HomeMy WebLinkAboutHARMONY RIDGE - OVERALL DEVELOPMENT PLAN - 49-95 - CORRESPONDENCE - (6)r
Please contact me at 221-6750 if you have questions or concerns related to these comments. I would
like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments.
Sincerely,
J
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*tevet
Project Planner
xc: Kerrie Ashbeck
Stormwater Utility
Transportation
Natural Resources
Parks & Recreation
Stewart & Associates
Matt Delich
Trilby Lateral Ditch Company
file/Project Planner
,
12. This property is in the service area for the Fort Collins -Loveland Water District and the
South Fort Collins Sanitation District. It is important to coordinate utility service
responsibilities with the City and the Districts as soon as possible. If the City serves this
development then a second connection will be needed at Harmony Road and Regency Drive.
13. There are several Stormwater Utility issues surrounding this development, with the main
ones being potential crossings under the Trilby Lateral and impacts to the Cathy Fromme
Prairie if there are no detention requirements associated with this development. Intentions for
drainage easements need to be done with the preliminary P.U.D. review/approval. There may
be some off -site drainage requirements along Harmony Road. You will have to address the
100 year capacity for stormwater crossings over/under the Trilby Lateral. None can go into
the existing ditch.
14. Erosion control issues for this development will be critical.
15. The Fossil Creek Trail should be shown on the plans.
16. The grading for this development, related to the proposed layout and density, is going to be
very tough. There will be significant natural grade disturbance, which could be out of
compliance with some All Development Criteria in the L.D.G.S.
17. The difference between the public and private streets is difficult to distinguish on the plans.
A variance request for the 28' wide streets is required and should be submitted to the
Engineering Department. Sidewalks must be provided on both sides of the streets. The
bicycle/pedestrian path crossings at the streets seem awkward.
18. No curve data for the streets has been provided. This is a requirement for a complete
submittal.
19. The entrance to the townhome area, south of the median entry into the development, is not
good. The proposed water features should be on the sides of the street, not in the median.
This completes the review comments at this time. Additional comments will be forthcoming as
comments are received from other departments and reviewing agencies. Please be aware of the
following dates and deadlines to assure your ability to stay on schedule for the November 20, 1995
Planning and Zoning Board hearing:
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*** Plan revisions are due no later than the end of the working day, November 1. 1995.
Please contact me for the number of folded revisions required for each document.
*** PMT's, renderings, and 8 folded copies of final revisions (for the Planning and Zoning
Board packets) are due on November 13, 1995.
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j
C. Fire department access must be within 150' of all first floor exterior walls or the
building must be provided with an approved residential fire sprinkler system.
7. The Light & Power Department has stated that it appears that utility coordination will be
an issue. The sewer line crosses behind the sidewalk in Light & Power's normal location. They
need to see a storm sewer plan. They will need to know the meter locations for the townhome
portion of the development.
8. Transfort has expressed concern about the lack of a Seneca Street connection. Is the
intersection of Harmony Road and South Taft Hill Road to close?
9. The Transportation Department has indicated that there may need to be a Seneca Street
connection to South Taft Hill Road. Old Harmony Road should close.
10. A copy of the comments received from the Engineering Department is enclosed with this
letter.
11. The Natural Resources Division has expressed the same comments as for the O.D.P.:
a. There is concern about .visibility (visual resources) and grading with regard to roads
and lots/homes on the steep hillsides. They will need to see a preliminary grading plan.
b. The steep terrain would be desirable as a transition area to the Cathy Fromme Prairie
if this portion of the property is acquired by the City.
C. Natural Resources will want to review all engineering and grading plans - including
those associated with drainage improvements.
d. There will be a need to screen or minimize any structures on the steeper slopes.
e. Landscaping along drainageways should be native and continue the theme set by the
Cathy Fromme Prairie.
f. The O.D.P. and the Phase 1 Site Plan should show the entire property. What is
intended with the rest of the property (south of Phases 1 & 2) if Natural Resources
does not acquire it as natural area? This should show trail locations, drainageways,
easements, etc.
Harmony Ridge P.U.D., Phased - Preliminary:
Public Service Company has offered the following comments:
a. Easements adjacent to all street rights -of -way need to be such that from back of
sidewalk to the rear line of the utility easement is a minimum of 13'.
b. Private drives need to be dedicated as utility easements.
C. On private drives, PSC needs utility easements such that from the back of sidewalks
(or back of curb if no walk exists) to the rear line of the utility easement is 13'
minimum.
d. No trees to be planted with 4' of gas lines.
e. The developer is to provide 6" sleeves for gas across all canal/stream crossings.
2. A copy of the comments received from U.S. West is enclosed with this letter.
3. The comments received from the Trilby Lateral Ditch Company (including enclosures) are
the same as for the Harmony Ridge O.D.P.
4. The Zoning Department has offered the following comments:
a. Single/double loaded parking on private streets (28' wide)? Drives are ok for single
side loads ... not for double, if street parking is allowed.
b. The plan needs standard landscaping notes, etc.
C. Show development entrance signs, etc.
d. Need to show building envelopes, dimensions, setbacks, etc.
5. A copy of the comments received from the Building Inspection Department is enclosed
with this letter.
6. The Poudre Fire Authority has offered the following comments:
a. Cul-de-sac diameters must be increased to accommodate fire department apparatus,
with inside turning radius od 20' and outside turning radius of 40'.
b. Parking will be allowed on only one side of the street for all 28' wide streets.
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5. The Transportation Department has stated that a connection to South Taft Hill Road is
needed. This could possibly occur somewhere to the south and west of Harmony Ridge.
6. A copy of the comments received from the Engineering Department is enclosed with this
letter.
7. The Natural Resources Division has offered the following comments:
a. There is concern about visibility (visual resources) and grading with regard to roads
and lots/homes on the steep hillsides. They will need to see a preliminary grading plan.
b. The steep terrain would be desirable as a transition area to the Cathy Fromme Prairie
if this portion of the property is acquired by the City.
C. Natural Resources will want to review all engineering and grading plans - including
those associated with drainage improvements.
d. There will be a need to screen or minimize any structures on the steeper slopes.
e. Landscaping along drainageways should be native and continue the theme set by the
Cathy Fromme Prairie.
f. The O.D.P. and the Phase 1 Site Plan should show the entire property. What is
intended with the rest of the property (south of Phases 1 & 2) if Natural Resources
does not acquire it as natural area? This should show trail locations, drainageways,
easements, etc.
8. There are several All Development Criteria in the Land Development Guidance System
D.G.S. that may not be able to be answered to the affirmative based on the plan as
submitted.
9. Submittal requirements state that information about existing land uses a minimum of 150' in
all directions (structures, vegetation, roads, ditches, etc.) must be shown on the plans.
10. How will the entry into Harmony Ridge tie into the new Harmony Road alignment as it curves
to the north?
Commun.ity .Plannin,"Y and Environmental
Current Planing
City of Fort Collins
October 12, 1995
Joe Vansant
Positive Environments Inc.
P.O. Box 98
Fort collins, CO. 80522
Dear Joe,
vices
Staff has reviewed your documents for the Harmony Ridge Overall Development Plan (O.D.P.)
and the Harmony Ridge Planned Unit Development (P.U.D.), Phase 1 - Preliminary that were
submitted to the City on September 15, 1995, and would like to offer the following comments:
Harmony Ridge O.D.P.:
1. Public Service Company has offered the following comments:
a. Easements adjacent to all street rights -of -way need to be such that from back of
sidewalk to the rear line of the utility easement is a minimum of 13'.
b. The developer needs to provide 6" sleeves for gas at all canal crossings.
2. Copies of a letter from James Robbins, President, Trilby Lateral Ditch Company, and an
agreement dated October 23, 1979 between the Trilby Lateral and the developers for the
Seven Springs Ranch P.U.D. are enclosed with this letter.
3.. A copy of the comments received from the Building Inspection Department is enclosed
with this letter.
4. The Poudre Fire Authority has offered the following comments:
a. Fire hydrants must be located within 400' of all dwelling units and the hydrants must
be capable of providing fire flows of 1,000 gallons per minute with a 20 pound per
square inch residual pressure.
b. Bridges and culverts must be constructed to support fire apparatus.
281 North College Avenue • P.O. Box 380 Fort Collins, CO 80522-0580 • (970) 221-6750
FAX (970) 221-6378 TDD (970) 224-6002