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HomeMy WebLinkAboutMIRAMONT VALLEY PUD REPLAT OF LOTS 47, 53 AND TRACT E - Filed GC-GENERAL CORRESPONDENCE - 2005-04-22Services Engineering Department City of Fort Collins October 8, 1999 Barry Long, Fossil Creek Meadows HOA President P.O. Box 270216 Fort Collins, CO 80527 Dear Mr. Long, As you know, there have been quite a few changes occurring around your neighborhood with the Miramont and Huntington Hills development projects. The intent of this letter is twofold: first, to inform the residents of Fossil Creek Meadows of recent developments with the Huntington Hills 71h Filing and Miramont Valley projects, and second, to explain the City's desire to acquire a portion of your open space for the purpose of bringing Roma Valley Drive out to Mail Creek Lane. Invariably, change can cause feelings of uneasiness. Indeed, we are aware that your subdivision is well established and can understand any feelings of concern over the changes being brought about by the development of your new neighbors, Miramont Valley and Huntington Hills 71h. We would like to assure you that the City has been proactive in addressing the concerns of this area and are working; attentively to ensure that the two projects are developed prudently. We feel confident that the full build -out of this area will result in a harmonious, safe environment that will benefit everyone, existing and new neighbors alike. Perhaps I can provide a little information on the present history of your two neighbors to show how we have gotten to where we are today. I am sure you are well aware of most of the events. The Preliminary Planned Unit Development (P.U.D.) for the Huntington Hills 7`h Filing was approved on April 1, 1999 subject to the successful amendment of the City's Master Street Plan to conform to the Huntington Hills 7 s Filing Preliminary P.U.D. This amendment required a new street connection network that allows the Mail Creek Lane/Roma Valley Drive connection in lieu of the Highcastle Drive connection over Mail Creek. On May 18, 1999, the City Council approved this Master Street Plan Amendment. On September 16, 1999, the Planning and Zoning Board approved the Final P.U.D. The Miramont Valley P.U.D. received final approval in 1996, with the Development Agreement approved on September 30, 1996. The project has been proceeding knowing that the option was left open of having the Roma Valley Drive connection out to Mail Creek Lane, in lieu of the Highcastle Drive vehicular connection to the south. With the approval of the Huntington Hills 7°i Filing and the approval of the amendment to the Master Street Plan, the development will now be making the Roma Valley Drive out to Mail. Creek Lane connection. The City believes 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605 Agreement have not been finalized and approved by the City, however, we anticipate these being finalized within the next month. The Developer is obligated to have the portion of Fossil Creek Parkway adjacent to his site as well as the bridge over Fossil Creek and the off -site improvements to Mail Creek Lane, constructed and completed prior to any Certificates of Occupancy being issued for the project. In addition, the Developer will be obligated to contribute a monetary amount to the City for the cost sharing of improvements to Fossil Creek Parkway from Mail Creek Lane to College Avenue. As the City will administer this, the timetable of construction will not be tied to the Huntington Hills 71h development. However, we anticipate the completion of this portion of Fossil Creek Parkway to have a similar timetable with completion of the project. Mr. Long as you are aware after our discussion on September 29th, there is a portion of land that is required to bring Roma Valley Drive out to Mail Creek Lane that is owned by your Homeowners Association. This section of land totals 76 square feet and the City is prepared to pay fair market value: for the land in question. The City's Land Office Manager, Ron Mills has been in talks with the lawyer for your HOA and we hope to have the acquisition process coordinated in the next few weeks. City Staff would have no objection in recommending to City Council that a "friendly condemnation" approach be used for acquiring the needed right-of-way if your Attorney and Board of Directors so request. We would also hope to have the support of the majority of the association's homeowners. We realize that this may be a sensitive issue for many and are sympathetic to any concerns your neighborhood may have. I hope we can all work together on getting the final pieces of the puzzle to fit. If you have any concerns, please don't hesitate to contact myself or Marc Virata, the development review engineer for the two projects. Again, with improved roadways, improved bicycle and pedestrian circulation, and connections that bring neighborhoods together, I am quite optimistic that the end result will be a neighborhood that everyone can be proud of. Sincerely, OPY) Cam McNair, P.E. City Engineer cc: Gary Diede Ron Mills Bob Blanchard Tran' poi, on Services `=inrc'ir�i� (�ehartment Citv of Fort Collin. Date: 9/28/99 From: Marc Virata, Development Review Engineer% Enclosed: l! ■ Revised Utility Plan Sheets • Revised Replat • Addendum to Drainage Report (Engineering, Stormwater) Exhibit (Dedication of Right -of -Way for Roma Valley Drive) • Exhibit (Vacation of Right -of -Way for the Roma Valley Drive cul-de-sac bulb) • Exhibit (Dedication of Right -of -Way for the extension of Roma Valley Drive to Mail Creek Lane) The enclosed submittal has been prompted by the amendment to the Master Street Plan to connect Roma Valley Drive to Mail Creek Lane, in lieu of the connection of Highcastle Drive to Fossil Creek Parkway. This submittal was also prompted by the Huntington Hills, 7°i Filing. Please be aware that I will be attempting to hold a utility coordination meeting in the next few weeks regarding this project. Please let me know of any questions or concerns you may have. (/t6V7E Grb>J - �7 i?9?wtt`it TL�/e �6vd�(E F-v/t E — SGS Tnanspot ion Services Engineering Department City of Fort Collins July 8, 1999 Bill Neal, c/o Wheeler Realty Gary Nordick, Nordick Construction Co. John Knapp, Andover Development Marcus Palkowitch Shar Shadowen, TST, Inc. Stan Myers, Sear -Brown Group To all interested parties: In going through the process of tying in the "loose ends" for the Miramont subdivision and its relationship to the Huntington Hills 7"' Filing, this letter is to serve as a status of what it currently going on. In addition, this will hopefully give everyone an understanding of the City's position on the current requirements. The development of lots in the Miramont Valley subdivision is dependent on the following factors that need to be addressed. The vacation of excess right-of-way for the Highcastle Drive stub It is the City's understanding that Sear -Brown will be providing the legal description for this vacation. 1 lowever, the width that needs to be vacated is dependent on a design for the bike/pedestrian trail from Miramont to the Huntington Hills 7th Filing, which needs to be coordinated with our Parks Department. it is the City's position that a design for the bike/pedestrian trail is required to determine the amount of right-of-way width to vacate and what casement ,width needs to be maintained before continuing with the vacation process. The vacation of the cul-de-sac bulb for the former Roma Valley Drive cul-de-sac Sear Brown has submitted a legal description for this and an exhibit has been prepared to send out to the utility companies. However, the City would prefer receiving information regarding the vacation for Highcastle Drive and package these two items together for the utility companies, rather than send each out individually. The acquisition of right-of-way to bring Roma Valley Drive out to the Mail Creek Lane alignment �RI \m!h Cnllc} c Ac('nur • PO 580 - Foit Collin, CO'4172 070 • (Q70) 221-h605 .ion Services Engineering Department City of Fort Collins It is understood by the City that the developer for Miramont Valley would approach the Miramont HOA for negotiations relating to acquisition. The acquisition of right-of-way at the Roma Valley Drive/Mail Creek Lane intersection from the Fossil Creek HOA A legal description from Sear -Brown for the sliver of land needed to complete the connection of the two streets has been received. This is currently under review with the City's Right-of-way Agent. However, negotiations between the City and with the Fossil Creek HOA have not begun, as ideally, we would have a design in place for Mail Creek Lane for the homeowners to have an understanding what exactly is taking place. It is the City's position that until a design for Mail Creek Lane is presented, approaching the HOA for the land needed to be dedicated would be premature. Between the engineers for Miramont and Huntington Hills and their respective developers, it is hoped that these issues will be addressed in the near future for both projects to continue in a timely manner. Please inform me of any questions or concerns you may have. Sincerely, 7 Marc P. Virata Development Review Engineer °HI \nrth Colk.�.,r -Arnuc -RCS. Roz 7S0 • I oit Colhnm,0008017'2-(151f0 • (1)7011'^I-6h0i that this connection is needed, as the City firmly contends that connectivity between neighborhoods is important During this past year we have attempted to keep you and your neighborhood aware of the changes occurring and have welcomed your input. On November 9, 1998 and February 3, 1999 neighborhood meetings were held to discuss the Huntington Hills 7d' Filing. On May 3`d, a meeting at TST Engineering with yourself, the City, and the developer for Huntington Hills 7d' was held to discuss how to improve Fossil Creek Parkway to City Standards while mitigating the impact on the existing community. On September 29, a meeting with yourself and the City was held to discuss the present situation. Most recently, City Planner Ted Shepard and Development Review Engineer Marc Virata, met a week ago with homeowner Mr. Joel Lurkins to explain what will be occurring around him. As originally discussed at the May 3rd meeting at TST Engineering, Fossil Creek Parkway will be built with curb and gutter on the outside edge of the roadway width. The roadway will have a 12' travel lane and 8' bike lane in each direction. The existing median configuration will be left in place. In addition, a 5' attached sidewalk will be built on the north side. On the south side, a regional trail will serve as the pedestrian system and a raised crosswalk with a pedestrian light will be installed across Fossil Creek Parkway at the intersection with Mail Creek Lane. These improvements were done with the interest of creating a safe route for children to travel to and from the Werner School as part of the "Safe Route to School Program" as well as attempting to minimally impact the existing residences. All of the work will be contained within the existing 80' public right-of-way. The City will be administering the construction of Fossil Creek Parkway from Mail Creek Lane out to College Avenue. The remainder portion of Fossil Creek Parkway, including the bridge to connect the roadway to the southern leg, will be constructed by the Developer for Huntington Hills 7`h Filing. Mail Creek Lane, from Fossil Creek Parkway to the Werner School, will be built with curb and gutter and a 10' sidewalk on the east side. The pavement for Mail Creek Lane will be improved to a 20-year design life. This is an off -site connectivity requirement of the Developer for the Huntington Hills 7`h Filing; however, the developer for Miramont Valley has agreed to share in the responsibility of these improvements in recent discussion between the Developers and the City. With both Fossil Creek Parkway and Mail Creek Lane, the City will be taking over the maintenance with the construction of these roads at the time the streets are improved and accepted by the City. With the configuration of Fossil Creek Parkway from College Avenue to Mail Creek Lane, the City will manage the project construction and will be responsible for maintenance from that point forward. For Mail Creek Lane and Fossil Creek Parkway adjacent to the Huntington Hills 71h Filing, the Developer for Huntington Hills 7d' Filing will be required to maintain these roadways for a two-year period and guarantee errors or omissions in the design and/or construction of the roadways for a five-year period upon completion of these roadways. Your homeowners association will no longer be responsible for these roadways. Although the City's Boards have approved the Huntington Hills 71h Filing, several steps must be negotiated before any project construction can begin. The utility plans and the Development Agreement have not been finalized and approved by the City, however, we anticipate these being finalized within the next month. The Developer is obligated to have the portion of Fossil Creek Parkway adjacent to his site as well as the bridge over Fossil Creek and the off -site improvements to Mail Creek Lane, constructed and completed prior to any Certificates of Occupancy being issued for the project. In addition, the Developer will be obligated to contribute a monetary amount to the City for the cost sharing of improvements to Fossil Creek Parkway from Mail Creek Lane to College Avenue. As the City will administer this, the timetable of construction will not be tied to the Huntington Hills 7 h development. However, we anticipate the completion of this portion of Fossil Creek Parkway to have a similar timetable with completion of the project. Mr. Long as you are aware after our discussion on September 29th, there is a portion of land that is required to bring Roma Valley Drive out to Mail Creek Lane that is owned by your Homeowners Association. This section of land totals 76 square feet and the City is prepared to pay fair market value for the land in question. The City's Land Office Manager, Ron Mills has been in talks with the lawyer for your HOA and we hope to have the acquisition process coordinated in the next few weeks. City Staff would have no objection in recommending to City Council that a "friendly condemnation" approach be used for acquiring the needed right-of-way if your Attorney and Board of Directors so request. We would also hope to have the support of the majority of the association's homeowners. We realize that this may be a sensitive issue for many and are sympathetic to any concerns your neighborhood may have. I hope we can all work together on getting the final pieces of the puzzle to fit. If you have any concerns, please don't hesitate to contact myself or Marc Virata, the development review engineer for the two projects. Again, with improved roadways, improved bicycle and pedestrian circulation, and connections that bring neighborhoods together, I am quite optimistic that the end result will be a neighborhood that everyone can be proud of. Sincerely Cam McNair, P.E. City Engineer cc: Gary Diede Ron Mills Bob Blanchard Transport,_ )n Services Engineering Department City of Fort Collins December 15, 1999 Stan Myers The Sear -Brown Group 209 South Meldrum Fort Collins, CO 80521 Dear Stan, In response to the meeting minutes you had drafted with regards to the December 9`h meeting at 281 North College, I offer the following comments: It was agreed that a note regarding the future bike/path trail connection across Mail Creek would be acceptable because of the current disagreement between the City and the Huntington hills 7"' Developer with regards to the bridge design. However, at such time that the bridge design issues are settled, the City fully expects a design for the trail connection north of the bridge to Roma Valley Drive with the Miramont Valley project. If revised utility plans for Miramont Valley have not been approved at this time, a complete design is fully expected. After Joe Delleart and you left the meeting, the Mail Creek Drive design was further discussed between TST and the City. It was brought up that the extension of reinforced concrete pipe might be avoided by attaching the 10' sidewalk at some point within Miramont Valley's frontage. The City Engineer did not object to attaching the sidewalk as discussed and Shar would consider this in her design work. The City will not comment on the responsibilities for the design work between the two engineering companies, as we do not wish to come across as delegating responsibilities that are to be accomplished by either firm. However, we will require that the two projects show compatible designs on the utility plans that their respective Developers are required to provide. Sincerely Marc Virata cc: Shar Shadowen, TST Engineering (FAx) 281 \�orth enue • f'O- Bw SRO • Fort Collins, CO AC52�-0�R0 • j9710) 221-6605 THE SEAR -BROWN GROUP FULL -SERVICE DESIGN PROFESSIONALS 209SOUI'11 M1[ )RUM I'URTCOI.I. INS. ('01 ORADO 80521-200i 970-482-5922 FAX: 970-482-6368 December 15, 1999 Mark Virata City of Fort Collins Engineering 281 N. College Ave. Fort Collins, CO 80524 RE: Miramont Valley P.U.D., Revision of Utility Plans Dear Mr.Virata: 1 ant requesting that you approve a minor revision to the utility plans for this development. To begin with a brief background of the need for a revision, we have discovered a minor problem with a storm drain, which is under consu uction. After discussion with the manufacturer of the Stormceptor water quality manhole near the outfall to Fossil Creek, we found that we did not have adequate depth to the pipes in and out of this manhole, which is in a swale. Construction of this stone drain system has been complcted to within about twenty-five feet (25') upstream from the water quality manhole as per the approved design. Our proposed solution is to add a standard flat top inside drop manhole at the end of the constructed portion of this storm drain and lower the remaining downstream pipe to depths that accommodate the oter quality manhole. This modification of the original approved design will not adversely impact the filnction of the storm drain system, nor will it, given the existing topography at the outlet, be detrimental to the cxistim-, receiving stream. I have prepared revised drawings and re -run the UDSewer model for the affected storm drain system. A revised schematic and model results are enclosed with this letter. Please review these plans for approval of this revision. If Von have questions or comments, please call me at 482-5922. Thank you. Respectfully, Michael T. Carr Project Engineer encl: 3 — Rolled sets revised Utility Plans 2 Sets revised storm drain schematic and UDSewer results STANDARDS IN EXCELLENCE r'. ; ff, October 28, 1999 Bob Campbell, Andover Development Group John Knapp, Andover Development Group Stan Myers, Sear -Brown Engineering Bill Neal Gary Nordic, Nordic Construction Marc Palkowitsh Shar Shadowen, TST Engineering Re: Developer responsibilities To all interested parties As you are all aware, there are many complex issues regarding the responsibilities for improvements to the area surrounding the Huntington Hills 7` Filing and Miramont Valley. The following is a synopsis of the City's understanding on improvements for the area which include Mail Creek Lane, Fossil Creek Parkway, as well as the bike/pedestrian connection in lieu of the I lighcastle Drive road connection. Fossil Creek Parkway The City will administer the Fossil Creek Parkway upgrade project from the intersection of Mail Creek Lane out to College Avenue. The Andover Group will contribute an amount yet to be determined by the City for this portion of the roadway. The portion of Fossil Creek Parkway, adjacent to the Huntington Hills 7`" Filing and south of Mail Creek Lane, will be the responsibility of Huntington Hills. This includes the bridge over Fossil Creek Parkway. The City will contribute in oversizing these improvement costs. Mail Creek Lane Andover has agreed to upgrade the road surface to a 20-year design life from the southern boundary of the Werner School to the intersection with Fossil Creek Parkway. In turn, Bill Neal and Gary Nordic have agreed to fund the construction of 10 foot of sidewalk and curb & gutter on the east side of Mail Creek Lane for the length that the roadway fronts Miramont Valley (approximately 300 feet in length.) Andover Group will be responsible for the remainder portion of sidewalk and curb and gutter, south of Miramont's property to Fossil Creek Parkway Bicycle/Pedestrian Trail between Miramont Valley and Huntington Hills 7rn Bill Neal and Gary Nordic have agreed to construct improvements for the bike/ped trail from Roma Valley Drive, south to connect to the bridge over Mail Creek. The area internal to Miramont Valley, which is currently right-of-way for the former Highcastle Drive, will not be vacated and the City's Parks Department will be maintaining the existing width as right-of-way. Andover is responsible for the bike/ped trail from their site north, including the bridge over Mail Creek Lane. Any agreement between developers on cost sharing of this bridge is a third party agreement that the City is not aware of. L hope this helps clarify the latest discussion on the two projects. Design work should be coordinated between the two projects to ensure that the off -site obligations noted for each project are shown with their respective utility plans. In each case, both projects need to show 500 feet of road design past their obligations (including sidewalk, curb & gutter) along Mail Creek Lane. (iST Engineering shall show the design of sidewalk, curb & gutter continuing to the Werner School, and Scar Brown Engineering shall show the design of sidewalk, curb & gutter continuing to Fossil Creek Parkway.) The utility plans for both projects will not be approved without showing these designs. Please inform me of any concerns you might have. Sincerely, ��jj��� "� .C��_ Cam McNatr, P.E. City Engineer cc: Gary Diede Bob Blanchard Matt Baker Transportation Services / Engineering Department City of Fort Collins October 8, 1999 Barry Long, Fossil Creek Meadows HOA President P.O. Box 270216 Fort Collins, CO 80527 Dear Mr. Long, As you know, there have been quite a few changes occurring around your neighborhood with the Miramont and Huntington Hills development projects. The intent of this letter is twofold: first, to inform the residents of Fossil Creek Meadows of recent developments with the Huntington I [ills 7`' Filing and Miramont Valley projects, and second, to explain the City's desire to acquire a portion of your open space for the purpose of bringing Roma Valley Drive out to Mail Creek Lane. Invariably, change can cause feelings of uneasiness. Indeed, we are aware that your subdivision is well established and can understand any feelings of concern over the changes being brought about by the development of your new neighbors, Miramont Valley and Huntington Hills 7` . We would like to assure you that the City has been proactive in addressing the concerns of this area and are working attentively to ensure that the two projects are developed prudently. We feel confident that the full build -out of this area will result in a harmonious, safe environment that will benefit everyone, existing and new neighbors alike. Perhaps I can provide a little information on the present history of your two neighbors to show how we have gotten to where we are today. I am sure you are well aware of most of the events. The Preliminary Planned Unit Development (P.U.D.) for the Huntington Hills 71' Filing was approved on April 1, 1999 subject to the successful amendment of the City's Master Street Plan to conform to the Huntington Hills 7a' Filing Preliminary P.U.D. This amendment required a new street connection network that allows the Mail Creek Lane/Roma Valley Drive connection in lieu of the Highcastle Drive connection over Mail Creek. On May 18, 1999, the City Council approved this Master Street Plan Amendment. On September 16, 1999, the Planning and Zoning Board approved the Final P.U.D. The Miramont Valley P.U.D. received final approval in 1996, with the Development Agreement approved on September 30, 1996. The project has been proceeding knowing that the option was left open of having the Roma Valley Drive connection out to Mail Creek Lane, in lieu of the I Iigheastle Drive vehicular connection to the south. With the approval of the Huntington Hills 7°i Filing and the approval of the amendment to the Master Street Plan, the development will now be making the Roma Valley Drive out to Mail Creek Lane connection. The City believes 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605 that this connection is needed, as the City firmly contends that connectivity between neighborhoods is important During this past year we have attempted to keep you and your neighborhood aware of the changes occurring and have welcomed your input. On November 9, 1998 and February 3, 1999 neighborhood meetings were held to discuss the Huntington Hills 71h Filing. On May 3`d, a meeting at TST Engineering with yourself, the City, and the developer for Huntington Hills 7'h was held to discuss how to improve Fossil Creek Parkway to City Standards while mitigating the impact on the existing community. On September 29, a meeting with yourself and the City was held to discuss the present situation. Most recently, City Planner Ted Shepard and Development Review Engineer Marc Virata, met a week ago with homeowner Mr. Joel Lurkins to explain what will be occurring around him. As originally discussed at the May 3rd meeting at TST Engineering, Fossil Creek Parkway will be built with curb and gutter on the outside edge of the roadway width. The roadway will have a 12' travel lane and 8' bike lane in each direction. The existing median configuration will be left in place. In addition, a 5' attached sidewalk will be built on the north side. On the south side, a regional trail will serve as the pedestrian system and a raised crosswalk with a pedestrian light will be installed across Fossil Creek Parkway at the intersection with Mail Creek Lane. These improvements were done with the interest of creating a safe route for children to travel to and from the Werner School as part of the "Safe Route to School Program" as well as attempting to minimally impact the existing residences. All of the work will be contained within the existing 80' public right-of-way. The City will be administering the construction of Fossil Creek Parkway from Mail Creek Lane out to College Avenue. The remainder portion of Fossil Creek Parkway, including the bridge to connect the roadway to the southern leg, will be constructed by the Developer for Huntington Hills 71h Filing. Mail Creek Lane, from Fossil Creek Parkway to the Werner School, will be built with curb and gutter and a 10' sidewalk on the east side. The pavement for Mail Creek Lane will be improved to a 20-year design life. This is an off -site connectivity requirement of the Developer for the Huntington Hills 71h Filing; however, the developer for Miramont Valley has agreed to share in the responsibility of these improvements in recent discussion between the Developers and the City. With both Fossil Creek Parkway and Mail Creek Lane, the City will be taking over the maintenance with the construction of these roads at the time the streets are improved and accepted by the City. With the configuration of Fossil Creek Parkway from College Avenue to Mail Creek Lane, the: City will manage the project construction and will be responsible for maintenance from that point forward. For Mail Creek Lane and Fossil Creek Parkway adjacent to the Huntington Hills 71' Filing, the Developer for Huntington Hills 7,h Filing will be required to maintain these roadways for a two-year period and guarantee errors or omissions in the design and/or construction of the roadways for a five-year period upon completion of these roadways. Your homeowners association will no longer be responsible for these roadways. Although the City's Boards have approved the Huntington Hills 7th Filing, several steps must be negotiated before any project construction can begin. The utility plans and the Development