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HomeMy WebLinkAboutPARAGON POINT PUD PRELIMINARY - 48 91A - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSNovember 29, 1991 Mr. Steve Olt Project Planner Planning Department 281 North College Avenue Fort Collins, CO 80522 RE: Response to staff comments regarding Paragon Point P.U.D. (formerly Fossil Ridge P.U.D.). Dear Steve: The following responses correspond to staff comments received November 14, 1991. PARAGON POINT P.U.D. - OVERALL DEVELOPMENT PLAN 1. Fort Collins - Loveland Water District..... a. Petition to Sanitation District. We are aware of this requirement and are in the process of submitting this petition for approval by the District Board of Directors. b. Extension of 12" water line. We are in the process of negotiating a postponement of the construction of this loop until future development phases. C. Distance between sanitary sewer and storm sewer lines. This has been corrected on the plans for re -submittal. d. Specific design regarding sanitary sewer crossing of Fossil Creek. These will be provided during the Final Design (Final P.U.D. Submittal process) 2. Access points... Access points are identified in a legend as requested. The access into Parcel 'B' has been adjusted to align with the street on the west side of Lemay Avenue. It is our understanding, after speaking with Mike Herzig, that the spacings between access points along Trilby Road and Lemay Avenue are acceptable.G6o—e lo/Aa6 1_,ape Arc"tec"'e SIID For AR B0524 117 E. Wurco (303)484.1921 3. Parcel 'F', neighborhood park site.... The neighborhood park site has been substantially reduced in size from 18.3 acres to 3.3 acres. This area, located along Lemay Avenue, includes the tennis courts, basketball court, playground and picnic shelter. The ponds are excluded from the neighborhood park site by request of the Parks and Recreation Department. The remainder of the original neighborhood park site will be developed and maintained as a private recreation area. 4. Platte River Power Authority 75'-100' easement..... This issue is under discussion/negotiation. 5. Ponds and watercourse between Lemay Avenue and Fossil Creek.... More information regarding the landscape character of the ponds and watercourse will be available at final review. It is our intention to utilize xeriscape principles and blend into the naturalistic character of the existing landscape. 6. Overall Development Plan amendments... At this point in time we are not certain what land uses will be proposed on tracts A, B, and C. We believe it is in everyone's best interest for the ODP to reflect this uncertainty. After discussing the issue with yourself and my client, we have agreed to illustrate our "best guess" at the proposed land uses for A, B, and C in bold type within the land use bubble. Directly under this area on the ODP we will put notes 6 and 7 which identify alternative land uses being proposed for theses tracts and also states that the ODP does not constitute final approval of these land uses. 7. Tract 'A' - Commercial..... We have reviewed the point chart for neighborhood convenience shopping centers and believe that this site could earn the required number of points depending on its relationship to adjacent land uses and how its access is designed. We believe that it is important to plan for a neighborhood convenience center in this residential area because the nearest existing shopping is one and a half miles away. A neighborhood convenience shopping center within walking distance supports city land use and transportation policies by reducing dependence on the automobile. 8. Fossil Creek Trail... The Fossil Creek Trail easement will be defined on the final plat. The bicycle/pedestrian trail has been redesigned to cross Fossil Creek and provide access to residents on the east side. The exact alignment of the trail and the location of the Fossil Creek crossing will be shown on the final plan. At the present time there are no plans to extend a trail system, other than the Fossil Creek Trail, west of Lemay Avenue or south of Trilby Road. 9. Undeveloped property northwest...... Huntington Hills P.U.D. is noted on the ODP. 10. Urban density...... The residential density in Paragon P.U.D. is reflective of the inordinate amount of undevelopable property that is in the floodpWn or is too steep to develop. If the undevelopable lands are removed from the calculation, the overall density for residential areas within the ODP is 4.7 dwelling units per acre. The planning objectives have been revised to emphasize how this project meets the planning objectives of the Land Use Policies Plan. 11. Conceptual Drainage Plan vs. Preliminary Drainage Report..... We questioned the City requirement to submit a Conceptual Drainage plan, as a part of the Overall Development Plan submittal, at the same time as the Preliminary Drainage Report, as a part of the Phase 1 - Preliminary P.U.D. submittal. We were told that though the Preliminary Drainage Report would be more detailed, and in essence update the Conceptual Drainage Plan, both items were required for submittal per the "City of Fort Collins Development Manual". PARAGON POINT P.U.D.. PRELIMINARY: 12. The 28 foot wide street variance letter.... The variance letter has been signed and stamped by the project engineer. 13. 6' wide rear lot line easement... These easements will be included on the Final P.U.D. Submittal. 14. Red -lined plans.... These are addressed later in this letter. 15. a. Rear lot line easements... These will be included on the Final P.U.D. submittal. b. Lemay Avenue and Trilby Road easements. These will be included on the Final P.U.D. submittal. C. U.S. West service provision. We are currently discussing/negotiating this issue. 16. Public Service... a. 8' utility easement. These will be included on the Final P.U.D. submittal. b. 15' utility easement. These will be included on the Final P.U.D. submittal. C. 20'x60' Public Service regulator Station. This issue is currently under discussion/negotiation. 17. Platte River Power Authority easement along north side of Trilby... We understand that Platte River Power Authority may request an easement along the north side of Trilby Road at some point in the future. ,.� 18. City Light and Power... \ 0 a. Lot square footage on Plat These will be included in the Final P.U.D. submittal. b. Front lot footage dimensions. These were shown on original submittal. C. Lot numbers These will be included on the Final P.U.D. submittal. d. Tracts (open space) as blanket easement. These will be dedicated as such on Final Plat. 19. a. Maximum length of cul-de-sacs.... A second access point has been added to the re -submittal Preliminary Plat. b. Southridge Greens Boulevard extension. This was platted on the original Preliminary Plat. Improvements, as will be depicted on the Final Construction Drawings, are anticipated to be "temporary" in nature for emergency access only. 20. Water lines and fire hydrants... These were shown on the Preliminary Utility Plan as previously submitted. The Fort Collins -Loveland Water District has assured adequate pressure and flow to meet fire protection requirements. Fire hydrants were placed as to not exceed 400' from any residential structure to a fire hydrant. 21. Southridge Greens Boulevard Connection... This connection to the existing platted right-of-way has been depicted on all plans in that the current right-of-way is platted to the northern boundary of the Fossil Ridge P.U.D. Final construction Plans for this roadway, however, will include the "off -site" road extension across the golf course and the tie to existing roadway pavement. 22. Label all utility easements... All existing and proposed utility easements have been labeled on the P.U.D. 23. 100-year floodplain... We are currently under negotiation with the Stormwater Department to allow adjustment of the floodplain via filling activities within these lots to raise the elevation of the areas within the current "developed" floodplain. This will be depicted on the re -submittal documents. 24. Please show all existing vegetation... Existing vegetation has been shown on the plan. 25. (Paragraph 4) Easement for trail through Tract "D"... This easement will be dedicated via replat of tract D at the time of future Replat/Development of this tract. This will be done prior to the construction of this portion of the trail extension. 26. Impact of Tracts 'A' and '13' on wet area... Yw ` This will be addressed at the time of future development of these tracts. 27. a. Topographic/Grading/Construction concerns of eastern edge of Tract 'C'... This will be addressed at the time of future development of this tract. b. Depiction of building envelopes... This, as well as proposed lot grading, slopes, drainages, etc., will be included on the Final P.U.D. submittal documents. 28. The area east of Lemay..... The area east of Lemay and north of the neighborhood park has been labeled Patio Homes as indicated on the ODP. 29. Old Lemay Street Right -of -Way... This has been revised on the re -submittal. 30. Parkland fees... We understand that parkland fees will be collected when building permits are issued and reimbursed when the park is dedicated and accepted by the city. 31. Trails through Tract 'A'....... Y,, 1&W14 The bicycle/pedestrian trail has been redesigned to cross Fossil Creek and provide access to the trail system for residents east of the creek and also for residents of Southridge Greens. 32. Project signage.... Additional information regarding project signage has been provided. �^ 33. Street right-of-way widths.... Street right-of-way widths are noted on the site plan. 34. Stormwater comments. 35 a. Q c r, e Floodplain preservation, and purchase of said by Stormwater Department. This issue is under current negotiation with Stormwater Department. Preliminary Drainage Plan vs. Overall Development Plan. This is under discussion with the Stormwater Department. Phase 1 delineation and detail via a final report. Phase 1 has been delineated on the re -submittal of the Preliminary Plat. A final drainage report, specific to phase one, will be submitted in conjunction with the Phase 1 - Final P.U.D. submittal as was previously discusses with the Stormwater Department. Drainage easements. Easements required for drainage swales, culverts, storm sewers, etc. will be depicted on the Final Plat and Final Utility Plans based on actual requirements of the final design of these improvements. Red -lined report. A revised Preliminary Drainage Report has been submitted. Final P.U.D. submittal.... We agree that a final submittal in December may be premature. Red -Lined Plans 1. Preliminary Plat as red -lined by Stormwater Department. a. Elevation of Floodplains. These have been added on the re -submittal. b. Flow of storm water per each floodplain elevation. This information is included in the Preliminary Drainage Report and is not applicable to a plat document. C. Platted lots within floodplain. This has been addressed previously in this letter. d. Easements for Storm drainage. These will be depicted on the Final P.U.D. documents as required by final design of the utilities. e. Purchase vs. easement of Floodplain. This issue is currently under negotiation. 2. Preliminary Utility Plan as red -lined by Stormwater Department. a. Floodplain delineation. These have been delineated on the re -submittal documents. b. Drainage easements. This issue has been discussed previously in this letter. C. Inlet and pipe size for storm sewers. These facilities have as of yet not been designed. This information will be included on the Final Utility Plans as a part of the Final P.U.D. submittal. 3. Preliminary Utility Plan as red -lined by Engineering Department. a. Extension of Southridge Boulevard to end of lot. Temporary turnaround vs. barricade. These issues have been addressed on the re -submittal documents. I believe this covers all the review comments pertaining to our documents. Please feel free to contact me if you should have any questions or concerns. Sincerely, Jim Sell