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HomeMy WebLinkAboutUPPER MEADOW AT MIRAMONT PUD, SECOND FILING - FINAL - 54-87I - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS• • March 3, 1993 Mr. Steve Olt Project Planner City of Fort Collins Community Planning and Environmental Services P. 0. Box 580 Fort Collins, CO 80522-0580 Dear Steve; co0�n@@Po* urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (303) 226-4074 FAX (303) 226-4196 Attached are five sets of prints of the Plans for Upper Meadow at Miramont Second Filing, revised in response to Staff Comments. Responses to some Staff comments, that may need clarification beyond the information on the plans include: 1. The legal description and subdivision plat indicate a platted area of 1 1.38 acres. This includes the full right-of-way for Highcastle which needs to be dedicated with this filing; but not the existing Boardwalk right-of-way. For planning purposes - in order to be consistent in calculating density, percent of open space and the like - the City of Fort Collins (and Cityscape) have defined gross area as being measured to the center of adjacent street rights -of way; in this case 11.42 acres. Both numbers are correct. 5. As per the approved ODP, Highcastle Drive is planned to eventually tie to other streets south of the Mail Creek Ditch. However at the time of approval of the Upper Meadow at Miramont Preliminary PUD, there was no requirement to extend Highcastle with this development. If needed, a temporary emergency access can be provided through the adjacent tract (Parcel 'E' on the ODP), until a public street connection is completed with a future filing. 6. On June 2, 1992 - based on criteria provided by City Staff - traffic engineer Matt Delich submitted a request for a variance to allow 28' streets on four cul- de-sacs at the Upper Meadow (Switchgrass Court and Sandreed Court in the First Filing, and Sawgrass Court and Bulrush Court in the Second Filing). It has been our understanding that cul-de-sacs and other minor local streets serving lots of 8,000 sq. ft. or more, with less than 750 ADT, where the nearby cross street is not an arterial, were routinely approved at the 28' width. We are not aware of other 28' streets being required to provide all three car garages, and do not feel that that requirement is justified at the Upper Meadow. Because a variance request was made at the time of Preliminary PUD review; because this project meets the criteria that have been applied in granting other street width variances in recent years; and because the Preliminary PUD for the Upper Meadow was approved with the cul-de-sacs in the Second Filing at 28' wide, we believe the streets should be accepted as designed. It does not seem appropriate for all of us to be promoting reduced dependency on the automobile, while requiring unnecessary street widths or extra garages. urban design, inc. 1 1. The subject property is within 3500' of both Fossil Creek Community Park and SouthRidge Greens Golf Course; putting the earned credit on the residential point chart at 80%. 12. As determined with the First Filing, paved pathways are not included in the plans for the greenbelt areas at the Upper Meadow at Miramont. Eight sets of prints, reductions, and color renderings will be submitted by March 15th; and - if Staff can provide a development agreement for review by March 10th - final signed documents should be submitted by March 18th as requested. Sincerely, Eldon Ward, President Cityscape Urban Design, Inc. cc: Gary Nordick and Bill Neal, Nordick/Neal Partnership Peter Kast, G.T. Land Colorado Inc. Dennis Donovan, Land Development Services Stan Myers, RBD 00 Cl) Ln 0 co tii a = v J W C Q W Z F-- H Q June 2, 1992 a Mr. Mike Herzig a Fort Collins Development Engineer o P.O. Bok 580 o Fort Collins, CO 80522-0580 c-> Dear Mike: (File: 9230LT1) It is proposed that the Upper Meadow at Miramont have 28 foot streets on four cul-de-sacs. According to the Fort Collins Design Criteria and Standards for Streets, this street width will require a variance by the City of Fort Collins. The reasons for requesting/granting this variance are listed below: The streets will have less than 750 ADT on them. The longest street is Sawgrass Court, which will have 18 dwelling units and generate 180 vehicle trips on an average weekday. The other street volumes will be significantly less than this. - All the streets which are proposed to be 28 feet wide are cul-de-sacs. - None of the streets are accessed from an arterial street. - Lot lines are somewhat staggered on opposite sides of the streets. It is not likely that the homes would face each other across the street. - One side of the street can be signed as "NO PARKING." However, I recommend allowing parking on both sides of the street. There will be four or more off-street parking spaces per dwelling unit. In making observations of a similar type residential area (Clarendon Hills along Z Hinsdale Drive), the average number of vehicles parked u; on Hinsdale was 3 in a length of 1300 feet. In my Z judgment, on -street parking in Miramont would be similar. z This amount of on -street parking would present no traffic J or safety concerns with parking on both sides of the > street given the anticipated volumes. U Z I recommend that the subject streets (Sandreed Court, o Switchgrass Court, Sawgrass Court, and Bulrush Court) in the Upper Meadow at Miramont be 28 feet wide (curb to curb). I o further recommend that parking be allowed on both sides of the zstreet, if at least four off-street parking spaces are provided per dwelling unit. cc Sincerely, w LL LA_ r Re -'a, cc '' Matthew J. Delich, P.E.