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HomeMy WebLinkAboutUPPER MEADOW AT MIRAMONT PUD - PRELIMINARY - 54-87G - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWr Developlent Services Planning Department March 31, 1992 Mr. Eldon Ward c/o Cityscape Urban Design, Inc. 3030 South College Avenue, Suite 200 Fort Collins, CO 80525 Dear Mr. Ward, For your information, attached is a copy of the Staffs comments concerning the Cottonwood Farm, Amended Overall Development Plan, that was presented before the Conceptual Review Team on March 30, 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, --- 7-r-,-a Ted Shepard Project Planner Attachment xc: 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 f CONCEPTUAL R EVIEW STAFF COMMENTS MEETING DATE: March 30, 1992 ITEM: Cottonwood Farm, Amended Overall Development Plan APPLICANT: G.T. Land, Colorado, Inc. and Nordic Construction, c/o Cityscape Urban Design, 30.30 South College Avenue, Suite 200, Fort Collins, CO. 80525. LAND USE DATA: Request to amend the Cottonwood Farm O.D.P. to rearrange residential areas and realign local and collector streets. The area of the amendment is south and west of Boardwalk Drive extended. COMMENTS: 1. Electrical power is available at Oak Ridge and Boardwalk, and along Lemay Avenue. Power can be extended to the south without problems. 2. The Water and Wastewater Department recommends a master utility plan be prepared to accompany the amended O.D.P. The Cottonwood Farm area will be served by both the City of Fort Collins and the Fort Collins - Loveland Water District and the South Fort Collins Sanitation District. The ridge along Mail Creek represents the approximate dividing line between the City and District. 3. The City has water and sewer mains in Boardwalk Drive which can be extended to the south. There has been discussion of looping a City and District water line and connect with a shut-off_ valve. This would require close coordination between the developer and the two providers. 4. Sewer mains are also available in Rule Drive and Keeneland along Lemay. These mains may also be extended to serve the site. 5. The Poudre Fire Authority requires that, whoever the provider, that at least 1,000 gallons per minute be available for fire . fighting. Hydrant spacing must follow standard practices. 6. Part of the O.D.P. is located in Special Improvement District.:._'.; Number 78. When final plats are filed and recorded, the City will. reallocate the assessments. 7. Normal utility plans would be required. These plans would include the design for extending Boardwalk from Oak Ridge to Lemay. A Development Agreement would be entered into between the developer and the City. 8. The Street Oversizing Fee is $584 per unit payable at the time of building permit issuance. 9. The site is divided into two drainage basins separated by the Mail Creek ridge line. The Fossil Creek drainage basin serves the southerly area and the McClelland -Mail Creek drainage basin serves the northern portion. Fees in Fossil Creek basin are $2,274 per acre. Fess in McClelland -Mail Creek basin are $3,232 per acre. 10. Within McClelland -Mail Creek basin, on -site detention is required. The basin master plan calls for two release rates: .2 or .5 c.f.s. Improvements constructed to accommodate drainage will not be maintained by the Stormwater Utility. 11. On -site detention is not required in Fossil Creek basin. 12. The Stormwater Utility is presently funding a bank stabilization study for Mail Creek. This study is not completed. It is likely, however, that any improvements designed to promote stability will be forwarded to any developer to be incorporated into any development project. The extent of these improvements, and the level of City involvement are not known at this time. 13. The developer and land owner should be aware that Mail. Creek Ditch leaks. Seepage from the ditch has caused problems in Oak Ridge and along the 5th fairway of Southridge Greens golf course. The. Stormwater Utility will require that final utility plans be signed off by the Ditch Company. Also, it will be required to add language to the Development Agreement that warns of the seepage problems. The disclaimer language will acknowledge that the ditch leaks and that the City will not be held responsible. The exact language is available from Stormwater Utility. 14. It is recommended that the overall drainage study_ for Cottonwood Farm be updated with the amended O.D.P. 15. The Parks and Recreation Department advises that the proposed neighborhood park be located as central to the section as possible. It appears that parcel P and Q would satisfy this criteria. Please keep in mind that Fossil Creek Community Park is master planned for Portner Reservoir, just south of the property. Any non -vehicular connections from Cottonwood Farm to Fossil Creek Park is highly encouraged. 16. The ultimate size of the neighborhood park is somewhat related to the proposed density. Please keep the Parks and Recreation Department informed of the total number of units that is being planned for this Overall Development Plan. w 17. The current parkland development fee is $625 per acre. 18. The existing traffic study for Cottonwood Farm should be updated and revised to reflect the new proposal and street system. 19. Staff supports the indirect street connection from Lemay Avenue to Mail Creek Lane. Access from Lemay to the drop-off area east of Werner School is supported. The "dashed" line indicating the final leg of the connection to Mail Creek Lane should be upgraded to a "bold" line to indicate the commitment to this connection. 20. The issue of connecting Cottonwood Farm to the future alignment of Fossil Creek Parkway is'undetermined at this point. Resolution of this issue must be made a part of the decision on the amended Overall Development Plan. The Transportation will take this issue under advisement and make a recommendation after further study. 21. Please be sure to consider the Solar Orientation Ordinance when planning the local streets and lot layouts. 22. The Planning Department is very interested in evaluating the change in approved densities with the proposed amendment. The nature of the housing mix will be reviewed by the policies of providing diverse housing opportunities in all sections of the City. Part of the analysis may include the density of the surrounding areas. 23. Be sure to delete the Hogan Drive right-of-way that .has been vacated back to the property owners on the west edge of Parcel G.. 24. The O.D.P. should indicate that the terminus of Palmer Drive has been downgraded to a bicycle/pedestrian connection, not a full local street. 25. A neighborhood information meeting will be required.