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HomeMy WebLinkAboutPARAGON POINT PUD PRELIMINARY - 48 91A - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWDevelopr„ t Services Planning Department City of Fort Collins August 30, 1991 Byron R. Collins LINSCO/PRIVATE LEDGER #1 Old Town Square, Suite 301 Fort Collins, CO. 80524 Dear Byron: For your information, attached is a copy of the Staff's comments concerning the request for 148 Acres for Residential Development and Open Space south of Southridge Greens PUD, which was presented before the Conceptual Review Team on August 26, 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, OWN Project Planner xc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Linda Hopkins Jim Sell Roger Prenzlow Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO W;22-0-580 • (303) 221-6730 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: August 26, 1991 ITEM: 148 acre undeveloped parcel of land south of Southridge Golf Course, east of Lemay Avenue, and north of Trilby Road APPLICANT: Byron R. Collins LINSCO/PRIVATE LEDGER #1 Old Town Square, Suite 301 Fort Collins, CO. 80524 LAND USE DATA: Request for 136 single family lots and 41 multi -family units, a "neighborhood" park,_ and open space/natural areas along the Fossil Creek drainage basin. COMMENTS: 1. The background information presented to the Conceptual Review Team was as follows: a) Fossil Creek essentially bisects the property. The proposed single family development on the eastern portion will have almost a mountain subdivision appearance to integrate itself into the terrain and preserve the character of the defined ridge above the creek that forms the western limits of this phase. b) Single family homes are proposed for the northwest portion of the property. Patio and multi -family units are planned for the southwest portion, bounded by the drainageway to the .north and the identified wetlands c) The floodplain area of approximately 60 acres may include the "neighborhood" park, City trail corridor, wetlands, and potential golf course reconfiguration. It is to remain as natural as possible. d) The 10 acre site (+/-) proposed for a neighborhood park will be developed by the applicant and remain a private park. This will be developed concurrently with Phase 1. e) A series of ponds and water falls are proposed on the drainageway between Lemay Avenue and Fossil Creek. f) The status of ownership of the open space must be resolved to the applicant's satisfaction no later than the Spring of 1993. 2. The standard City Light & Power development charges will apply for this project. This development charge is $0.025 / square foot for all portions of the development except any land that is dedicated to the City for public parks. The various land use areas (phases or filings) will be assessed these charges when they are platted and recorded in the City and Larimer County. The open space/natural areas are subject to the charges. If you have any questions concerning these development charges please call Alan Rutz with City Light & Power, 221-6700. 3. City Natural Resources Division has numerous comments and concerns: a) This whole area is considered to be wetlands/wildlife sensitive. The integration of all development into the existing terrain is of great importance. Native grasses and plant materials will be appropriate in the areas designated for passive play and activities. b) The whole ,area is currently a prairie dog community. Natural Resources is recommending investigating the possibility of retaining a portion of this community as part of the natural areas. The prairie dogs do provide food for the birds of prey that inhabit this area. c) Caution should be taken when doing any earth fill in the delineated wetlands areas. The potential for a violation of the 404 permit requirements by the State of Colorado exists if fill is put in the wrong places. d) Presently there is no problem with Canadian. geese in this area. Development of the proposed ponds could attract geese if proper mitigation measures are not addressed. Please contact Rob Wilkinson at 221-6600 with questions about these comments. 4. City Stormwater Utility offers these comments for your consideration: a) This property is in the Fossil Creek Drainage Basin and is subject to the basin fees of $2,274/acre. The applicable land use runoff coefficient could possibly reduce the basin fee. b) There are no on -site detention requirements for this property. c) The proposed Trilby Road bridge crossing improvements over Fossil Creek will require a thorough study of the potential impacts to the hydraulics/hydrology associated 6 with the stormwater flows. The necessary road fill amounts, yet to be determined, undoubtedly will affect stream flows. d) The stability of Fossil Creek will change due to affects of continuing development on the stream. A drainage study for the Fossil Creek basin is pending; however, the timing for a study has not been determined. e) The State Division of Water Resources will want to review the proposal for the ponds on the drainageway. f) The proposed ponds will have a tendency to silt up and potentially cause erosion downstream. The Home Owners Association of this development will be responsible for resolving any problems that may arise concerning this matter. g) The area on this property required for increased floodplain storage due to future development will be purchased by the City. The area will be determined based on increased needs over historic storage and will occur with this development request. Please contact Glen Schlueter at 221-6589 with your stormwater questions. 5. The Poudre Fire Authority will want two points of access into the patio/multi-family home area in the southwest corner along Lemay Avenue. The (water) fire flow requirements will be greater in this area than into the single family areas. Phase 1. the single family lots at the northeast corner of the property, is Southridge Greens Boulevard. This street comes from the north through Southridge Greens PUD and Southridge Golf Course. A secondary emergency access south to Trilby Road will be required and can be constructed as a temporary road until the entire street is completed. Please coordinate the design requirements with Mike Herzig or Kerrie Ashbeck of City Engineering. They can be reached at 221-6750. 7. City Engineering has the following comments to offer: a) The connector street, internal to this development, from Southridge Greens Boulevard to Trilby Road should be designed to the 36' wide local street status. This is the travel/parking pavement section and does not include sidewalks. The associated ROW is 541. b) The median as shown on the concept plan will require special pavement and drainage design considerations. The developer will be responsible for any costs related to this special treatment. c) An additional 20' of ROW must be dedicated on this property along both Lemay Avenue and Trilby Road. A 15' utility easement, adjacent and parallel to the street ROW's, will be necessary along Lemay Avenue and Trilby Road. d) The developer will be responsible for the local portion of required off -site improvements to Lemay Avenue and Trilby Road. These improvements can potentially be phased with the development. e) Street oversizing fees of $584/dwelling unit will be collected at the time of issuance of building permits. f) Preliminary design for off -site improvements to .Trilby Road, at least 1,000 feet to the east from the southeast corner of this property, will be required in conjunction with this request. This is to ensure an understanding of the street crossing interface with the Union Pacific Railroad tracks. g) All bridge design must meet the HS-20 design standards to accommodate the emergency vehicle load requirements. Please contact Mike Herzig or Kerrie Ashbeck at 221-6750 with engineering related questions. 8. A traffic impact study will be required with the preliminary plan submittal. It is important that all access to the proposed parkland, open space, natural areas and adequate parking for these uses is addressed at this time. 9. City Parks & Recreation policy states that "neighborhood parks should -be -equitably distributed throughout the City, and one should usually be provided in every square mile section where, residential development occurs." The park site should be approximately 11 acres in size and preferably adjacent to an elementary or junior high school or near the center of the square mile section, with good neighborhood pedestrian access and served on at least two sides by local streets. 10. Parks & Recreation has these comments to offer: a) It is understood that the intent of the developer is to retain a 10 acre (+/-) site as a private park, centrally located in the development. The City is interested in discussing the possibility of the proposed park being dedicated to the City for public use. b) There are parkland fees of $625/dwelling unit for all residential development, collected at the time of issuance of building permits. These fees will be assessed on the development even if a park is provided but remains private. If the land or park is dedicated to the City then the parkland fees would be waived. c) If timing of the park development is of concern to the developer then construction of the park could be simultaneous with Phase 1, for example, and dedication to the City could take place after its completion. In this case the Parks & Recreation Department will provide you with design standards and require that the park design development plans be reviewed by the Parks & Recreation Board. d) Location of a trail corridor along Fossil Creek to conform to the adopted Parks and Recreation Master Plan must be considered with this request. il. Internal pedestrian connections between all uses must be considered at the time of preliminary planning. 12. Appropriate/adequate lot sizes and configurations should be planned to accommodate the homes to be proposed. This will help avoid a steady flow of administrative change requests that will occur with undersized lots, creating encroachments and building setback variances. 13. The residential densities proposed with the overall development plan should be thoroughly considered. The recent trend in Fort Collins has been to decrease densities, usually by replatting for•single family development from previously approved multi -family development. The City policy is for a minimum of 3 dwelling units per acre in the Urban Growth Area. 14. A Neighborhood Meeting will be required for this development. Please-contact-Steve_Olt_at_221-6750 to schedule the time and place for this meeting. The developer is responsible for supplying the Planning Department with the list of Affected Property Owners within a minimum of 500' so that a letter of notification can be mailed at least 10 days prior to the meeting.