HomeMy WebLinkAboutPLANTATION MANOR - PDP - 39-00 - CORRESPONDENCE - (4)I
As always, please call if you have any questions or concerns about these comments, or to
setup a meeting with the appropriate Staff to discuss the issues in depth.
Sincerely:
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Ted Shepard
Chief Planner
Enc.
23. Be sure to add pedestrian crossings where the public sidewalks meet the private
drives. (Section 3.2.2[C](5)(b).)
24. Be sure that the private drives feature a street tree every 40 feet. [Section
3.2.1(E)(5)(d).]
25. Please make the following clarifications to the site, landscape and architectural
plans:
A. These plans are a set of four. Please label the site plan 1 of 4, the
landscape plans 2 and 3 of 4 and the architectural plan 4 of 4.
B. On the site plan, be sure to show and label building envelopes. For units
29 — 31 and 32,33, show the distance to the nearest property lines.
C. Please note the height on the building elevations. Also, please indicate
building materials and colors.
D. Please mark all handicap ramps with an "R."
E. Please remove the topo lines from the site plan.
F. Please indicate the' location of the stormwater detention pond on both site
and landscape plan.
G. Be sure to label the bike parking on the site plan.
H. There are some discrepancies between the site and landscape plans for
units 29 — 32. Landscaping is indicated in the driveways.
I. Please move the legend to the site plan.
J. Please delete the reference to a trash enclosure on the landscape plan.
K. Please add the standard note regarding installation of landscaping, or
providing an acceptable financial security, prior to issuance of Certificate
of Occupancy.
L. Please use net density in the data table, not gross as the L-M-N zone is
regulated by net rather than gross density.
This concludes Staff comments at this time. Please note that revised plans must be re-
submitted within 90 days of the date of this letter, or request a 30-day extension.
Otherwise, the Planning Director may remove the project from the development review
system.
of unit 31, then the utility easements proposed will be adequate. If individual
services are desired, then additional easement will be necessary.
13. Please refer to the comment sheet from Natural Resources. Please note that three
significant trees have been identified. A 25 foot buffer is required around each of
these trees. All plans (site, landscape, civil and grading) must show the "limits of
development' around these trees.
14. Also, please note that an Ecological Characterization Study needs to be completed
for this site. Please contact Doug Moore, 221-6750 to determine the scope of this
study.
15. The City Forester recommends that the better Siberian Elms be retained to form
groves. Individually, the Siberian Elm is not a valuable tree but clumps or groves
create opportunities for shade and a windbreak. The Forestry Department can
assist with further review of individual Elms worth preserving.
16. Two additional street trees should be added along Horsetooth Road immediately
to the east and west of the intersection.
17. The six foot privacy fence along Horsetooth needs to vary in its alignment for at
least one-third of its length. These offsets must be no less than five feet. (Section
3.8.11.) Please provide a fence detail on sheet L2 of the landscape plan.
18. The perimeter guest parking stalls should feature additional plant material for
screening the adjacent properties.
19. Since the units are not on individual lots, the minimum parking requirement must
be expressed in a different fashion on the site plan. The data table should
establish how many units will feature two bedrooms and how many will feature
three bedrooms. Then the table should state the minimum requirement is 1.75
spaces per two -bedroom unit and 2.0 spaces per three -bedroom unit. The
minimum parking required should be established. Then state how many spaces
are provided to meet the minimum requirement and how many are provided for
guest parking.
20. Units 19 — 22 are the only ones that do not feature slight offsets in the
architectural front of the structure. Staff recommends that this pattern be
consistent.
21. The strips of rock mulch between driveway aprons may cause the private drives to
appear rather stark. Have you considered placing low-water shrubs in these areas
to improve the sense of separation between driveways and to break up the amount
of hard surface? Is there any chance that these strips could be widened?
22. Be sure to add handicap ramps where the internal walks meet the private drives.
4. Please refer to the attached comment sheet and redlines from Stormwater. Please
note that releasing detained storm flows into the barrow ditch along Horsetooth
Road will ultimately flow into the Pleasant Valley and Lake Canal. This will not
be allowed. According to the Foothills Master Drainage Plan, detained storm
flows should be directed south and east into the Westfield Park P.U.D. pond.
5. Stormwater recommends that the developer contact Ms. Bassinger to consider
sharing an outfall from a joint detention pond where flows can then be routed into
the Westfield Park P.U.D. pond. If an outfall cannot be shared, then Plantation
Manor will have to have its own outfall connection to the Westfield Park P.U.D.
pond and the onsite detention pond must adhere to the Master Plan release rate of
approximately one cubic foot per second.
6. Please refer to the comment sheet and redlines from Water and Wastewater.
Please note that the landscape plan and civil engineering plan must be coordinated
so that there are proper separations between trees and utilities.
7. Also, be sure to show and label curb stops and meter pits on the landscape plan.
Note that these may not be located in hardscape areas. Meter pits should be
drawn to scale and maintain a four foot separation distance between the outside
wall of the meter pit and any permanent structure.
8. Please refer to the comment sheet and redline plat from Technical Services. Note
that the centerline of the street right-of-way is missing distances.
9. Please refer to the comment sheet and redline plan from Transportation Planning.
Please note that there are some discrepancies in sidewalk/path widths between the
landscape plan and the site plan. Minimum sidewalk width along Horsetooth is
six feet. Minimum sidewalk width along the local street (and alley serving units
29-31) is 4.5 feet. The east -west sidewalk between units 6-7, 18-19, and 22-23
should be at least 4.5 feet wide. The walk serving units 29-31 should be detached
with street trees planted in the parkway strip.
10. Please refer to the comment sheet from Light and Power. Please note that the 24
foot wide access easement on the east side of the site must include a minimum
nine feet wide utility easement behind the sidewalk on both sides.
11. Also, please note that you should ask Light and Power for a preliminary layout of
public street lights. Street trees should be kept 40 feet from street lights. In order
to avoid an 80 foot gap, please provide ornamental trees in the intervening space,
but not closer than 15 feet from street lights.
12. Please refer to the comment sheet from Public Service Company. Note that there
may be a concern with individual service to units 29 — 31. If these units can be
served with a single service line and a set of three banked meters on the north wall
Commu l Planning and Environmental, vices
Current Planning
City of Fort Collins
January 23, 2001
Mr. Brett Larimer
1600 W. Horsetooth Road
Fort Collins, CO 80526
Dear Brett:
Staff has reviewed the request for Plantation Manor, P.D.P. and offers the following
comments:
1. Staff is concerned about connectivity to the adjacent parcel to the east. This
parcel has re -development potential. Since the property to the east may be served
by an extension of Birmingham, a full public street would not be necessary.
Consequently, a bicycle/pedestrian path should be provided. Such a path should
align with the sidewalk presently shown between units 22 and 23 and be a
minimum of eight feet wide. A crosswalk should be provided at the private
access drive. You are encouraged to contact Suzanne Bassinger, 1506 West
Horsetooth Road, 223-5809 to inform her of the location, character and extent of
the proposed development and the bicycle/pedestrian path. This contact should be
made in sufficient time prior to the public hearing to address potential issues.
2. Staff is concerned that the farm property as a whole was determined to be eligible
for individual designation on the National Register of Historic Places as well as a
local Fort Collins Landmark and yet there is no evidence of preserving or
adaptively reusing any of the existing structures. This concern was mentioned at
- Conceptual Review. Staff is aware that the silo has been inspected by Mike Gebo
and found to be unsafe and therefore removed.
But the house, barn and other buildings are worth preserving. In fact, a neighbor
recently contacted the Planning Department and pointed out that the shed was the
original homesteader's house. Please refer to Section 3.4.7 of the Land Use Code
and contact Karen McWilliams, Historic Preservation Specialist in Advance
Planning, 221-6376 for further clarification of these issues.
3. Please refer to the attached comment sheet redlines from the Engineering
Department and Street Oversizing Division. Please note that the street name
should be Big Ben Drive, not Crescent. The break in street name should occur at
the arterial, not at the local street.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020