HomeMy WebLinkAboutCOBBLESTONE CORNERS PUD - FINAL - 55-87F - CORRESPONDENCE - STAFF'S PROJECT COMMENTS 7 - Commtay Planning and Environmentaervices
Planning 15epartment
City of Fort Collins
August 24, 1993
Mr. Merle Haworth
Robb, Brenner and Brelig Architects
125 South Howes Street, Suite 880
Fort Collins, CO 80521
Dear. Merle:
Staff has completed its interdepartmental review for Cobblestone
Corners, Final P.U.D. and offers the following comments:
1. The plat does not indicate a dedication for the full width of
Wabash Street adjacent to the site. Wabash Street must be
properly dedicated as public right-of-way.
2. Is there an easement dedication for the proposed location of
the water and sewer lines? The affected landowners must agree
that the street location on their undeveloped property will
match the proposed utility alignment. Otherwise, there may be
costly relocation of utilities.
3 . The Soils Report contains no "R" values for evaluating the
proposed street design.
4. The plat should indicate that the areas outside the lots and
the private street are dedicated as "Tracts".
5. If Cobblestsone Corners precedes development of Mountain Ridge
Farm, then U.S. West will need a 15 ' x 30' easement for three
large telephone equipment cabinets in the general vicinity of
the east side of the P.U.D. This easement should be noted on
the plat.
6. In addition to the utility easements currently shown on the
plat, the Public Service Company will require an eight foot
wide tminimum) front lot utility easement across Lots 1 .- 14,
and Lots 23 - 34. In addition, the Public Service Company
requests close coordination on the planting of street trees.
Trees should be kept a minimum of four feet of horizontal
distance from underground gas lines.
7. The Light and Power Department may need an offsite easement if
existing electrical facilities need to be extended to the
site. If needed, this easement must be granted prior to
allowing construction to begin.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
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8. The Stormwater Utility cautions that the landscape plan is
proposing several trees in the same location as the concrete
drainage pan. This pan should be shown on the landscape plan
to avoid conflicts in the field.
9. The plat should indicate that the five foot utility easement
by Lot 1 is a utility and drainage easement.
10. The four parking spaces on the south end of the temporary
emergency access easement must be deleted. This fire access
road must be inspected and approved before building permits
are issued.
11. The temporary access road must be designed with a 20 foot
inside and 40 foot outside turning radii. The width must also
be 20 feet and be well delineated by markers, edging, or
landscaping. The surface will not have to be paved but must
be a minimum of compacted road base and must be able to
support a 63,000 lbs. fire truck. Both ends must be secured
and signed "No Parking - Fire Lane".
12. An additional fire hydrant must be provided at the entrance to
the project.
13. The developer should be aware that the name "Cobble Court" is
very close to sounding like "Cobblestone Court", an existing
street in the Nelson Farm Subdivision. Police Services is
always concerned about street names that, while not being
duplicates, are phonetically similar. Using such similar
names may cause a problem , in providing emergency services.
Staff realizes that much thought and consideration has gone
into the selection of both the project and street name.
Nonetheless, in the interest in providing efficient emergency
services on a community wide basis, the developer is
encouraged to explore other options that do not cause
duplication problems.
14. The following comments apply to the landscape plan:
A. Since there is a generous amount common area landscaping,
outside individual lots, there needs to be a trigger
mechanism that establishes a deadline for completion of
common area landscaping. At this point, Staff is not
sure of the timing or phasing of the construction of the
34 units.
In this case, Staff is willing to allow 25% of the lots
(nine lots) to receive building permits without the.
benefit of the completed common area landscaping. Upon
issuance of the tenth building permit, the landscaping
must be completed, or secured with a letter of credit,
escrow, or performance bond for 125% of the value of the
remaining landscaping. If this scenario does not work
for the developer, then Staff is willing to entertain
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other ideas that accomplish the purpose of tying the
completion of the common area landscaping to a specific
trigger mechanism. This phasing of landscaping should be
detailed as Note No. 11 on the Landscape Plan.
B. The Pine Trees planted at the entry way at Shields/Wabash
may cause a sight distance problem at the intersection.
It is suggested that the Pines be pulled back so there is
no visual blockage for motorists.
C. It appears as if two Lanceleaf Cottonwoods are planted
within the temporary fire access easement. This conflict
should be resolved.
D. In the detail describing the typical front yard, it is
not clear what the diagonally hatched area represents.
Is this sod? Please specify.
E. Please provide a detail of what constitutes a "Livestock
Fence". It is assumed that this fence is a special type
of fencing that is designed to minimize the pedestrian -
livestock conflict. It is further assumed that this fence .
will be provided for by the developer and located on a
line that is mutually agreeable with the property owner
to the north.
F. If the three telephone equipment cabinets are to be
installed on the eastern fringe of the site, please
identify and mitigate with appropriate landscape
material.
15. It will be recalled that there were three conditions of
approval at the Preliminary P.U.D. stage. Documentation must
be provided that these conditions are be satisfied.
A. The P.U.D. should provide a detail on the design of the
of the fire access drive at both ends. Will there be a
bollards and chain? Will there be wooden posts and
rails? Please consult with . Warren Jones, Poudre Fire
Authority, on what design is acceptable.
B. The developer should meet with the two affected property
'owners on the north to determine if the revised buffering
scheme provides the desired screening. This meeting can
be arranged, and facilitated by the project Planner.
C. Information should be provided to ensure that the plant
material will not have a substantial negative impact on
the adjacent properties to the north in the distribution.
of natural light or preclude the functional use of solar
energy. This could be done notation on the Landscape
Plan or by a cross-section detail that includes the
height of the berms.
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This concludes Staff comments at this time. In order to stay on
schedule for the September 27, 1993 Planning and Zoning Board
meeting, please note the following deadlines:
Plan revisions are due September 8, 1993
P.M.T. 's, 10 prints, renderings are due September 20, 1993
According to City Code, all legal documents, including the
Development Agreement, Utility Plans, Plat, Site and Landscape
Covenants*, and P.U.D. must be turned into the Planning Department
by the time of consideration by the Planning and Zoning Board. If
these documents are not complete, the Board is authorized to
approve the P.U.D. with the condition that such plans be submitted
for recording within 60 days of the public hearing. If this 60 day
time frame is not sufficient, the applicant must request an
extension.
* Blank copy is available at the Planning Department.
As always, please call the Planning Department if there are
concerns or questions regarding these comments.
Sincerely:
Ted Shepard
Senior Planner
xc: Sherry Albertson-Clark, Chief Planner
Kerrie Ashbeck, Civil Engineer