HomeMy WebLinkAboutLAURIE SUBDIVISION PUD - PRELIMINARY - 44-89D - CORRESPONDENCE - STAFF'S PROJECT COMMENTS1
Develor*-nt Services •
Planning Department
City of Fort Collins
June 17, 1991
Dr. Bill Musselwhite
3041 N. Taft Avenue
Loveland, CO 80537
Dear Bill:
Staff has reviewed the Laurie Subdivision PUD, Preliminary
submittal and has the following comments to make on this item:
1. An 8' easement is needed along both sides of Wooded Creek
Court. (Note: All easements need to be shown on the preliminary
site plan/plat and would be dedicated on the final subdivision
plat).
2. A 10' easement is needed along both sides of the private drive,
to accommodate PSCO and Light and Power. The driveway also needs
to be an easement. This additional 6' easement will need to be
graded level with the driveway.
3. The developer should contact the City's Light and Power
Utility, Distribution Engineering, to receive information regarding
the Utility's construction and development charges. Contact Doug
Martine, 221-6700.
4. Rear lot utility easements are needed along all lots and along
the north property line of Lots 1 and 9 for telephone cable.
5. Trees should not be planted within 4' of natural gas
facilities.
6. The status of the utility easement that connects to Hepplewhite
needs to be clarified for Public Service Company, since it was not
part of the recorded plat of The Ridge.
7. Note F-4 needs to clearly state who will have responsibility to
approve exterior structure features.
8. Setbacks and lot line dimensions need to be shown on the
preliminary site plan/plat.
9. Lots 3 - 6 exceed the 660' distance from a single point of
access. Homes constructed on these lots must be equipped with an
approved residential fire sprinkler system. A note specifying
which lots must have sprinkler systems should be added to the site
281 North College avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
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plan.
10. Water line size must be shown on the utility plans. The
developer must contact the water district to install water taps for
sprinkler systems for Lots 3 - 6.
11. Turning radii on the private drive must provide a minimum of
20' inside and 40' outside.
12. Construction and surfacing of the private drive must conform to
City street standards. The width, as shown, is adequate, given
sprinkler protection of homes on Lots 3 - 6.
13. The list of affected property owners (owners within 500 feet of
site) needs to be updated, since more than six months have passed
since the original list was submitted.
14. Clarification is needed regarding the Applewood Estates
irrigation ditch and whether this ditch is proposed to be piped
through this property.
15. Reference is made on the proposed plans regarding revegetation
of areas disturbed by the proposed private driveway. Further
information needs to be provided regarding these plans, including
the extent, types of plant material to be used in revegetation,
bank stabilization, etc.
16. Notes E and G on the site plan reference the previous Laurie
Subdivision submittal. This information should be added to the new
site plan. Any other information from the original submittal (ie.
architectural requirements, covenants, tree replacement plan, etc.)
that is to be included as part of this new submittal needs to be
clarified.
17. Building envelopes on Lots 8 and 9 appear to impact a large
area of vegetation. More detail is needed for this area, to
determine the nature of the area shown as vegetation and impacts on
this area. For example, how many trees would be removed from these
lots? Is the vegetation in this area primarily understory, trees,
or a combination of both? Specific tree locations should be
identified on the site or landscape plan. Tree replacement plans
also need to be specified.
18. A revised drainage report and plan and grading plan must be
submitted for review. For further information, contact Susan Hayes
at the Stormwater Utility, 221-6589.
19. As in the previous submittal, staff has concerns about the
crossing of the existing ravine on this site. In order for staff
to make a thorough evaluation and determine if mitigation is
appropriate/adequate, a profile of the proposed private drive,
indicating the extent of cut and fill, needs to be provided.
20. The City Natural Resources Department has concerns about the
grass mix shown on the plans. I have attached a preferred grass
mix list. The smooth sumac, rhus typina, should be changed to
rocky mountain smooth sumac, rhus glabia. Russian olive is an
introduced, undesirable species for natural areas and should be
replaced with wild plum, chokecherry, or another suitable native
shrub.
21. A count of the existing trees and shrubs to be removed needs
to be made and indicated on the plans. Will any of the trees or
shrubs be relocated?
22. Lots 3, 6, 7, and 8 extend into the open space area/gulch in
such a way that the natural areas may be impacted. Lot lines
should be redesigned to conform with the natural topography and
protect the integrity of the area.
23. Building envelopes are not labeled on the site plan or shown
on the landscape plan. The building envelopes and "existing trees
to remain" bubbles appear to be in conflict on lots 8 and 9.
Please show more information on the plans about what the existing
vegetation consists of.
24. What are covenants regarding the landscaping treatment of lots
outside of the building envelope? Portions of lots associated with
the ravine, should be left in native vegetation. This should be
noted on the plans.
25. Please indicate whether the open space will be dedicated as a
conservation easement and what will the landscaping treatment be
for this area.
26. The general street layout is acceptable to the City
Engineering staff for a preliminary submittal.
27. The plan is missing some minor information such as the size of
water and sewer lines and location of sidewalks, but is generally
acceptable for a preliminary.
28. For final, City standards, following the outline in the
Development Manual, should be used for what is required to be shown
on the final utility plans and plat.
29. Western Gas Supply Company would like to remind the developer
to please have all the existing utilities located before beginning
construction.
30. The previously submitted preliminary drainage report must be
revised to reflect the new layout. The newly adopted Erosion
Control Criteria must also be addressed.
31. In general, this layout is much improved. The major drainage
issues are still the sizing of the culverts under the private drive
and protecting the existing ravine from erosion due to increased
and concentrated flows.
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32. Since the road across the ravine is going to be a private
drive, maintenance of the embankments and culverts will be the
responsibility of the homeowners.
33. Further comments concerning storm drainage can not be made
until the preliminary drainage report and grading plan are
submitted.
Revised plans and documents, addressing the comments above, must be
submitted on the following schedule:
Noon, Wednesday, July 3, 1991
Noon, Monday, July 15, 1991
- 5 copies of all plans
- 10 folded site and
landscape plans,
a colored site plan
and an 8-1/2"x 1111 PMT
I will be out-of-town from June 17 until July 8. If any questions
arise during my absence, Kirsten Whetstone may be able to assist
you. Kirsten can be reached at 221-6750. I will be happy to
contact you immediately upon my return, if there are any points to
be discussed or resolved.
Sincerely,
Sherry ertson-Clark, AICP
Chief Planner
cc Curtis Tanner
c/o Jack Johnson Co.
FAX # 801-649-1620
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3 RANGE SITES: Loamy Plains, Clayey
Plains, Loamy Foothill,
and Clayey Foothill
Species
Variety
% of
mixture
Western Wheatgrass
Arriba
35
Barton
Rosana
Sideoats Grama
Vaughn
10
Butte
Niner
El Reno
Haskell
Trailway
Blue Grama
Pastura
10
Hachita
Green Needlegrass
Lodorm
5
Switchgrass
Grenville
20
Big Bluestem
Kaw
10
Pawnee
Yellow Indiangrass
Llano
10
'
Holt
Cheyenne
OW
Seeding rate: 10.5 lbs./acre
drilled; 21
lbs./acre broadcast