HomeMy WebLinkAboutGLENMOOR P.U.D, 2ND & 3RD FILING - PRELIMINARY / FINAL - 8-95C - CORRESPONDENCE - STAFF'S PROJECT COMMENTSi. I would like to set up a tree spacing coordination meeting with you when you are
ready to tackle the issue. I think if we have the city forester, myself (Troy Jones),
water & wastewater, stormwater, and light and power all come together, we can
coordinate a plan that allows us to get close to the spacing standard. I will be
putting some more detailed information together on this project in the next few
days, and I will send it along to you then.
j. See the attached redlined plans from the Current Planning Department.
Be sure and return all your redlined plans when you resubmit.
If you have any questions about these or any other issues related to this project please feel
free to call be at 221-6750.
Yours truly,
T oy ones
City Planner
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f.
9.
h.
• Site topography, including but not limited to such characteristics as
steepness of slopes, existingdrainage rainage features, ....."
Gross and net densities are calculated a specific way in the land use code Section
3.8.18. Public streets are not one of the items allowed to be subtracted for net
density. The only thing on your site that can be subtracted is the "natural areas"
once an ecologist determines their specific wherabouts.
Reevaluate the removal of existing trees based on any revisions you may make to
the proposed canal location.
You have not met the 40' minimum spacing requirement for street trees on both
Glenmoore Drive and Kirra Court. It seems that one of the reasons you haven't
met the requirement is that your driveways are too wide as they cross the parkway
planting strip to allow for the proper spacing. One way you could help to satisfy
the spacing requirement is to neck down the driveway as it crosses the parkway.
Keep in mind that driveway width is not a sufficient reason to allow an exception
to this requirement.
You expressed that utility conflicts would prevent you from planting trees with
the required 40' minimum spacing. The spacing requirement will either need to be
met, or you will have to seek "alternative compliance" to the standard as specified
in the LUC Section 3.2.1(N). Here are some of the issues with regard to street
trees being coordinated with utilities:
• Light and Power- Both power lines and street trees are placed within
the parkway area. The power line itself is not affected by the tree
sharing the same space, and this is done around town on many other
proj ects.
(i) One potential conflict with light and power is in their
placement of street lights. Street lights are placed at the end of
cul-de-sacs, at every intersection, and roughly every 320' along
streets. Plan the tree spacing on the cul-de-sacs so that street
lights at the end of the cul-de-sacs will fall midway between
two trees spaced 40' apart.
(ii) The only other potential conflict with light and power is the
placement of transformers within the parkway area. There is
one transformer for every 8 units, usually servicing 4 units on
each side of the street directly across the street from each other.
Transformer boxes are generally located within the parkway at
the property line at the middle of the 4 lots, and a service box is
also required directly across the street centered at the middle of
the other 4 lots.
• Water and Sewer lines also have potential conflicts. The sewer lines
can be located under the driveways, but the water lines must be under
the front yard. Trees should not be planted closer than 10 feet to the
water or sewer lines.
• Gas lines are not located in the parkway, but rather within the 9' utility
easement in the front yards. Trees spacing will not be affected by
these locations.
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8. Natural Resources:
a. Any rip rap in the Plum Creek channel needs to be covered with dirt and planted
with native grasses.
b. Coordinate the plantings within the channel with Kim Kreimeyer the Natural
Resources Planner.
c. The buffer zone that needs to be established around the wetlands is a 50' setback.
d. A "Prebels Meadow Jumping Mouse" survey must be conducted.
e. See attached comment sheet from Natural Resources.
9. Poudre Fire Authority:
a. You did not address the comment from the May 22°d comment letter which
requested that you delete the two fire hydrants at the ends of the cul-de-sac, and
replace them with one at the intersection of Kirra Court and Plum Creek Drive. The
required fire flow shall be 1,000 gpm @ 20psi. Hydrants are spaced 800' on center.
10. Current Planning:
a. We still have not received the soils report.
b. Natural Areas must be protected through the establishment of the "Limits of
Development" (LOD).
• You need to hire an ecologist to inventory the site for natural areas in
order to establish the LOD.
• Note in the land use code in section 3.4(C)(1)(a) where it says, "The
Director may also require to be shown as natural areas on the project
development plan, any areas not currently included on the Natural Areas
Inventory Map, but possessing such characteristics have supported their
inclusion on the Natural Areas evaluation and/or reconnaissance
associated with the development review process.
c. Wetlands issues must be addressed.
• Note in the land use code section 3.4.1(C)(1)(b) where it says, "In no
instance shall the boundary of a wetland be defined as less inclusive than
that which would be included in the wetland according to the standards
and guidelines in use by the U.S. Army Corps of Engineers at the time of
development review.
• You must supply a letter from the Army Corps of Engineers stating that
your proposal is meeting the requirements for loss of wetlands.
• You must supply a mitigation plan for on or off site provision of new
wetlands if you plan to replace existing wetlands.
d. The proposed configuration of the Plum Channel is a radical disturbance to the
existing drainage feature, and must be addressed. Note in the land use code in
section 3.4.1(C)(1)(c) where it says, "In establishing the LOD, the following shall
also be taken into account:
• erosion prevention and control, including but not limited to protection of
natural drainage channels and compliance with an approved stormwater
drainage management plan.
• Stream corridor and wetland protection and buffering
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2. Stormwater Utility Department:
a. You have not proven to us that the 90 degree turns in the drainage channel will
work.
b. The old stormwater flow rates for rainfall data will apply (because your
application was made before the new flow rates were implemented).
c. If your next revisions still include retaining walls, we will need to see elevations
of those retaining walls in addition to the sections that you did provide.
d. Stormwater is still reviewing the utility plans. Their comment sheet and redlined
utility plans will be provided to you in a few days.
3. City Forester:
a. The 5 elm trees designated on the accompanying plan (circled in green) at the
southwest corner of the site are not a protected species, however they are worth
pruning and retaining. If applicant removes them, new plantings need to be made
in this area.
b. Four of the trees currently shown to be removed along Taft Hill Road will need to
be mitigated with the number of replacement trees specified in the small green
numbered circles on the accompanying plan. The mitigation effort can be
satisfied by upsizing some of the planned street trees. Call Tim Buchanan, the
city forester, for more info on how to do this.
c. There is an existing elm tree near the corner of Taft Hill Road and Glenmoore
Drive that is in poor condition and should be removed.
d. See the accompanying plan marked with city forester comments.
4. Water Conservation:
a. The landscape plan shall contain a general note calling for the review and
approval by the City of Fort Collins of any required landscape irrigation system,
prior to the issuance of a Building Permit.
5. Transportation Planning:
a. Instead of making a crosswalk to the school at the curve in Glenmoore Drive, a
crosswalk should be provided across Glenmoore Dr. at the intersection with Plum
Creek Drive. We recommend that this crosswalk be raised.
b. Transportation Planning is still reviewing your plans. Their comment sheet and
redlined plans will be provided to you in a few days.
6. Engineering Department:
a. See the attached comment sheet and accompanying redlined utility plans.
7. Zoning:
a. The zoning comments from the May 22°d comment letter were not addressed.
b. PDP's are different than PUD's. This project is a PDP. One difference is that
there is no requirement to show "building envelopes" on a PDP. You do however
need to show dimensions from the shown building footprints to the property lines.
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COMMA Planning and Environmental vices
Current Planning
City of Fort Collins
STAFF REVIEW COMMENTS
Richard A. Rutherford
Stewart & Associates
P.O. Box 429
Fort Collins, CO 80522
Staff has reviewed your revisions for the Glenmoore PDP.
February 26,1999
Staff has reviewed your latest revision to the Glenmoore PDP. The Stormwater
department is still reviewing your utility plans and will have them ready in a day or two.
All other staff comments are included with this comment letter.
A number of items that were mentioned in the last staff review comment letter (dated
May 22, 1998) were not addressed in your latest revisions. The configuration of the
channel is causing a number of problems. The last round of comments asked you to
address this issue, but your revisions have not as of yet addressed it. The Engineering
department comments attached to the May 22"d comment letter stated, "I'm concerned
with the way that you are proposing to route the storm water through the site. Provide the
necessary documentation proving that the runoff will turn at right angles and not effect
the property owners". The Stormwater department also had a comment about the canal's
alignment attached to the May 22" d comments which stated, "The main stromwater
concern with this project is the realignment of the Plum Channel. The channel should be
aligned in a more direct flow path from the Taft Hill Rd. culverts to the Glenmoore Dr.
culverts. This means aligning the channel with more gradual bends, rather than the
ninety -degree bends shown on the plans. Please redesign the site to accommodate the
channel design." Back at conceptual review on March 17, 1997, the Stormwater
department commented, "It was suggested that you review the Plum Channel update (as
part of the Glenmoore PUD) for the design of the channel. You need to show that the
100 year event can be contained in this channel with 90 degree angles on Plum Channel."
That being said, staff would like to offer the following additional comments.
COMMENTS:
1. Water and Sewer Utility Department:
a. See the attached comment sheet and accompanying redlined utility plans.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 a FAX (970) 416-2020