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Home My WebLink AboutOVERLAND HILLS WEST RF SITE PLAN REVIEW - 38 90D - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (4)Commi y Planning and Environments !rvices Planning Department City of Fort Collins August 20, 1992 Jim Gefroh Gefroh-Hattman Architects 145 West Swallow Road Fort Collins, CO. 80526 Dear Jim, Staff has reviewed your submittal for the Overland Hills West, RF Cluster Development Plan Review and has the following comments to offer: 1. Public Service Company has stated that the final plat must dedicate 8' minimum width utility easements adjoining the right-of-way lines on both sides of all residential streets. Fifteen foot minimum width utility easements must be dedicated on both sides of Overland Trail. Provisions to accommodate a 4' gas line must be included in the design of the Spring Creek bridge. This portion of the bridge design must be approved by PSC. 2'. The plat must include the following utility easements for U.S. West telephone service: * across the swale between the rear of Lots 37 & 38. * across the swale between Lots 6 & 56. * across the open space between the east corner of Lot 63 and the -rear of-Lot-11: - * along the north side of Plains View from Overland Trail to Lot 1. * along the north side of Lands Edge from Overland Trail to Lot 25. * along the west side of Overland Trail from the south edge of the project to the north side of Plains View. The comment sheet from U.S. West is attached to these comments. 3. City Light & Power has stated that single phase power is available from a temporary system located at. the northeast corner of Overland Hills, Second filing.A permanent system will not be installed until the north half of Horsetooth Road is constructed.The developer will be responsible for additional cost of extending any temporary system to serve 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 m this new development. A permanent system will be installed inside of the subdivision. Standard Light & Power development and building site charges will apply to this portion of the construction. Additional development charges will apply if unusual ground conditions are encountered during construction. 4. Water service to this development will be provided by the Fort Collins -Loveland Water District. Your plan review for water service should be coordinated with the district. 5. The developer will be required to obtain sanitary sewer service from the City. The nearest sewer main, however, is nearly 3/4 of a mile north of the site. The developer will be responsible for extending a sewer main from this development to the existing sewer main. The cost of this extension will be the responsibility of the developer, but the City will establish reimbursement agreements and assist him in collecting for the off -site sewer costs whenever someone connects to and uses the off -site sewer main. Extensive planning and right-of-way acquisition will be necessary in order to complete the off -site sewer main. In addition, red -lined comments are on the attached preliminary plat and utilities layout. 6. Stormwater Utility comments are attached to these comments. Sufficient drainage and erosion control information for a preliminary submittal was not received on August 3rd. We are now 2-1/2 weeks into the 7 week review process and information has still not been provided. This request does not appear to be ready to go to the Planning and Zoning Board on September 28, 1992. 7. Poudre Fire Authority is concerned by the fact that there is not a second point of access to this development with the plan that was submitted. The entire development is greater than 660' from a single point of access. Individual residential fire sprinkler systems can alleviate the need for a second access. The water supply system must provide 1,000 g.p.m. at 20 p.s.i. residual pressure beyond domestic use. It is possible that a wildland interface fire evaluation may be necessary, dependent on the layout of the lots in relationship to the open space areas. 8. The Plains View Street name conflicts with an existing Plains Court in the City. 9. A full traffic impact analysis is required with the preliminary submittal for this request. The analysis has not yet been received. 10. With lots planned to be platted right up to the south property line, off -site easements for drainage and grading are likely to be needed from the neighboring property to the south. li. Off -site improvements are needed on West Horsetooth Road to connect this street to the Overland Hills Subdivision, Second Filing or to Springfield Subdivision if improvements for the Overland Hills, Second are not completed. 12. Overland Trail should be constructed on -the east side of the Overland trail right-of-way and constructed to a width, from the flowline.of the gutter to the edge of asphalt, that fulfills the developer's full obligation for local street improvements (both east and west sides). The full arterial street (or major arterial or collector) is not needed at this time. 13. Overall, this is a good plan that is much more sensitive to the site than the plan presented at conceptual review. However, with some minor adjustments the plan could be even better. The applicant should meet with representatives from the City Planning, Natural Resources, Parks & Recreation Departments and Stormwater Utility to walk the site and look at how this development can interface with existing and proposed open spaces, taking into consideration the natural areas and vegetation on site. 14. There are some questions on how the open space will be managed. What are the plans for ownership and maintenance? 15. The design for the trail underpass'at Spring Creek and West Horsetooth Road should be coordinated with Craig Foreman of Parks & Recreation. 16. The master planned Spring Creek Trail should be shown on the overall site plan. 17. The last sentence'in Item 2 of the PLANNING STATEMENT —is unclear. What is the intent of that sentence? 18. The homeowners will be responsible for the maintenance of the common area landscaping, including the public right-of-way on Overland Trail. 19. Trees and shrubs planted in the native open space areas should be taken from the attached list. Greater design definition and detail is needed for the thickets, ie. what specific plants, spacing, size, etc. Use the attached planting details for non - irrigated areas. 20. Street trees (minimum 2" caliper in size) are needed along Overland Trail. The City has a list of approved street trees that is available from Tim Buchanan of Parks & Recreation or from the Planning Department. 21. The plan indicates filling of the natural swale in the center of the development and cut to accommodate the new drainage pattern. This may be a problem for habitat and natural resource preservation as outlined in City Ordinance #29- 116.(4) attached. 22. Public access easements need to be provided from Horsetooth Road and Overland Trail to the City's Pineridge Open Space. Also, the open space in this development should be dedicated or restrictions put on the property to provide continuation of the open space. See City Ordinance #29-116.(2)(9) attached. 23. The plan must address in detail the intent to allow farm animals in the development. See City Ordinances #29-115 and #29-116. (10) . There are specific restrictions relating to farm animals in the RF zone. 24. Additional buffering at the east edge of this development may be required to screen and buffer Overland Trail and the cluster development from Overland Hills 1st & 2nd Filings and the single family lot as shown on the site plan. 25. A vicinity map is required on the site plan. 26. City Ordinance #29-114 (attached) defines the maximum topographic limitation of development in the RF zone. That elevation is 5,250 (any part of any building). The last tier of lots on the west end of the development are on the 5,230 contour elevation, which will significantly limit the height of any home in this area. The plan will have to definitively address the site grading and structures to be built on these lots. 27. Lots of coordination between the Stormwater Utility and Natural Resources will be required due to the significance of the natural areas and detention areas on -site. 28. This request is not ready to go to the Planning and Zoning Board on September 28th due to the lack of information on utilities, storm drainage, and traffic impacts. It is being suggested that this item be'continued to the October hearing to allow time for the information to .be submitted and sufficiently rerviewed. This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware of the following dates and deadlines to assure your ability to stay on the agenda for the September 28, 1992 Planning and Zoning Board hearing: Plan revisions are due September 2, 1992 by 12:00 noon. Please contact me for the number of revisions required for each document. PMTIs, renderings, and 8 copies of 'final revisions (for the Planning and Zoning Board packets) are due September 21, 1992. Final documents (including the signed development agreement, applicable mylars and utility plans) are due September 24, 1992 by 12:00 noon. Please contact me at 221-6750 if you have questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. A.Sely, g.,.7 Project Planner xc: Kerrie Ashbeck Sherry Albertson -Clark Janet Meisel Stormwater Utility Transportation file/Project Planner