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HomeMy WebLinkAboutMIRAMONT VILLAGE PUD - PRELIMINARY - 54-87AH - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommunity Planning and Environmental Services Current Vying Citv of Fort Collins January 17, 1996 Mr. Eldon Ward Cityscape Urban Design, Inc. 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 Dear Eldon, 0 Staff has reviewed your submittal for the _Miramont Village P.U.D., Preliminary (954-37AH) and offers the following comments: L - - - SITE AND LANDSCAPE PLAN COMMENTS --- A. Plan Comments: The site plan shows street trees (12) along the south side of South Ridge Greens Boulevard. Does this mean that these trees are intended to be installed with this development? If so, who will be maintaining them? If not, please remove them from the site/landscape plan. 2. The main entry/exit probably cannot serve as two points of access; however, this should be checked with the Poudre Fire Authority. At any rate, this median/entry feature could be improved by the addition of more landscaping, as could the island to the north of Lot 10. As these are very long blocks, we would like to see some pedestrian access through the middle of them, if possible (i.e., between lots 31 and 32, and between lots 47 and 48). These lot numbers are merely suggestions. The intent is to improve and accommodate pedestrian circulation throughout the proposed development in a safe and convenient manner, while contributing to the attractiveness of the development (A-2.6). 4. In a similar vein to those comments stated above (comment #3), the pedestrian circulation system could be improved by continuing the sidewalks around the back sides (south sides) of the two blocks. Furthermore, the cul-de-sac needs to accommodate pedestrians in some way; the suggestions I've provided (see attachments) would supply access to and from the site for children walking to/from the school to the northwest and/or the recreational open space provided with this development. These drawings have been enclosed to, simply, demonstrate potential ways of addressing this need; of course, other solutions are certainly possible. 5. There could be a few problems with the fence along the north property line. That is, the timing and placement of this fence could be problematic during construction of the roads and of the homes on the lots to the north. Also, parallel parking alongside the fence could be 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 TDD (970) 224-6002 troublesome since it appears that the fence will, more or less, directly abut the parking stalls. People backing into these stalls will be continuously damaging the fence. Then, once they do get into these spots, will there be enough room for the passenger(s) to swing the car door open to get in or out? Perhaps, this is not a good location for parking stalls. 6. Just for consistency, could the driveway on Lot 38 face north, like the rest of the lots on both blocks? 7. If the space between Lots 8 and 9 is not meant to be a "cut -through" for pedestrians, some landscaping might be appropriate for this location. 8. If sidewalks are not going to fully circle the blocks, please continue them far enough around the corners to assure that pedestrians crossing the streets from the end of these walkways are not straight across from driveways. 9. It appears that a few structures (i.e., Lot 18) may be encroaching into the front setbacks. Please make sure that all structures are behind the setback line. B. Land Use Breakdown Comments: It seems that "recreational open space" (13,247 s.f.) was not added into the "total open space." With this addition, the "total open space" would equate to 225,872 s.f. (not 212,625 s.f.). Accordingly, the percentage of total open space should be adjusted/increased to 45.97%. 2. You may lose a few parking spaces with the revisions suggested in this letter. Please adjust this section of the Land Use Breakdown accordingly. C. General Notes Comments: Note number six (6) is irrelevant to our review. Please remove it from the plans. 2. Note number seven (7) is inappropriate for a preliminary. Please remove it from the plans. As long as setbacks are complied with and structures are wholly within the building envelopes, note number eight (8) is irrelevant to our review. Please remove it from the plans. 4. Please add the following phrase to the end of note number ten (10): "and shall comply with applicable City of Fort Collins Zoning Codes." 5. Please add the following note: "Developer shall ensure that the landscape plan is coordinated with the plans done by other consultants so that the proposed grading, storm drainage, or other construction does not conflict with nor preclude installation and maintenance of landscape elements on this plan." 6. Please add the following note (or something to this affect): "Garage doors shall be setback a minimum of twenty (20') feet from the edge of the sidewalk closest to the driveway." H. - - - ELEVATION COMMENTS - - - Title is misspelled. It says "Miramount," but should read "Miramont." 2. Please provide the following labels: materials, roof types, and heights. M. - - - POINT CHART COMMENTS --- A. Residential Uses Point Chart H (Density Chart): Base Criterion "c," (4000 feet from an existing or approved regional shopping center): not all of the proposed development is within 4000 feet, thus you are eligible for partial credit only. According to our measurements, more than 50%, but less than 70% of the development is within this distance; therefore, you are eligible for six (6) points under this criterion. If you can verify otherwise, we will be glad to award the appropriate points. 2. Base Criterion "d": there are three ways in which points can be awarded under this criterion, but only one can be used per development. That is, you can get points for only one of these three options. Therefore, you are eligible for a total of ten (10) points under criterion "d." Base Criterion "e": you are eligible for full credit under this criterion; however, if you take points for the school here, you cannot count the school as an employment center. In other words, locational points for proximity to Werner Elementary School can be taken for being within 2500 feet of an existing school, or you can use the school as an employment center, but not both. Therefore, you are eligible for a total of ten (10) points under criterion "e." 4. Base Criterion "T: (see comments for criterion "e" above) According to our measurements, you are not close enough (within 3000 feet) to OakRidge to count that as an employment center, and if you take points for proximity to Werner Elementary (under criterion "e"), you cannot take points for this under criterion 'T" At any rate, if you intend to take points for being within 3000 feet of a major employment center, you must provide verification of the employment levels claimed. Therefore, according to our measurements, and given that you are taking points for Werner under criterion "e," you are not eligible for any points under criterion "f;" if you can verify otherwise, we will be glad to award the appropriate points. Bonus Criterion "m": The total acres in the project that are dedicated to recreational use is 2.7 acres. When divided by two (2), this equates to 1.35. As 1.35 is less than 1.5, this must be rounded down to 1.0. Therefore, you are eligible for a total of one (1) point under criterion "m." 6. Base Criterion "j" and Bonus Criterion "v" are both O.K. 7. In total, according to our calculations, you are eligible for forty-two (42) points (this includes the points for criteria "j" and "v"). Unless you can verify that you are eligible for an additional eighteen (18) points, for a total of sixty (60) points, you will need to apply for a variance. Variance procedures are outlined under Section K of the L.D.G.S. IV. - - - COMMENTS FROM OTHER REVIEWING DEPARTMENTS - - - A. Engineering: 1. See attached comments. 2. By revision date, the Engineering Department will need an indication of intent to dedicate (i.e., letter of intent) the other side of Southridge Greens Boulevard in order to stay on schedule for the February 26, 1996 Planning and Zoning Board Hearing. By final, the actual dedication (i.e., deed) of Southridge Greens Boulevard will be needed. B. Parks: 1. Street trees between sidewalk and curb should continue along Southridge Greens Boulevard, not just near Lemay. C. Zoning: 1. Need lot areas shown on plat. 2. Need detailed landscape plan. 3. Need a note addressing landscape installation or letter of credit prior to C.O.'s. 4. With 28' wide street, it is not a good idea to allow parallel parking stalls as shown across from driveways. Also, what is to prevent someone from parking on the other side of the street? If people park their cars on both sides of the street, the travel ways will be very narrow for two-way traffic, making the street difficult to negotiate for motorists and pedestrians alike. D. Mapping: 1. If interior roads are private, this entire development will have one address. E. Transportation: 1. Sidewalks should be on both sides of streets. F. Light and Power: 1. Trees along Southridge Greens Boulevard will need to conform to street/tree standards for street lighting. G. Public Service Company: 1. All front lot utility easement widths must be such that there is a minimum of thirteen (IT) feet from the rear edges of sidewalks to the rear lines of easements. 2. No street trees may be planted within four (4') feet of any natural gas line. H. Streets: 1. Will Homeowner's Association provide snow removal on sidewalk along Southridge Greens Boulevard? If not, who will? L Poudre Fire Authority: 1. Emergency access must be marked with "Fire Lane, No Parking" signs. J. US West: 1. See attached comments. K. Columbine Cable Television: 1. Columbine Cablevision needs to have all tracts marked on the plat map as utility easements. 0 0 L. Water Conservation: 1. The following notes must be added to the landscape plan: • The landscape plan shall contain a general note calling for the review and approval by the city of Fort Collins of any required landscape irrigation system, prior to the issuance of a building permit. • The landscape plan shall include the total area (in square feet) for each landscape category. Landscape categories are distinguished by their water requirements and intended maintenance level. Examples of possible categories include, but are not limited to, high water turfgrass, low water turfgrass, low water planting beds, moderate water planting beds, and non -plant areas (paved areas, etc.). M. Stormwater: 1. By revision date, the Stormwater Department needs a letter(s) of intent to provide off -site drainage easements in order to stay on schedule for the February 26, 1996 Planning and Zoning Hearing. By final, the actual dedication of such easements (i.e., deed) will need to be provided. 2. Additional comments from the Stormwater Utility may be forthcoming. This concludes Staff comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. In order to stay on schedule for the February 26, 1996 Planning and Zoning Board hearing, please note the following deadlines: Plan revisions are due Wednesday, February 7, 1996. P.M.T.'s, 10 prints, colored renderings are due Tuesday, February 20, 1996. If you should have any questions regarding these comments or if I could be of further assistance to you in any way, please do not hesitate to contact me at 221-6641. Sincer y, i Mitche Haas Project Planner encl. No Text 22 21 23 20 I _ RGpLlNE5 - , - toT vRptwrl_ \ - -Tp 5CALJFF-- \ , \ 18 '17_ r 23 o W-0 PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: 2� �� lqq DEPARTMENT: Ili :'''� GTA PROJECT: ��!irrro�Z. ill'o�C - i��ntnd I PLA T-NER:.N rZ� i ,ez r All comments must be received by: 7Ri_, ;/. 1�q . 71 NO PrGCle:IlS IL �, Problems or Concerns (see below or attached) MIRAMONT VILLAGE PUD - PRELIMINARY SUBMITTAL JANUARY 2, I S96 SITE PLAN • AT THE ENTRANCE DRIVE PROVIDE CONCRETr- TO PROPERTY LINE • THE EMERGENCY ACCESS SHCWN ONTO LEMAY IS FINE FOR TEMPORARY USE, BUT NOT OK FOR PERMANENT ACCESS • WITH 28 FOOT STREETS WE ASSUME PARKING WILL OCCUR IN FRONT OF THE HOUSE NOT ACROSS Ti-!E STREET. SINCE THIS IS A PRIVATE DRIVE YOU CAN PROVIDED MARKED STALLS AS YOU HAVE SHCWN PLAT • INDICATE WHO IS TO OWN AND MAINTAIN THE TRACTS • EASEMENT FOR TEMPORARY EMERGENCY ACCESS SHOULD BE PROVIDE BY SEPARATE DOCUMENT • THE OTHER HALF OF SOUTHRIDGE GREENS BOULEVARD ROW NEEDS TO BE DEDICATED ON THIS PLAT OR BY SEPARATE DOCUMENT • ROW WILL ALSO BE NEEDED IF A CONNE CTION TO BELVEDERE PLACE IS TO BE MADE. (CONTINUED ON NEXT PAGE) [O"R"mra.) i Date: =� �'�� �' Sipature.�L CHECK IF YOU WISH TO RECEIVE ❑ PLAT COPIES OF REVISIONS ❑ SITE ❑ LANDSCAPE 0 uTit.ITY MIRAMONT VILLAGE PUD - PRELIMINARY SUBMITTAL JANUARY 2, 1996 (PAGE 2 OF Z) UTILITY PLANS • PROVIDE CONCRETE TO THE ROW AT THE ENTRANCE. • MAKE SURE THE MEDIAN AT THIS ENTRANCE STAYS OUT OF THE ROW • OFF SITE EASEMENT WILL BE NEEDED FOR WATER AND SEWER WORK TO THE SOUTH • IF RAMPARTS AT MIRAMCNT IS NOT FILLED BEFORE THIS PROJECT UTILITY EASEMENTS WILL BE NEEDED FOR THE UTILITY WORK TO THE NORTH. • FOR THE DRIVE BACKING UP TO THE LOTS IN THE RAMPARTS AT MIRAMCNT MAKE SURE THERE IS ADECUATE RCCM TC DO THE WORK. BY THE TIME THIS IS DCNE THOSE LOTS MAY HAVE FENCES UP THAT WOULD LIMIT ACCESS AND MOBILITY IN THAT AREA. • THE EMERGENCY ACCESS SHOWN ONTO LEMAY AVENUE: THIS IS CK FOR TEMPCRARY USE ONLY. NO PERMANENT EMERGENCY ACCESS WILL BE ALLOWED HERE. • AT FINAL PROVIDE THE . CLLCWING: A STRIPPING PLAN FOR THE INTERSEC71CN AREA. PLAN AND PRCFILE FOR SCUTHRICGE GREENS BLVD, X-SECTICN FOR BOTH PUBLIC AND PRIVATE STRE= S, DRIVEWAY DETAIL AND ANY OTHER APPRCPRIATE DETAILS. TAN 2'96 09:45 FR US WEST FT COLLINS 3032247660 TO 922216378 P. 01/19-6 PROJECT CONEVIENT SHEET C� ofFad CQHins Currmt PlainXiing US DATE: DEPARTTS/fEN A L� carets : ��3st becez`re3 by;,'�� ee ;'� fo . Na p.-coie= 71 P-cbiems or Conccs (see be' or attached) Rear=ew of these plans should not be ccnstrsed as a ccm2il_tMent th2L te=enhone facilities sufficient to ser,7e this project are presently available. Ts WEST wil_ provide telephone se trice accordance wit--- the rates and tariffs on file with the Colorado^ �blic Util:.t_es Commission. The developer is responsible for provisicn of all trench for telephone fac_l_ties, including st_eet crossings and ditch Crossings, with-4-- the project, and the developer pays un front ccrst_action tests for facilities within the deveicnme_^_t_ Telephone faci__ties generally occupv rear lot utility easements, whit' - must be lccated on terrain which permits t—enchi.ng operations. �7 apen space tracts should be designated as ut_2.ity easements. Any relocatJon of existing telephone facilities -re-quired by these plans will be paid for by the developer. Date_ gige= CHECX IF YOU WISH TO RECEIVE PLAT COPIES OF REVISIONS SI"S'E � LANDSCA$E UTILITY ;may PROJECT T C MAMNT S ET 0 citV of •COMTis DATE: / --/8 -?� DEPARTMENT: �7AY ITEM: V- lla-ye R10 - Pre Please respond to this project by Planner: ;Al i l c� No Problems (/ u n Problems or Concerns (see below) Please show further details of the flow path to Fossil Creek. The proposed grading of the water quality pond and any conveyance channel must be shown. A drainage easement must be dedicated for these areas. Grading easements for any off -site grading'are also required. A letter of intent from each downstream property owner for the future granting of downstream easements must be provided by the revisions due date, 2/7/96. The 2 1 " storm sewer directly outletting to the open space of basin 3 and continuing to the street is not acceptable. This type of configuration will present maintenance and erosion problems. The storm sewer flows must not release directly into the street. Please present a more standard storm sewer layout. (0 1/ei Date: / - 4- K Signature: CHECK IF REVISIONS REQLMED: ❑ PLATP/ r WO m Q SITE R 8 0 ❑ L-kNDSC —FE ❑ UMITY 0 0 Please show the proposed conditions of the Ramparts @ Miramont to the north of this development. Please show more details of the proposed retaining wall at the property line. Who will maintain the wall and the area surrounding the wall? The sheet flow over the retaining wall is not desirable. Emergency overflow swales must be provided for the storm sewer of basins 1, 2 and 3. This comment may not be relevant after the revised storm sewer layout, but should still be considered in the design of sump inlets and sewers. Please include a table of design point flows exiting the site to Fossil Creek. All upstream off -site flows must be considered. (Belvedere Place and the Ramparts storm sewer) Please address the direction of flows from Belvedere onto Southridge Greens Place. Is there street and inlet capacity? The alignment of the proposed storm sewer in Southridge Greens Blvd. may conflict with other utilities. Please provide a street cross-section showing all utilities. Please justify the overland flow length of basin 3. It appears that this length was over estimated. The report states that basin 5 flows will enter a swale. And the Rational Method calculations for this basin assumed street flow to the inlet. However, the plans do not show a grass swale. Please identify the conveyance of this basin to the inlet at DP 60. Please refer to the redlined preliminary report and utility plans for additional review comments.