HomeMy WebLinkAboutFOSSIL CREEK ESTATES PUD PRELIMINARY - 50 92D - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommu,utyPlanning and Environmental services
Planning Department
City of Fort Collins
September 27, 1993
Jim Sell
Jim Sell Design
117 E. Mountain Ave.
Fort Collins, CO 80524
Dear Jim,
Staff has reviewed your submittal for Fossil Creek Estates PUD-
Preliminary and offers the following comments:
1. US West will provide telephone service in accordance with the
rates and tariffs on file with the Colorado Public Utilities
Commission. The developer is responsible for provision of all
trench, street crossings, and ditch crossings for telephone
facilities within the subdivision, and the developer pays up
front construction costs for facilities within the
development..
2. Any relocation of existing telephone facilities required by
these plans will be paid for by the developer.
3. Review of these plans should not be construed as a commitment
that telephone facilities sufficient to serve this project are
presently available.
4, Telephone facilities generally occupy rear lot utility
.easements, which must be located on terrain which permits
trenching operations. US West would require rear lot
easements on all lots.
5. A 15' by 30' easement' for three large telephone. equipment
cabinets will be required in the general vicinity of the
northeast corner of the development or in Tract A.
6. Shade trees on South Shields Street must to conform to
tree/street light standards and separation requirements.
7. Please refer to comments on the utility plans and attached
letter for Fort Collins -Loveland Water and South Fort Collins
Sanitation District comments. The planshave been forwarded
to the engineering consultant..
8. 'Public Service company may want to install a gas feeder main
in the 20' emergency access easement that straddles the common
lot line between lots 7 and 8. The final plat needs to
dedicate this as 1120' emergency access easement and utility
easement". This gas feeder- main will also have to be
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
y,.
installed in a portion of the 15' wide space between west curb
and west right-of-way line of S. Shields Street. Planting of
trees in this space will have to be coordinated closely with
PSC so that no trees are closer than 4' to any gas line, as
you have noted on the plans.
9. Poudre Valley REA has an existing 12470 Volt, three-phase,
overhead power line running east and west just south of the
Section line in the North 1/2 of Section 10, Township 6 North,
Range 69 West, County of Larimer.
Any conflicts that may occur which result in a request to
relocate this power line will be at the expense. of the
property developer/owner.
10. Much of this project exceeds the 660' requirement, for a
single point of access. Poudre Fire Authority has discussed
this with the developer and the plan indicates an acceptable
solution for the easterly half of the project. The western
half, west of Cliffrose Court must be designated as a future
phase with development conditioned on securing a full street
access to the west. Include a note to this effect on the
plans, it should be clear that completion of Phase 2 is not
possible.until there is a connection to the west.
11. The street name "Bluestein Drive" already exists in Miramont
PUD south of PACE. "Cliffrose" already exists in Paragon
Point and "Yarrow" already exists in the Redwood/Conifer area.
12. The circle street must be designated as east and west for
addressing purposes.
13. No phasing was shown on the site plan or utility plans.
14. The title should be changed, it says Preliminary and Final,
and Phase 4?
15. No plat was submitted. A preliminary plat should be submitted
with the revisions.
16. The width transitions on Fossil Creek Drive do not meet City
standards.
17. An updated soils report needs to be submitted. Engineering
and Stormwater have concerns about the high groundwater,
unstable soils, suitability for development, presence of
bedrock, expansive nature of the soils, and the need for
engineered foundation and de -watering systems. There is also
a .question of water quality for surface detention, given the
presence of significant wetlands. Further soils investigation
is required. The Aspen Ridge soils report needs to be
expanded upon to include the entire area and the above
concerns. If you have questions about what the City is
looking for, please contact Mike Herzig at 221-6750.
Additional Stormwater Utility comments will be forwarded to
the engineering consultants.
i8. Streets and intersections must meet City Street standards for
intersections, curves, transitions,: grades, ramps etc. or.a
formal variance, submitted by a licensed engineer, must be
submitted and approved by the City, prior to the Planning and
Zoning Board hearing.
19. Parkland fees are $779.00 per dwelling unit and are collected
at the time of building permit issuance.
20. Natural Resources needs a statement regarding the expected
impacts of this developmenton existing wetlands, including
hydrologic and groundwater impacts. Natural Resources feels
that some of the wetlands were not included on the wetlands
mapping shown on the plans, in the vicinity of Lots 25-2'9.
Otherwise, the wetlands mapping appears essentially.correct.
Natural Resources will investigate further between preliminary
and final stages of review. Please submit a written statement
from the wetland consultant certifying that the wetlands
mapping is correct.
21. A statement of intent, regarding mitigation for all wetland
areas to be disturbed, needs to be submitted. Notes should'be
included on the plans indicating what will be allowed to occur
in the wetlands areas. Will these areas be placed in
conservation easements? How will you guarantee to the City
that these areas will remain undeveloped, if that is the
intent?
22. The entrance road is shown on City Open Space. Further
discussions need to occur with Natural Resources, Planning,
and Parks and Recreation prior to the Planning and Zoning
Board hearing. The City will have to approve off -setting
mitigation measures for use of City property €h 4 .dedicated
public right-of-way. This area will have to..be shown on the,
plat and the City will have to sign the plans and plat.
23.. Please include fence and entry wall details for the Shields
Street area.
24. Please verify that lots 68, 59, and 104 are truly solar
oriented lots. It looks like they are right at 3.0 degrees.
It looks like Lots 1, 35, and 58 are solar lots and.that Lot
30 could be, with some redrawing of lot lines. Lots 110, 34
and 32 are not solar lots by my calculations. It also appears
that there are 130 lots total, so you would need to have a
minimum of 84 solar lots. Staff highly recommends that you
_provide at least the minimum number of solar lots. Given the
open space areas throughout the site, it should be possible to
reconfigure some lot lines to achieve south property lines
along open space areas which would meet the definition. If
this is not possible, a formal variance request must be
submitted to the City, explaining your rational for the
variance.
25. Will the pedestrian/equestrian trails be constructed with this
development? Will the trail be located in, easements or
tracts? Provide a detail of the trail, showing construction
materials, widths, etc. Will the canal be in a separate tract
or in easements on individual lots? Staff prefers the former.
26. Natural. Resources has some concerns about the trail through
the wetland areas. It would be preferable if these trails
were not improved (paved), unless the trails were to loop
through the development (for example, along the rear lot lines
of Lots 77 through 94). It is likely that any trails in the
Open Space Area near this development, will not be paved and
therefore it would be awkward to have a paved. trail end,
unless there was some way to transition the paved section into
a non -paved trail in the Open Space Area. But staff feels
that paved trails should go somewhere or loop. Please discuss
your trails concept with Parks and Recreation and Natural
Resources.
27. Is Lot 87 missing on.the site plan?
28. A temporary cul-de-sac will be required at the "future
connection" to the west,, if Lot 42 is to be constructed on
with the first phase. Otherwise, there should be a note
indicating that Lot 42 is part of Phase 2, and no. building
permit can be issued prior to completion of the street
connection.
29. Are you planning to dedicate the Wetland Area to the City by
separate document, prior to the Planning and Zoning Board
hearing of the final plans? Has Natural Resources agreed to
this? If the wetlands areas are fully dedicated to the City
prior to final, then the area can be taken out of the density
calculations. If not, the area must be included in the gross
density calculations.
30. If the project does not meet the minimum density of 3 DU/ac a
formal variance request must 'be submitted. The variance
request should mention the condition of annexation on the
eastern half of the site which allowed a density of 1.5 DU/ac.
31. Please submit information on how grading of lots on
significant slopes will be handled, water quality control of
the run-off, and how erosion control will be handled. Notes
should be placed on the plans addressing overlot grading and
disturbance of sensitive areas.
32. Staff recommends a drought tolerant grass mix along Shields
Street and for the sodded open space areas within the
development.
33. It is possible that a variance to the density point chart will
also be required. Technically, the project earns only the 20
points for being near the park/.open space area. Technically
the contiguity points are for existing urban development.
Scenic Knolls and the Open Space Area do not meet the
definition. Also points for permanent open space are for off-
site open space. Points for recreational use must meet the'
definition of recreational space in the LDGS. Active open
space is for the use of more than 3 families, and must be a
parcel not less than 10,000 sq. ft. and not less than 50
linear feet at the smallest dimension.
Public dedications may not contribute to the active open space
area. Partial credit may be given to active open space which
are for flood control or areas encumbered by flowage,
floodway, or drainage easements (possibly the canal would fit
in here, but it is not a tract) . It is very possible for
single family homes to exceed the minimum energy code of the
City of Fort Collins. I would suggest that you look into a
10% reduction (through insulation, high efficiency furnaces,
etc.) and achieve your additional 10 points there. You need
a minimum of 30 points for 3 DU/ac.
34. The Scenic Knolls Ditch Company will be signing off on the
utility plans, so they should be included in any discussions
about drainage, engineering, landscape treatment along the
ditch, etc.
This concludes staff comments at this time. In order to stay on
schedule for, the October 25, 1993 Planning and Zoning Board
hearing, please note the following deadlines:
Plan revisions are due October 6, 1993 by 12:00 noon.
PMTIs, colored renderings, and 10 prints are due October 18th.
Final mylars and other documents are due October 22nd.
Please be aware that if a development agreement and utility
plans are required with this project, these documents and
plans must be signed prior to the Planning and_Zoning Board
Hearing. If not, a condition will be placed on the project
giving you 60 days to finalize the plans and agreement, after
which time, you must submit a request for an extension from
the Planning and Zoning Board.
If you have any questions about these comments or would like to
schedule a time to meet to discuss them, please contact me at 221-
6750.
Sincerely,
Kirsten Whetstone
Project Planner
cc: Kerrie Ashbeck, City Engineering
Kate Mailers, City Stormwater Utility.
Shear Engineering Corp.
Carter Ewing, applicant
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SOUTH FORT COLLINS
Sanitation District
TO: Kirsten Whetstone
City of Fort Collins Planning Department
FROM: Mr. Terry Farrill, Systems Engineer r7
DATE: September 15, 1993
RE: FOSSIL CREEK ESTATES PUD - PRELIMINARY
The Fort Collins -Loveland Water District and the South Fort Collins
Sanitation District have reviewed the above mentioned project and
submit the following comments:
1. The entire property will be required to
petition into the South Fort Collins
Sanitation District prior to the approval of
the construction drawings.
2. The engineer should contact the Fort Collins -
Loveland Water District regarding the
installation and location of a pressure
regulating valve.
3. A 12" water line will be required from Taft
Hill Road to Shields Street.
The Fort Collins -Loveland Water District and the South Fort Collins
Sanitation District are willing and able to provide service
provided all District requirements are satisfied.
Please do not hesitate to contact me at 226-3104 if you have any
questions or require additional information.
xc: Michael DiTullio
District Manager
4700 South College Avenue ...p Fort Collins, Colorado 80525
Telephone 226-3104 - 669-43219-432
FAX (303) 226-0186