. Wide lots, extra large driveways,
three-car garages, staggered drive-ways or parking in the cul-
de-sac are methods that can be used to minimize obstructions
in the roadway.
13 . Please verify that the sight distance is adequate at Bluestem
and Sandreed. If not, then a sight distance easement may have
to be dedicated.
14. Please use a longer radius on Meadow Run and Sawgrass instead
of angle points.
15. The location of a proposed detention pond in the future park
area was not included in discussions with the Parks and
Recreation Department. Detention areas within neighborhood
parks are incompatible and the proposed pond should be
relocated.
16. Water lines must provide a minimum of 1, 000 gallons per minute
of fire flow at 20 psi residual pressure.
17. Fire hydrants must be provided within 400 feet of all lots.
18. If discussions regarding the southern collector system result
in a collector stub over to Fossil Creek Parkway (extended) ,
then the width of Highcastle Drive could be reduced to a local
street standard.
19. Staff is very concerned about the proposed 10 foot minimum
rear setback. This appears to be unrealistic. Are building
envelopes anticipated to cover so much lot that only 10 feet
will be left over for rear yard? This may be acceptable if
the rear yard is adjacent to a greenbelt or open space area,
but certainly would be intrusive where two lots are back to
back. How is a 10 foot rear yard area sufficient for homes
that are allowed to be 36 feet in height? What is the impact
on shadows, solar gain, and privacy? Please give some serious
thought to lot coverage and lot size. There should be some
logical balance between the size of the house and the size of
the lot. Do these lots need to be larger than shown?
20. The Solar Orientation Ordinance allows for variances but also
asks the developer explore options that would achieve the
intent, if not the letter, of the Ordinance. Examples include
maximizing south facing windows, solar hot water heaters,
providing guaranteed solar access to the south, and other
individual site and building considerations. Please submit a
variance request (letter) and address the variance criteria
offered in the Ordinance.
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21. Similarly, a variance request (letter) from the requirement
that the gross density be a minimum of three dwelling units
per acre should also be submitted. Please indicate the
justification and design considerations for the proposed 2.83
dwelling units per acre.
22. Will rear yard and side yard fencing along Boardwalk be
uniform or left up to the individual homeowner? Will the
fencing guidelines along the open space apply along Boardwalk?
23. Is a pedestrian trial planned to parallel Mail Creek Ditch?
What would this tie into in Fairway Estates?
This concludes Staff comments at this time. In order to stay on
schedule for the June 22, 1992 Planning and Zoning Board meeting,
please note the following deadlines:
Plan revisions are due June 3, 1992.
P.M.T. 's, 10 prints, renderings are due June 15, 1992.
As always, if there are any questions or concerns, or if you would
like to set meeting to discuss these comments, please feel free
to call our office.
Sincerely:
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Ted Shepard
Senior Planner
xc: Sherry Albertson-Clark, Chief Planner
Kerrie Ashbeck, Civil Engineer