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HomeMy WebLinkAboutTHE OVERLOOK AT WOODRIDGE PUD, 4TH FILING - FINAL - 55-87K - CORRESPONDENCE - STAFF'S PROJECT COMMENTS • Comrillity Planning and Environmentrvices j n Planning Department City of Fort Collins July 20, 1994 Mr. Eldon Ward Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 Dear Eldon: Staff has reviewed the request for Final P.U.D. for both The Overlook and The Gates at Woodridge. The following comments are offered: The following comments apply to the plat: 1. The plat should indicate the Larimer County Clerk and Recorder's book and page information regarding Harmony Road and Taft Hill Road dedications. 2 . On The Overlook, the plat should indicate control monuments, describe control monuments, and label the sectionline. 3 . On The Gates, the plat should describe the control monuments and the outer boundary monuments. Also, please label the point of beginning. 4 . On The Gates, the anticipated land usage on the Tracts should be stated on the plat. 5. On The Gates, the dividing line between Rolling Gate and Greengate should be shown. 6. On The Overlook, Mesa View Lane and Lookout Lane should be divided at the entrance off Taft Hill Road. This entrance should be labeled Brixton Road to match the existing street in Taft Canyon across the street. The following comments are for both The Overlook and Gates: 7 . The Public Service Company will request that the developer make provisions for a box culvert in Harmony Road for a six inch diameter PVC sleeve to accommodate a four inch diameter gas main crossing. 8. The City of Fort Collins Light and Power Department has an existing duct bank along Taft Hill Road and along the new Harmony alignment. These two duct banks will be connected 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 FAX (303) 221-6378 • TDD (303) 224-6002 • • with Woodridge Fourth (Overlook and Gates) which will require extra time and coordination. Also, if water services are on the lot line, then Light and Power will need to coordinate the location of underground electrical facilities. 9 . U.S. West cautions that there may be a conflict between telephone and storm drainage facilities. The Taft Hill Road Plan and Profile sheet 9 of 31 shows a proposed storm sewer crossing Taft Hill Road where an existing 12 'x 6 'x 7 ' U.S. West utility vault is located. It is recommended by U. S. West that the storm sewer design be modified accordingly. Please be reminded that any relocation of existing telephone facilities required by these plans will be paid for by the developer. The following comments are from the City Engineering Department and apply to The Overlook: 10. A copy of the traffic study, with update for this filing, should be submitted. 11. A current soils report is needed to verify pavement designs. 12 . FHA Grading Plan indicates relatively steep sideyard and backyard grades. Will these grades be adequately protected by the provisions in the Erosion Control Plan? 13. Taft Hill Road should be designed for 50 m.p.h. design speed. 14. There is a concern that the proposed entrance off Taft Hill Road does not align with existing Brixton Road serving Taft Canyon. According to the Utility Plans, the flowline and centerline do not align. It appears that the median in The Overlook is too wide and could perhaps be narrowed to improve the alignment. A re-design should include dimensions, cross- sections, and profile of the median. 15. There is a concern that the raised medians in Harmony Road do not transition to the non-median segment of Harmony Road. These medians should be continued or terminated in a logical and safe manner and location. 16. A legal description of the area necessary to acquire north of the site must be provided. This is the area that encroaches into Westfield Subdivision for new Harmony Road. The following comments are from the City Engineering Department and apply to The Gates: 17 . It is not clear as to the outlet point for the swale and underdrain system. This design should be completed. 18. Additional comments are made on the Utility Plans and forwarded to the engineering consulting firm. • • A 19. The Stormwater Utility is concerned about the curvilinear nature of the backyard drainage system. Also, it is unclear how storm flows are routed to the regional detention pond in Regency Park. Please be cautioned that grades have not been kept consistent in The Overlook Third Filing and there are "holds" on building permits on the affected lots. Additional comments from the Stormwater Utility will be forwarded to the consulting engineer under separate cover. 20. It appears that there are substantive storm drainage issues that, as of this writing, are unresolved. If these issues are not resolved to the satisfaction of the Stormwater Utility, then it may be recommended that the P.U.D. be tabled for one month until a comfort level is attained. 21. The Poudre Fire Authority requests additional fire hydrants be added at the following locations: A. Greengate Drive near Lot 39 B. Cedargate Drive near Lot 76 C. Applegate Court near Lot 126 D. Lookout Lane near Lots 88 and 78 E. Mesa View Lane near Lot 15. 22 . The P.F.A. cautions that the entryway off Taft Hill Road must be a minimum of 20 feet wide, for both lanes. 23 . The City Forester requests a meeting to discuss street tree types and locations along Harmony Road and Taft Hill Road. 24 . There is concern about placing rocks and boulders in the right-of-way. These should be deleted or moved back onto open space tracts and not encroach onto public right-of-way. 25. Staff is concerned about the east-west path being only five feet wide. This width is barely sufficient for two people to walk side by side. This width is also insufficient for two bicyclists to pass each other going in opposite directions. Our experience with the Parks and Recreation trail system is that these paths become more popular over time, especially after full build-out of the Fourth Filing, 219 dwelling units. The City trails were originally built at eight feet and new sections are being built at ten feet in width. The Woodridge path should be eight feet in width to promote a safe functional path for users of all ages. For the main east-west path, five feet is not considered safe and, therefore, unacceptable. For the side paths that feed the cul-de-sacs, five feet is appropriate due to their short lengths. 26. Staff is concerned about the lack of pedestrian connections into Imperial Estates. On the Preliminary P.U.D. approved in A January of 1992, there is a reference to a possible connection at Lynda Lane. This connection should be pursued as well as a connection to Royal Lane via the north-south water line easement. Such connections take on particular importance since the vehicular connection to Seneca Street, via Westfield Drive, was eliminated by the Planning and Zoning Board during consideration for Mountain Ridge Farm Preliminary P.U.D. 27. It is not clear how the east/west bike path ties into the sidewalk system on the Webber Junior High property. Is there an offset or a continuous connection? 28 . The P.U.D. should label the adjacent land use north of Lots 34 through 44 on The Overlook, "Business Services. " 29. It is recommended that a buffer yard be planted between the aforementioned lots and Parcel 1-H of the O.D.P. Such a buffer yard could gain maturity prior to the retail/commercial uses and therefore, promote neighborhood compatibility. At this time, it is not envisioned that such a buffer area feature a manicured or water-intensive ground cover. Rather, a grouping trees and other plant material planted with the Fourth Filing could pay dividends in the future an help promote the policies of mixed use as envisioned by the O.D.P. 30. The vicinity map should show the new Harmony Road alignment and how it ties into County Road 38E. This concludes Staff comments at this time. Please note the following deadlines for the August 22, 1994 Planning and Zoning Board meeting: Plan revisions are due August 3 , 1994. P.M.T. 's, 10 prints, colored renderings are due Aug. 15, 1994 . As always, please feel free to call our office to discuss these comments or to set up a meeting to discuss the issues in depth. Sincerely: —77,d- 14r4"1 Ted Shepard Senior Planner cc: Kerrie Ashbeck, Civil Engineer Bob Blanchard, Chief Planner