The URL can be used to link to this page

Home My WebLink AboutSHORELINE PUD - Filed CS-COMMENT SHEETS - 2008-06-09CITY OF FORT COLLINS OFFICE OF DEVELOPMENT SERVICES, PLANNING DEPARTMENT June 26, 1987 Mr. John Dengler c/o Dengler and Associates 748 Whalers Way Building E, Suite 200 Fort Collins, Co 80525 Dear John, Staff has reviewed the request for Preliminary and Final PUD for Park Place and offers the following comments: I. The Planning Director has not authorized this request to be processed as both a simultaneous preliminary and final. Due to the variances in standard street specifications, the request will be heard as a prelimi- nary only at the July 27, 1987 Planning and Zoning Board hearing. If there are no outstanding issues, the final will be heard on August 24, 1987. 2. Enclosed is a handout entitled "Variance Requests From Street Design Standards". Please note that the request shall be signed and sealed by a Licensed Professional Engineer certifying the varied design. The two variances are the proposed street width and the curve radius in front of lot 10. 3. Similarly, the traffic visibility triangle on tracts A and B must be justified based on street design standards. Please indicate to the City Traffic Engineer the location of a car exiting the Southshore Court and the design speed of traffic on Westshore Way. There must be adequate visibility to ensure safety and proper functioning of this intersection. 4. There is a conflict with the name "Park Place". The City already has on record a plat called "Park Place at the Landings" located off Trout- man. 5. The plat should show the island in the cul-de-sac as an 'but parcel" and include a utility easement underneath. City will not maintain this area. 6. Tracts A and B should be deeded to the Homeowner's Association. The City will not maintain common areas. btHVlGtb, HLANNING --- -- - - - "" ------ - 1"1 """""`-uiuiauu ow[[ • IJuJ) ZZ1-U/bu Park Place - Pre urinary and Final Page 2 7. It will be important to vacate unused and previously dedicated ease- ments and right-of-ways. These vacations go through a separate process and are granted by two readings of the City Council. It is encouraged that this process parallel the PUD process so the second Council read- ing occurs as soon as possible after the final approval by the Planning and Zoning Board. Until the vacations are recorded with the County Clerk, the title insurance may be clouded on lots which show conflict- ing dedications and easements. This may delay property conveyance. A handout is enclosed entitled "Vacation and Dedication Procedure". 8. The site plan shows the shoreline of the lake will be moved. The City would like assurance that permission to alter the shoreline has been granted by the owner of the lake. 9. The site plan should include a pedestrian linkage at the end of the cul-de-sac to the parking lot of the Boardwalk Office Complex. This connection would enhance pedestrian circulation around the lake and to the potential restaurant pad. Since the lake is the primary amenity in the area, pedestrian access and circulation should be encouraged and provided wherever possible. 10. Staff is concerned that the landscaping is not in to screen the adja- cent parking of the Boardwalk Office Complex. The future restaurant pad could increase evening and weekend activity and would require buf- fering of the residential uses. The overgrowth of weeds and bushes that are currently there would be insufficient as the lots develop and would certainly be insufficient in the winter. A condition of approval may be that this parking lot landscaping be installed as part of this request. 11. The conceptual site plan showed a perimeter fence with brick posts along Westshore Way and Boardwalk Drive to screen the rear yards of lots 6 through 12. This fence does not appear on the present submit- tal. It is recommended that some form of screening and buffering be included to ensure a uniform streetscape as well as provide backyard privacy. 12. The proposed treatment of the shoreline appears insufficient. The landscape plan should include a buffer of native vegetation to reduce impacts on water quality, lessen attractiveness for geese, and provide other natural resource values. This concern was included in the con- ceptual review comments dated May 4, 1987. The Division of Natural Resources is available to offer recommendations on species to provide a diversity of planting. 13. The street design should include full depth asphalt around the cul-de- sac to protect from sprinkler overspray. 14. The capacity of the two 30" RCP's needs to be checked since another portion of the original fourth filing of the Landings needs to be graded such that more flow will be discharged into the ditch 'along the north property line. A swale was to be built between lots 48 and 49 of Park Place - Preli 'nary and Final Page 3 i%w a single family development to the northeast but the easement was not obtained and the property is now developed. 15. Other property owners around Harmony Reservoir have improved the land between their property and the water and are willing to maintain instead of the homeowner's association. In doing so, they have requested culvert extensions. Therefore, extensions of the culverts past the property line and into the reservoir should be considered as well as the permanent maintenance of the area. 16. The drainage exhibit needs to show sub -basin delineations and flows, both existing and proposed. 17. A street capacity check needs to be included in the report, especially for the offsite flows crossing this development. 18. Please show the HWL (high water line) of the reservoir on the drainage plan. 19. The City will not maintain the pan or area cut off from the lot 8 (Tract B). 20. What are the flow rates in the ditch along the south property line? Need a cross-section detail showing slope, etc. 21. Lots 1 through 4 have no rear easements. Other easements appear to be drainage easements and not utility easements. 22. Existing water line stubs and service lines installed in Westshore Way must be used or abandoned. 23. The existing sewer crossing the site from north to south must be in the street R.O.W. Either the street or sewer must be relocated. Too many conflicts with other utilities exist if the sewer is outside the R.O.W. 24. The Warren Lake Trunk Sewer Repay will be assessed against this prop- erty 25. Please indicate dimension of rear yard setback for lots 9 and 8. 26. Indicate east side yard setback and rear setback for lot 6. 27. All signs must comply with the sign code. 28. The site plan includes the landscape plan. This should be reflected in the title of the document. 29. The following note should be added to the Site and Landscape Plan: "No certificate of occupancy will be issued until landscaping is installed or an approved landscaping letter of credit, bowl or escrow account for 125% of the valuation of the landscaping, as installed, is in place." Park Place - Pre minary and Final Page 4 30. The City Forester is requiring PUD's to plant street trees along public right-of-way. Consequently, street trees should be planted along Boardwalk and Westshore Way at 40 foot intevals. 31. Staff has recently recieved complaints from various homeowners through- out the city where there common area improvements have not been com- pleted. Staff, therefore, encourages entry signage, entry landscaping, perimeter landscaping, and other common area improvements be installed and completed upon -certificate of occupancy of the first hone. 32. It would be helpful to have a detail schematic of the entry signage. 33. It would also be helpful to have gross density, and the land use break- down by percentage added to the table. This concludes staff comments at this time. Please note the following deadlines for the Planning and Zoning Board hearing on July 27, 1987: Plan revisions are due. July 8, 1987. PMI's, renderings, and 10 prints are due July 20, 1987. Final documents are due July 23, 1987. Please call if there are any questions or concerns. As always, I will be able to meet anytime to discuss the above items. Sincerely, p /k Ted Shepard Project Planner Enc. DATE. $ Jun 87 %w DEPARTMENT: �r--9 ITEM: #32-87 PARK PLACE PUD No Problems Problems or Concerns (see below) CFRN f4o-�- c3� f�evzEw�fl As R- 7rC�l. ,vaL_ t�-s-7av , Six R� is larScµlS a N- al JJ CAN NAt GgL( �iZ�zs T�C4Z A e`F�y .� ?ice PCR c� T C (_.M Arr 2I 4qN e To sue.. art . 3, ��'� MUST Si� ssC,nN AN " 6cgr PAAc&, '. y� 7X49- /fl 46 sao 94� 70 410,,,e <ao-vlva� hr 46 MATJNYM;1D NOD � /t�wi4�c,� s�6►rxYca� � CzTS � ?b A11«.� ^"�st+�ew+D sza�i- s��s Date Signature