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HomeMy WebLinkAboutMIRAMONT VILLAGE PUD - PRELIMINARY - 54-87AH - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWV CommiMy Planning and Enviro Current City of Fort Collins November 8, 1995 Mr. Jim Postal The James Company c/o Eldon Ward, Cityscape Urban Design 3555 Stanfoard Road, Suite 1.05 Fort Collins, CO 80525 Dear Sirs: For your information, attached is a copy of the Staffs comments concerning Mirarnont Patio Homes on Parcel A, Oak -Cottonwood Farm presented before the Conceptual Review Team on November 6, 1995.. 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/gjd Attachments cca Transportation Department Stormwater Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002 11 11 CONCEPTUAL MEETING DATE: November 6, 1995 COMMENTS ITEM: Miramont Patio Homes on Parcel A Oak -Cottonwood Farm APPLICANT: Mr, Jim Postal, The James Company, 2919 Valmont Road, Suite 109, Boulder, CO., 80301 c/o Eldon Ward, Cityscape Urban Design 3555 Stanford Road, Suite 105, Fort Collins, CO. 80525. LAND USE DATA: Request for 52 zero lot line patio homes on nine acres located at the northwest corner of South Lemay Avenue and Southridge Greens Blvd. (extended),,also,, ,known_as Parcel-A_._of Oak-Cottonwood.Farm--.Overall_Developmerit _Plan.., Private street may be gated for security purposes. COMMENTS: Electrical service will be provided by City of Fort Collins Light and Power Department. If the streets are private, Light and Power will not collect the front footage fee. Therefore, Light and Power will not provide streetlighting and electrical transformers will be placed above ground. Transformers will be provided in underground vaults if the developer makes the proper financial arrangements with Light and Power. Normal fees will be assessed for lots along dedicated roadways. Joint trenching with U.S. West and Columbine Cablevision is allowed with proper design and coordination. For further information, please contact Kevin Westhuis, 2267 .1-00. 2. Water and sanitary sewer will -be provided by the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District. 3. Each unit will be assessed the Parkland Development Fee. This fee is presently $813 payable at the time of building permit issuance. This fee is scheduled to increase annually based on the Denver -Boulder consumer price index. 4. The site is zoned R-P, Planned Residential, with the condition that the property develop as a planned unit development. The site is also located in the Residential Neighborhood Sign District. 5. The site must meet the access and water supply requirements of the Poudre Fire Authority. It appears that three to four fire hydrants may be needed. It may be that the cul-de-sac and emergency access drive will not be needed if Lots 21 and 22 front on the COMMUNITY PLANNING& ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750 PLANNING DEPARTMENT loop road. If the cul-de-sac and emergency second point of access are required, then they must be designed to the standards of Poudre Fire Authority. 6. The Poudre Fire Authority will require special access devices if the project becomes gated at the public street. This may involve a system whereby if a 911 call is placed from within the project, then the gate automatically opens and cannot be reset unless by the emergency provider. 7. With the zero lot line configuration, there must be at least three feet between building and property line or six feet between buildings. If these distances cannot be provided, then an exterior wall/property line maintenance/access easement must be provided.. 8. The site is located in the Fossil Creek Drainage Basin. The Storm Drainage Fee in this basin is $2,274 per acre subject to the amount of impervious surface and the runoff coefficient. The Drainage Report and Drainage and Grading Plan must conform to the Oak -Cottonwood Farm Overall Drainage Plan. This plan calls for a water quality pond south of the street. The drainage issue may be available capacity in the street to carry the upstream developed flows. The culvert planned to cross the street may have to be increased in diameter. 9. The owners of the property have stripped the site in violation of the City's Erosion Control Ordinance. The owners must submit an Erosion Control Plan and pay the required deposit to the Stormwater Utility. 10. At the time of submittal, a Drainage Report, Drainage and Grading Plan, and Erosion Control Plan, meeting the submittal requirements, are required. If these documents are not in proper form, the project may be pulled from the review cycle.. 11. The Street Oversizing Fee is $584 per dwelling unit payable at the time of building permit issuance. 12. Utility Plans for the public improvements will be required at the time of submittal. 13. The private drives must be dedicated on the plat as a separate tract. 1..4. There may be a sight distance problem on the inside of the curve of Southridge Greens Blvd. If so, then the landscape plan may have to be modified accordingly. 15. Southridge Greens Blvd. must align with the existing street. An offset will not be allowed. Therefore, the necessary right-of-way must be obtained from the property owner to the south. For further information regarding engineering or public improvement 0. issues, please contact Shertf Wamhoffat 221-675.0 16. The traffic impact analysis can take the form of a letter or memo that updates the overall study. Please call Eric Bracke, 22.1-6608 to verify the scope of the study.. 17. Staff is concerned about installing a gate across the public street/private drive intersection. Such a feature is out of character for Fort Collins. There is no gated subdivision in Fort Collins nor does the crime rate justify one. The concept of a gate is a solution to a set of problems that do not exist in our community. The concept is an import from other regions of the country that face a different set of circumstances. If it is the developer's desire to create an upscale image, then a variety of other design solutions are available. There are significant concerns regarding efficient delivery of emergency services. There are many residential projects in Fort Collins that are more affluent, upscale, and exclusive that are maintaining their distinct character and property values without the need for a gate. If a gate is included as part of the submittal, Staff will recommend to the Planning and Zoning Board that it be deleted. 18. A neighborhood meeting will not be necessary. In order to provide ample time for public comment, however, the developer will be billed for a mailing at the very beginning of the review process in addition to the standard notifications. If significant issues arise, then a neighborhood meeting, after submittal, may be warranted.