HomeMy WebLinkAboutMAPLE HILL, PHASE ONE - PDP - 29-00A - CORRESPONDENCE - REVISIONS (4)Maple Hill — Project Development Plan
Description of Access and Public Trail.
Please see VF Ripley Drawings: Site Plans (Sheets 3 and 4 of 10)
Access and Public Trail Detail (Sheet 1 of 1)
The 30ft wide Access, Public Trial and Utility Easement crosses the site in a diagonal
direction from the northwest corner to the southeast corner of the site. The trail relates to
the trail alignment identified in the Mountain Vista Subarea Plan and the existing East
Larimer County Water District (ELCO) water line easement.
The Site Plan (Sheets 3 and 4 of 10) illustrates the overall Public Trail alignment.
The Access and Public Trail Detail Sheet (lofl) illustrates three specific locations where
the Public Trail combines with pedestrian sidewalks.
The majority of the trail is ten foot wide. Only at one location south of the intersection of
Maple Hill Drive and Barharbor Drive does the trail narrow to eight feet wide due to the
width restriction of the corner lot located on the southeast of the same intersection.
(see Detail B on the Access and Public Trail Detail Sheet — 1 of 1).
Ramps and striped crosswalks are provided at appropriate locations as discussed and
agreed with Transportation Planning.
Please call if you require further clarification.
Louise Herbert
VF Ripley Associates.
This concludes our comments. Please return all redlines. As always, please call if you
have any questions or concerns regarding these comments, or to set up a meeting with the
appropriate Staff to discuss these comments in depth.
Sincerely:
Ted Shepard
Chief Planner
Thank you for your consideration. We look forward to working wit you further during the
development review process.
Yours Sincerely,
Louise Herbert
VR Ripley Associates.
"The proposed neighborhood center on Tract Q will not be developed as part of
Maple Hill P.D.P. In order for the neighborhood center to receive approval, a
separate P.D.P. shall be submitted and designed in accordance with Section.
4.4(D)(3)(a-e)."
Acknowledged. This has been added to the Site Plan.
( See sheets 2and 3 of 10).
12. Please indicate by labeling the trail as a "grade -separated crossing" on sheets 2
and 3.
The label has been added and is shown on the Site and Landscape Plans.
13. Please label Phase 7 as "Not a Part of P.D.P.". Also, please indicate that the
neighborhood center is part of Phase 7 and also "Not a Part of P.D.P.".
The label has been added to the Site and Landscape Plans.
14. The detention pond should be upgraded with some landscaping. Drought -tolerant
trees and ornamentals should be provided up on the banks. A temporary watering
system can be provided until establishment. Large sterile detention ponds create
an unattractive area and. detract from overall neighborhood quality. Multi -use
detention ponds are even better. For example, Harmony Crossing on Timberline
Road and Battlecreek Drive is an example of a detention pond that features a
variety of amenities.
Proposed trees have are shown to the detention / open space area with
groupings located on the side slopes which also enhance the public access
trail. Functional and maintenance requirements of the detention area restrict
the planting of trees within the lower detention pond areas. This may require
further review and coordination with Stormwater.
15. Staff is concerned that above -ground telephone and digital (DSL) equipment
boxes provided by Qwest are clustered and have become very noticeable in new
subdivisions. These clusters often consist of three boxes approximately four -to -
five feet in height and located on concrete pads. These facilities will likely be
placed in open areas such as the park or the detention pond. Please provide a
detail on how these installations can be screened, landscaped, enclosed or
otherwise mitigated. -
A diagram on sheet 7 of 10 illustrates Qwest utility pad and boxes. The
typical layout was supplied by Qwest. Utility areas will be screened with
fencing and plantings as shown on the typical diagram. The final treatment
and design will depend on the specific location and criteria for each utility
area.
Sheet 8 of 10 has been revised to show dimensions. Garage
Doors are shown at 16 feet wide. This should meet the requirements of
Section 3.5.2(E)(3).
6. Please add more dimensional information as per redlines on sheet 8 of 10.
Additional dimensions have been added.
7. The fencing information on sheet 10 is incomplete. Please refer to Section 3.8.11.
Note that fencing along arterials or collectors that exceed 100 feet in length must
avoid creating a "tunnel effect" by varying fence line for at least one-third of the
total length. Offsets must be at least five feet. Landscaping is suggested in the
recessed sections to soften the fence. Other design treatments are suggested in
3.8.11. Please add sufficient detail to sheet 10 to demonstrate compliance with
this section. Or perhaps a combination of fencing and landscaping can reduce the
overall visual impact of the proposed fence.
The length of the fence has been adjusted to ensure it fully meets the
requirements of varying the alignment or setback of at least one-third of the
length of the fence or fence section under Section 3.8.11(A).
Offsets are shown at 5 feet and planting beds are shown.
The fence detail has been revised to show and upper rail.
8. Prior to public hearing, we will need a letter from the City Parks and Recreation
Department that there is an intent to purchase the neighborhood park on Tract I.
Acknowledged. A letter will be provided prior to the public hearing.
9. On sheets 3 and 4, please add a dimension describing the distance between the
rear lot line and the right -of -line of C.R. 11 and C.R. 52 (minor arterials). This
will be necessary to demonstrate that there is at least 150 feet of combined depth
between the lot and the open space tract abutting a minor arterial street as per
Section 3.6.2(E)(1).
The shortest dimensions on both C.R. 11 and C.R. 52 ( minor arterials) has
been added and is shown on the Site Plan. See sheets 3 and 4 of 10.
10. It would be helpful to label the street classifications on sheet 2.
Street classifications are shown.
11. Since the neighborhood center will be associated with a future phase, please add
the following notes to sheet 3:
Block 20 consists of the following areas:
Lots 1 to 65
7.55 a.c.
Stormwater Detention / Open Space ( Tracts: AA, BB, X, J and Z)
13.13 a.c.
Access, Public Trail and Utility Easement (Tract:Y)
0.84 a.c.
Total: 21.52 a.c.
Within the proposed overall block the lots cover just over one third of the
total acreage. Lots are located on the perimeter with a large stormwater
detention / open space in the center. The 30 foot wide Access, Public Trail
and Utility Easement crosses the stormwater detention / open space
diagonally from east to west. Please call should further information be
required on this item.
3. Section 3.5.2(B) requires four different types of housing models. Each housing
model is to have at least three unique characteristics. Of the three single family
detached models, Models A and B appear to be very similar. Model C appears to
have only two unique characteristics. On sheet 8 of 10, please list at least three
distinguishing characteristics per model.
The single- family detached conceptual models have been revised to reflect
the different unique characteristics. The three distinguishing characteristics
are listed and shown on the building elevations on sheet 8 of 10.
4. On the duplex models, staff applauds the corner lot layout with each unit facing a
different street. This will apply to 22 of the 78 units. For the interior of the
blocks, there will be 56 units that will look the same. Staff recommends adding a
third duplex model for interior block locations to avoid repetition and monotony.
Thank you for the praise. A third ranch style duplex model has been
submitted for review. Different materials including wall shingle and stone
accent have been utilized to provide variety, which are shown on the
elevations.
5. Section 3.5.2(E)(3) requires that garage doors not comprise more than 50% of the
ground floor street -facing linear building frontage. Model A is illustrated in such
a way that the garage exceeds this 50% maximum.
\/ FFlip1Ea_yASSOCIATEe INC
Landscape Architecture Urban Design Planning
February 4, 2003
Ted Shepard
City of Fort Collins Planning Department
281 North College Avenue
Fort Collins, CO 80524
Dear Ted:
Response to Staff Review comments. We have reviewed the Current Planning comments
dated January 10,2003 and have the following comments:
Current Planning has reviewed Maple Hill P.D.P. and offers the following comments:
1. There are six block faces that exceed 700 feet (Section 4.4(E)(1)(b). These blocks
are as follows:
Block 19, south block face is 770 feet.
Block 20, north block face is 1,000 feet.
Block 20, south block face is 750 feet.
Block 20, east block face is 820 feet.
Block 21 is 850 feet.
All but Block 19 will be exempt from the standard requiring a mid -block
pedestrian connection since there is no need to connect to a stormwater detention
pond or to the vacant land to the east. The south block face of Block 19, however,
should be broken up with a six foot wide pedestrian connection to the
neighborhood park.
A 10' wide pedestrian access has been provided to Block 19 on the south side
of the Public Neighborhood Park. This will consist of a 6' wide sidewalk with
a 2' wide landscape area either side.
2. Please describe the total acreage of Block 20 as it appears to be over 12 acres.
Section 4.4(E)(1)(a) requires that the block not exceed 12 acres. Since the block
contains the stormwater detention pond, and the neighborhood trail, it may be
possible to interpret this standard flexibly.
Phone 970.224.5828 Fax 970.224.1662
401 West Mountain Ave. Suite 201
Fort Collins, CO 80521-2604
vfripley.com