Loading...
HomeMy WebLinkAboutPARAGON POINT PUD PRELIMINARY - 48 91A - CORRESPONDENCE - STAFF'S PROJECT COMMENTSDevelop. it Services Planning Department City of Fort Collins November 14, 1991 Jim Sell Jim Sell Design 117 East Mountain Avenue Fort Collins, CO. 80524 Dear Jim, City staff has reviewed the submittals for FOSSIL RIDGE P.U.D., Overall Development Plan, and FOSSIL RIDGE P.U.D., Preliminary, and offers the following comments: FOSSIL RIDGE P.U.D., Overall Development Plan: 1. The Fort Collins -Loveland Water District and South Fort Collins Sanitation District serve this property. The comments received to date are: a. The property will be required to petition into South Fort Collins Sanitation District. b. The extension of a minimum 12" water line from Lemay Avenue east on Trilby Road will be required for the development of Tract 'G'. C. There does not appear to be adequate clear -distance between the sanitary sewer and the storm sewer in shared easements. specific design regarding the sanitary sewer crossing at Fossil Creek. 2. The access points into the parcels as shown along Lemay Avenue and Southridge Greens Boulevard should be labeled or identified with a legend. The access into Parcel ' B' must line up with the street on the west side of Lemay Avenue into Brittany Knolls. The spacing between access points and the intersection of Lemay Avenue and Trilby Road must meet City design standards. Please contact Mike Herzig or Kerrie Ashbeck at 221-6750 to discuss the required distances. ' 3. Parcel 'F', the neighborhood park site, at 18.3 acres is larger than what has previously been discussed between Parks & Recreation and the developer. Further negotiation of this site is necessary. 281 North College Avenue - P.O. Box 380 - Fort Collins, CO 80522-0580 - (303) 221-6750 4. Platte River Power Authority has stated that consideration needs to be given for creation of a 75'-100' electrical transmission easement along the north side of the Trilby Road right-of-way. An electrical transmission line would be required to serve a proposed substation west of FOSSIL RIDGE P.U.D. which would need to be built to provide additional electrical capacity to the area as development continues to grow. 5. The ponds and watercourse between Lemay Avenue and Fossil Creek should be designed in as naturalistic a fashion as possible using xeriscape and wildlife habitat/wetland concepts which are compatible with the proposed uses. �6. It will be necessary to amend the Overall Development Plan when any of the land uses expressed in Project Notes 4 and 7 04 are proposed and a request is submitted to the City for review. 7. Parcel 'A' - Commercial, described in the planning objectives as becoming a small professional office complex or 'a neighborhood convenience center in the future, would be evaluated by either the Business Service Uses point chart or the Neighborhood Convenience Shopping Center point chart. At first glance this parcel would score accordingly: * Business Service Uses (requiring a minimum of 50%) ...24-28 of a maximum of 44 points = 55%-64% * Neighborhood Convenience Shopping Center (requiring a minimum of 65%) ...20 of a maximum of 54 points = 37% This land use is not encouraged at the intersection of two arterial streets. A proposal of this nature will fall quite a bit short of the minimum requirements on this point chart. The —Fossil —Creek Trail—must—be—included--in—an—easement—or- tract and defined with the plat. What considerations are being given to bicycle/pedestrian connections to the open space and trails from the homes on the ridge east of Fossil Creek? Will the trail, as shown, connect to anything west of Lemay Avenue and south of Trilby Road? 9. The undeveloped property northwest of FOSSIL RIDGE P.U.D. is a part of the approved Huntington Hills master. plan. This O.D.P. should indicate that fact. 10. This Overall Development Plan, at face value, does not meet the intent of the City of Fort Collins Land Use Policies Plan in that "urban density residential development usually at three or more units to the acre should be encouraged in the urban growth area" is not being accomplished with the overall density in this development. However, this development is preserving natural open space, creating public access to significant natural features such as streams and water courses, and attempting to be sensitive to these features with the layout of the urban development. This fact, referencing relevent sections of the L.U.P.P., should be reflected in the planning objectives and on the Overall Development Plan. 11. Plan sheets showing conceptual drainage were submitted, but no letter or report discussing the drainage was submitted. Since a preliminary drainage study covering the entire site was also submitted the conceptual drainage plan is really not needed. The preliminary report revises information on the conceptual plan. For submittal purposes (documentation only) a short cover letter would suffice so someone could tell what it is and its source of information, refering to the drainage study. Please contact Glen Schlueter with Stormwater Utility at 221- 6589 with all stormwater questions. FOSSIL RIDGE P.U.D.. Preliminary: b 12. The variance letter for the 28' wide streets that was submitted must be signed & stamped by the engineer. 13. 6' wide rear lot line utility easements are needed to serve all lots with telephone and cable television. 14. The preliminary Utility Plans with red -lined comments have been forwarded to your project team engineer. 15. U.S. West has stated that they need usable rear lot easements (the developer provides the trench 30" deep) or they need additional easement width on front lot lines. They prefer the rear lot easements to avoid conflicts with other utilities. U.S. West's feed for this area is along Trilby Road from South College Avenue. They need 16.5' wide easements to the north along Lemay Avenue from Trilby Road to serve the northwest portion of the site, and east along Trilby Road then north along Southridge Greens Boulevard to serve the northeast portion of the site. U.S. West has indicated that they have concerns about how they will provide service to the northeast portion of the site. This will be discussed in the upcoming utility coordination meeting to be scheduled by the City. 16. Public Service has stated that their easement requirements are as follows: a. 8' wide utility easements adjoining street right-of-way lines on both sides of all residential streets. b. 15' wide utility easements adjoining the east right-of- way line of Lemay Avenue and the north right-of-way line of Trilby Road. C. A 201x 60' exclusive easement for a Public Service Company natural gas regulator station somewhere near the intersection of Lemay Avenue and Trilby Road. Please contact Gary Huett with PSC to coordinate this location. Planting of trees in or near front lot utility easements needs to be coordinated closely with PSC so that they are not planted closer than 4' to any natural gas line. 17. Platte River Power Authority has stated that consideration needs to be given for creation of a 75'-100' electrical transmission easement along the north side of the Trilby Road right-of-way. An electrical transmission line would be required to serve a proposed substation west of FOSSIL RIDGE P.U.D. which would need to be built to provide additional electrical capacity to the area as development continues to grow. 18. City Light & Power has stated that the Plat needs to show: 19 a. Square footage of each lot and tract. b. All front footage dimensions along dedicated streets on each lot. C. Lot numbers. Tracts need to be all utility easement or continue the 8' wide easement along the streets as shown on the residential lots. The easements along Lemay Avenue and Trilby Road need to be a minimum of 10' wide. Big Bluestem Drive, Little Bluestem Place, and the east portion of_Prairie_Grass-Drive-exceed-the-maximum-660-' limit for lots served by a single point of access. A secondary point of access must be provided and shown on the Site Plan, Plat, and Utiliity Plans. Southridge Greens Boulevard must be connected to Trilby Road to provide a secondary point of access to the proposed lots in the northeast corner. The connection south of proposed Lot 55 may be a temporary road if approved by the Poudre Fire Authority and City Engineering. Please contact Warren Jones at 221-6570 or Mike Herzig at 221-6750 to discuss the requirements. 20. Water lines and fire hydrants must be shown on the Utility Plans.. The minimum fire flow must be 1,000 gallons/minute. Fire hydrants must be within 400' of each residential structure. 21. 22. 23. The Southridge Greens Boulevard connection to Greenridge P.U.D. in Southridge Greens (to the north) must be shown on the Site Plan, Plat, and Utility Plans. Label all existing/proposed utility easements on the Site Plan. The 100 year floodplain appears to significantly impact Lots 22, 23, and 24. What are your mitigation plans to make them buildable? 24. Please show all existing vegetation on the Site & Landscape Plan. There are three clumps. of cottonwoods on the ridge along the east property line that need to be identified and considered for retention. I visited the site on Wednesday, November 13, and a large bald eagle took flight from one of the trees at that time. 25. Parks & Recreation Department comments are as follows: Tract 'A', the neighborhood park site, at 18.3 acres is larger than what has previously been discussed between Parks & Recreation and the developer. Further negotiation of this site is necessary. The park is to be constructed by the developer prior to dedication to the City. The Development Agreement should include language regarding the park development. Please cordinate this effort with Mike Herzig with City Engineering, 221-6750. The park shall be developed to Parks & Recreation standards. Walks must be a minimum of 7' wide through the park to accommodate maintenance vehicles. Fossil Creek Trail shall be 10' wide, as per City Recreational Trail standard. An easement will be needed for the Fossil Creek Trail through Tract !DL,eas_per.the-Overall—Development Plan. Shared parking with the park to be provided by the developer at the proposed private swimming pool site. What guarantee is there that this parking will be provided? Also, the swimming pool will not be accepted by the City. 26.. Tracts 'A' and 'B' will impact portions of a wet area. Any losses in these areas will need to be offset through mitigation. 27. The eastern -most lots, in Tract 'C', will need to address topographic issues and grading/construction concerns related to drainage, habitat, and aesthetics. Development should take place in a manner that is sensitive to the scenic characteristics of the hillside and rock outcroppings. All lots must show building envelopes, with emphasis on Lots 40 and 46-51. Some lots may not be appropriate as configured because of slopes and drainages, being Lots 35-41. These will need to be examined in more depth. Integration of design into the. natural landscape is a key issue. 28. The area east of Lemay Avenue and north of the proposed neighborhood park should be indicated as Future Multi -family Residential on the Site & Landscape Plan. 29. Any remaining old street right-of-way associated with Lemay Avenue, prior to recent street improvements, at the northwest corner of this property should be vacated in conjunction with this plat. 30. Parkland fees of $625/dwelling unit will be collected at the time of issuance of building permits and reimbursed to the developer when the park is dedicated and accepted by the City. 31. The Site & Landscape Plan has trails through Tract 'A', the neighborhood park, terminating at the backs of several lot junctures. Connections to allow bicycle/pedestrian access from residential lots to the open spaces should be continued. What considerations are being given to connections to open space in FOSSIL RIDGE P.U.D. from the lots on the east ridge and existing development in Southridge Greens? 32. Are any project signs being planned? A sign package should be considered as part of the P.U.D. review. 33. The street/ROW widths for Big Bluestem Drive should be shown on the Site & Landscape Plan, primarily indicating the transition from a 36' street to a 28' street. 34. Stormwater Utility comments are as follows: t-T The primary issues are how is preservation of the floodplain__being—addressed—and. what —is the—app-l-icant proposing as far as the Stormwater Utility's purchase of the difference between the 100 year developed and the 100 year existing floodplain? b. The preliminary drainage plan submitted discusses all the primary overall site drainage and floodplain issues. However, a final recommendation or agreement with the overall development plan needs to be stated. C. "Phase One", which needs to be delineated, is not really addressed in any detail as is normally done; however, Stormwater Utility believes a final report on "Phase One" will be sufficient. d. Drainage easements need to be provided across all lots with drainage crossing them from uphill lots. Easements for all drainage outfalls and Fossil Creek also need to be provided. e. See the red -lined report and plans, forwarded to your project team engineer, for detailed comments and return them with the resubmittal (revisions). 35. There are a number of concerns about this project expressed by various utilities. I am in the process of scheduling a utility coordination meeting to discuss and hopefully resolve these concerns. My sense is that the status of this submittal and surrounding issues on the development make consideration of submitting Final P.U.D. plans in December premature. This completes staff's comments at this time. In order to stay on schedule for the December 16, 1991, Planning and Zoning Board hearing for FOSSIL RIDGE P.U.D., Overall Development Plan a Preliminary, it is important to meet the following deadlines: Plan revisions are due November 27, 1991 by 12:00 noon. Please contact me for the number of plans and documents required. PMT's, renderings, and revisions are due December 9, 1991. Final documents, including all signed mylars, are due December 12, 1991 by 12:00 noon. I think we should meet at your earliest convenience to discuss these comments and concerns. Please call me at 221-6750 to schedule a time that will work for everyone. Sincerely, Project Planner xc: Byron Collins Steve Humann, TST Kerrie Ashbeck