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Home My WebLink AboutDAKOTA RIDGE PUD SECOND FILING PRELIMINARY - 60 91H - CORRESPONDENCE - STAFF'S PROJECT COMMENTSi Comm. .ty Planning and Environmentai _ervices Planning Department City of Fort Collins April 23, 1993 Mr. Jim Sell Jim Sell Design 117 East Mountain Avenue Fort Collins, CO 80524 Dear Jim: The Planning Department has completed the interdepartmental review for Dakota Ridge Preliminary P.U.D., Second Filing. The following comments are offered: 1. Staff has some concerns about the access and design of the bicycle and pedestrian path along the southerly property line. The width of this path should be specified to be eight feet wide. Eight feet is considered a minimum width for safety and to accommodate different types of users. There should be three points of access from the east -west leg of Wetterhorn Drive. One logical point of access is at the Red Mountain Drive intersection, on either side of Lot 7 (see comment from U.S. West regarding a utility easement). A second point of access should be in the area of Lots 11, 12, and 13. These side lot line connections do not have to be eight feet wide. The third point of access ^is critical in order to create a logical loop. A connection should be made between Lots 16 and 17, and parallel the two side lot lines of Lot 17. This connection should then turn 90 degrees to the south and parallel the easterly property line adjacent to the detention pond to connect to the east -west portion of the path on the south side of the detention pond. Without this loop, the path would dead-end in an illogical fashion and create a dangerous liability. 2. The sight distance easements on Lots 103, 104, 119, and 120 could be eliminated if the "U" shape of the street featured two curves that were more 90 degrees than what .is presently shown. Instead of two 240 foot radii, the reconfiguration to 90 degree turns would render the lots, especially Lots 104 and 120 more useable. As indicated, it is difficult to imagine building homes on what remains of these lots outside the sight distance easements. (If.the re -design changes the shape of Lots 15, 16, or 17, or the location of Cameron Court cul-de-sac, then the bike path connection should be as close to the intersection of the cul- de-sac as possible.) 281 North College Avenue - P.O: Box 580 - Fort Collins, CO 80522-0580 - (303) 221-6750 3. Red Mountain Drive curves back to come parallel with itself. This will make it extremely difficult to provide addresses that are not confusing. It is suggested that a name change occur at a logical break point. Such a point may be at the northerly leg of Wetterhorn, where Red Mountain changes from an east -west direction back to a north -south direction. 4. The same problem exists for Wetterhorn Drive. There are two east -west legs which makes addressing difficult and confusing. Perhaps if Wetterhorn is re -designed with two 90 degree curves, there may be a logical break point for new street names. 5. Cameron Court conflicts with an existing Cameron Drive located in the same zip code. Please select another name that does not duplicate an existing street. 6. Maroon Drive should be changed to Vermont Drive. 7. There is a problem in that Willow Creek Drive turns into Greystone Drive in the Stone Ridge P.U.D. The Poudre Fire Authority requests that this one street be given one name. The developer is encouraged to contact Mr. Les Kaplan, 226- 6819, in order to arrive at a mutually acceptable street name. How about "Creekstone" or "Yellowstone". Or, are there are any mountain passes or peaks with the "stone" theme? 8. The Poudre Fire Authority also states that both Red Mountain and Willow Creek/Greystone must be completed to Horsetooth Road to provide two points of access. 9. A pedestrian crossing is needed at Willow Creek Drive and Red Mountain Drive to facilitate bicycle/pedestrian access from the eight foot wide path to the high school campus/neighborhood park. 10. Does this P.U.D. still require the land trade with the C.S.U. Agronomy Farm and the rezoning? .Please advise. It would be helpful to indicate the land area in , question on the Site Plan. 11. There should be fencing restrictions for Lots 1 through 16. Since the detention pond will act as an open space area, fence heights should be restricted to four feet of solid materials. Two additional feet may be added if in an open weave or lattice design. The problem in other subdivisions where six foot solid fences adjoin a stormwater detention pond is that the pond area becomes "out of sight and out of mind". This creates the false impression with the homeowner that its O.K. to deposit lawn clippings and garden debris over the fence into the detention pond. Over time, these deposits will clog up the pond outlet and cause basement flooding. The City's N Stormwater Utility, at the taxpayer's expense, must then invest resources to remove the debris and, as is often the case, spend additional resources defending against a liability claim. 12. At the time of Final, the specific grass mix for the detention pond should be indicated on the landscape plan. 13. U.S. West requests that the plat be revised to show the following additional utility easements: A. Across the east side of Lot 7 for access north across Wetterhorn. B. The east side of Lot 146 for access to rear lot easements. C. The rear of Lot 151 for access to Lot 152. D. The rear of Lot 39 for access to Lot 40. E. The east side of Lot 48 for access north across Red Mountain Drive. F. The easement along the west side of Lot 137 should be wider to accommodate telephone cable and other utilities wishing to locate there. 14. It is not clear from the Site Plan as to whether the developer plans on continuing the detached sidewalk and street tree concept along Red Mountain Drive. Staff suggests that this design be continued at least as far as the intersection with Vermont. Red Mountain Drive and Vermont are the two "de - facto" collector streets in the southern half of the square mile section with connections to the perimeter arterials and the neighborhood park. Since these two streets will carry more traffic than others, it is recommended that the detached walk/street tree design be continued to promote pedestrian safety and to create a more traditional neighborhood character which may help keep the speeds down. 15. In the Project Statistics, are the gross acreage and net acreage the same? 16. The plat should also indicate the solar oriented lots. 17. The plat should include a vicinity.map. 18. The final staff comment is to respectfully request that a street name be designated to honor Cpl. Maciel, a 1964 graduate of Fort Collins High School who died in Viet Nam in 1967. Cpl. Maciel received the Purple Heart, the Distinguished Flying Cross, and the Air Medal with the seventh through 13th clusters, signifying a minimum of 350 combat a missions. Cpl. Maciel received his medals for heroism in combat. The City of Fort Collins encourages developers to name streets in honor of deserving citizens. If you would like more biographical information, or the details of citation for heroism, please contact the Planning Department. This concludes Staff comments at this time. Please note that engineering comments have been made based on the utility plans and comments forwarded to TST Consultants. Please note the following deadlines: Plan revisions are due May 5, 1993. P.M.T.'s, 10 prints, colored renderings are due May 17, 1993. As always, please call if you have any questions or comments. SinTcerely: Ted Shepard Senior Planner xc: Sherry Albertson -Clark, Chief Planner Kerrie Ashbeck, Civil Engineer