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HomeMy WebLinkAboutSTONERIDGE PUD OVERALL DEVELOPMENT PLAN - 21 92B - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWDevelopment Services Planning Department City of Fort Collins April 24, 1992 Mr. Frank Vaught c/o Vaught -Frye Architects/Planners 1113 Stoney Hill Drive Fort Collins, CO 80525 Dear Mr. Vaught, For your information, attached is a copy of the Staffs comments concerning the Webster Farm O.D.P. and First Phase Preliminary PUD, that was presented before the Conceptual Review Team on April 20, 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, T� Ted Shepard Project Planner Attachment xc: Tom Peterson, Planning Director Kerrie .Ashbeck, Civil Engineer Transportation Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: April 20, 1992 ITEM: Webster Farm O.D.P. and First Phase Preliminary P.U.D. APPLICANT: Les Kaplan, Kaplan Company c/o Vaught -Frye Architects and Planners, 1113 Stoney Hill Drive, Fort Collins, CO. 80525 LAND USE DATA: Request for an Overall Development Plan on 91 acres of the Webster Farm, and First Phase Preliminary P.U.D. for 41 single family lots on 14 acres. The parcel is located.on the north side of East Horsetooth Road, east of Caribou Drive. COMMENTS: 1. There is existing electrical conduit at the southwest corner of the parcel which could be extended across Horsetooth via a crossing at Kingsley to serve the project. Any water feature must have sufficient electrical power, three-phase is recommended over single-phase for reliability. Please be aware that below grade transformers are not allowed, and must be serviceable by a line truck. 2. There is a 16 inch diameter water main and a 24 inch sewer main -in Horsetooth Road. There is a developer repay due on the water line at approximately $16 per linear foot. There is a sewer line on the north also. The O.D.P. should be accompanied by a master utility plan so it can be demonstrated that all phases can be served. 3. There is a 24 inch diameter water line in County Road #9 that will have to be extended to the north property line of the O.D.P. at the time the adjacent. phases develop. The developer's portion of this extension is for only 12 inches. The City will repay the developer for the oversized portion. 4. The Poudre Fire Authority will allow a 28 foot wide local street to serve the patio home area provided that there is sufficient off-street parking. A 28 foot street may be allowed on the small cul-de-sacs subject a variance request made to the Engineering Department. The variance request will be evaluated on the number of lots served, the size of the lots, the width of the lots, and the amount of available off-street parking. 5. It is estimated that three fire hydrants may be needed to serve the project. 6. Webster Farm is located in the Foothills Drainage Basin. The fees are $5,024 per acre subject to the amount of impervious surface and the amount of stormwater detention. If more stormwater is detained than is required, there is a possibility of credit on a portion of the fees. The fees are payable at the time of building permit issuance. 7. The entire 91 acres should be subject of an overall drainage plan. The Foothills Basin Master Plan has identified a stormwater release rate that must be adhered to. The outlet of the basin is the Fossil Creek Reservoir inlet ditch. Each subsequent phase would have to conform to the overall plan and be verified by submittal of a Drainage Report, Drainage. and Grading Plan, and Erosion Control Plan. 8. The existing pond must meet the City's criteria for accepting drainage. Also, please check with the Office of the State Engineer to see if they have any jurisdiction. 9. There is a 36 inch diameter storm sewer planned for County Road #9 which is considered a basin -wide improvement. If this storm sewer is built ahead of improvement of County Road #9, by the developer, it is eligible for reimbursement by the Stormwater Utility. 10. The Stormwater Utility does not maintain on -site drainage facilities. 11. Street trees are encouraged along Horsetooth Road. The City Forester will accept maintenance after the project is completed and the developer is no longer involved with the project. Street. trees should be selected from list provided by the City Forester. Please refer to the.landscape plan for English Ranch for ideas on species selection, location, and spacing. 12. Staff applauds the use of common open space along the arterial street. This will be well matched across the street as English Ranch benefits from detention ponds along the arterial. The open space provided by both projects has the potential of creating an attractive arterial that is not constrained by six foot privacy fences. 13. It is assumed that the H.O.A. will maintain the common open space adjacent to Horsetooth. Otherwise, the Parks and Rec Department would be obligated and the level of maintenance dictates that drought -tolerant, native seed mix be planted without shrub beds: If you plan on not having H.O.A. maintenance, please let us know as early -as possible so Parks and Rec can plan accordingly. 14. The Parkland Development Fee is $625 per acre. 15. The City Forester is available to make an inspection of the existing cottonwood trees around the Webster home. The Engineering Department is willing to allow the sidewalk of the widened Horsetooth Road to be shifted to save the cottonwoods but this would be very difficult with the actual roadway. Please feel free to call Tim Buchanan, 221-6640, to schedule a time to inspect the trees. 16. The development will be required to dedicate the north half of Horsetooth Road so there is 50 feet from centerline. An additional 15 feet is required to dedicated for utility easements. Please be aware that English Ranch and the New F.C.H.S. are developing in the area. The developer is responsible for the local street portion of the arterial improvement. Anything constructed over the local portion is repaid by the Street Oversizing Fund. 17. The Street Oversizing Fee is $584 per unit payable at the time of building permit issuance. 18. The traffic impact study will be based on the scope outlined by Rick Ensdorff, Transportation Director, at our meeting on Tuesday, April 21, 1992. 19. The bicycle/pedestrian connection from Caribou Road into Webster Farm, and onto Pine Cone Farm is a critical segment to. promote non -vehicular access from Fox Meadows, Sunstone Village, and English Ranch to the New F.C.H.S. As we discussed, this connection works best if located off-street and is approximately eight feet wide. Staff appreciates the effort to promote this path so it becomes an viable alternative transportation link as well as a recreational amenity. 20. Please coordinate with Poudre Fire Authority on providing temporary fire access to any home beyond 660 feet from a single point of access. 21. Please do not use "Minor Road" on the O.D.P. This name is not on the approved list from which to choose names for arterial streets. Although the City of Fort Collins installed a street sign at the corner of County Road #9 and Harmony Road, this is considered to be a mistake based on a misinterpretation. The City Planning Department is working with the landowners in the area to find an appropriate name on the approved list, or to approach City. Council with an alternative based on local history and significance. For O.D.P. purposes, please refer to this future arterial as "County Road #911.