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HomeMy WebLinkAboutHARMONY RIDGE PUD, PHASE ONE - FINAL - 49-95B - CORRESPONDENCE - (8)their comments due by the Vhweekly staff review meeting (Wednesday mornings) following receipt of the revisions. At this staff review meeting it will be determined if the project is ready to go to the Planning and Zoning Board for a decision and, if so,. will be scheduled for the nearest open date. Planning and Zoning Board public hearings will be held on the St. and 3rd Thursdays of every month, with a minimum two week notification period prior to the public hearing. Please return all drawings red -lined by City staff with submission of your revisions. You may contact me at 221-6750 if you have questions about these comments or would like to schedule a meeting to discuss them. I will be out of the office from Tuesday, August 19th to Monday, August 25th (returning on this day). Sincerely, A Steve Olt Project Planner cc: Engineering/Mike Coley Stormwater Parks Planning/Randy Balok Transportation Planning/Kathleen Reavis Natural Resources/Rob Wilkinson TST Engineers File r The following general concerns were discussed at the Staff Review on August 13th: 20. There are still outstanding street right -of way issues along Harmony Road. 21. What is the status of the required street right-of-way for the short section of Seneca Street through the convenience center site to the north? This proposed development does not have adequate access without this street. 22. There are outstanding off -site easement issues regarding the Cathy Fromme Prairie natural area to the south. 23. The proposed sanitary sewer requires an off -site easement. 24. There are questions about whether the proposed ponds are functional, aesthetic, and appropriate. Will they become stagnant, creating water quality concerns? The largest pond is of the greatest concern in that it necessitates a very tall dam at the base of a very steep ravine. Also, this proposed dam could become State jurisdictional because it appears to be over 10' in height. 25. There are Natural Resources issues regarding the erosion potential of the drop structures downstream, to the Burns Tributary. Easements need to be reserved. 26. Stormwater from this development needs to be piped in a storm sewer to the north, under Harmony Road, to the Regency Channel. Some off -site easements may be required. 27. There may be some existing wetlands that have been created by the Trilby Lateral, near the proposed ponds. 28. Details for the proposed crosswalks are needed and must should whether they are to be painted or constructed of another material. 29. Public access bicycle/pedestrian trails must be provided from this development to the existing City trail to the south of the Trilby Lateral. 30. The status of the `old" Harmony Road section must be determined with the Harmony Ridge, Phase One - Final. This project may have to implement the necessary improvements and write a repay with the properties to the north. This completes the staff comments at this time. Additional comments will be forthcoming as they are received from City departments and outside reviewing agencies. Under the new development review process and schedule there is no revision date mandated by the City. The timing is up to the applicant. Upon receipt, the revisions will be routed to the appropriate City departments and outside reviewing agencies, with d. Natural Resources needs to finalize the review and approval of the other proposed grading facilities on the natural area property to ensure environmental sensitivity. e. Natural Resources needs to evaluate the visual impact of this development to the adjacent natural area to assure the proposed final PUD plan changes still are consistent with the approved preliminary PUD plan. Please contact Rob, at 221-6600, if you have questions about these comments. 16. Tim Buchanan, the City Forester, offered the following comments: a. A landscape design typical should be provided for rear and side yards of the units. Also, a landscape note should be added that states final issuance of certificates of occupancy for each unit will require completion of an approved Landscape Plan. b. Add the following Landscape Notes: Planting beds shall be mulched to a 3" depth with I'materiall and separated from grass with a landscape edge. All turfgrass areas and planting beds not in native grass areas shall be irrigated with automatic underground irrigation. Provisions shall be made to irrigate trees and shrubs in native grass areas for the purpose of establishing the plant materials. A free tree permit must be obtained from the City Forester before any trees or shrubs as noted on this plan are planted, pruned, or removed on City property. This includes plantings in the street medians. Please contact Tim, at 221-6640, if you have questions about these comments. 17. A copy of the comments received from the Engineering Department is attached to this letter. 18. A copy of the comments received from the Stormwater Utility is attached to this letter. 19. Red -lined utility plans and a drainage report from the Engineering Department, Stormwater Utility, Traffic Operations, and Parks & Recreation are being forwarded to TST Engineers. 13. Eric Bracke of the -Traffic Operations Department offered the following comments: a. The Transportation Impact Study for this development indicates a need for an east -bound right turn lane at the intersection of West Harmony Road and South Shields Street. It is questionable if this developer is responsible for this street improvement. Lv��C, b. Who will be responsible for the maintenance of the "typical" pedestrian crosswalks? What are they to be made of? Please contact Eric, at 221-6062, if you have questions about these comments. 14. Randy Balok of the Parks Planning Department offered the following comments: a. Parkland fees will be due on each individual living unit. b. Parks & Recreation will need the existing Harmony Road (in some form) for access to the future trail head at West Harmony Road and South Taft Hill Road. 15. Rob Wilkinson of the Natural Resources Department offered the following comments: a. Off -site easements need to be defined and approved on the City's natural area (recently purchased, to the south). b. There are a number of aspects of the proposed grading and drainage plans (and also reflected on the Site Plan) that are problematic: The proposed ponds, particularly the one in the large ravine just to the west of Lots 11 & 12, need to be reconsidered regarding their desirability and appropriateness, as well as the sensitivity and safety of the proposed designs. . The limits of proposed grading needs to be clearly delineated on the plans (limits of disturbance). C. Any wetlands which'will be disturbed or destroyed by the proposed development or the proposed grading need to be clearly and accurately delineated on the Site Plan and the overall acreage of the proposed disturbance should be described. Generally, Natural Resources should see a proposal for wetland replacement for any wetland acreage lost. b. Building envelopes should not be shown on the subdivision plat. C. Building envelope dimensions must be shown on the Site Plan. d. The General Note on the Site Plan regarding the maximum height of buildings is unacceptable. It is too hard to understand the intent of the note and it is questionable as to whether there is a way for the Zoning Department to administer it. Please contact Gary, at 221-6760, if you have questions about these comments. 7. A copy of the comments received from Sharon Getz of the Building Inspection Department is attached to this letter. 8. Roger Frasco of the Poudre Fire Authority stated that the fire department requires a fire hydrant to be placed at or beyond 50' south of the intersection of Dusty Sage Drive and Morning Dove Lane. 9. Ken Kirchoff of Police Dispatch stated that Dusty Sage Circle needs to be renamed. Dusty Sage Court and Drive are okay. Shadow Ridge and Primrose streets already exist and, therefore, these names need to be changed. 10. The Mapping Department offered the following comments: a. The street name Shadow Ridge already exists and, therefore, the name must be changed in this development. b. No addresses will be given off of private drives; therefore, no names are needed. C. Building envelopes need to be able to be located in the field, based on information provided on the plans. d. Is the "old" Harmony Road location to be vacated? 11. Janet McTague of the Light & Power Department stated that if the multi -family units are to be sold as townhomes they need to be individually metered. Light & Power will need a utility coordination meeting in order to service locations. 12. Copies of the comment sheet and General Information from Laurie D'Audney, regarding Water Conservation Standards for Landscaping and Irrigation .>--- - Systems, are attached to this letter. L The Harmony Ridge PUD, Phase One - Final plan proposes 132 total dwelling units on 29 acres. This is an increase of 3 dwelling units over the 129 approved with the preliminary PUD, equaling a 2.3% increase in the number of residential dwelling units. The gross residential density would increase from 4.11 dwelling units per acre to 4.55 dwelling units per acre. Based on the aforementioned definition of "substantial compliance", this proposal is definitely not in compliance with the approved preliminary PUD because of the increase in the number of residential dwelling units. The Final plan also proposes 15 single family lots and 117 townhomes. The preliminary was approved for 23 single family lots and 106 townhomes. This is a decrease of 8 single family lots and an increase of 11 townhomes. The proposed breakdown in the numbers and types of dwelling units on the final PUD would result in an overall intensification of the site, thereby changing the character of the development from that of the approved preliminary PUD and causing it to not be in compliance. 2. A copy of the comments received from Susan Peterson of U.S. West is attached to this letter. One main concern is how this plan can be reviewed as a final PUD when the proposed changes are so extensive compared to the approved preliminary PUD. 3. A copy of the comments received from Terry Farrill of the Fort Collins - Loveland Water District and the South Fort Collins Sanitation District is attached to this letter. 4. Rusty Guyton of TCI of Fort Collins (cable television) offered the following comments: a. TCI would like to see the Tracts (1 through 10) platted as "utility, drainage, and access easements". Currently there are no easements in these areas. b. TCI requires a utility easement at the rear of Lots 14 and 15. 5. Mike Spurgin of the Post Office asks that you please make an alternative street name selection for "Primrose Path". There is an existing "Primrose r've" in the 80526 Zip Code area. 6. Gary Lopez of the Zoning Department offered the following comments: a. Show handicapped parking numbers, and they must comply with the City's Parking Code. Garages can count toward the parking requirement but they must meet the standard minimum width of 13' for handicapped accessibility. Commi y Planning and Environmental Current Planning City of Fort Collins August 15, 1997 Joe Vansant Positive Environments, Inc. P.O. Box 98 Fort Collins, CO. 80522 Dear Joe, rvices Staff Has reviewed your documentation for the Harmony Ridge PUD, Phase One - Final that was submitted to the City on July 14, 1997, and would like to offer the following comments: 1. Due to the timing of the Planning and Zoning Board's approval for the Harmony Ridge PUD, Preliminary and the submittal date for this final PUD request, Harmony Ridge PUD, Phase One - Final is being reviewed against the Land Development Guidance System (LDGS), which is in the process of being replaced by the City's newly adopted Land Use Code. Section 29-526F(5)(b) of the LDGS states: As a requirement of approval, the final plan shall be in substantial compliance with the approved preliminary plan. Section 29-526F(5)(b)[11 of the LDGS goes on to state: For preliminary planned unit developments approved on or after March 13, 1981, "substantial compliance" shall mean that all conditions imposed by the Planning and Zoning Board upon its approval of the preliminary plans have been met and the final plan does not: a. Change the general use or character of the development. b. Increase the number of residential dwelling units by more than one (1%) percent. C. Contain changes which would normally cause the development to be disqualified under the application criteria of this chapter. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020