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HomeMy WebLinkAboutWOODLAND STATION PUD - PRELIMINARY ..... 2/07/94 CONCEPTUAL REVIEW - 18-94B - CORRESPONDENCE -t 21. The use of "eyebrows" does not meet City Code. Rather,. please use a cul-de-sac design that narrows the opening to a standard street width. 22. The use of a median in a local street requires a variance. The variance to an engineering standard requires the submittal of written documentation from a professional engineer registered in the State of Colorado. 23. The Street Oversizing Fee is $584 per dwelling unit, payable at the time of building permit issuance. 24. A Soils Report will be required. This report will indicate the groundwater situation and the need for a sub drain system if basements are desired. If basements are desired and requires a sub drain system, then a hydrologic study must accompany the Soils Report. A sub drain system must have an approved outlet and meet other City design criteria. 25. The annexation process must be complete before a P.U.D. will' be allowed to be submitted. Annexation requires an authorization resolution by City Council, followed by a recommendation by Planning and zoning Board, followed by two readings by City Council. At this time, the recommended zoning will R-L-P, Low Density Planned Residential, with a condition that development occur as a Planned Unit Development in accordance with the Land Development Guidance System. 26. It is recommended that lots that back up to C.R. #9 be deeper than 110 feet for acoustic and visual buffering. 27. Fencing and streetscaping along C.R. #9 will be reviewed as part of the P.U.D. 28. Preliminary building elevations will be reviewed as part of the P.U.D. 29. A neighborhood information meeting will be required. M1 11. As presently indicated, the site does not share internal street connections with adjacent properties to the north and east. Internal street connections are needed to resolve the second point of access issue for compliance with the Poudre Fire Authority. Also, internal street connections are needed to be in compliance with City policies that recirculation and travel within a square mile section be accommodated within the local street network and not impact the traffic on the adjacent arterial street. Please investigate connecting local streets to the adjacent properties. 12. The parcel to the east that relies upon the.30 foot wide access easement should be provided access to the public street system within the proposed subdivision. 13. Similarly, the one acre out parcel for the existing house should also be given an internal access via local streets rather than have a separate curb cut on the arterial street. 14. Are there any bicycle/pedestrian paths planned for the subdivision? Providing off-street paths to the park area would be an amenity, especially for children. 15. It is suggested that additional meetings occur with the adjacent property owners to the east, north, and west in order to investigate the "big picture" issues regarding access and circulation in the area. 16. A traffic impact analysis will be required. The City maintains a list of engineering consultants who are familiar with the City's requirement for a traffic study. The consultant selected should contact the Transportation Department to determine the scope of the study. 17. The first internal intersection east of County Road #9 may have to be shifted further east in order to maintain the proper distance from the arterial intersection. This area is needed for stacking for drivers desiring to. turn left, south, on C.R.#9. 18. Along C.R.#9, the developer is obligated to dedicate land area so there is 50 feet of half -width on east side of C.R. #9. In addition, a 15 foot wide utility easement is required outside of the public right-of-way. 19. The developer is obligated to construct arterial street improvements along C.R. #9• This includes a five foot wide detached sidewalk, curb, gutter, and approximately 12 feet of pavement. This obligation will be secured by.a Development Agreement made between the City and the developer. 20. For the portion of the arterial that exceeds the developer's obligation, the City will be financially responsible and reimburse the developer for these costs. density- single family and lower the fee for multi -family. For further information, please contact Leslie Bryson, 221-6640. 6. The single point of access to a depth of 1,215 feet exceeds the allowable 900 foot length. The Poudre Fire Authority will not support a variance to allow the lot layout as proposed without a second point of access. All lots must within 400 feet of a fire hydrant. There must be a minimum flow of 1,000 gallons per minute at all hydrants. with 20 psi residual pressure. For further information, please contact Mike Pretz, Poudre Fire Marshal, 221-6570. 7. The site is located in the Fox Meadows Drainage Basin. The Stormwater Drainage fee in this basin is $4,891 per acre, subject to the amount of impervious surface and the runoff coefficient. A standard Drainage Report, Drainage and Grading Plan, and Erosion Control Plan are required at the time of submittal. 8. Detention is required for this property. According to the Fox Meadows Drainage Basin Master Plan, the outfall for the detention pond is the Fossil Creek Reservoir inlet ditch, located east of the subject property. The property will be restricted to a release rate at the two year historic flow. An offsite easement will be required to be obtained from the intervening land owners to get storm flows to the approved outfall. This will require negotiation with the adjacent property owners to the east. 9. If the adjacent property owners rely upon storm water flows for irrigation or other purposes, then the quality.of the stormwater runoff may be an issue. This. may require a sedimentation pond or other devices to filter the runoff. In addition, there may a concern with urban runoff and the need to filter for grease and oil. For further information, please contact Glen Schlueter, Stormwater Engineer, 221-6589. 10. The Transportation Department is concerned about the number of street intersections along County Road #9. As an arterial street, there should be a limited number of intersections in the one mile section between Harmony and Horsetooth Roads. The developer is encouraged to work with the property owners along this one mile section to determine the best locations for street intersections. It is suggested that a map be prepared that illustrates the existing and proposed conditions. Please be aware that English Ranch is an approved Overall Development Plan (Spring Creek Farms) that calls for an east - west collector street that will intersect with County Road#9. Other considerations are the existing curb cuts for H-P, the proposed curb cuts for Johnson Property (N.C.R.) and the existing situation north of the property. I CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: February 7, 1994 ITEM: Strachan Farm, east side of County Road #9 APPLICANT: Mr. Brad Bennett, 8101 East Prentice Avenue, Suite 815, Englewood, CO. 80111. LAND USE DATA: Request to subdivide 18 acres into residential lots for 64 single family lots (option one), or 90 single family lots (option two), or 91 single family lots (option three). The site is located on the east side of County Road #9, north of Hewlett- Packard. The site is in the Urban Growth Area but not annexed into the City. One acre would be reserved for the existing house. COMMENTS: 1. The City Light and Power Department has existing underground electrical system up to the north side of the developed portion of the Hewlett-Packard facility. This system is available to serve the site. With the existing trees, however, it' is impossible to extend electrical facilities within the County Road right-of-way. There are other existing utilities in County Road #9 which makes it difficult to extend electrical facilities. Normal development charges will apply. For further information, please contact Doug Martine, 221- 6700. 2. The City Water and Wastewater Department has a 24 inch diameter water main and a 24 inch diameter sewer main in County Road #9 that can serve the site. These mains are on the west side of the road and have sufficient capacity. Please contact Mark Taylor, 221-6681 for further details. 3. The Department of Natural Resources would encourage that as many trees remain undisturbed as possible. The City Forester, Tim Buchanan, should be called upon to inspect and evaluate the existing trees. 4. A homeowner's association should be set up to maintain common area landscaping, including landscaping along the frontage of County Road #9 that is located in the public right-of-way. 5. The Parkland Development Fee is $779 per dwelling unit payable at the time of building permit issuance. The City Council is presently exploring options that would raise this fee for low COMMUNITY PLANNING & ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)2216750 PLANNING DEPARTMENT a Commuiuty Planning and Environmental bervices Planning Department City of Fort Collins February 28, 1994 Mr. Brad Bennett 8101 East Prentice Avenue, Suite 815 Englewood, CO 80111 Dear Mr. Bennett:. For your information, attached is a .copy of the Staf.f's comments concerning Strachan Farm, east side of County Road 419, presented before the Conceptual Review Team on February 7, 1994. 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. s;ncerel , Ted Shepard, A P Senior Planner TS/gjd Attachments cc: Transportation Department Stormwater Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 �- (303) 221-6750