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HomeMy WebLinkAboutMOUNTAINRIDGE FARM PUD PRELIMINARY - 18 92 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (2)Developm Services Planning Department November 26, 1991 G.T. Land c/o Eldon Ward, Cityscape Urban Design 3030 South College Avenue, Suite 200 Fort Collins, CO 80525 Dear Eldon: For your information, attached is a copy of the Staff's comments concerning, 10 acres in the Mountain Ridge Farm, that was presented before the Conceptual Review Team on November 25, 1991. 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 Project Planner TS/gjt Attachment cc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Project -Planner File 281 North Cuile_e Avenue • 11.0. Box 580 • Fort Collins, CO 5052-0550 • (303) 221-6750 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: November 25, 1991 ITEM: 10 acres in the Mountain Ridge Farm APPLICANT: G.T. Land c/o Eldon Ward, Cityscape Urban Design, 3030 South College Avenue, Suite 200, Fort Collins, CO. 80525 LAND USE DATA: Proposal for 34 single family lots on 10 acres within the Mountain Ridge Farm, east of Westfield Park, along Seneca Street (extended), and west of the Pleasant Valley and Lake Canal. .... _...... _..--._... - COMMENTS: 1. Electrical power will be brought from the south along the east side of Seneca Street. Please refer to the handout for a detailed breakdown of the development charges (off -site facilities, primary lines streetlighting), and building site charges (secondary service fee for undergrounding service line on -site within property boundaries). Please note that additional charges may be applied for unusual conditions. For further information regarding electrical distribution or fees, please call Alan Rutz, Light and Power Department, 221-6700. 2. There is an existing 12 inch diameter water line in Seneca. Off this main is an existing 8 inch diameter stub which runs east. Since this stub does not appear to align with any of the proposed cul-de-sac, it may not needed. If not needed, it must be abandoned back to the main. In addition, a 12 inch, water line will be required to placed in Troutman. The first developer to build Troutman Parkway will be required .to construct this line and be eligible for reimbursement from the future, adjacent developers who will benefit. 3. The sewer line that will serve this project is located in Shields Street. This line must be extended to. the project. The developer will be eligible for repays from both the City and adjacent developers for oversizing this line. For further information regarding water and sewer issues and fees, please contact Mark Taylor, Water and Wastewater Utility, 221-6681. 4. The Poudre Fire Authority will require a second point. of access. This second point could either be from Horsetooth via Seneca, or through Imperial Estates via Westfield Drive. The extent of the improvement to Westfield could depend on the timing of the construction of Westfield Park. For further information, please contact Warren Jones, Poudre Fire Authority, 221-6570. 5. The site is located in the McClelland -Mail Creek Drainage Basin. The fee for this basin is $3,232 per gross acre depending on the amount of impervious surface and the amount of onsite detention.. The option is available to provide onsite detention or directly convey flows, without detention, into the proposed regional detention pond adjacent to the east. This regional detention pond is master planned as a basin -wide improvement.. It will be constructed in phases on an "as needed" basis as development occurs. The City Stormwater Utility knows the amount of volume that needs to be detained in the regional pond. The exact size and shape," however, are not yet determined. 6. Please be aware that the Stormwater Utility has not budgeted any funds in 1992 for repayment to the developer for regional pond improvements. The earliest the Utility can make a repayment is in 1993. This is not meant to discourage seeking development approval, but only that funds for this pond cannot be released according to City Code until 1993. 7. Please be aware that developed flows from Westfield Park must be conveyed to the regional pond. These off site flows may be substantial. Also, the developer of Phase Two of Westbrook P.U.D. has made preliminary assumptions about draining to the north. Westbrook needs a northern outfall across Troutman. This drainage is the offsite condition that affects the subject proposal. 8. Submittal requirements include a Drainage Report, Drainage and Grading Plan, and Erosion Control Plan. 9. The design and construction of Westfield Park is approximately one to three years away. The Parks and Recreation Department would like to coordinate with the developer for location of an irrigation line (and pump) from the Pleasant Valley and Lake Canal to the park for raw water irrigation. Also, since park restrooms will need access to the sewer line, coordination with the developer will be necessary. Where park drainage bisects the development, this.area could be improved with a path to provide a connection to the Pleasant Valley and Lake Canal. In addition to being a drainage easement, this area should also be designated as "access easement". 10. The Parkland Development Fee is $625 per dwelling unit payable at the time of building permit issuance. For further information on the development of Westfield Park or fees, please contact Craig Foreman, Parks and Recreation Department, 221-6640. 11. The primary issue for the City Transportation Department is the timing of constructing Troutman Parkway. Troutman is a collector street which is required to include 50 feet of pavement on 68 feet of right-of-way. Please update the existing traffic impact analysis for this area and address how the proposed development fits into the phasing scheme for Troutman improvements. 12. The alignment of Troutman is somewhat fixed with the existence of a 54 inch diameter water line. 13. The Development Agreement will document the extent of public improvements required by this development, as well as the off - site improvements which are eligible for reimbursements by either adjacent developers or the City. 14. Standard utility plans will be required. The Ditch Company approval will be required on the plans. It is preferred that intersections be aligned at 90 degrees. One of the significant off -site improvements that must be addressed is the ditch crossing on Troutman. The Street Oversizing Fee is $584 per dwelling unit payable at the time of building permit issuance. 15. The connection to Imperial Estates via Westfield Drive must be negotiated in terms of participation with Parks and Recreation and the property owner to the north. Also, the extent to .which this connection is improved must also be discussed. While many residents are aware that Westfield will connect to Seneca, many may not. It may be advisable to inform the neighborhood prior to construction that this connection will be made. 16. The City Department of Natural Resources is concerned about the wooded area northeast of the proposed project. This area is considered sensitive, because of the valuable wildlife habitat that it provides. It would seem logical to extend the proposed bikepath through the proposed regional detention pond. to this area. Also, please be aware that the ditch company may need to preserve a service access parallel to the ditch. 17. Who will maintain the proposed entry feature? Will there be a homeowners association? 18. Fencing along Troutman should be a design that does not promote the "canyon effect".