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HomeMy WebLinkAboutPARK SOUTH PUD - OVERALL DEVELOPMENT PLAN - 46-88B - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (2)Develcoent Services Planning Department City of- Fort Collins June 27, 1991 Mr. Frank Vaught Vaught - Frye Architects 2900 South College Avenue Fort Collins, CO 80525 Dear Mr. Vaught: For your information, attached is a copy of the Staff's comments concerning Park South Overall Development Plan & Preliminary P.U.D., which was presented before the Conceptual Review Team on June 24, 1991. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, T,X,kf"� Ted Shepard Project Planner TS/d Attachment cc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 CONCEPTUt�' REVIEW S'I'AFOCOMMENTS APPLICANT: Architects-, Development Plan & Preliminary William Strickfadden c/o age Avenue, Fort Collins, LAND USE DATA: Overall Development Plan consisting of 3-4.4 acres at the southwest corner of West Horsetooth Road and Manhattan Avenue. Proposed uses include single family (24.3 acres), neighborhood convenience shopping (7.3 acres), and duplex/office (3 acres). The Preliminary P.U.D. consists of 28 single family lots, 10 lots front on Benthaven, 18 lots access existing Stream Court. The 10 lots on Benthaven were previously part of the Four Seasons Seventh_ Filing and now included in Park South. 1. The City Light and Power Department has existing facilities and numerous sources of electrical power in the area. The facilities on Stream Court are above ground and L & P would prefer that these be placed underground to create a safer residential setting. It is likely that L & P will absorb the cost of undergrounding existing facilities into vaults. There is a three phase line in Manhattan so exercise caution when making curb cuts for local streets. Normal development charges will apply. For further information, please contact Janet Perry, 221-6700. 2. There are existing water and sewer mains in Manhattan and in the Four Seasons development. It will be very important to coordinate with the City -of Fort Collins Water and Sewer Department to make sure that individual services to the houses on Stream Court do not conflict with other underground utilities. Services should be as perpendicular to the lot as possible. There must be 15 feet of dedicated utility easement on either side of the sanitary sewer that will be in the front yards on Stream Court. For further information, please contact Mark Taylor, 221-6681. Lots 9 and 10 on Stream Court must storm flows remain unimpeded. The ch to block access for City maintenance restrictiQns be fenced so 4. The Drainage Report and Drainage and Grading Plan must be amended to reflect the new land uses. Please verify the capacity of the South Glen pond. The existing 36 inch diameter storm pipe is available for conveyance of storm flows. In the McClelland - Mail Creek Drainage Basin, the drainage fees are $3,232 per developed acre. Erosion control criteria must be addressed as part of the Drainage Report. For further information regarding stormwater issues, please contact Susan Hayes, 221-6589. V 5. An amended Traffic Impact Analysis will be required based on the new land uses and the revised trip generation. The operations of the intersections and access control should be specifically addressed. For further information regarding the traffic study, the traffic consultant should contact Rick Ensdorff, 221-6608. 6. There are questions about the potential to upgrade Manhattan to include sidewalks as per the standards for collector streets. Since the street is higher than the surrounding land, it may be very difficult to install curb and gutter. How will sidewalks be installed and by whom? These issues will have to be negotiated. 7. Variances should be applied for with the Engineering Department for those -areas where Manhattan will not be brought up to collector standards. 8. The Street Oversizing Fee for residential is $584 per dwelling unit, $10,504 for office, and $14,005 for all other commercial and retail uses anticipated in the Neighborhood Convenience Shopping Center. For further information regarding the Street Oversizing Fee, contact Kerrie Ashbeck, 221-6750. 9. The Neighborhood Convenience Shopping Center designation for parcel A is appropriate. However, please be aware that definition of the neigh. conv. shop. center in the L.D.G.S. (point chart J, page 35) is silent on the amount of square footage that would typically be found in such a center. In the accompanying booklet that helps explain point chart J, Neighborhood Convenience Shopping Center• Design Guidelines, Policies, and Criteria, the definition statesthat ..."total retail floor area may range from 12,000 to 50,00 square feet." (page 7). Since the request indicates that Parcel A would be eligible for up to 80,000 square feet, there is 30,000 square feet of floor area that exceeds the recommended size. It is recommended that point chart J still be used because site is not typical of the Neighborhood Service Center (point chart B) which is expected to be about 15 acres in size and has a primary offering of a supermarket grocery store. The extra 30,000 square feet should be reduced or justified based on the level of design and buffering and meeting the guidelines, policies an design criteria of the Neighborhood Convenience Shopping Center. 10. It is recommended that the buildings in Parcel A take advantage of the "reverse lay -out" where the intense activity such as gas pumps, canopies, parking lots, etc., are oriented internally to the site and shielded from the streets by attractive building elevations, berming, and landscaping. 11. Pedestrian connections from Parcel A to Parcels B and C should be made obvious, usable, and safe. Paths should be of sufficient width,*.safely illuminated, and in logical areas to promote pedestrian versus vehicular travel. 1 12. Drainage swales and detention ponds should be treated as site amenities. These areas are logical candidates for a pedestrian circulation system and should be enhanced. 13. The fencing of the rear lots on Stream Court along Manhattan should be uniform and consistent, not haphazard. t