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HomeMy WebLinkAboutWEST PLUM STREET PUD - PRELIMINARY/FINAL - 10-96A - CORRESPONDENCE -Building Inspections: Section 504 of the 1991 edition of the Uniform Building Code as adopted by the City of Fort Collins requires that exterior walls of one- and two-family dwellings located closer that three feet from a property line be of one -hour fire -resistive construction. No openings are allowed in such exterior walls. A parapet extending 30-inches above the roof surface is required unless the structure complies with the exceptions to Section 1710. Projections, such as cornices, eave overhangs or exterior balconies shall not extend over the property line and must comply with UBC Sections 1710 and 504. For more information regarding these comments, please contact Sharon Getz of Building Inspections at D. Public Service Company: .� 1. No trees may be planted within four (4') feet of any natural gas line. E. Cable Television (TCI of Fort Collins): /✓1. TCI of Fort Collins would like to see the easements labeled on the Plat map, not just noted in the Land Use Data. F. Water and Wastewater: 1. Please pick up the redlined plans from the Current Planning office, and return them with your revised plan submittal. This concludes Staff comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies (i.e., Stormwater Utility) continue to review this request. In order to stay on schedule for the July 22, 1996 Planning and Zoning Board hearing, please note the following deadlines: Plan revisions are due Wednesday, July 3, 1996, no later than 12:00 p.m. P.M.T.'s, 10 prints, and colored renderings are due by 12:00 p.m. on Monday, July 15, 1996. If you should have any questions regarding these comments or if I could be of further assistance to you in any way, please do not hesitate to contact me at 221-6641. Sincerely, Mitchell Haas, Project Planner encl. M 8. Please add the following notes to the Landscape Notes: ❑ The irrigation system shall be reviewed and approved by the City's Water and Wastewater Department prior to issuance of a Building Permit. ❑ A four (4') foot separation distance for shrubs and a ten (10') foot separation distance for trees must be maintained from all water and sanitary sewer services. ❑ No street trees will be planted within four (4') feet of a gas line. ❑ All underground utilities shall be located before landscape development. ❑ All adjacent areas impacted by construction shall be restored by reseeding with a native seed blend. ❑ Developer shall ensure that the landscape plan is coordinated with the plans done by other consultants so that the proposed grading, storm drainage, or other construction does not conflict with nor preclude installation and maintenance of landscape elements on this plan. ELEVATION COMMENTS - - - ✓1. As this is now a Preliminary and Final review, it is necessary to provide the following information and labels: materials, roof types (pitches and materials), and heights. 4/2. Please indicate the scale to which the renderings are drawn (i.e., 1/8" = 11). ,/3. Please see Site Plan Comment 10 (I. A. 10), above. COMMENTS FROM OTHER REVIEWING DEPARTMENTS --- A. Engineering: 1. See attached comments. B. Zoning: Al. Lots 11, 12, and 13 will be responsible for snow removal on sidewalks along West Plum Street. If these lots will be fenced, gates to the street are suggested, and the fences should be visually permeable and no more than forty-eight (48") inches in height. "Floating" side setbacks do not work very well (#3 on site plan) and are confusing to enforce. If kept, all individual lot site plans will need to show adjoining properties and buildings. -�/3. Corner lot side setbacks should be indicated under site data, setbacks. 4. The Zoning Department will not enforce landscaping on individual lots (# 17); unless moved into the right-of-way, street trees will be considered to be on individual lots. See Landscape Plan comment #1, above (II.1.). Planned Unit Development. You have not provided any information regarding the solar orientation of the lots. As required under All Development Criteria A-1.1 of the LDGS, at least sixty-five (65%) percent of the lots less than fifteen thousand (15,000) square feet in area, in single- and two-family residential developments must conform to the definition of "solar -oriented lots" in order to preserve the potential for solar energy usage. In other words, at least nine (9) of the thirteen (13) proposed lots must meet the definition of a "solar -oriented lot," as defined in the Land Development Guidance System (A-].1), and these lots must be identified on the site plan. If this requirement is not met, either the project will be denied or a variance will have to be justified. See Section K of the LDGS for Variance Procedures. If a variance is needed, you will have to submit a variance request that specifically addresses the criteria outlined in Section K. H. - - - LANDSCAPE PLAN - - - ✓1. The plans show a small area of approximately four (4') feet in width behind the sidewalks but within the public right-of-way. On all of the lots fronting Pear Street, the streetscape could be significantly beautified by moving the proposed trees out, from within the lots, to the four foot wide area behind the sidewalks, within the public right-of-way. This would formalize the streetscape while defining spaces and mitigating the potential for vehicle dominance of the public view. When flipping over the footprints, as described in Site Plan Comment 41, the location of the street trees should be adjusted accordingly - - - by moving the trees to the north side of each lot while placing the driveways on the south sides. ✓2. One of the elements of the plan that the neighbors at the Neighborhood Meetings responded to in a positive manner was the proposed detached sidewalks and street trees along West Plum Street. Can these elements still be accommodated on the current plans? ✓3. The Landscape Plan sheet needs a key/legend which clearly defines the meaning of every symbol used to represent something on the actual plan. These symbols should be easily differentiated. ✓4. Please provide a water usage breakdown. I've enclosed an example of the form these breakdowns typically take. ✓5. The Natural Resources Department has asked that "Smooth Brome" not be included in the seed blend as it is an invasive, exotic species. Please adjust note number two accordingly, as well as the "non -irrigated dryland seed" note on the actual landscape plan. ,/ 6. The planting species, quantity and size chart should be broken down into the following categories: deciduous shade trees; evergreen/coniferous shade trees; ornamentals --- deciduous and coniferous; deciduous shrubs; coniferous shrubs; perennials; groundcover/turf; / etc. V 7. The following separation distances appear to be inaccurately measured and/or labeled (that is, the label may say 50' oc (on center), but when measured with a scale, they appear to be less than 50'): SH 50' oc (in each of three locations), and MA 50' oc (label is in Lot 13). Please correct these measurements or the siting of the tree centers. SF� 5. Will there be any development identification signage (i.e., at the corner of West Plum and Pear)? If so, the location of such signage must be shown on the site and landscape plans; P,AVA otherwise, the Zoning Department will be unable to issue a sign permit. As stated at both the neighborhood meetings and the conceptual review, it would be desirable to have a pedestrian connection from this development to West Elizabeth Street (through Tract A). Such a connection should still be pursued, and would require that Mr. Mitzelfeld grant a public access easement. By revision date, please submit either a letter of intent to grant said easement or a letter stating why this could not be accommodated; this letter should be signed by Mr. Mitzelfeld. ✓7. The plans show an existing six (6) foot chain link fence along the west property line, and a proposed 6high solid wood fence at the same location. Do you intend to replace the chain link fence with the wood fence? If so, who owns the existing fence, and have they agreed to have it replaced? If replacing, we will require written verification that the owner(s) of this fence have agreed. We will, however, not allow a second fence (i.e., two fences side -by - side). At any rate, if a new fence is being proposed, we would like an inset showing the details of the proposed fence (i.e., height, color, composition, materials, design, etc.). The inset/detail should be of the proposed fence along the west property line and the one along the south property line. �8. Please title Tract A as "Tract A (Future Development): Not Part of This P.U.D." In ►►►""" _ General Notes section of the site lL(set-. comment 4 a ovP_ n_ease no_e __ at any7M -ievelonment involving Tract A will have to go through_=1iminary and final PUD revie ✓9. Why are the front lot utility and drainage easements fifteen (15') feet wide? These are typically between nine and thirteen (9'-13') feet wide. ✓10. The architectural elevations depict four (4) different building types, but only two (2) different building footprints are proposed. Can all four elevations be accommodated by just the two footprints? Please explain, or revise the elevations (if inaccurate). ✓11. It will be necessary to show the building envelopes on the site plan. Otherwise, even a slight variation in building siting required during construction would necessitate filing of an administrative change application with the Current Planning Department prior to the issuance of a building permit. B. Land Use Breakdown Comments: Please combine the "Proposed Land Use Data" and the "Site Data" chart into a single "Land Use Breakdown" section on the site plan. As with the "General Notes," I had attached an example of such a section with the previous comment letter. All data should be represented in units of square feet, acres, AND percentages of total site area. For instance, the "Site Acreage" should be changed to "Site Area" and shown as 3.05 acres, 132,858 square feet, and 54.76% for the Single Familv Detached portion of the site. This should be done for all app ice a site data categories •�2. Please remove the information relating to "Proposed Rezoning." You are not rezoning the land; that would require going before City Council. Rather, this is a PUD which, in effect, rezones the land, but not formally. The zoning will remain RL, but this will be the site of a June 14, 1996 Mr. Dennis Messner Messner Engineering Associates 150 East 29th Street, Suite 225 Loveland, CO 80538 Dear Dennis, Staff has reviewed your submittal for the West Plum Street P.U.D., Preliminary/Final (#10-96A) and offers the following comments: I. - - - SITE PLAN COMMENTS --- A. Plan Comments: ,/1. As currently drawn, the site plan would still result in a streetscape dominated by garages That is, many of the proposed homes have recessed entrances with the garage being the closest element of the structure to the street (See lots 1, 3, 5, 6, 9, and 12). The preferred, more compatible streetscape would be the opposite: one with recessed garages and the front porches/entrances being the closest element of the structure to the street. Please make these changes, to the extent possible. If the building designs forbid complete implementation of the revisions stipulated above, the following change would adequately address this concern: On lots 1-10, please put the garages on the south side of the structures. That is, the footprints could be flipped over, and the streetscape from the existing neighborhood into the proposed development would not appear to be dominated by garage fronts. In addition, this would provide better sunlight to all the driveways, thereby increasing the speed at which snow would melt in the winter. V2. All garage doors must be setback at least twenty (20') feet from the back/closest edge of the sidewalk; Lot 12 appears to fall slightly short of this requirement. 0/3. Please add a Legal Description (property survey) to the site plan. ,%4. With the original comment letter that I sent to you, dated April 11, 1996, 1 had enclosed some typical "General Notes" sections done for other residential Preliminary PUD's (remember that this is now a Final, too). Please refer to these as examples of the types of things that should or need to be stated on the plans, and draft a General Notes section that will apply to your development; please place these notes on the site plan.