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HomeMy WebLinkAboutFORT COLLINS SECOND AND HARMONY PUD AT THE VILLAGES AT HARMONY WEST LOT ONE PRELIMINARY AND FINAL - 3 90E, F - CORRESPONDENCE - STAFF'S PROJECT COMMENTS{ Services Planning Department of Fort Collins February 21, 1992 Carl Glaser Glaser Associates 215 Jefferson St. Fort Collins, CO 80524 Dear Mr. Glaser, City Staff has reviewed you_.r submittal for The Villages at Harmony West Overall Development Plan Amendment and the Church of Jesus Christ of Latter -Day Saints Preliminary and Final PUD, and offers the following written comments: 1. Please change the title of the Master Plan to "The Villages at Harmony West- Amended Overall Development Plan". We recently changed the name of master plans to overall development plans or ODP's and this will keep our files consistent. 2. The Pleasant Valley Ditch Company has a 35 foot easement on the "down side" of the ditch and a 15 foot easement on the "up side" (measured from the centerline of the ditch). If the ditch is moved in any way the Company would require a written easement to this effect. 3. Any section of the Pleasant Valley and Lake Canal Company ditch which is disrupted or moved should be lined and sealed by the developer, so that the ditch bed and banks are waterproof. A crossing agreement would be required if the ditch is disrupted or moved in any way. Please make a note to this effect on the site plan. 4. Any work to be done affecting the ditch shall be accomplished on those dates agreed upon by the Company. 5. Landscaping along'the ditch must be done away from the ditch right of way. Weed Spraying along the ditch banks could affect plantings. 6. The Company reserves the right to provide further comments and requirements and will require a crossing agreement if the ditch is altered or affected in any way. Any agreement and work affecting the ditch. itself is subject to review and approval by the Company's Board of Directors. Please include this note on the Overall Development Plan (ODP) and on the site plan. 281 North Colleee Avenue • P.O. Box 580 • Fort Collins, CO 805L2-0580 • (303) 221-6750 , e r 0 7. The City now has a master planned trail on the east side of the Pleasant Valley and Lake Canal. Please show this proposed trail on both the Overall Development Plan and the site plan. If you have questions, please contact Leslie Bryson at 221- 6367. 8, The base plan that you used for the ODP is out of date (.see redlined ODP for revisions) Please update the uses of the various tracts and put the names of the two schools and the park on the ODP. Tract A is single family homes with townhomes on the one corner. Tracts B, F, G, and H are now approved for single family lots with the Westbrooke PUD. Tracts I and E are the sites of 2 schools and a neighborhood park (Johnson Elementary, Weber Jr. High, and Westfield Park). (see attached 8 1/20 by 11" ODP plan of the previous amendment to this Master Plan for land use information.) 9. Please include an Owner Certification and a Planning and Zoning Certification on the ODP. 10. Please show the existing or approved street intersections on Regency Drive and Wakerobin Lane. Also show the proposed Harmony Road access points on the ODP. 11. Please show the cross access points (for access to Tract D from Tract C) on the ODP and on the overall site plan. It is important to show how Tract D will get access when it is developed. Show an access point for lot 3 (north half of Tract D) off of Regency Drive and/or from the future parking area. Transportation is concerned that lot 2 (south part of Tract D) have access to Regency at a shared point with Tract C because no access will be allowed off of Harmony Road. Transportation also has concerns that future development of Tract D not use the main church parking lot to access Harmony Road. 12. The two access points on Harmony Road are acceptable as long as the church retains just a church. Any added uses, such. as schools, day care centers, etc. would require further review by the City. You should be aware, that in the future, there may be a median in Harmony Road which may restrict turning movements at your driveways. There are no plans for a median at this time, but given the proximity of the site to the intersection of two. major arterials, it is a future possibility. 13. Review the existing notes on the ODP, it appears that note #Is 6 and 7 no longer apply. 14. Add the following notes to the ODP: * Existing zoning is rlp, low density planned residential.. * Tracts A, B, E, and I are shown as previously approved and are not controlled by the applicant for this amendment. * Tracts C and D, as shown'on,the previously approved amended Overall Development Plan, are being amended with this plan. * The proposed land uses and densities shown on this plan are estimates of development potential. Approval of this Overall Development Plan by the City does not .constitute final approval of these land uses, design or densities. Rather, any future land uses must be approved according to the procedures, processes and criteria of the Planned Unit Development Regulations and other relevant City policies and standards: 15. Land uses for Tract D should match the Land Development Guidance System categories, ie.,Busine.s.s Service Uses, Auto Related... and then specifically exclude certain uses. It appears that your list of intended uses does match the Business Service Uses category, therefore the words "Business Service Uses" should be included in the definition. of proposed service uses. It is fine to list some uses, but use the wording: uses such as or including the following uses:... Please see the attached Business Service Uses definition, if you want to specifically exclude any of those uses, please add them in your list of exclusions. 16. The building size, construction type, occupancy use, and amount of open area within the church may require a fire sprinkler system. Please contact Warren Jones at 221-6570 for a review of the construction drawings. 17. Include the lot sizes, in square feet, on the plat. 18. Include a 10' utility easement across the north property lines of lots 2 and 3. Continue the 10' utility easement along the west property line of lot 3 to the north property line. 19. The access, utility, and drainage easement shown on the plat does not match the angled future parking lot on the site plan. Perhaps you could move the easement line to the north (see redlined plat) and indicate the entire area as an easement. 20. Provide cross access easements for lots 2 and 3 so that they can share access on Regency. 21. The ditch company will have to sign off on the plans for grading that affects the ditch. Please.provide a signature block for them. 22. A street design for Harmony Road will be required to assure that the driveways and ditch crossing work. Please submit Harmony Road profiles and cross sections with the design. 23. The Developer must escrow for the cost of any improvements that will be delayed. Or, the developer may construct the required improvements on Harmony Road, when the church is constructed. 24. Staff questions the build ability of lot 2 given the 70' drainage easement, the cost of piping the flows to increase the buildable area, and the access situation. Staff is requiring that improvements on Harmony include the frontage on lot 2, including sidewalks and landscaping, as a guarantee that these improvements are in and the landscaping is maturing in the event that lot 2 is not developed, or is developed in the distant future. 25. Staff is also requesting that the developer complete sidewalk and landscaping improvements for lot 2 along Regency Drive. The City will arrange for a payback agreement to be written so the developer can be reimbursed by the future developer for the cost of improvements on Lot 2. Or the owner may wish to roll costs of improvements into the price of the property when it is sold. 2.6. See additional comments on the Utility Plans and Plat. 27. Would the church allow "shared parking'' with trail users accessing the future Pleasant Valley and Lake Canal trail? 28. Correct the site plan note #3 to reflect thatthe zoning is rlp, low density planned residential not commercial. 29. Note #6 should say no "on -street" parking. Attached to these comments are samples of typical notes for site and landscape plans. Please include these notes on your plans. 30. The Commission on Disabilities suggest that the handicapped accessible ramps be relocated or the parking be restricted in those areas to prevent conflict between parked cars and ramp users. It works best if the ramps don't face directly onto parking stalls. 31. Show the proposed City Trail on the east side of the Canal, on both site plans_ 32. How many parking spaces are being provided? Indicate which ones are Handicapped spaces. What will the square footage and the occupancy be for the assembly hall? -This will help determine whether you have provided sufficient parking. Motorcycle and bicycle parking should be shown as per.City code. A table showing number of parking spaces and types would be helpful. 33. Show, on the site plans, where the proposed sign will be. Will there be a monument sign out front? 34. The landscape plan has a good mix of deciduous and evergreen trees and shrubs. The variety and flowering elements should. result in a spectacular array of textures and colors. Continue the turf grass and street trees along Harmony Road to Regency Drive and along Regency Drive to the curb cut for the C future parking area. These improvements can be rolled into the value of the property (lot 2) if and when the property is sold (see redlined landscape plan). 35. Exchange the Blue Spruce at the east entrance for an Austrian Pine or other species which will not grow quite as large and will not create site distance problems for the eastern driveway. 36. Staff would recommend the use of a drought tolerant sod/seed mixture for your turf areas. Staff also suggests that you. look into adding areas of drought tolerant ground cover, such as spreading junipers or sedun with, wood chip mulches, to reduce the amount of sod and thus reduce your water requirements. Please indicate your seed. mixtures on the landscape plan. 37. Include a maximum height statement on the architectural elevations sheet. Please label the elevations (east, west, north, south). Will the east and west elevations be the same, as depicted in the top drawing? What will the roof material and color be? What is the general color scheme of the brick area? 38. Will the enclosed storage building be brick or of a fencing material? 39. Provide additional information about the steeple, since it extends above the maximum building and structure height limit of 401. Include information on size, diameter, materials... 40. Include the names of the landscape and architectural firms that prepared the landscape plan and architectural drawings. This concludes staff comments at this time. In order to stay on schedule for the March 23, 1992 Planning and Zoning Board hearing, please note the following deadlines: Plan revisions are due March 4, 1992 by 12:00 noon. PMT's, colored renderings, and 10 prints are due March 13th. Final mylars and other documents are due March 19th by 12:00.. If you have any questions about these comments or would like to schedule a time to meet to discuss them, please contact me at 221- 6750. SincereLely, Kirsten Whetstone Project Planner