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HomeMy WebLinkAboutSOMERLY AT PROVINCETOWNE PUD - Filed GC-GENERAL CORRESPONDENCE - 2012-01-050 n March 13, 1984 Mr. Curt Smith Planning & Development Director City of Fort Collins Dear Curt: DU 77-7 Enclosed are some requests for variances from Fort Collins standards. We are delighted to be in partnership with the City of Fort Collins and Fort Collins -Loveland Water and Sanitation Districts in this Joint Venture for Affordable Housing. Sincerely, DUECK DEVELOPMENTS, INC. -" * OA�L Kenneth P. Dueck enclosure KPD:cs CITY OF FORT COLLINS LIGHT AND POWER Ullt_ITY March 27, 1985 Parsons & Associates Attn: Stephen Ilage 432 Link Lane Plaza Fort Collins, CO 80524 Re: Somerly at Provincetown Dear Stephen, This letter is in response to your letter of March 21 concerning the possibility of restricting the installation of utility lines within an eight foot utility easement. As requested, the Utility has reviewed the construction space as applied to the subject proposed plan, including joint trench use with Public Service Company for gas and electric lines. It is the Utility's and Public Service Company's feeling that because of operating safety, construction coordination and labor union work rules, joint use trench is not practical. For these reasons, and for operating and maintenance reasons, Light and Power's conclusion is that along these streets were electric lines and gas lines are to run, a 15 foot utility easement is needed. Some reduction appears possible where utilities on both sides of the street are not required. A detailed analysis will be needed to determine requirements at these locations. See attached Utility Installation Sequence Chart for utility spacings and relative locations. Foundation excavations must avoid water stop boxes and utility lines. The minimum space needed for construction and installation of utility facilities is eight feet behind the curb or sidewalk. The 15 foot easement is to accommodate gas lines, water service lines, waste water service lines and stop boxes. Placing the electrical vaults behind the curb, minimizes space requirements by allowing the Utility to utilize the sidewalk and paved roadway for operating access. We are prepared to meet with you and the appropriate utilities to determine possitble areas of easement reduction. Sincerely, a,W- 4� Robert A. Kost Light and Power Director /gu Attachment CC: Bill Stultz, Public Service Company Gary Huett, Public Service Company Terry F ell, Fort Collins -Loveland Water District ti Gn t ads 80522 . (303 r I ,trec�. f O 3nx t��?n . fort C'ullin ;, f'r.�inr LIGHT AVD POWER U Tl(ITY 7Of) 1.�!r, „ �' � [ � � _ ) 221 6700 UNDERGROUNn UTILITY INSTALLATION SEQUENCE —DEVELOPER— IIIIIWFORT COLLINS, COLORADO "0 SEQUENCE: I. Grade street to sub grade 2. Rough grade to easement line 3. Stake property corners 4. Sewer and sewer services 5. Water mains 6. Final grade of street and temp. roadbase 7. Curb/wolk- except radius 8. Water services 9. Electric (and telephone when joint trench) 10.'Traffic control (if applicable) 1 1. Gas 12. Telephone 13. Cable TV 14. Curb radius 15. Roadbase (final) 16. Pavement 17. Street signs SEQUENCE: OWNER/BUILDER I. Rough grade 2. Sewer service 3. Water service 4. Foundations 5. Electric service 6. Gas service 7. Telephone service B. Sprinkler System 9. Drives NOTE: When applicable, storm drainage lines and other facilities or special conditions must be coordinated. NO SCALE —PLAN— ALL MEASUREMENTS SHOWN ARE MINIMUMS I I I =13CRVICE— E GRVICEE ---ELECTRIC— -- I------ ---_ E SERViCEG 1' I � I (TYP.) I I TAP - - - - SERVICEi t-SERVICE-- - I Step an Woter I I I GI E 10� S W I 1 �--- ---TAP I Sewer Stub -Out G I I I I Sewor I E I Stub -Out I I S I G V z U. X = t_ W V W m O< J J O_J W V' m O W p < W 3 ROADWAY C; W o W z N < W O O O < W N J< J J W e — < � 13' � W m m 2 GREEN AREA I 13' — PROFILEGREEN AREA 2' -_ 1 3=!tr_111=UI=lit=ilratys/1rE/nclnc p gII( _/Ra/0=//lc/a�U/;//z///=d/D % Al_hi _//i _al_ — l nr-_sr�y, �=�/�s/_/ii l//nsw siii /o `r ' (CABLE TV CROSSING FROM REAR LOT LINE)------------_____/ 60` - -------(TELEPHONE CROSSING FROM REAR LOT LINE) •••••••••• - SERVICE r Secondofy Soreleo Main San SERVICE Stub )-�--PR IMARY -- — PRIMARY Soeondo►ySorelee —ELECTRIC Stub -out -Z "-- - - - - - WATER--------_ ------- iF Stop Boa Main - top Boa N/ //1 ' a --t-Sower--- --- --- ---SEWER---- _ r S pt = SiW-out Main --- --- --- may' 11�=i//!= FORT COLLINS LIGHT 81 POWER UTILITY Jan. 1,1973 Revised May I 1983stab_oat� t_/ii _ M n public• ,Service Company 'e C cfiammd® POST OFFICE BOX 1668, FORT COLLINS, COLORADO 80522 March 27, 1985 Ms. Bonnie Tripoli City Planning Department City of Fort Collins P. 0. Box 580 Fort Collins, CO 80522 Re: `Somerly at Provincetowne Utility Easements Per the request by Parsons and Associates, we have analyzed the fifteen alternatives discussed at the March 20, 1985 meeting on the Somerly at Provincetowne utility easements. The results of this analysis are that Public Service Company of Colorado feels the developer of Somerly at Provincetowne is obligated to provide fifteen foot wide front lot utility easements in order to allow safe and economical installation and maintenance of the utilities that will occupy this fifteen foot wide easement; i.e., water boxes, power, and natural gas. The fifteen foot wide easement is the minimum width ease- ment that will allow the utilities involved to accomplish installation and maintenance without compromising safety and prudent, efficient construction practices. S*ncerely, Gary Huett Engineering Supervisor GH:as n E5 CITY OF FORT COLLINS COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING DIVISION August 7, 1985 Wenda Singor Dueck Dueck Industries Ltd. 791 Chambers Road, Suite 300 Aurora, Colorado 80011 Dear Wenda, I know that any compromise on the easements necessary for the construction of the Somerly PUD complicates an already difficult project. However, as we have discusse previously, the 14 foot easements will meet the needs and requirements of the utility companies and will still allow you to provide the necessary fencing and landscaping. We are aware that the fencing layout and landscaping amenities are an important complement to your project. I have verified with the Developement Coordinator, Bonnie Tripoli, and Code Administrator, Peter Barnes, that there would not be restrictions caused by the enlarged easements on either fencing or landscaping. The site plan currently has the necessary notes to allow the fencing you desire and as approved. There would not be any unreasonable restrictions on the landscaping allowed in the easements. I know that you plan to work with the homeowners to plan and provide some landscaping. We'd like to help. We; can offer copies of a very good "Landscape Guide", published by the City's Parks, Planning and Forestry Division, which will help your new homeowners develop landscape plans and select appropriate trees and shrubs. I've checked with the City's Arborist and there would be some species that he would not recommend be planted in the easements because of rooting problems, specfically: cotton bearing cottonwoods and Siberian elms. Reputable nurseries would not normally recommend these trees to local homeowners. If you work with one or two of the licensed local nurseries they can coordinate a helpful plan to assist new owners in your development. -� •� - v. DEVELOPMENT. PLANNING DIVISION uun JUV - run �,omns, uoiofaoo tsubz;e • (303)221-6750 .� To: Wenda Dueck Re: Somerly PUD �4W August 7, 1985 Page 2 Additionally the "One -Call" system allows any property owner to call one phone number and request locates from all utility companies. Locates will be identified to assist the owners with proper plantings. I hope that we can in some way help you help the new owners to feel at home in this development. Please feel free to contact me about these suggestions should you need additional information. Sincerely, inda Hopkins Acting Community Development Director CC: Bonnie Tripoli, Development Coordinator Peter Barnes, Zoning Administrator L GgROH ASSOCIATES INC ARCH ITECTS;PLANNERS .,ch 13, 1984 555 Howes Street Suite 100 Fort Collins. CC 80521 (303) 493.1030 Curt Smith Director of Planning & Development City of Fort Collins P.O. Box 580 Fort Collins, Colorado 80522 Re: Brittany Ridge, Provincetown Fort Collins Dear Curt: Further to our recent meeting, we now have pleasure in sending you our revised site plan, incorporating many of the ideas discussed at the meeting, and being promoted by the U.S. Department of Housing and Urban Development, through the Affordable Housing Demonstration Program. We attach a copy of the performance standards we wish to ErJ We think that these standards represent a response to the usi� tespecific yneeds �• of the Affordable Housing Program and the objectives of the Landeveiopment Guidance System for Planned Unit Developments. We thank you for your enthusiastic encouragement and look forward to ,corking in the cooperative spirit of the Program, lc;ith City Stafr','elected officials, and members of the Planning and Zoning Board,towards an April the 5th submission. Respectfully, GEFRCH ASSCCIATES, INC. O J m Gefroh JG:csc Attachment %AW , can *00 no FERr:OR"ANCE STAl DARDS Rizht-of-wav THidths GFR< - ASSC _- AM INC ARCH ITECTS/PL4N N ERS 555 Howes Street Suite 100 Fort Collins. CO 20521 (303) 493-1080 '"'Y communities have reduced widths of right-of-ways, for example P17,18 1':9sa County, Colorado Affordable Housin_ Demonstration, and P15, 16 Phoenix, Nrizona Affordable Housing Demonstration. At Brittany Ridge, a Planned Unit Development, surplus right-of-way is not required for future expansion, and local street right-of-ways are determined by considerations of safety, traffic volume and speed, rather than regulation. Utilities are accommodated in the street right-of-way, the 15 foot set back at the front of each building, and through easement sharing. 2. Street Widths A. 20' Streets (22' R.0.w.) Minor local streets and cul-de-sacs in low traffic areas (less than 750 ADT) are reduced in width to 201, (See P16,24 Phoenix, Arizona) This permits one 10 foot wide traffic lane each way, and enables fire trucks to pass. These streets are signed for "No Parking" on both sides. Stormwater design is still handled efficiently. B. 28' Streets (30' P,.O.W. ) Major local streets, in heavier traffic areas (more than 750 ADT) are reduced in width to 28'. This permits one 10 foot wide traffic lane each way, and parkg on one side only. These streets are signed "No Parking" on one side only. �n C. 50' Streets (68' Although a local street, by City Traffic Street Classification, Brittany Road is designed as a collector, at the wish of the developer. This street will have a 12' center landscaped median, broken at street intersections. There will be one 13' wide travel lane and a 6' bike lane, each side of the median. Prittar.Y Road will be flanked by a sidewalkside, the other. These will be separated From theostrreetby varJa Je w ing­track or. .0 a ✓- -ogle 411dt.. landscape strip, These may overlap the R.0.;;. width into the 10 foot wide landsca^� area. (See Site Plan) buf fer f er M In Cul-de-sacs Short cul-de-sacs in low traffic areas have been designed :i`h 'T' as in Bucks County (Pennsylvania), Performance Streets �?;• V urr.arour:ds, A 'T' turnaround requires less impervious surface, and provi .;es a :-ire lot configuration for adjacent lots. A 'T' d..sirable turning of fire and garbage trucks, turnaround can acco.Tm orate the 4. Street Intersections, Tangents & Radius In low traffic, low speed areas, street intersections are lccated at less that: 200 feet on centers. Radius and Tangent criteria for slower traffic local streets may be re permits more efficient lot Planningand le while lazed. This traffic safety. Refer to the SitePlan, and P23tPhoenixndFon not im-airing Housing Demonstration. ► •• zon- r:for able 5. Street Layout A more rectangular geometry has been employed, in order to achieve :ore efficient lot layout and densities. The heirarchy of major and minor local streets and cul-de-sacs, and the particular street configurations results in a reduction of through traffic, and traffic moving at lower speeds. 6. Curbs All streets except Brittany Road will be flanked by a drive over curb and gutter, accommodated within right-of-way lines. This permits easy access to On -site parking spaces in front of garages. Stormwater design is adequately handled with this curb profile. Brittany Road will have vertical curb and gutter. 7. Sidewalks On low -trafficked local streets and cul-de-sacs sidewalks are omitted. Revised street layout has reduced traffic flow and traffic speed, which makes the segregation of vehicular and pedestrian traffic unnecessary. Refer to Phoenix, Arizona P16, P22. 3. Street Lighting By installing street lights on small poles, at the front cf each lot, adeG at` light intensity on the street, and a 'humane' scale are sim _` Compare Lincoln, :Nebraska, where lights are actually � J-' ach:ie4ed• cn considerable savings in cost, but not in li_ht intensity. -2- M n 9. Parking Each house lot will have two on -site car spaces in front of the zarage. Garages will accommodate a further two or 12 cars. This rakes aJtotai of 32 or 4 car spaces per lot, and eliminates the need for on -street oarking. More particularly, in this Affordable HousinExperiment, g there will be fewer cars than in more 'affluent'schhousing it ieme anticipated es. 10. Lot Sizes Many communities have reduced lot sizes to increase densities, and thus reduce land costs to the homeowner. Fortunately, the progressive City of Fort Collins already permits this within its P.U.D. ordinances. At Brittany Ridge, minimum lot sizes will be 45' wide by 95' deep. House and garage will be placed 3' from lot lines, with cross easements for maintenance With adjoining lot owners. 11. Setbacks Houses are setback a minimum of 15 feet from the R.O.W. line. Garages are setback a minimum of 18 feet from the rear of the curb. This setback and R.O.W. can adequately accommodate all utilities, especially when common trenching practices are followed. 12. Open Space 'Pocket' parks are introduced to create physical and visual 'breathing' space, while maintaining efficient density, consistent with the goals of the Affordable Housing Demonstration. Several local 'pocket' parks are preferred to one or two larger open space tracts at more remote locations. 5911 M M STORM DRAINAGE Surface run off in the streets within the development will be handled quite normally since drive -over curb and gutter is oroposed on both sides of all streets. Although many of the H.U.D. projects are } and gutter, the developer felt that the use of curb andgutter constructed with no curb the structural integrity of the pavement and the Street'suabilityuto adeqld �atebyth carry storm run off. As we get into the final design of the street and drainage systems, we may find that a variance to such things as the depth of flow__i_n_the_. there is adequate emergency access to all sites ----- ^— str-eep ts (provided cost savings. Therefore, we would like to request�alvariance�toathegmaximum� depth of flow in local streets. We also understand that the major drainage Swale under Trilby Road and through the City's South"Side Service Center is designed to carry the I00-year historic storm. Therefore, we would like to request -a variance to the normal release rate from our detention area that drains to that Swale. We would like to point out that the variances which we are requesting for drainage are those which would not result in a hazard to anyone and would only impact our development and not adversely impact neighbgring properties. s En E5 A. Fees I. Building Permit Fees (i) Permits based on the value of the work constructed on site. i.e. garages, building foundations, utility connections, driveways. No charges or review of HUD approved plans and HUD approved units. No manpower required to review prior approved plans. Therefore, no plan check required. As suggested, perhaps Occupancy Certificate to be replaced by Certificate of Completion. 2. Street Oversizing Fees (i) Re-evaluation of fees based on value or size of completed unit. Fixed fee puts a larger proportional burden of streets on affordable housing, as compared to more expensive housing or corLmercial/industrial development. Smaller units from 800 to 1200 S-F at higher density generate proportional higher fees for their gross area than conventional residential subdivisions. Therefore suggest street oversizing be charged as if density was based on conventional 7500 S.F lots. 3. Park Fees (i) There is a provision for park land within the Provincetowne Master Plan. With the negotiation of the value of the ground with Dueck, Park Fees should reflect actual or planned actual expenditure for the acquisition and development of designated park land. 4. Utility Fees {i) To be negotiated with the South Fort Collins -Loveland Water and Sanitation Districts. The Districts' change to a density related formula for water fees already has a positive impact. A density related charge for sewer charges will also be requested. r 2 B. Processina Schedule (i) Flexibility on detailed submitals, particularly final utility engineering. The cooperative nature of the planning process necessitates a late start 0- final design drawings, after the fi:.al concect is frozen. The exploration of revised utility design concepts with the South Fort Collins Water and Sanitation Districts means some added design time. The plats should not be held up because many feasabls engineering solutions are being analysed. There is no issue of possibility vs impossibility rather an analysis of feasable solutions. - No Text