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HomeMy WebLinkAboutHAMLET CONDOMINIUMS AT MIRAMONT PUD - PRELIMINARY - 54-87AE - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWi and Environmenta0ervices Planning Department City of Fort Collins MARROWN 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 1. Castle Ridge at Mi ramont (Third Filing) 2. The Hamlet at Mi ramont (Foust Filing), 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, Ted Shepard Senior Planner TS/gjt Attachments cc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Transportation Department Stormwater Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort. Collins, CO 80522-0580 • (303) 221-6750 CONCEPTUAL MEETING DATE: May 10, 1993 COMMENTS ITEM: 1. Castle Ridge at Miramont (Third Filing): 20 single family lots on 14 acres, located south of the Second Filing. 2. The Hamlet at Miramont (Fourth Filing): 43 patio home lots on 1-2 acres located east of the Second Filing, south of Boardwalk Dri,-e. APPLICANT: Nordick/Neal Partnership c/o Eldon Ward, Cityscape Urban Design, 3555 Stanford Road, Suite 105, Fort Collins, CO. 80525. LAND USE DATA: 1. Castle Ridge at Miramont, 20 single family lots on 14 acres. 2. The Hamlet at Miramont, 43 patio home lots on 12 acres. COMMENTS: 1. Residential development along the proposed private drive will be treated slightly differently by the Light and Power Department in terms of calculating development fees. Fees will be _calculating on a per foot basis from the last available source of electrical power that is within the public right-of-way. 2. Along the private drive, the City will not install street lights. Larger homes should be equipped with 200 amp service. Please be prepared to work with Light and Power with a longer. than usual lead time for the installation of 200 amp service. 3. These projects will trigger the removal of the composite electrical vault at the corner of Keenland and Lemay. 4. Castle Ridge will be served by the Fort Collins/Loveland Water District and the South Fort Collins Sanitation District. The Hamlet will be served by the City of Fort Collins by extending existing mains into the site. 5. The Building Inspection Division requests that the patio homes with zero side lot line conform to all requirements of the Uniform Building Code. Also, if necessary, patio homeowners should be granted a maintenance easement to allow access to the exterior. wall that may only be accessible from the neighboring lot. i 6. The Parks and Recreation Department is willing to work with the developer in supplying the irrigation pond with raw water from Mail Creek Ditch. This pond could then be used to irrigate both the park and homeowner association areas. 7. The Parkland Development Fee is $625 per dwelling unit. 8. The Poudre Fire Authority is willing to work with the developer in designing a second point of access to Mail Creek Drive in Fairway Estates. It is acknowledged, however, that such a second point of access will be temporary and removed. upon a permanent second point of access being developed according to the long range plans. 9. The critical issue for Poudre Fire Authority is to minimize onstreet parking on the 28 foot wide streets. The variables to be considered are the size of the lot widths,. the number of homes being served, and the single loading or double loading of homes per street. The request for 28 foot wide streets should be accompanied by a formal variance prepared by a registered engineer. The request should address the criteria for 28 foot wide streets as found in Design Criteria and Standards for Streets. 10. Both Castle Ridge and the Hamlet must comply with the normal requirements for water supply and fire hydrant spacing. 11. The Hamlet is located in the McClelland -Mail Creek drainage basin. The storm drainage fee in this basin is $3,717 per gross acre. Castle Ridge is located in the' Fossil Creek drainage basin where the storm drainage fee is $2,274 per gross acre. All fees are subject to modification based on the land use runoff coefficient and the amount of onsite stormwater detention provided. 12'. Stormwater detention is not required in the Fossil Creek basin. I'f flows are directed into Mail Creek, then permission from the ditch company must be obtained and a stability study may required by the Stormwater Utility. 13. As you are aware, there is high groundwater in the area. A sub drain system will be required to serve homes with basements in this area. Please consult with the City Engineering Department on the specific design criteria for installing such a sub drain system. 14. The City's concern about private drives is that the future homeowners will petition the City to take over long term maintenance. Because of normal wear and tear and the cost of street repairs, many homeowners associations have approached the City to assume the cost of street maintenance. if there is to be private drives, then the City will expect sufficient documentation to inform all potential homeowners that the City will not consider taking over maintenance. 15. The request for private drives should be accompanied by a formal variance submitted along with the P.U.D. application. 16. If there is to be a gated entry, then there should be enough space to allow a stopped vehicle from blocking the public street while being stopped at the gate. 17. The Planning Department is concerned about the use of gates to restrict entry to.a residential neighborhood. Gates are not found in our community and seem to be an imported element from much larger urban areas suffering from higher crime rates. Gates and guardhouses are not part of our tradition as an open, friendly community. The use of gates seems inconsistent with the character and the size of Fort Collins. A gated entry connotes an image of separation that has evolved out of unfortunate necessity in urban areas. Fortunately_, these conditions are not found in Fort Collins. Instead of a gate or guardhouse concept, have you considered a solid (masonry) fence at the entry that parallels the public street and opens up at the entry to the private drive? This fence could be the sideyard fence for Lots 1, 18 and 1.7. While this,is not a "gate", the effect is to create a strong sense of entry that tends to discourage the curious, drive - through traffic. Combined with the landscaped median, the design evokes security and exclusivity without the mechanical intrusion of a gate. 18.* Intersections should be "L" shaped or feature a 20 foot turning radius. 19. It is recommended that the City Forester be consulted to inspect the cottonwood trees to preserved in the median. Care should be taken to protect the root zone during and after construction. 20. The P.U.D. Site Plan and plat should contain data on solar orientation. If necessary, a variance should be submitted based on the criteria found in the ordinance. 2.1. Since Castle Ridge is under three dwelling units per acre, a variance request should be submitted. 22. A neighborhood meeting will be required. It is suggested that data be obtained from Poudre R-1 regarding enrollment levels at Werner School and future projections at other area elementary schools prior to the neighborhood meeting.