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HomeMy WebLinkAboutPARK SOUTH PUD - PRELIMINARY - 46-88C - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWServices • Planning Department City of Fort Collins February 12, 1991 Middel Realty c/o Marc Middel 1407 South College Avenue Fort Collins, CO 80521 Dear Marc: For your information, attached is a copy of the Staff's comments concerning the Park South P.U.D., New Master Plan and Existing P.U.D. which was presented before the Conceptual Review Team on February 11, 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 questic as regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, Tv,k"� Ted Shepard Project Planner TS/g jt Attachment xc: Tom Peterson, Director of Planning Kerrie Ashbeck, Civil Engineer I Project Planner File 281 North College Avenue - P.O. Bo\ 5SO - Fort Collins, CO 80522-0580 - (303) 221-6750 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: February 4, 1991 ITEM: Park South P.U.D., New Master Plan and Existing P.U.D. APPLICANT: Middel Realty, c/o of Marc Middel, 1407 South College Avenue, Fort Collins, CO. 80521 LAND USE DATA: Proposal to construct zero lot line homes south of Dennison within the existing platted envelopes and street lay out as approved on the original Park South P.U.D. Lots would be enlarged by "use easements" to extend out to easement or right-of-way line. Streets would be private and feature drainage swales with no sidewalk, curb, and gutter. North of Dennison, the proposal includes approximately seven to ten acres of neighborhood convenience shopping, office on the west to buffer Four Seasons, and traditional single family homes on public streets with sidewalk, curb, and gutter. A church site may be considered if market conditions warrant. COMMENTS: 1. The Light and Power Department has existing facilities in Stream Court, along Manhattan, and along Horsetooth. Any relocations would be at the developer's expense. Three phase power is available on the west side of Manhattan. Oval vaults are installed and it is advised that curb cuts not be placed at these locations. Again, any relocation of an oval vault would be at the developer's expense. Standard development fees would apply. Please contact Janet Perry, 221-6700, for further details. 2. The Water and Sewer Department requests a master utility plan for the entire parcel. Most mains are already installed. In some locations, individual services are installed. Please contact Brian Hahn, 221-6681, for information on what is paid for and what is not. 3. Any enlarging of lots or replatting must not inhibit storm flows into the channel. Be careful that the conversion of common open space to enlarged private yards does not result in rear yard fences, sheds, outbuildings, etc. that may be built by homeowners that will block flows. For areas north of Dennison, on -site detention may be required if there is not sufficient capacity in the outlet pipe. Any construction that is not part of a currently approved plan must submit a Drainage Report and Grading Plan meeting the specifications of the Stormwater Utility. For further information regarding any Stormwater Utility issues, please contact Susan Hayes, 221-6589. 4. The parkland fee is $625 per residential unit payable at the time of building permit issuance. 5. All structures must be within 400 feet of a fire hydrant. 6. If the four small streets south of Dennison remain private, and not built to City minimum standards, then it is strongly recommended that a Homeowners Association be established, with an appropriate funding mechanism, to ensure the repairability of these streets. The City is constantly under pressure from citizens who live on private streets, but pay taxes like everyone else, to come in and repair privately constructed streets that have deteriorated over time. The City feels that it is not an efficient use of the taxpayer's money to repair private streets that were not initially constructed to City specifications. 7. A Traffic Impact Analysis will be required for the mixed use area north of Dennison. It can be assumed that Horsetooth/Manhattan intersection will be signalized in the future. 8. In the City, there are currently nine streets that use the word "Stone". You are encouraged to rename this street to avoid confusion with the Postal Service and emergency services. Similarly, the name "Boulder" is currently used to describe two existing streets. "Pebble" may conflict with "Pebble Beach Court" located in Southridge Greens. Finally, "Jarman" appears to be a misspelling of "Jasmine". If this is the case, then this name should be corrected. It is recommended that these names be reconsidered to avoid confusion and duplication. Renaming streets does not involve replatting. All that is required is a letter requesting the new names and the Planning Department will process the change via ordinance to City Council. There is no fee. 9. A Master Plan will be required for the area north of Dennison. This Master Plan must meet the requirements of Section 29-526 (G) 2 of the City Code. 10. Please be sure to research the requirements of the Neighborhood Convenience Shopping Center in the Land Development Guidance System. Unlike the other point charts, this category requires a minimum score of 65% versus 50% Also, there are certain uses that have been specifically excluded from this category, and the design guidelines are rigorous to ensure neighborhood compatibility. 11. Please keep in mind that zero lot line homes still need a minimum of ten feet separation between buildings. 12. Staff is concerned about the change of concept that puts the common open space (south of Dennison) into private yards or easements. Whether these lots are replatted or enlarged by "use easements", the net effect is to change the concept of the approved P.U.D. The conversion of common open space into private yards is not what is approved on the existing P.U.D. It is likely that such a change would be considered major in character and would have to be reviewed by the Planning and Zoning Board via an amendment to the P.U.D. Section 29-526 F (5) (d) 1. states: "For planned unit developments submitted prior to March 13, 1981, major changes shall be defined as follows: (1) A change in the character of the development; and (2) A reduction by greater than three percent (3%) of the approved open space." • The proposed changes would not be in compliance with the approved P.U.D. and would be considered a major change. 13. Staff continues to support the P.U.D. that was approved at the time of annexation as per the expressed condition of the annexation agreement. However, the enlargement of the lots, the conversion of common open space, and the concept of zero lot line single family homes represents a change in the approved P.U.D. Consequently, the new P.U.D. would have to be reviewed through the amended P.U.D. process, as outlined in the Land Development Guidance System.