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HomeMy WebLinkAboutHILL POND EAST SUBDIVISION PRELIMINARY - 35 92 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCommu_ _,y Planning and Environmental—ervices Planning Department City of Fort Collins May 14, 1992 John Giuliano Giuliano & Father Construction 1708 E. Lincoln Fort Collins, CO 80524 Dear John: For your information, attached is a copy of the Staff's comments concerning Hill Pond, East of Sundering, South of Spring Creek, presented before the Conceptual Review Team on May 11, 1992. 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 Attachment cc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Transportation Department Project Planner File 28"1 :Forth College Avenue • P.O. Box ';80 • Fort Collins, CO 80322-0;50 • (303) 22I-h73l) CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: May 11, 1992 ITEM: Hill Pond, East of Sundering, South of Spring Creek APPLICANT: John Giuliano, Giuliano and Father Construction, 1708 East Lincoln, Fort Collins, CO. 80524 LAND USE DATA: Request for 114 single family lots on 35 acres. Lot sizes are approximately 65' x 110' and sized for detached homes. Approximately.76% of the lots are within the standards required for solar orientation. Site is east of Sundering Townhomes and south of Spring Creek. Spring Creek Trail is adjacent on the east and north. COMMENTS: 1. Electrical power is available from a vault in Hill Pond Road on the west. This power can be extended from west to east as each phase of development occurs. If development is not phased from west to east, there may be problems in providing electrical power. .Normal development charges will apply. 2. Water is available from the west. Sewer is available on the east. There is a sewer line on the northwest but there may be a capacity problem and this line may not be available. The preferred sewer is the line on the east. 3. The Poudre Fire Authority is concerned about providing the required second point of access. Until the property to the east and south (C.S.U.R.F.) develops; there may a limit as to how many homes can be served by a single point of access. Please consult with Warren Jones, Poudre Fire Authority, 221- 6570, to discuss the options available based on the short term condition of a single point of access. 4. The standard hydrant spacing will be required as will minimum water flow requirements, and standard street widths in order to meet the Fire Code. 5. Future local street access to the east, to Centre Avenue, will provide good internal access to Prospect Road and Drake Road without impacting Shields Street. 6. For your information, if the connection is made through the. C.S.U.R.F. property to the intersection of Shields and Rolland Moore Park access drive, then the Shields/Shire Court intersection may be closed off. This closure is part of the development agreement with Sundering Townhomes. 7. A temporary turn -around for emergency equipment may, be required before a building permit could be issued on Lot 108. 8. A standard utility plan and development agreement will be required. 9. The Street Oversizing Fee for single family homes is $584 per dwelling unit, payable at the time of building permit issuance. 10. A traffic impact analysis will be required. The traffic consultant should check with the Transportation Department to get accurate data on background traffic volume. The study should assess the traffic impact of the proposed development on the intersections with Shields Street. The future connection to the Shields/Rolland Moore intersection, through C.S.U.R.F. property, is a critical element that will help alleviate uncontrolled intersections on Shields. Street. Improvements identified to mitigate the impacts of the project may be required to be designed and constructed. 11. Please be aware that C.S.U.R.F. is planning on constructing a bicycle/pedestrian path east of the site. This path will approximate the future alignment of Centre Avenue and is designed to provide convenient, safe, non -vehicular access to the C.S.U. campus. It is hoped that this path will attract non -vehicular trips from Collins West and Cimarron Square Apartments. This link to campus could be an asset to the proposed project. Please coordinate with C.S.U.R.F. on gaining access to this path. 12. The connection to the C.S.U.R.F. path should be a separate bicycle/pedestrian path, and not share pavement with the proposed local street that will tie into future Centre Avenue. 13. The site is located in the Spring Creek Drainage Basin. The Drainage Fees in this basin are $1,691 per developed acre. Since the site is so close to Spring Creek, there will be no onsite stormwater detention required. 14. As per discussions with Stormwater Utility, there may be a need for a storm sewer system to convey flows north to the creek. 15. Lots on the north may presently be located within either the 100-year floodway or floodplain according to the maps of the. Federal Emergency Management Agency. If this is the case, then homes on these lots may need to be elevated and floodproofed in order to be eligible for insurance. There is a possibility that this delineated area of floodway and floodplain may be modified and the maps adjusted based on upstream improvements. Until the official F.E.M.A. maps are amended, the City of Fort Collins must abide by the strict elevation and floodproofing requirements. Please consult with r Glen Schlueter, Stormwater Utility, 221-6589, for complete details on this issue. 16. The berm along the'north property line is considered a levy by F.E.M.A. As such, there are certain federal rules and regulations that must be observed before there can be any modification. Again, please consult with Glen Schlueter for details on the federal requirements. 17. There may a requirement that the storm sewer system may have to be sized to accept flows from Sundering Townhomes. 18. Parks and Recreation would like to have an access to the trail for maintenance purposes. A good location for this would be in the area of Lot 108. The access should be 20 feet wide. For more detail on this request, please refer to Craig Foreman, Parks and Recreation Department, 221-6640. .19. The Parks and Recreation Department has legal descriptions for the trail where it goes to the east. This may be helpful as you plan the local street connection to Centre Avenue and the trail connection. 20. The Parkland Development Fee is $625 per unit, payable at the time of building permit issuance. 21. Please consult with John McCoy, property owner to the northwest, regarding access. 22. The subdivision seems to turn its back on the major land form (Spring Creek) and the primary amenity (Spring Creek Trail). These two features combine to make this an unusual setting unique in Fort.Collins. The plan could benefit from opening up the layout to allow for view and access so all future residents of the project can enjoy the unique features of the area. The continuous row of rear yards and fences along the Spring Creek corridor appears unimaginative and repetitious. It is suggested that this northern area be reconfigured and that curving the local streets be considered as an alternative to the straight, 1,200 feet long street section. 23. Please keep in mind that the Spring Creek Trail provides offstreet access to Rolland Moore Park, Spring Creek Park, Edora Park, and Epic Center. Similarly, the C.S.U.R.F. bike path has the potential of creating a commuter trip to the heart of the C.S.U. campus shorter in duration than a vehicular trip, if one includes parking and the time,it takes to get from the car to the building. The plan should strive to take advantage of these characteristics. 24. Please note the three following policies in the City of Fort Collins Land Use Policies Plan: Policy #91: "The City should protect the scenic and recreational value of the City's lakes, rivers and streams from encroachment by incompatible uses." Policy #92: "Adequate public access to the City's lakes, rivers, and streams should be maintained." Policy #49: "The Cities Land Use Policies Plan shall be directed toward minimizing the use of private automobiles and toward alleviating and mitigating the air quality impacts of concentrated use of automobiles." The subdivision will be reviewed and evaluated for how these policies are implemented. Conceptually, the plan does not demonstrate sensitivity to or take advantage of the Spring Creek and the Spring Creek Trail. 25. If the preliminary plat does not include adjoining property in the same ownership, a development plat shall also be required which shall show the entire adjoining property owned by the developer and shall designate proposed land use, suggested street layout, major land forms and natural drainage courses. Twenty copies of such development plan shall be provided. The scale for such development plan shall be the same as that required for a preliminary plat. 26. The Department of Natural Resources would like to coordinate an onsite visit with the wetland consultant and the representative of the Army Corps of Engineers. Please coordinate with Rob Wilkinson, 221-6600, for the exact date and time. 27. A neighborhood information meeting will be required.