HomeMy WebLinkAboutTHE OVERLOOK AT WOODRIDGE PUD - FINAL - 55-87D - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS • •
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June 5 , 1991 urban design, inc.
3030 south college ave., suite 200
r 1 fort collins, colorado 80525
Ted Shepard .� �` (C �"/ i !� I (303) 226-4074
City of Fort CollinsI
Planning Department ✓P.O. Box 580 JUN _ 5 1991 II i
Fort Collins, CO 80522 t1
Dear Ted;
Attached are 5 sets of prints each of the Final Site and
Landscape Plans for The Overlook at Woodridge First Filing, and The
Gates at Woodridge First Filing. These prints indicate revisions
made in response to Staff Comments. Specific responses include:
The Overlook at Woodridge:
1 . The Planning and Zoning Board' s conditions for approval
of the Preliminary PUD are addressed in the attached
letter to the Board.
2 . The requested information regarding Tract A has been
added to the plans.
3 . Note number 3 has been changed to indicate that common
areas are to be maintained by the Woodridge Homeowner ' s
association.
4 . The requested note regarding the barricade at the
temporary second point of access has been added.
5 . Street tree locations have been coordinated with proposed
gas line locations.
6,7. Easements for U.S . West , storm drainage, and other
utilities are being coordinated by RBD.
8 . A vicinity map has been added to the Final Site Plan as
requested.
9 - 12 . Plat information as requested has been added to the
appropriate plans.
13 . If possible, final mylars will be produced through a
photographic process, or a higher quality mylar sepia.
The Gates at Woodridge:
1 . The walk along Seneca will be constructed according to
the current City standard for the following reasons :
- This standard is consistent with the existing walk
along the adjacent school site.
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- There is no thought-out or approved City standard
for a 9 ' to 10 ' parkway strip. It became apparent
at our meeting of May 30th that moving the walk
back an additional four feet would result in
increased utility easements, further restrictions
on fencing, and additional maintenance of
landscaping in the right-of-way. As with other
proposals at Woodridge to provide streetscape
treatment beyond minimum City standards, the
applicant would be penalized - rather than offered
incentives - for the enhanced Seneca parkway.
Street trees along Harmony Road have been adjusted in
coordination with planned street light placements.
2 . Tract A is noted on the plat as a landscape and utility
easement . The total easement width - when combined with
the adjacent 6 ' easement on the single family lots -
exceeds 15 ' in all areas.
3 - 5 . Easement requirements are being coordinated by RBD, and
reflected accordingly on the Plat .
6 . Maintenance responsibilities for common areas and the
Harmony right-of-way have been more clearly noted on the
plans .
7 . At meetings with City Transportation and Engineering
Staff members from September of 1990 through March of
1991 , it was consistently agreed that a landscaped median
would be required in Harmony Road, that construction
costs would be paid through street oversizing fees, and
that long term maintenance would be provided by the City
when the "new" Harmony Road was constructed through to
Taft Hill .
When, in April of 1991 , it was decided that Harmony would
be constructed as a 70 ' arterial, the applicant was
informed that the median would not be required initially,
but would be needed for traffic control with the future
construction of a "right/in - right/out" access to Master
Plan Parcel 1-D. The applicant was also clearly told at
that time that the City would reimburse construction
costs, but would not provide long-term maintenance; and
that if the median was constructed that "maintenance in
perpetuity" would need to be assured by the development .
These conditions are acceptable to the applicant .
The latest changes in Engineering comments regarding the
median, however, are not acceptable. To construct
Harmony without the median at this time, then add the
median with development of Parcel 1-D would not only be
less attractive visually; but would require the complete
demolition and reconstruction of over 500 lineal feet of
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urban design, inc.
Harmony Road in order to accommodate irrigation to the
median, and the increased structural cross section
required for streets with landscaped medians .
The concern that raised medians pose a safety hazard is
also very difficult to understand. The proposed curb is
a barrier only to vehicles heading for the wrong side of
the road. Providing a minor barrier that will reduce the
risk of head-on collisions hardly seems to be a detriment
to public safety.
The late comments received from the City Forester were
written under the assumption that Parks and Recreation
would be maintaining the Harmony Road streetscape. As
this landscaping will be maintained by the homeowner ' s
association, some - but not all - the requested changes
have been made.
8 - 16 . The additional information requested has been added to
the plans.
Ten sets of prints, a colored plan, and 8 1/2 X 11 reductions
will be submitted by June 17 , 1991 , and Final Documents will be
submitted by June 20, 1991 , for the June 24 , 1991 , Planning and
Zoning Board Meeting.
Sincerely,
Eldon Ward, President
Cityscape Urban Design, Inc .
cc: Gary Berger, WoodCraft Homes
Peter Kast, G.T. Land Colorado Inc .
John Hutchinson, Hutchinson Management
Lloyd McLaughlin, RBD, Inc.