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HomeMy WebLinkAboutINDIAN HILLS VILLAGE PRELIMINARY PUD - 81 93 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSFinal mylars and other documents are due as soon as possible following the hearing. Please be aware that the development agreement and utility plans must be signed prior to the Planning and Zoning Board Hearing, for all PUD's. If not, a condition will be placed on the project giving you 30 days to finalise the plans and agreement, after which time, you must submit a request for an extension, to the Planning and Zoning Board. If you have.any questions about these comments or would like to schedule a time to meet to discuss them, please contact me at 221- 6750. Sincerely, Kirsten Whetstone, AICP Project Planner cc Kerrie Ashbeck, Engineering Department Downing, Thorpe, James File proceed simultaneously with the planning process. The project would require preliminary approval prior to first reading of the vacation, and second reading of the vacation would occur after final Planning and Zoning Board approval. It would not necessarily hold up the approval process. Please contact Kerrie for more information. It may be worth pursuing this vacation, if it gives you 5 or 10 feet of additional space to work with. 30. Have the Indian Hills Townhouses HOA agreed to the landscaped materials being added on their property? We will need to see something in writing that they have agreed to this and will maintain it. If.they do not agree, then the buffer will have to be provided on your property. 31. Additional street trees should be provided on E. Stuart Street close to streets within the street ROW and/or easements. 32. Overall I believe that this concept is exceptional, creative, and addresses many of the typical concerns of infill medium density into an existing residential neighborhood. I have sent plans to some of the neighbors who requested them. It might be a good idea to contact some of the neighbors and see if they have additional concerns, ideas, etc. I've attached the list of people who attended the neighborhood meeting. I would be interested in attending such a meeting. 33. Stormwater comments will be forwarded to you under separate cover and will also be sent to your engineer. 34. The signature block at the lower left side of the site plan can be eliminated. This site plan will be approved by the Planning and Zoning Board, signed by the Secretary of the Planning and Zoning Board, not the Planning Director. You can also delete the information in "( )" next to the word "certification". The attorney's signature is not necessary on the site plan, as long as the owner's signature is notarized. 35. An engineering signature block will be required on the final plat, along with the other signatures. "Approved as to form by the Director of Engineering for the City of Fort Collins." 36. Please delete the word "access" from the Solar Orientation Ordinance information. This concludes staff comments at this time. In order to stay on schedule for the January 24, 1994 Planning and Zoning Board hearing, please note the following deadlines: Plan revisions are due January 4th (4 sets, of plans and written documentation responding to the above concerns), PMT's (one PNT of each plan sheet), colored renderings, and 8 prints are due January 17th. street standards. The variance must be prepared by a registered traffic engineer, especially for the extent of variances involved with this project. Kerrie Ashbeck or Mike Herzig can provide more information on this issue. 18. The preliminary plat does not have typical plat information on it, such as curve data, geometrics for streets, horizontal street alignment, lot size, etc. 19. The soils report indicates that there is ground water within 6' of the surface, near Stuart Street. 20. Engineering and Transportation have concerns with the sidewalk on one side of the street and would like to discuss this concept further. A sidewalk connection to the Stuart Street sidewalk needs to be provided. 21. Parking lots must be a minimum of 8' in width. 22. Front and rear setbacks must be specific, they can not be a range. It is best to state the minimum setback that would be allowed for front, rear, side, and corner side. 23. Please include the attached standard notes on the landscape plan. Include the note that "the Homeowner's Association shall be responsible for maintenance of all common landscaping, including that in the public ROW and the existing 10' alley." 9 24. Parkland fees are currently $779.00 per dwelling unit and are collected at the time of building permit issuance. 25. The written material references "public" open space areas. Staff wonders whether you mean private open space, ie for the homeowners, or truly public open space, ie dedicated to the public. 26. Natural Resources Department has reviewed this project and believes that it meets the City's Air Quality Goals because it provides in -fill development and higher densities, which in turn helps reduce automobile dependency and sprawl. The land use and location meet many of the City's land use policies. 27. When details about the replacement schedule for the elms, etc. is available, please submit it for review by Natural Resources and the City Forester.. 28. The sidewalk along E. Stuart Street should be shown on the site plan. 29. Please have a title company research the 10' alley. When we know who.own's it, we can look into vacating it or otherwise using it as a buffer strip. Kerrie Ashbeck would handle the vacation. It would have to go to City Council, and could I heard from Public Service to know whether that is O.K. with them. 8. You will also want to place trees such that electric and gas line placement is not cramped. The issue of trees still needs to be resolved for Light and Power and possibly other utilities.. Contact Light and Power (221-6700) for information on placing the existing utilities in the 10' "alley" to the east, underground. 9. I believe that an additional utility coordination meeting is necessary before approval of this project to bring all of the utilities into agreement with you and each other. 10. Public Service requests a 13' easement adjacent to ROW and front lot easements. They request that phone, TV, and electric be in a joint trench adjacent to the sidewalks, with gas parallel in easements. 11. Trees need to be a minimum of 4' away from the gas lines. Please add a note to this effect on the site and landscape plans. 12. Please provide street names at the time of final. Our Engineering Mapping Division will review the names and assign addresses on the plat. 13. Poudre Fire has stated that the 27' streets don't work for them. They are requesting 36' street widths. Their concern is with fire access and unenforceable on -street parking. I will schedule a meeting with Planning, Engineering, Fire, and Transportation early in January to discuss this issue. Does Zanuary 3rd at 3:00 pm work for you? 14. Please provide a note on the site plan stating that "all dwelling units .must have all portions of the first floor exterior walls within 150' of an approved fire access drive or public street. Lots 37, 40, and 43 appear to be out of access. If private drives are used for emergency access purposes or the 150' access measurement, they must meet fire access road design criteria. Poudre Fire Authority suggests that if residential fire sprinkler systems are provided, they could entertain the narrower street widths and greater access distance. 15. Gates must be provided in fences between units if units are zero lot line. 16. The fire hydrant shown in the southeast corner will be obstructed by parking. It must be moved or eliminated. 17. The variance request submitted is inadequate for Engineering's review. It does not adequately address safety, maintenance, etc. Please consult the City's guidelines for variances to (MMF16N MUM City of Fort Collins Community Planning and Environmental Services Planning Department December 23, 1993 John Prouty Lagunitas Co. 3307 S.. College Avenue #200 Fort Collins, CO 80525 Dear Mr. Prouty, City Staff has reviewed your submittal for Indian Hills West PUD- Preliminary, and offers the following written comments: 1. Review of these plans should not be construed as a.commitment that telephone facilities sufficient to serve this project are presently available. US West will provide telephone service in accordance with the rates and tariffs on file with the Colorado Utilities Commission. 2. Telephone facilities generally occupy rear lot utility easements, which must be located on terrain which permits trenching operations. If the developer prefers a front lot telephone layout, the front lot easement should be wide enough to accommodate all utilities that will be located there. 3. The developer is responsible for. providing all trench for telephone facilities within the project, and the developer pays. construction costs for those facilities before construction begins. 4. Any relocation of existing telephone facilities required by these plans will be paid for by the developer. 5. The developer may choose to provide joint trench for electric, television, and telephone cables. In this case the developer coordinates the placing sequence of each utility. 6. Placement of utility lines for this project is a major issue for Light and Power due to the very tight restrictions on space. Light and Power needs to see some indication that this has been resolved to everyone's satisfaction before they feel comfortable signing off on this development. 7. The last scenario had the water stop boxes placed 6" behind the curb line. This would put the electric line 4' to 4.5' behind the stop box and require the line to be staked by the developer who would then take responsibility for its placement. This is O.K. with Light and Power, but it pushes the gas line further back in the easement and L&P has not 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750