HomeMy WebLinkAboutPEAK VIEW SUBDIVISION - PDP (RE-SUBMITTAL) - 26-00 - CORRESPONDENCE -This concludes Staff comments at this time. Please note that revised plans based on these
comments must be submitted within 90 days of the date of this letter. One 30 day
extension may be requested. Otherwise, the project may be removed from the
development review system.
As always, please feel free to call or set up an appointment if you have any questions or
concerns regarding these comments.
Sincerely -
Ted Shepard.
Chief Planner
Enc.
15. Please remove all extraneous C.A.D. layers from the both the site plan for
readability. Please remove all water lines, sewer lines, storm sewer lines,
electrical lines, etc. as this information is not needed on the site plan. On the
landscape plan, turn off all utility layers with the exception of water and sewer
lines.
16. Please add the typical building envelopes that are on the plat to the site plan.
17. Please denote the width of the walkways.
18. The architectural elevations will need to be provided on 24" x 36" sheets. Be sure
to provide information on the exterior materials and colors.
19. The architecture of the townhomes is varied and interesting. Staff remains
concerned, however, about the impact of one color used on all the buildings. In
evaluating other townhome developments, the monochromatic effect of using one
color diminishes otherwise quality architecture. Staff recommends that
townhome buildings be painted or stained a variety of colors within a general
palette or color range. This will create a more interesting project.
20. On the architectural elevations, please note whether the gable features project out
from the established plane of the building. If there is a projection, please indicate
the depth.
21. The site plan should include an index of sheets. Please label the sheets in
sequence. The set will include the site plan, landscape plan and architectural
sheets. The set does not need to include the context diagram or the project
narrative. The plat set is separate as these two sheets will be recorded at the
County. There were two separate site and landscape sheets submitted with
different dates. Do not do this again as this was very confusing.
22. All parking spaces can simply be denoted by indicating the number of spaces in a
circle on an actual parking space. Please delete "parking spaces" text. This will
help the readability of the plans.
23. The Department of Natural Resources was routed the landscape plan that did not
contain the plant schedule (as opposed to the one that did). Therefore, they do not
have comments prepared at this time. Please contact Doug Moore, 221-6750, to
make an appointment to go over the latest version of the landscape plan.
Verification needs to be provided that the appropriate native species for grass and
shrubs and wetland species will be provided in the area around the Pleasant
Valley and Lake Canal as previously discussed.
8. The Pleasant Valley and Lake Canal will require a Crossing Agreement and must
review the final design. There needs to be a written agreement before anything is
accepted. Please contact Mr. Alden V. Hill, 482-3683, for further information.
9. Transportation Planning agrees that Peakview Drive is a local street but since it
leads directly to a neighborhood park, there should be on -street bike lanes. The
cross-section should provide for two, eight foot wide travel lanes, flanked on each
side by a ten foot wide area to be divided between parked cars and the bike lane.
The combined bike/park lane should continue south to the intersection with
Pleasant Valley Road. This creates a 36 foot wide paved area. It would be
helpful to provide this cross-section as a detail on the site plan.
10. The bike lane along Elizabeth (minor arterial) should be eight feet wide. The
sidewalk should be six feet wide. Again, a cross-section detail on the site plan
would be helpful.
11. The Park Planning Department has the following concerns:
A. Please note that public on -street parking is available along Pleasant Valley Road
for users of Overland Park.
B. The stormwater runoff outfall system must remain in an underground pipe all the
way to the regional pond. Surface runoff onto park property will not be allowed.
An easement will be needed. Please contact Craig Foreman, 221-6618, for further
information.
C. If the spillway system for the ditch impacts park property, then measures must be
provided to protect the park property from potential damage caused by water
velocity.
D. Please coordinate with Parks Planning Department regarding the need for the 30
foot wide temporary grading easement. Additional details need to be worked out.
Again, please contact Craig Foreman for further information.
12. The street trees are shown at 15 to 20 foot spacing. This is too close. Trees
should be spaced between 30 and 40 foot intervals. This will help with the
concern from Engineering about potential tree and driveway conflicts.
13. Please add the following note to the Landscape Plan:
"All parkway areas between sidewalk and curb, other lawn areas and shrub beds
to be irrigated with an automatic underground irrigation system."
14. The Landscape Plan should indicate a phasing schedule. Otherwise, all
landscaping must be installed, or secured with a financial instrument, at the time
of Certificate of Occupancy for the first building permit.
K. Please provide curve and line tables.
2. Please refer to the redline utility plans and comment sheet from Engineering. For
site and landscape purposes, please note the following:
A. Please indicate all sight distance easements on the site and landscape plans.
B. Please indicate driveway locations for the single family lots.
C. Please provide directional sidewalk ramps at intersections.
D. Please add the notice for operation, maintenance and reconstruction of private
drives (see attached).
3. Please refer to the redline plans and comment sheet from Water and Wastewater.
Be sure that trees and shrubs are separated from underground utilities by the
proper distances.
4. Please refer to the redline plans, Drainage Report, and comment sheet from
Stormwater. Please note the following:
A. The spillway system for the PV&L Canal still needs work. Please be cautioned
that this system may potentially affect the size of the lots, or possibly, the number
of lots.
B. The stormwater runoff for the area south of the canal is not being detained nor
treated for water quality. These flows will be routed to the regional pond at the
east end of the park. This pond may need to be enlarged in order to accommodate
these additional storm flows. The outfall system must not impact the park.
Another possibility would be to direct these flows into the existing outfall storm
sewer for Lory Ann Estates.
5. Please refer to the comment sheet from the Poudre Fire Authority. Please note the
special addressing requirements for the dwelling units located on the east side of
the project that do not front on a public street.
6. Electrical facilities need to be shown on the Utility Plan and streetlights need to
be shown on the Landscape Plan. Please contact Doug Martine at 224-6152 to
have the electric system designed.
7. Public Service cautions that if phone or cable has their pedestals in the nine foot
wide utility easements, then these easements will need to be widened to 11 feet.
Also, all gas mains must be installed in Tract A prior to paving. Be sure adequate
sleeves are part of the box culvert design for gas lines.
Comm :y Planning and Environmental rvices
Current Planning
City of Fort Collins
June 1, 2001
Mr. Don Leffler
Design Development
2627 Redwing Road, Suite 350
Fort Collins, CO 80526
Dear Don:
Staff has reviewed the request for Peakview Estates Project Development Plan and offers
the following comments:
The following comments apply to the plat:
A. Please refer to the comment sheet from Technical Services.
B. The city approval signature block should be changed to "Planning Director," not
the "Planning.and Zoning Board."
C. Please add an ownership block for the Pleasant Valley and Lake Canal.
D. Please state the purpose of each of the tracts, and who is to own and maintain
these areas.
E. Please provide a legend for all the abbreviations.
F. Please provide the area of Lot One.
G. The lot numbering on the plat does not match the site plan. Please rectify.
H. Please use a heavier line weight to describe the outer boundary of the lots and
tracts. It is difficult to distinguish the difference between lot lines and building
envelopes.
I. Please label the Pleasant Valley and Lake Canal.
J. Peakview Drive is a duplicate street name and cannot be used. When considering
new street names, please check in with Voneen Macklin of our office who can
check the system for duplicates or names that sound alike.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020