The URL can be used to link to this page

Home My WebLink AboutSILVER OAKS - PRELIMINARY - 14-88F - CORRESPONDENCE - STAFF'S PROJECT COMMENTSPlanning and Env Planning Department Citv of Fort Collins August 25, 1992 Mr. Dick Rutherford Stewart and Associates 103 South Meldrum Street Fort Collins, CO. 80521 Dear Dick: rvices The Planning Department has concluded its interdepartmental review of Silver Oaks Preliminary P.U.D. The following comments are offered: 1. Be sure that street intersections are at 90 degrees and curve no more than 10 degrees measured 100 feet back from flowline. 2. Lots 75 and 90 must take access off the street on the south unless a temporary turn -around, with easement, is obtained from the property owner adjacent to the north. 3. Final Plans need to include the design of Taft Hill Road improvements. The Development Agreement will address the obligation for Taft Hill Road improvements and also the reimbursement for the collector street portion of Auntie Stone Street. 4. Please be aware that offsite easement along the north property line may be needed for lot grading and drainage. 5. The following comments are from U.S. West Communications: A. Review of these plans should not be construed as a commitment that telephone facilities sufficient to serve this project are presently available. U.S. West will provide telephone service in accordance with the rates and tariffs on file with the Colorado Public Utilities Commission. B. Telephone facilities generally occupy rear lot utility easements, which must be located on terrain which permits trenching operations. This plat should be amended to show rear lot utility easements for telephone cable. 281 North College Avenue • f .0. Box 580 • Fort Collins, CO 80-5 2-0-580 • (303) 221-6750 C. Additionally, utility easements for telephone cable will be required along the east property line adjoining South Taft Hill Road, along the south side of lot 109, along the east side of lot 41, along the south side of lot 108, along the east side of lot 1, along the south side of lot 16, and along the east side of the street south of lot 16 to West Horsetooth Road. D. A 20' x 20' easement for telephone equipment cabinets would be required near the southeast corner of the project. E. The utility easement along the south edge of the project should be wide enough to accommodate all utilities to be located there in addition to the existing utilities. If the developer prefers a front -lot telephone layout, then the front lot easement should be wide enough to accommodate all utilities to be located there. F. The developer is responsible for provision of all trench for telephone facilities within the project, and the developer pays up front construction costs for facilities within the development. G. Any relocation of existing telephone facilities required by these plans will be paid for by the developer. 6. The pedestrian access between Silver Oaks and the areas to the north and west shown between lots 68 and 69 will allow future development to tie into a non -vehicular transportation system. The exact timing of future development is unknown. In order to allow more efficient access to the school, a path between the sideyards of lots 61 and 60, or 60 and 59 is also recommended. It is suggested that the school property be investigated for the best practical location of this connection. Perhaps Dave Benson has some ideas on the best location based on the existing facilities and how the playground area is used. 7. Discussions with Mr. Jim Gabel, 3311 Milfred Lane, should begin regarding potential access north to Primrose. It is suggested that Milfred Lane and the Gabel property be shown on the P.U.D. site plan for reference. Such an access would require a path between the side lot lines of two lots, or the access could be considered within the future Auntie Stone Street alignment. This is an exciting concept and should be explored immediately. 8. In general, the landscape plan looks good. The three critical areas have been addressed. The street trees along Taft and Horsetooth should be specified by type and caliper size at the time of Final. Similarly, the area between the patio homes and the commercial area should also be specified with species, quantity and size: The issue of turf maintenance along the arterials should be addressed. 9. The buffer treatment for the patio homes should wrap around the side of lots 1 and 16 which will help buffer the homes from the entry drives to the commercial area. 10. Is there a plan for a drought -tolerant seed mixture for the detention pond? If so, please note on the plans. The exact details of the seed types and percentage of the total mixture should be specified on the plans at the time of Final. 11. Staff is concerned about the double frontage lots along Auntie Stone Street (lots 1-9). While it is desirable to not have nine individual driveway cuts on a collector street, it also presents a design challenge to treat the rear yard areas of these lots so that there is an attractive entry to the project and an attractive streetscape. Pleases indicate what the design treatment will be along the rear of these lots. Staff would suggest a common, uniform fence design to avoid the hodge-podge effect of differing fence styles. It is also suggested that the fence be articulated to minimize the length of a long continuous row. The height could be four foot solid with two foot "open weave", or five foot shadow box design which minimizes the solid "stockade" look. Landscaping along the rear of these nine lots should be seriously considered. An articulated fence allows for "landscape pockets" for trees or shrubs. Street trees or ornamental trees would complement the street trees along Horsetooth and help create a dramatic sense of entry. — There are lots of ideas that could be implemented to solve the problems of double frontage lots, sense of entry, and avoidance of the sterile, solid, six-foot high stockade fence. Staff is willing to explore any combination of ideas that contribute to solving these design problems. 12. Similarly, along the north property line, the design issue of mitigating the urban rear yard - rural lifestyle transition needs to be addressed. As we heard at the neighborhood meeting, some of the adjacent owners prefer fences, some do not. I suggest that you meet with these abutting owners and find out what the particular needs and preferences are of each owner. The Planning and Zoning Board will appreciate continued contact with these affected property owners. Perhaps a customized treatment catering to the needs of each owner is the only way to solve the issue. Staff is willing to facilitate further meetings with these owners on an informal basis (not another neighborhood meeting) to discover how best to treat this sensitive area. The treatment of this area will be an issue with the Planning and Zoning Board. 13. In other recent subdivisions, Staff has recommended that one street tree per lot per street frontage be provided at the time of occupancy. The objective is to establish a residential character in the neighborhood and create attractive residential streets. Over time, these trees will mature and provide valuable cooling during summer months and help buffer the northerly and westerly prevailing winds. It is recommended that Silver Oaks also provide this landscape amenity. Staff is willing to be flexible on placement to respect the location of streetlights and underground electrical and gas utilities. 14. Sidewalks should be provided in the cul-de-sac openings between lots 9 and 10, and 19 and 20. 15. As with the concern regarding fencing along Auntie Stone Street, please indicate a common, uniform fence design for the lots along Horsetooth Road (lots 9, 10, 19, 20, 29). This concludes Staff comments at this time. In order to remain on schedule for the September 28, 1992 Planning and Zoning Board meeting, please note the following deadlines: Plan revisions are due September 3, 1992. P.M.T.'s, renderings, 10 prints are due Sept. 21st. As always, please call to discuss these comments or to set up a meeting. Sincerely: TIC 4 741� Ted Shepard Senior Planner xc: Sherry Albertson -Clark, Chief Planner Kerrie Ashbeck, Civil Engineer