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Home My WebLink AboutPARK SOUTH PUD, 3RD REPLAT - PRELIMINARY & FINAL - 46-88G - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSA` • STEWART&ASSOCIATES Consulting Engineers and Surveyors November 21, 1996 Mr. Mike Ludwig Current Planning Department City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 Dear Mike, Thank you for faxing me a copy of the Park South Third Replat comments. Following are my responses to the comments: AMENDED OVERALL DEVELOPMENT PLAN 1. This has been resolved with Rick Traynor of Public Service. A 15 foot easement and relocation of a part of the gas main is planned. 2. No response. 3. (a.) The mixed use issue has been determined by the P & Z Board and City Council. (b.) These are now shown on the plan. THIRD REPLAT, PRELIMINARY AND FINAL P.U.D. 1. This has been resolved with Rick Traynor of Public Service by relocating a portion of the existing gas main to 7 feet south of the south property line of Horsetooth Road and by providing a 15 foot easement and by placing the fence at 10 feet south of the south property line of Horsetooth Road. 2. (a.) A concrete drain pan has been added along Manhattan. (b.) This is noted on the site plan. (c.) This note has been removed from the site plan but remains on the subdivision plat. The maintenance easement was placed on the First and Second Replat and the developer desires to continue this type of maintenance on the Third Replat also. (d) The developer is advised of this requirement. 3. No response 4. This note has been added to the Landscape Plan. James H. Stewart and Associates, Inc. 103 S. Meldrum Street P.O. Box 429 Ft. Collins, CO 80522 970/482-9331 Fax 970/482-9382 rI L 5. This note referred to the side yard easements between Lots 131 through 140, and the easements now have been shown on the plat. Also see the last sentence of note no. 12. 6. I have addressed the engineering and water and wastewater comments and I am submitting revised plans and returning red lines. 7�. Stormwater revised plans and report are being submitted along with red lines. 8. (a.) No irrigated turf is proposed for these areas. (b) This juniper is removed from the landscape plans. (c.) I believe this note is correct and City will maintain. 9. (a/ The dimensions are now shown on the walks. (b.) There is now a stormwater detention pond in the location of Lots 117 and 118, and no pedestrian path will be provided. (V� This drain pan is now shown on the design plans and will be installed by the developer. (d.) This has been done on the plan. (e.) This is now done. (f.) This is now done. (g.) The point generators have been named (h.) A revised 1994 chart is now used. The engineering, water and wastewater and storm drainage plans have had two submittels to date with red line back to me in August for the second submittal. This third plan submittal covers the May 17 comments along with the August comments. A copy of your May 17 comments is attached, along with a copy of the point charts. Sincerely, Phillip I. Robinson P.E. & L.S. rrc NOV-s.0-96 17:21 FROM:ADVAN• PLANNING DEPT ID:97020111 PAGE 1/9 Lommu- _,y Planning and Environmental . _rvices Current PIanning Post-ir Fax Note 7671 D3ie 9 f , From Go Dep Go. Phone p Phone May 17, 1996 Marc Ntcddel c/o Phil Robinson Stewart and Associates P.O. Box 429 - Fort Collins, CO 80522 Dear Phil, Staff has reviewed your documents for the Park South Amended Overall Development Plan and. the Park South P.U.D., 3rd Replat, Preliminary and Final that were submitted on April 227 1996, and would like to oft'er the following comments:. AMENDED OVERALL DEVELOPMENT PLAN: Public Service Company references continents stated regarding the Park South P.U.D., 3rd Replat, Preliminary and Final. 2. The Transportation Department states: "We have installed a westbound left turn lane at the intersection ofHorsetooth and Manhattan. The existing signal has minor northbound left and right turns and are operating with Levels Of Service (LOS) "D" at the P.M. peak. The westbound left turn has delay already but we should be able to handle the additional trips by adjusting the green splits. However, the storage capacity is limited in the westbound left -turn lane. The signal should operate acceptably with, fine tuning." 3_ The Current Planning Department offers the following comments: a. The proposed amendment to the O.D.P. eliminates all opportunity for mixed use in this development. The Land Use Policies PIan which the O.D.P. is reviewed against do not appear to support this amendment request. The Land Use Policies encourage a mix of housing types and densities as well as the location of neighborhood service centers and office uses within walling distance of residential neighborhoods. The elimination of the neighborhood service center forces residents to drive on the arterial streets to get to services. The current O.D.P. is more consistent with the existing Land Use Policies Plan and the vision a goals of the City Plan process. b. Please show the Preliminarily approved. office and neighborhood retail approved on the.north side of Horsetooth Road (Warren Farm PUD). 2S1 north College Avenue • P.O. Box 580 • Port Collins, CO $0522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 24-6002 Vr NOV-20-96 17:22 FROM:ADVANC*LANNING DEPT ID-9702 11 PAGE 2!S 3RD REFLAT, PRELINnNARY AND FINAL PX.D.: 1. PubIic Service Company has serious concerns with the proposed Replat. There is an . - exist 4" gas main in Tracts "M" and 'W" (parallel to Horsetooth Road) of the original Plat of Park South P.U.D. This 4" gas main is aligned at 15' south of the south R.O.W, line of Horsetooth_ The 10' wide utility easement adjoining the south line of Horsetooth which is proposed on this replat is not wide enough to include this gas line. Also, the shadowbox fence proposed along the south line of Horsetooth Road represents a major obstacle to maintenance of utilities south of this fence, including the existing 4" gas line. 2. The zoning Department offers the following comments: a_ It would be nice if the Engineering Department and developer would instaII curb and gutter along Manhattan Avenue- This shoulder/ditch will be a maintenance nightmare for the City as it has become with Park South 2nd Replat. b. Properties or Lots 115 thru 117 and 184 thru 189 will be responsible for sidewalk snow removal along Manhattan so there should be access via a gate to those portions of the sidewalk c- Note #5 on the Site Plan and Note #6 on the Plat cannot be enforced by the City. Does this mean you can't put a fence along your property line? These requirements should be removed from these documents and added to the private restrictive covenants for the development. d. All future site (plot) plan submittals for building permits must show adjoining properties. The 3rd Filing as well as the 2nd Filing have "floating" side setbacks in that setbacks are based on the structure's relation to the adjoining property's structure (see "Typical Building Envelope Detail"). Zero Jot lines are permitted as long as the building is no closer 10 feet to the adjoining building- At present, we cannot determine this distance without seeing the adjoining property's sitelplot plan. Please provide this 1nfoIInation. 3. The Transportation Department offers the same comments as expressed for the Overall Development Plan (Comment #12). 4. The Water and Wastewater Utility requests that the following comments be added to the Landscape Plan_ "The following separation distances must be maintained. Trees must be a minimum, of 10 feet from any water and sewer mains, services, etc. Shrubs must be a minimum of 4 feet from any water and sewer mains, services, etc."; and "Call the Water Utility at 221-6681 for locates prior to any planting." NOV-2,0-96 17:22 FROM:ADVAN• PLANNING DEPT ID:97O24k111 PAGE 3/9 5--The7Mapping . Department requests that you specify on the Plat which lots are effected/unpacted by Note #8. 6:•- Continents from the Engineering Department are attached. 7. Comments from the Stormwater Utility are attached. 3. - The City Forester offers the following comments: a The turf in all parkway strips along Manhattan and Horsetooth must be irrigated.- b. The proposed shrubs (Tammy Juniper) at the corner of Manhattan and Horsetooth will cause sight visibility problems and should be deleted. c. Please delete Landscape Note ##3 as the adjoining property owners or homeowners association will be responsible for maintaining existing and proposed landscaping in the public right-of-way. 9. The Current Planning Department offers the following comments: & Please dimension the width of the sidewalks at the end of each cul-de-sac_ b. A 6 wide pedestrian path from Haven Drive to Manhattan Avenue should be provided between Lots 117 and 118, C. Please contact Tom Chapel and/or Marc Fngemoen of the Engineering Department at 221- 6605 to discuss the potential of coordinating efforts to install a drainage pan along Manhattan Avenue. d. Are the 1 %2" caliper trees proposed on the rear lot line of Lots 131 through 140 ornamentals? If so please add them to the plant list. If they are not ornamentals, they must be the minimum 2" (2 1/2") caliper. e. All proposed landscaping should be reflected in the Plant List. f. Please provide a break down of the proposed water usage categories for the landscaping. g. Please mote Density Chart H the specific names of point generators which are being cbirned. It does not appear that this P.U.D. request is within 2000 feet of an existing neighborhood service center which will reduce the overall point total to 70 points. h. Please submit a current (revised 1994) All Development Criteria Chart. NOV-20-9E 17:23 FROM=ADVAN*LANNING DEPT ID-9702�111 PAGE 4/9 -_ - This co' etes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware ofthe following dates and deadlines to assure your ability to stay on schedule for the June 24, 1996 Planning and Zoning Board hearing: �txxfcxxxxxytytftt�tft�t�tftltfefe7tftfeie�lxlexttft�tfelt�tRyt�tltftltit�t�tftlt�tleftltltseft7tftatytyt7kftltxsltlty!'feytitx�t7tolotft�eR�k�! PIan revisions are due by 12:00 noon on•June 5.1996. Please contact we for the number of folded revisions required for each document Revisions and supporting documentation submitted after this deadline will not be reviewed for the June 241.1996 Planning and Zoning Board hearing. PrTF's, renderings, and 8 folded copies of final revisions are due by 12:00 noon on June 17, 1996, Please contact me at 221-6206 if you have any questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. Sin erely, Mchael Ludwig Project Planner xc: Ward Stanford Stormwater Utility fdelProject Planner