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HomeMy WebLinkAboutDAKOTA RIDGE PUD FIRST FILING PRELIMINARY - 60 91D - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWDevelops_ it Services Planning Department April 23, 1992 Mr. Don Parsons c/o Parsons and Associates 432 Link Lane Plaza Fort Collins, CO 80524 Dear Mr. Parsons, For your information, attached is a copy of the Staff's comments concerning the Pine Cone O.D.P., First Phase, Preliminary, 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, 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: Pine Cone O.D.P., First Phase, Preliminary APPLICANT: Mr. Chuck Betters, c/o Parsons and Associates, 432 Link Lane Plaza, Fort Collins, CO. 80524 LAND USE DATA: Request for 55 single family lots on 2.3 acres located on Parcel G of the Pine Cone O.D.P., north of Timberline Road, between Caribou Road and Arctic Fox Drive. COMMENTS: 1. Electrical power is available on the south side of Horsetooth with a crossing at Arctic Fox. Normal development charges will apply. Front lot easements are a minimum of eight feet wide. On Horsetooth Road, about 600 feet east of Arctic Fox, there is an existing electrical vault. If this needs to be moved, then it will be at the developer's expense. ?. There is a 16 inch water main and a 21 inch sewer main in Horsetooth Road. The sewer main extended to serve Pine Cone First Phase needs to be in a 30 foot wide easement. The Pine Cone O.D.P.; which will be considered by the P & Z Board on April 27, 1992, calls for a 12. inch water main to serve this area. If you want to reduce this to 8 inch, it would require an amendment to the Master Utility Plan for Pine Cone O.D.P. 3. Poudre Fire Authority must be consulted during the discussion of reducing street widths. Presently, P.F.A. requires 20 feet of unobstructed roadway. (Parked cars are considered an obstruction.) Factors in considering reduced street widths include the size .of the lot, the width of the lot frontage, the availability of off- street parking, and the size of the radius of the cul-de-sac bulb. 4. Preliminarily, it appears that two fire hydrants will be• necessary to serve the proposed lots. If any homes are located beyond 660 feet from a single point of access, then the homes must be equipped with a residential fire sprinkler system, or a temporary second point of access must be provided. Any temporary second point of access must meet the design specifications for surface treatment, chain, gates, or bollards. 5. If.there is no homeowner's association for the single family, then the area along Horsetooth Road, between the back of the fences and the sidewalk, will be maintained by the Parks and Recreation Department. The level of this maintenance, however, will be minimal, and probably on an "as needed" basis versus a regular schedule. The surface treatment will be a drought -tolerant, native seed mixture, not blue grass turf. 6. Parks and Recreation maintenance in this area will not relieve the applicant of providing deciduous street trees along Horsetooth Road. These trees should be a minimum of two inches in caliper and the species selected should be from a list approved by the City Forester. For a good reference, please see the landscape plan for the English Ranch Subdivision. Ultimately,. the City Forester will maintain these trees but only after the developer has sold the last lot and is no longer involved with the project. 7. The rear yard fencing along 'Horsetooth Road should be uniform and attractive. The standard six foot stockade privacy fence is discouraged as this design is considered boring and monotonous. Other designs are available and the applicant is encouraged to explore alternative designs. Perhaps the fencing design could be coordinated with the developer proposing to develop the Webster Farm to the east. 8. The Parkland Fee is presently $625 per unit, payable at the time of building permit issuance, and subject to change by City Council. 9. The parcel is located in the Foothills Drainage Basin. The Stormwater Drainage Fee is $5,025 per acre subject to modification based on the amount of impervious surface and on -site detention. 10. A Drainage Report, Drainage and Grading Plan, and Erosion Control Plan will be required. 11. You are encouraged to provide temporary detention rather than build an improved channel all the way to the Fossil Creek Inlet Ditch. Any temporary detention facilities not on the developer's property must be placed in an easement. The Stormwater Utility will not maintain any temporary detention areas, swales, channels, etc. 12. A 36 inch diameter storm sewer will be built by the New Fort Collins High School in 1994. The applicant has the option of building this improvement with the proposed development, or tapping into it when it -is built by Poudre R-1 School District. If built with Pine Cone, First Phase, the payback to the developer will not be until 1994, not earlier. 13. Pine Cone Phase One will be obligated for, improvements to Horsetooth Road. Any improvement over the local street portion is eligible for a repayment. Please keep in mind that arterial improvements will be done the Poudre R-1 School District and Timberline Partners in conjunction with the New F.C.H.S. You are encouraged to coordinate with these entities as much as possible. Similarly, the English Ranch Subdivision, adjacent to the east, has been approved and arterial improvements will be constructed. Again, coordination is encouraged. 14. Any reduction in standard street widths will be considered in association with a traffic impact analysis and a formal variance request. 15. The width and design of the north -south street will be determined by the traffic study and discussions with Transportation, Engineering, and Planning Departments. Preliminary discussions appear to consider this street a "minor collector". One key consideration is that on -street bicycle paths must have their own lane, and not compete with parked cars. 16. The residential Street Oversizing Fee is $584 per acre. 17. Street trees and a detached sidewalk are encouraged along the north -south street to establish a residential character to the neighborhood. Also, formal rows of trees planted in a parkway strip, tend to create an impression that the street has an aesthetic function and not just a ribbon of asphalt designed to move cars at a fast rate of speed. The parkway strip could be five or six feet wide. After the last lot is developed, the City Forester will maintain the trees, and replace if necessary. 18. Lot six does not have the required 150 feet of depth for backing onto an arterial. A P.U.D. could vary this requirement based on other design considerations as per the Land Development Guidance System. If developed as a straight subdivision, then a formal variance can be considered by the P & Z Board based on the strict criteria of Section 29-627 (a) (1) (2) of the Zoning Code. 19. Staff recommends the plan be processed and reviewed as P.U.D. versus the straight subdivision. The primary reason is to fully explore reasonable street widths that are based on need rather than standards which may not fit the impact of the project. The P.U.D. process is the best way to facilitate these discussions.