HomeMy WebLinkAboutMAPLE HILL, PHASE ONE - PDP - 29-00A - CORRESPONDENCE - (3)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.
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.
This concludes our comments. Please return all redlines. As always, please call if you
have any questions or concerns regarding these comments, or to setup a meeting with the
appropriate Staff to discuss these comments in depth.
Sincerely:
� elW
Ted Shepard
Chief Planner
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.
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.
6. Please add more dimensional information as per redlines on sheet 8 of 10.
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.
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.
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).
10. It would be helpful to label the street classifications on sheet 2.
11. Since the neighborhood center will be associated with a future phase, please add
the following notes to sheet 3:
"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)."
12. Please indicate by labeling the trail as a "grade -separated crossing" on sheets 2
and 3.
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.".
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
Commu y Planning and Environmental, vices
Current Planning
City of Fort Collins
January 10, 2003
Louise Herbert
V-F Ripley and Associates
401 West Mountain Avenue
Fort Collins, CO 80521
Dear Louise:
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.
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.
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.
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
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