HomeMy WebLinkAboutGREENBRIAR VILLAGE PUD SECOND FILING PRELIMINARY - 19 93B - CORRESPONDENCE - STAFF'S PROJECT COMMENTSPlease
related
contact me at 221-6750 if you
to these comments. I would like
issible, if necessary,
Project Planner
xc: Kerrie Ashbeck
Sherry Albertson -Clark
Advance Planning
Stormwater Utility
Transportation
Jeff Laughren
Stewart & Associates
file/Project Planner
have questions or concerns
to schedule a meeting with
to discuss these comments.
submitted for review. All landscaping is to be maintained by
the homeowners or an association, to include the areas in the
street rights -of -way.
n) What is planned for the shaded area between Lots 23 & 24,
at the southwest corner of the development?
o) The single family and duplex residential lots are subject
to the City's adopted Solar Orientation Ordinance. A minimum
of 65% of the lots must be oriented to comply with the
ordinance. In this case 59 lots must comply (see a copy of the
ordinance, attached).
p) Is a 31' wide utility easement really needed along Willox
Lane and Redwood Street?
q) What is the RAMP zoning district (see Note 6 on the Site &
Landscape Plan)? The HB Zone north of Willox Lane refers to
what?
r) The development site must be shown and labeled on the
Vicinity Map.
s) What is the density, per housing type, of the development?
t) A pedestrian access between this development and Coachlight
Plaza is being suggested.
u) The existing Sundance Circle street should connect through
to Greenbriar Circle.
This completes the review comments at this time. Please be advised
that this submittal is considered INCOMPLETE and will not be
included on the June 28, 1993 Planning and Zoning Board agenda.
Additional comments may be forthcoming as the various departments
and reviewing agencies continue to review this request. Please be
aware of the following dates and deadlines to assure your ability
to stay on schedule for the July 26, 1993 Planning and Zoning Board
hearing:
Plan revisions are due July 7, 1993 by 12:00 noon. 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 July 19, 1993.
Final documents (including the signed development agreement,
applicable mylars and utility plans) are due July 22, 1993 by 12:00
noon.
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d) This Second Filing, being Phase 2 on the Overall
Development Plan, does not indicate four plexes on the O.D.P.
The O.D.P. will have to be amended with this filing to allow
the four plex lots.
e) The Site & Landscape Plan should indicate the locations of
the single family, duplex, and four plex lots. The plan should
indicate the number of bedrooms per unit, density, and
parking for the duplex and four plex lots.
f) The Planning Department should receive a Site Plan for the
duplex and four plex lots indicating location of setbacks,
parking, landscaping, etc. Architectural elevations are
required for these types of units.
g) Lots 38, 49, 58, 66, 67, and 68 do not appear to be
developable due to the utility easements.
h) A note must be added to the Site & Landscape Plan and the
subdivision plat that eliminates access to individual lots
from Willox Lane, an arterial street, and Redwood Street, a
collector street.
i) The exact configuration of the wetlands must be indicated
on the Site & Landscape Plan. What impact will Lots 50 through
57 have on the wetlands? This must be addressed with this
plan.
j) What is the future use of the parcel at the southwest
corner of Willox Lane and Redwood Street? What is planned for
the two areas at the northeast and southeast corners of
Redwood Drive and Greenbriar Circle?
k) What type of "outside storage" is planned (Note 3 on the
Site & Landscape Plan)?
1) Note 8 on the Site & Landscape Plan must be eliminated, or
it could be rewritten to say that "The developer reserves the
right to request minor adjustments". The only "rights" are
those provided in the L.D.G.S., which requires City approval.
m) The Site & Landscape Plan should provide for landscaping
and fencing along Willox Lane and Redwood Street. Where is
landscaping proposed? One shade tree per lot, per street
frontage is being recommended. Fencing guidelines must be
a
7.
M.
f) The street intersection of Redwood Street and Greenbriar
Circle must be constructed as an "off -site" improvement. Who
owns the land at the corners on the east side of Redwood
Street?
g) The soils report is inadequate, outdated, and the
information is lacking to be able to design the pavement
section, which must be done by an ENGINEER. Also, the old
report indicates presence of high groundwater.
* If a subdrain system is required by the soils
investigation and/or desired by the developer, then the
system must be designed by an ENGINEER (the City has
criteria) and accompanied by a hydrologic report.
Please contact Kerrie Ashbeck at 221-6750 with engineering
related questions.
Parkland fees of $625 per residential dwelling unit will be
collected at the time of issuance of building permits.
A copy of the Water/Wastewater Department's comment sheet,
with a redlined Preliminary Drainage & Utility Plan, is
attached to this letter.
The Planning Department has numerous comments to offer:
a) The Preliminary P.U.D. Site & Landscape Plan reflects a
standard subdivision configuration with no consideration for
buffering from the collector and arterial streets or the
interface of single family residential lots to the adjacent
multi -family areas. The "Neighborhood Compatibility" paragraph
on page 5 of the Land Development Guidance System discusses
the requirement for effective mitigation between differing
uses in a P.U.D. Also, the existing Sundance Hills, First
Filing project creates a pleasant looking streetscape along
Willox Lane. The setbacks and landscaping to be provided with
the approved Sundance Hills, Second Filing plan would be very
appealing. This should be continued in some form (setbacks,
landscaping, berming, etc.) along the frontages of this
project on both Willox Lane and Redwood Street.
b) Willox Lane is an arterial street and all lots must be a
minimum of 150' deep along arterials. Section 29-656(d) of
City Code states that "If residential lots in a subdivision
are adjacent to an arterial street, no access to individual
lots from such arterial street shall be permitted. Lots
adjacent to an arterial shall have a minimum depth of 150
feet". Lots 3 & 4 fall far short of a 150' depth.
c) No Planning Objectives and Residential Uses Density Chart
were submitted on May 3, 1993.
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Please contact Alan Rutz with questions pertaining to electric
service. Alan can be reached at 221-6700.
3. The Poudre Fire Authority has the following comments to offer:
a) Fire hydrants and water line sizes must be shown on the
utility plans.
b) The large cul-de-sac in the northwest corner of the
development does not appear to meet the City's design
standards (see the Typical Parking in Cul-De-Sac detail on
page D-23 of the Design Criteria and Standards for Streets
manual).
c) The street name Greenbriar Circle conflicts with the
existing Greenbriar Drive in Fort Collins and should be
renamed.
d) The unnamed cul-de-sacs must not have names that conflict
with existing streets in the City or fire district.
4. I am forwarding to you two comment sheets received from the
Stormwater Utility. These comments were dated May 6, 1993 and
May 19, 1993. There are significant concerns, including the
fact that the storm drainage information received does not
constitute a complete submittal. An off -site drainage easement
to the south, across the Coachlight Plaza development, is
required. The redlined drainage report is being returned to
you#aw Ii nol with this comment letter.
5. The City Engineering Department has the following comments to
offer:
a) Lots 17 through 19 must be redesigned to fit on a full cul-
de-sac or just have street frontage on Greenbriar Circle. No
"eyebrow" is allowed.
b) A TRAFFIC ENGINEER must submit a variance request with
justification for the islands in the cul-de-sacs and, if
approved, the islands must meet City specifications with
regard to materials and methods of construction designed by an
ENGINEER.
c) The design for the northernmost cul-de-sac (large cul-de-
sac with interior parking) must match the City standard for
that type of cul-de-sac.
d) Many lots appear to be unbuildable due to existing utility
easements.
e) Lots along the inside of Greenbriar Circle (65, 66, 78, 79)
will likely need a sight distance easement to have adequate
sight distance from the cul-de-sac.
Community Planning and Environmental services
Planning Department
City of Fort Collins
May 21, 1993
Ed Zdenek
ZTI Group
1220 South College Avenue
Fort Collins, CO. 80524
Dear Ed,
Staff has reviewed your submittal for the Greenbriar village
P.U.D., Second Filing - Preliminary and would like to offer the
following comments:
1. Public Service Company states that the final plat will need to
dedicate 8' wide utility easements adjoining the street right-
of-way lines on both sides of all streets and cul-de-sacs.
2. The City's Light & Power Department has the following comments
to offer:
a) The developer needs to be aware of City Ordinance that
requires the undergrounding of existing overhead utilities. In
this case there is an overhead REA line that runs along the
west side of Redwood Drive and along the south side of Willox
Lane. The overhead line will need to be undergrounded at the
developers expense per City Ordinance.
b) Electric lines will be installed approximately 3.5' behind
attached sidewalks and approximately 3.5' behind curb when the
sidewalk is detached.
c) The drainage & utility plan shows water and sanitary sewer
lines encroaching on curb and sidewalk in numerous places.
These lines will have to be redesigned to allow a minimum
horizontal clearance of 10' from electric lines.
d) Existing water and sanitary sewer lines also encroach in a
few places. A utility coordination meeting will probably be
necessary to determine if there is room for electric, gas,
etc. in these areas.
e) Light & Power would like to see a better map which clearly
shows the location of utility lines, curb, and sidewalk and
the distances between them.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750