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HomeMy WebLinkAboutPARK SOUTH PUD - PRELIMINARY - 46-88C - CORRESPONDENCE - STAFF'S PROJECT COMMENTSAugust 26, 1991 Mr. Phil Robinson Stewart and Associates 214 North Howes Street Fort Collins, CO. 80521 Dear Phil: Staff has reviewed the request for Preliminary P.U.D. and Preliminary Subdivision for the First Replat of Park South and offers the following comments: 1. The Preliminary Plat does not match the Overall Development Plan in that there is no vehicular access to the Neighborhood Convenience Shopping Center. The Traffic Impact Analysis, by Leigh, Scott, and Cleary, Inc., states: "There will be local street interconnections within the Park South PUD allowing residents within the residential part of the development to travel northward to the convenience shopping center without necessitating their access on to Manhattan Avenue or Horsetooth Road. This plan helps to maintain the integrity of the whole development." (page 5). Staff believes there should be local street access from Walden Way to Parcel A of the Overall Development Plan. 2. At the neighborhood meeting, there was a strong concern expressed by the Four Seasons residents to reduce the impact of nine single family homes on Benthaven that will directly face the existing homes across the street. Of these six existing homes, two are side mounted to Benthaven and four front on Benthaven. These six lots all have wider street frontages than the proposed nine homes in Park South. Consequently, there is a fear that neighborhood compatibility will suffer with the construction of the nine homes and create an undesirable clustered effect. Staff believes that neighborhood compatibility along Benthaven is an important issue and must be resolved. It is strongly recommended that the number of lots be reduced and lots increased in width to blend in and be compatible with Four Seasons. Larger lots will mitigate the impact of the 25 foot wide drainage channel along the rear property line and increase the usability of the lot area. In addition, larger lots will enhance the Benthaven streetscape which is perceived to be one of the main entries to both the Four Seasons and Park South areas. 3. Staff applauds the commitment to install one street tree per lot. This commitment should be restated to one street tree per street frontage. This way, the streetscapes along corner lots will receive equal treatment. The commitment should also be modified to be restricted to deciduous shade trees only. Please delete the reference to evergreen trees as evergreen trees could potentially spread to block sidewalks and traffic visibility. Also, please specify that the minimum caliper is to be 1-1/2 inches. All deciduous shade trees should be planted as close to the front yard utility easement as possible, without encroachment, for maximum effectiveness. At the time of Final P.U.D., the plan should specify which varieties are acceptable and the 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (303) 221-oT;o implementation mechanism if Certificates of Occupancy are issued during non planting season. The City Forester is available to recommend a variety of species to accomplish the streetscape objective. 4. The schematic for typical building setbacks should include the side setback for corner lots. Side setbacks adjacent to a local street should be 15 feet. 5. Has any consideration been given to establishing some buffer treatment along the rear of Lots 95 through 114 to mitigate the future commercial area? Since it is likely that the residential area will be constructed prior to the commercial, it seems prudent to begin to plant some landscape material so the future commercial area can take advantage of established buffering. It is our experience that although the Overall Development Plan designates Parcel A as Neighborhood Convenience Shopping, the homeowners will oppose the commercial development as an intrusion into a residential area. Buffering should include a combination of open space, landscaping, berming and fencing. It is doubtful that a six foot privacy fence, by itself, will be adequate to buffer the area between residential and commercial land uses. Irrigation taps can be obtained that could be credited back at the time the commercial area develops. Please address this issue. 6. Staff recommends that a north -south pedestrian connection be made to connect Dennison Avenue to Walden Way, and align with the local street connection to Parcel A. Such a connection would create access to the convenience center for the southern portion of the project. It is very likely that the convenience center will become a destination for the neighborhood residents and non -vehicular connections become amenities and promote alternative forms of transportation. The connection will enhance the cohesiveness of the neighborhood. 7. The project has approximately 1,000 feet of frontage along Manhattan, a neighborhood collector street. Although this subdivision attempts to capture the first time buyer, there should be some design treatment along Manhattan. Other starter home subdivisions, (Rossborough, Overland Trail Farm) have successfully planted street trees between the street and the rear yard privacy fence. Staff recommends that one street tree per lot be planted along Manhattan, outside the privacy fence. In addition, there should be a gate in the privacy fence so each homeowner can have access to this area. 8. Staff is very concerned about a common design for the fencing along Manhattan Avenue. The typical six foot stockade fence is found to be monotonous. Please consider a common fencing design for this area and indicate on the P.U.D. Other neighborhoods have used a five foot high shadow box design, a five foot wood fence with one foot being an open weave, the use of brick columns, are some of the many examples that could be used. Fencing along collector streets is an important element in establishing character and quality for not only the neighborhood but for the urban design of the community. 9. The U.S. Postal Service has a concern with the street name Boulder Court. There exists a Boulder Circle in the 80524 zip code. This could create a problem if both streets had a similar series of street numbers. The developer is encouraged to select an alternative street name to eliminate any potential problem in misdelivery of mail. 10. Similarly, the comment was made at Conceptual Review regarding the use of "Stone" as a street name. There are currently nine streets that use the word "stone". This could cause problems for emergency services, postal delivery, parcel delivery, etc. Again, the developer is encouraged to select an alternative name to avoid duplication and confusion. 11. The adjacent land uses and zoning within 150 feet of the project should be indicated. 0 • 12. The plans should clearly state that there can be no fencing across the southerly drainage channel. Sideyard privacy fences will not be allowed in the drainage tract. 13. A temporary turnaround will be needed on the west segment of Dennison. 14. Additional comments have been made on the preliminary utility plans sent under separate cover. In order to stay on schedule for the September Planning and Zoning Board meeting, please note the following deadlines: Plan revisions are due September 5, 1991. P.M.T.'s, colored renderings, 10 prints are due Sept. 16, 1991. As always, please call to discuss these comments or to set up a meeting to discuss in detail. Sincerely, Ted Shepard City Planner xc: Sherry Albertson -Clark, Senior Planner Kerrie Ashbeck, Civil Engineer