HomeMy WebLinkAboutTHE MEADOWS PUD - PRELIMINARY - 50-89A - - STAFF'S PROJECT COMMENTSDevelo• nt Services •
Planning Department
City of Fort Collins
November 14, 1989
Dick Rutherford
Stewart and Associates
214 N. Howes Street
Fort Collins, CO 80521
Dear Dick:
Staff has reviewed the Seneca PUD Master Plan and The Meadows PUD Preli-
minary Plan and has the following comments to make:
Seneca PUD Master Plan
Utility mains should be included as part of the master plan. A 12" water
main exists in Seneca Street. The mains needed to serve this development
will have to connect to this existing water main.
2. The nearest sewer main is in Shields Street, 2400 feet south of Horsetooth
Road. This sewer main must be extended to serve this site. Repay agree-
ments will be drawn up to benefit the developer of this site (see item #10
below).
3. A master drainage plan is required as part of the PUD master plan submit-
tal. A regional detention pond is master planned for this area, but no
documentation or report verifies the required volume of 14 acre-feet. It
appears that the 3.75-acre site for this detention pond may not be ade-
quate, since at this stage, there is no consideration for freeboard
requirements or an actual stage -discharge curve to verify the adequacy of
the pond.
4. A future pedestrian trail should be shown along the west side of the
Pleasant Valley and Lake canal.
5. Further information regarding the potential connection to Imperial Estates
will be provided by staff; however, at this time, it appears that this
connection should be pedestrian, rather than vehicular in nature.
6. The following information needs to be added to the master plan:
- parcel size;
- existing zoning;
- maximum height of all structures;
- 150' information to the north and south of this site;
- note regarding the intent of a master plan (see attached copy); and
- provide adequate owner signature block area for all property owners of
record.
300 LaPorte A%,enue - P.O. Box -80 • Fort Collins, CO 80522-O580 • (303) 221-67:;0
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7. A neighborhood meeting has not previously been required by staff; how-
ever, with the submission of a master plan and the potential for some type
of access to Imperial Estates, a neighborhood meeting must be held.
8. A traffic study, addressing both the master plan and the preliminary plan
must be submitted. Rick Ensdorff, Transportation Director, should be
contact to verify the extent and content of this study.
The Meadows PUD Preliminary
9. Light and Power has existing underground electric on the north side of
Horsetooth. The applicant will be responsible for normal Light and Power
development charges, plus costs to install_ a temporary electric system from
Horsetooth_ to the site. _ The applicant will need to provide an--off-site
easem nene t for this line. Phase I will need to consist of Lots 4, 5 and 6 for
electrical service to be provided. Curb and gutter will be required on
Clear Meadow Court in Phase I as described in the attached Electrical
Construction Policies, Practices and Procedures pamphlet.
10. A 12" water main is existing in the proposed Seneca right-of-way. The
water main to serve this subdivision must connect to the existing 12" main.
A stub is existing near the alignment of Clear Meadow Court. If the stub
can be used, do so. If it isn't aligned properly, it must be abandoned at
the main.
11. The nearest sewer main is located on Shields Street, approximately 2400'
south of Horsetooth Road. This main must be extended to the proposed
subdivision. The alignment of the sewer main will determine road align-
ment between Shields and Seneca Streets. Repay agreements for the sewer
main will be available for the developers who build this main. This sewer
extension is being required because this proposal is for a subdivision,
rather than for two "estate" lots (see Conceptual Review comments dated
August 28, 1989) as was previously indicated to the Water and Wastewater
Utility.
12. A minimum 8' wide utility easement adjoining the west line of Seneca from
Horsetooth Road south to the end of the platted street must be dedicated.
13. A preliminary drainage report is required.
14. A regional detention pond is proposed on 3.75 acres of the master plan. The
Foothills Basin master plan identifies a need for 14 acre-feet of storage,
which cannot be accomplished in this size of pond. The detention volumes
would be verified during final design and in the drainage report. The
cost of design is reimbursable, but it is the responsibility of the applicant
until a development agreement is entered into which authorizes a reim-
bursement.
YieAny existing vegetation should be shown on the site plan.
16. A 25' recreational trail easement should be provided along the Pleasant
Valley and Lake Canal.
0. A site plan must be submitted (or this plan may substitute as both a site
plan and preliminary plat). The plat must indicate the square footage of
each lot.
18. An 80' diameter turnaround must be platted with the temporary access
easement. This access must be constructed with a roadbase section ade-
quate to hold fire equipment.
19. The temporary access easement will remain until access is taken off of
improved Seneca.
,,20. The proposed driveway should be separated farther from the Seneca inter-
section with Horsetooth.
�_;A. The bend in Clear Meadow Court should be designed as a 90 degree turn.
22. The preliminary utility plans should show all PUD improvements, rather
than just those for Phase I. The final utility plans should show all
improvements, with the specific phase improvements identified.
23. An indication that off -site access easements for utilities and access are
obtainable must be provided.
24. A preliminary soils report must be submitted.
25. A preliminary landscape plan, indicating the proposed treatment along
Seneca (which is a collector street) needs to be provided. This plan should
address landscaping, as well as any fencing planned for the development.
Of particular interest, is fencing treatment for Seneca at the backs of lots.
26. The following information needs to be added to the site plan/plat:
- 150' information;
- existing zoning; and
- maximum building height.
27. The proposed access road exceeds 660' from a single point of access. Either
an approved second point of access must be provided, or the homes beyond
660' must be provided with residential fire sprinkler systems.
28. A fire hydrant must be provided, which is accessible to both lots from the
temporary access road.
This project was an incomplete submittal, with no storm drainage report/plan,
traffic study or soils report being submitted. This information is very critical
to the overall configuration of the master plan (particularly with respect to the
configuration of the proposed regional detention pond) and is important to the
review of the preliminary plan, as well. Therefore, both the Seneca Master
Plan and The Meadows PUD Preliminary are being continued to the January
22, 1990 Planning and Zoning Board. During the intervening time period, a
neighborhood meeting will be scheduled and held. The missing information
needs to be submitted as soon as possible (but no later than December 4, 1989)
so that these items may be placed on the January 22, 1990 Board agenda.
If you have questions or comments regarding this letter, please do not hesitate
to contact me.
Sincerely,
Sherry Albertsein-Clark, AICP
Senior City Planner
cc. Mike Herzig, Development Coordinator
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