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HomeMy WebLinkAboutSTONERIDGE PUD OVERALL DEVELOPMENT PLAN - 21 92B - CORRESPONDENCE - STAFF'S PROJECT COMMENTSSl Commu y Planning and Environmental Planning Department City of Fort Collins May 20, 1992 Mr. Frank Vaught Vaught - Frye Architects and Planners 1113 Stoney Hill Drive Fort Collins, CO. 80525 Dear Frank: rvices Staff has held an interdepartmental review of the Stone Ridge Overall Development Plan, and the Stone Ridge Preliminary P.U.D., First Filing. Staff comments, along with comments from outside utility agencies are offered for your considerations. Stone Ridge Overall Development Plan: 1. A master utility plan for the Overall Development Plan will be required. Please contact Mike Herzig for the scope of these plans. 2. As the project is phased, from west to east, the requirement for a second point of access must be addressed. The second point of access must -comply with the requirements of the Poudre Fire Authority. 3. The "potential bike/pedestrian routes" should be 8 to 10 feet wide to provide safe width for two directional travel, rather than 6 to 8 feet wide as stated in the Planning Objectives. The offstreet trail system must be prioritized, and not perceived as an afterthought in order to promote its function. Since these trails are not part of a recreational master planned trail, the construction and maintenance shall be by the developer. Also, please delete the word "potential". The trail system is a critical connection in lieu of a public local street. It is expected to be constructed with Phase One development. 4. The Planning Department is working with the applicant to the west in providing a bike/pedestrian connection at the end of .the a cul-de-sac that could tie directly into Tract B. Such a connection would promote non -vehicular circulation between neighborhoods and further mitigate the absence of a local street connection. Such a connection will be suggested to the adjacent developer and the exact location will have to be discussed and coordinated. Please indicate the potential for this connection. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80-522-0380 - (303) _12"1-r,750 5. Because of the north/south orientation of Parcel B. and since it will be impossible to meet the solar lot orientation requirement, you are encouraged to explore other options to meet the intent of the ordinance. As referenced in the Planning Objectives, six patio home lots may allow a south orientation: This orientation is encouraged as. are other methods designed to promote solar gain. The criteria for granting a variance says that if the developer cannot meet the "letter" of the law, then he should meet the intent. The variance request should address this issue in detail. 6. The bike/pedestrian trail along the north property line and drainage area should be referenced as being a component of the Pine Cone O.D.P. 7. Please indicate the number of total potential units in the Land Use Breakdown table. Stone Ridge Preliminary, First Filing: 8. As of this writing, I have not received the new "dog -bone" design of the patio homes on a 28 foot public street. The generic comments for single family homes on a 28 foot street are primarily based on the concern. of the Poudre Fire Authority for unobstructed access for emergency equipment. A. Lots that are single loaded do not present as much a problem as lots that are double loaded. B. For double loaded lots, try to make sure that driveways are staggered across the street from each other. This will force cars that are parked on the street to not be directly opposite each other. Cars parked directly opposite reduces unobstructed access down to 12 feet in width. Poudre Fire Authority is very strict about requiring a minimum of 20 feet of unobstructed access. C. Parking stalls in cul-de-sac bulbs are encouraged, as are other off-street spaces. These extra spaces will minimize the impact of cars parked on the street. Extra spaces should be dispersed throughout the patio home area. Please provide a ratio of offstreet parking per unit. D. Please do not anticipate the 28 foot street becoming signed for "No Parking" as this is difficult to enforce in single family areas. E. The Poudre Fire Authority allows the installation of automatic residential fire extinguishers to trade-off for variances in the requirements for unobstructed access. 9. U.S. West has responded with generic concerns as follows: 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. 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. C. The developer is responsible for provision of all trenching for telephone facilities within the project, and the developer pays up front construction costs for facilities within the development. .D. If open spaces are not to be described as utility easements, then additional utility easements will be required for most economical design of telephone facilities. E. Any relocation of existing telephone facilities required by these plans will be paid for by the developer. 10. City of Fort Collins Light and Power Department will require an eight foot wide easement along all dedicated internal streets, and a 15 foot wide easement along Horsetooth Road. 11. Light and Power has designed the street lighting system for the north side of Horsetooth Road and for Caribou Drive. There are two deciduous shade trees on Horsetooth and two on Caribou that may have to be pulled away from the streetlights so there is 40 feet of separation from the fixture.A copy of the streetlight plan and the affected trees will be provided. 12. The Final Plat should clearly delineate both front and rear yard utility easements. 13. Columbine Cablevision prefers that drainage areas be designated as "Drainage and Utility Easements". 14. The Sight Distance Easement should also be shown on the Final Plat. The Engineering Department has some accompanying language that should be placed on the P.U.D. site plan so.any future lot owner is aware of the restrictions. These notes are as follows: "The area within the sight distance easements is restricted to the following: 1. Fences shall not exceed 42 inches in height and shall be of open design. If fences exceed 32 inches in height, they shall be constructed of split rail (or open rail) with a minimum of.12" between horizontal members. 2. Berms,'hedges, and shrubs shall not exceed 32 inches in height. 3. Tree planting shall be restricted to deciduous trees only. The lowest branch of any tree shall be no less than 42 inches from grade." 15. It is not clear whether Caribou Drive aligns with existing Caribou to the south. This should be verified. 16.. The islands in the public streets must be constructed and maintained or repaired by the developer. Full depth asphalt must be provided to account for irrigation overspray. The extra right-of-way to account for standard lane widths must be dedicated. Landscaping maintenance must be the responsibility of the homeowner's association. 17. An additional fire hydrant must be provided at the corner of Kingsley and Field Stone. 18. The name "Red Stone" conflicts with a Redstone Court within the Poudre Fire Authority service district. Please select another name to avoid confusion in providing emergency services. 19. There is a mature stand of trees around the Webster farm house and Staff applauds the effort to save a portion of these. Please As with any project that affects mature trees, the opinion of the City Forester is valuable. Please schedule a meeting with Tim Buchanan, 221-6640, so an evaluation can be made, prior to any removal. 20. It is likely that the 25 lots west of Caribou will be served by one street address. 21. The bike/pedestrian path should be 8 to 10 feet wide for two way travel. It should clearly be indicated that the path will be built with Phase One. 22. The open space along the arterial street is an excellent buffer will create a pleasing streetscape. The street trees along Horsetooth will be maintained or replaced by the City Forestry Department after the entire project (all phases) is completed, as long as they are placed within the public right- of-way. Surface treatment, irrigation, and mowing, will be the responsibility of the homeowner's association. 23. The seed mixture for the open space areas is encouraged to be drought -tolerant to promote water conservation. A seed Q mixture will be required at the time of Final P.U.D. 24. Please indicate the plans for common fencing. This could be done as a schematic design on the P.U.D. site plan. 2r, The number ind percentage of solar oriented Pots should be included in the Land Use Breakdown table. Lots 4, 29, and 36 do not appear to be within 30 degrees of a north/south line. 26. The site plan indicates a 10 foot rear yard setback along the west property line. Will this be sufficient given the nature of the proposed development to the west? 27. Please include the vicinity map on the revised plans. This concludes Staff comments at this time. In order to stay on schedule for the June 22, 1992 Planning and Zoning Board meeting, please note the following deadlines: Plan revisions are due June 3, 1992 P.M.T.'s, 10 prints, renderings are due June 15, 1992. If you have any questions or concerns about these comments, or would like to set up a meeting, please feel free to call our office. Sincerely: Ted Shepard Senior Planner xc: Sherry Albertson -Clark, Chief Planner Kerrie Ashbeck, Civil Engineer