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HomeMy WebLinkAboutFOSSIL CREEK ESTATES PUD PRELIMINARY - 50 92D - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCommun Planning and Environmental Planning Department City of Fort Collins August 16, 1993 Carter Ewing c/o Jim Sell Design 117 E. Mountain Ave. Fort Collins, CO 80524 Dear Mr. Ewing: ices For your information, attached is a copy of the Staff's comments concerning Fossil Creek Estates, presented before the Conceptual Review Team on August 9, 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, Kirsten Whetstone Project Planner KW/gjt Attachments cc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Transportation Department Stormwater Department Project Planner File 381 Worth CU11e1--e :AVrnuc I'.1�. Rk)\ 1�1) • Fort Collin,,. CO 10;22-0;,aO • (30,1) 21_o-711) 4aCONCEPTUAL REVIEW STAFF COMMENTS Citv of Fort Collins MEETING DATE: August 9, 1993 ITEM: Fossil Creek Estates APPLICANT: Carter Ewing c/o Jim Sell Design 117 E. Mountain Ave. Fort Collins, CO 80524 LAND USE DATA: This is a proposal for approximately 135 single family lots on 45 acres located 1 mile south of Harmony Road and East of South Shields Street at Fossil Creek (south of The Ridge subdivision). The proposed density is 3 DU/acre. COMMENTS: 1. Light and Power will bring power in from the south and east to serve this property. There is power at the corner of Shields and Trilby. Light and Power will require about 3 months lead time to get power to the site. Normal L & P development charges will apply. 2. Please contact Fort Collins -Loveland Water District and South Fort Collins Sanitation District for information on water and sewer service. The phone number is 226-3104. 3. There is a proposed future City bike/pedestrian trail planned along the Burns Tributary, to the north. Pedestrian connections should be provided from this site to the Open Space area to the north. 4. Parkland fees are $779.00 per dwelling unit and are collected at the time of building permit issuance. 5. Poudre Fire Authority has concerns about fire access and water supply. You should remind the Water District that the City requires 1,000 gpm for fire flows. Access issues are more difficult to address. The standard access requirement, for length of cul-de-sac, from a point of two accesses, is 660'. Your cul-de-sac is longer that this. There are several factors which Fire will look at in reviewing your plans, including, the use of residential fire sprinkler systems, the width and grade of streets, boulevard treatments at the entry may be considered. It is possible that some combination of remedies may be required. 6. Street connections to the west and south will be needed. COMMUNITY PLANNING & ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750 PLANNING DEPARTMENT 7. Additional discussions will need to occur with Transportation, Engineering, Fire, and Planning concerning these street connections, location of a collector street in this area, etc. 8. The property is located in the Fossil Creek Basin which has development fees of $2274.00 per acre, subject to the coefficient of runoff for the project. 9. No on -site detention is required in the Basin, but you will likely need off -site drainage easements to convey developed flows off the site to Fossil Creek. 10. The adjacent Ditch companies will be required to sign the Utility plans. You will have to negotiate with these ditch owners for easements, restrictions, access, etc. 11. There is high ground water in the area. You may need to outlet a sub drain system to your surface drainage, as it is unlikely that the sewer district will accept these flows. These would require easements. 12. A standard submittal consists of a drainage and grading plan, a drainage report, and an erosion control plan. 12. Natural Resources will compare the site plan with the field conditions. 13. The developer has an obligation to improve Shields Street to arterial standards for the length of this property frontage. The timing of construction will be decided by the Engineering department. 14. Utility Plans will be required as part of the submittal. Final street design plans need to include centerline and flowline profiles on both sides of Shields. Flowline profiles will be required north and south of the property. 15. A soils report and pavement design will be required. There is likely to be bedrock in the area, and sub drains under streets may be required. Street grades and cuts may pose some problem with street construction (8% is the maximum grade allowed). 16. There may be off -site improvements to Shields Street required as part of the project. The traffic study will provide more information about needed improvements. The -traffic study should be submitted with the preliminary plans. Please contact Rick Ensdorff at Transportation for guidance on the traffic study. 17. The cul-de-sacs should be designed to City standards. They should be defined bulbs, not of open "eye brow" design. 18. Street medians require a written variance to the City street standards. This variance needs to be written by a licensed engineer. 19. A development agreement will be required when this project is finalized, to spell out obligations and agreements between the City and the developer. 20. Street oversizing fees are $584 per dwelling unit and are collected at the time of building permit issuance. 21. The traffic study should address improvements to Shields along the open space area. There is a big question about whether development to the west will be allowed to occur, as it is currently out of the UGA (Urban Growth Area). 22. The entrance design will be looked at carefully by Transportation and Engineering. Plan C seems to be a better plan for this entry. 23. Any street which eventually connects through to Taft Hill is likely to carry an increased traffic load. This needs careful thought. 24. Access to the south should be provided (for future connections from the south). , 25. The proposed zoning will likely be rlp, low density planned residential. 26. Staff will have concerns about grading of the hills, and incorporating the existing topography into the design. There will be wetland and ridge line issues with the Natural Resources Department. Your submittal should address fencing guidelines for the area along Shields Street and for the common property line with the open space area. 27. Staff will pay particular attention to the landscape treatment along Shields. 28. I have reviewed you anticipated time schedule for this project, and it appears that the annexation hearing dates will work. The resolution could be held at the September 7, 1993 City Council meeting. Let me know if Thursday, August 26th works for you for a neighborhood meeting (from 7 to 8:30 pm).