HomeMy WebLinkAboutBRITTANY KNOLLS PUD SECOND - Filed CS-COMMENT SHEETS - 2003-05-284/6/89
OPPAR TMFN T.-
Jjrffljal�'� "WIN" 1041" �
21-83E Brittany Knolls PUD - Final
No Problems
Problems or Concerns (see below)
Signature
privacy. If these areas cannot be used for access to the open
space area and bike trail, then other pedestrian access should
be granted.
15. The P.U.D. should indicate a "typical" fence schematic for
rear yard privacy fences along Lemay Avenue (Lots 1-8). The
City is concerned about long, continuous wood fences that are
not mitigated by brick columns, indentations, varying heights,
or other design features.
16. Please provide information regarding compliance with the newly
adopted Solar Orientation Ordinance. As you know, residential
subdivisions are required to orient a minimum of 65% of the
lots within 30 degrees of a true east -west line. If this
percentage cannot be achieved, please provide a written
explanation detailing the reasons for non-compliance. Since
the Planning and Zoning Board is empowered to grant variances,
please indicate the justifications for non-compliance.
Reasons for variances include the presence of slopes, natural
features, wetlands, storm drainage channels, existing road
patterns, or other site peculiarities. A copy of the variance
criteria is attached.
17. The lots that are within solar orientation compliance should
be shaded or graphically depicted on the site plan.
18. It is recommended that Note #5 be deleted since the City,
through the P.U.D. process, cannot be a party to private
covenants. Perhaps a more generalized statement acknowledging
that the homes in Filing Two will approximate the homes in
Filing One in terms of style, size, and architectural
character would be more appropriate.
19. Please indicate on the site plan that the adjacent properties
are zoned R-L-P.
20. At some point, prior to Final P.U.D., the City should receive
evidencethat the Sanitation District's property has been
conveyed. to the applicant. Otherwise, the District should
appear as a signature block on the final plans.
21. The Stox-mwater Utility will need an easement at the outfall
area nea.r Lemay Avenue.
22. A temporary cul-de-sac will be required for emergency
equipment turn -around on Compton Road. This cul-de-sac must
be of an all-weather surface and meet the criteria of the
Poudre Fire Authority. This cul-de-sac must be in before
permits will be issued for Lot 28.
23. A sight distance easement may be required on lots located on
the inside of the curves on Buchanan Street. If a sight
distance easement is required, then fencing and landscaping
must be! restricted within the easement area. Such
restrictions should be noted on the P.U.D. site plan.
24. Are there plans to continue the street trees along Lemay
Avenue up to the northerly property line?
This concludes Staff comments at this time. In order to stay on
schedule for the February 24, 1992 Planning and Zoning Board
hearing, please note the following deadlines:
Plan revisions are due February 10, 1992
P.M.T.Is, 10 prints, and colored renderings are due Feb. 18th.
Planning and Zoning Board worksession is February 21st.
Please feel free to call to discuss these comments or to set up a
meeting with the appropriate Staff members.
Sincerely:
Ted Shepard
Senior Planner
cc: Sherry Albertson -Clark, Chief Planner
Kerrie Ashbeck, Civil Engineer
PROJECT
��o�� COMMENT SHEET
City of
DATE: 3 Mar 92 DEPARTMENT: 2 �
ITEM: 21-83H BRITTANY KNOLLS PUD, 2nd Flg-Final
Please respond to this project by Friday, March 13, 1992
• Planner: Ted Shepard
No Problems
X Problems or Concerns (see below)
h�-�-,
J�r Marsha(f- tf $vim-.�►'�er-
40
L.04' Apvli� on Uh-�' U'�;at i`� .(e�n►��r ury
.turn0XeA)Y .A CAS&ff&4*
Date: 3/1��Az
�S ob}RirtA A-�vr-naX-LAl ix.. eonts - 4eC
ol>-iz�i".J oy- vn-H I euc-k^A-1+k. 5+,
h 4o 4t tm-t+. Po�e- 4c 'ctt AAdtA +o
100,4 shops
0 -M. M � fry �,� -
CHECK IF REVISIONS REQUIRED: M
PLAT
❑
SITE
❑
LANDSCAPE
UTILITY
PLANNING DEPARTMENT 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6; 50
Developrr It Services
Planning Department
Citv of Fort Collins
March 19, 1992
Mr. Rich Dvorak
TST, Inc.
748 Whalers Way, Bldg. D
Fort Collins, CO. 80525
Dear Rich:
Staff has reviewed the request for Final P.U.D. and Subdivision for
Brittany Knolls Filing Two and offers the following comments:
1. The Fort Collins -Loveland Water District and South Fort
Collins Sanitation District have the following comments:
A. Manholes are not to be located in the flowline of the
street.
B. A minimum 18 inches vertical clear distance is to be
maintained between the water lines and all other
underground facilities.
C. A District sign -off block is required on sheet 12 of 20.
D. The water service lines on Lot 24 and 25 on Buchanan
Street should be moved closer to the lot line.
E. The concrete encasement detail on sheet 19 of 20 is to be
removed.
2. U.S. West requires a utility easement along the west property
line of Lot 29, and along the common property line between
Lots 30 and 31.
3. U.S. West would like to pass along to the developer that
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.
The developer is responsible for provision of all trench for
telephone facilities within the project, and the developer
pays up front construction costs for facilities within the
development.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-67/50
4. U.S. West would also like to pass along a new comment that was
not made at Preliminary: "Approval 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."
5. There are problems with the Curve Table on sheet 2 of the
plat. Curve 1, 1A, and 1B should all have the same radius and
the Deltas should equal 1. Curves 5, 12, and 18 should be
checked. There may be other similar errors in the Curve Table
that should be checked.
6. On the plat, please delete the signature block for the City
Clerk. This only applies to Minor Subdivisions which do not
go before the Planning and Zoning Board.
7. On the plat, the signature block should read "City Engineer",
not "City Engineering". Also, the block should read:
"Approved As To Form By...."
8. The signature block for the owner's notary should include
lines for the address of the notary.
9. It is not clear on the plat whether outer boundary monuments
have been found or set. Also, please label the point of
beginning.
10. The plat and the P.U.D. have switched Tracts A and B. This
discrepancy should be resolved.
11. A note on the plat should indicate which lots comply with the
Solar Orientation Ordinance.
12. Note #2 on the plat should also contain language that Tract B
is also dedicated for a bicycle/pedestrian trail.
13. In reviewing the plans, it has been discovered that there is
an existing St. Andrews Drive located in the Poudre Fire
Authority service area. This existing street is located at
the southeast corner of County Roads 52 and 11. It is
strongly suggested that a new name be selected so that there
is no unnecessary confusion during an emergency.
Unfortunately, this comment was not made during the
preliminary as St. Andrews is a pleasing street name. Please
check both City and County street names to avoid duplication.
We have these lists available for your information.
14. Please check to see if a sight distance easement will be
required on Lot 39 for the intersection of Buchanan and
Marshall.
15. It is not clear whether Lot 30 can be built without obtaining
a slope easement from the South Side Service Center. If an
easement must be granted by the City to the developer, then
two readings by City Council are required. Perhaps a note
should be added to the plans indicating the restriction.
Similarly, a slope easement may be required before the
temporary turn -around for Lot 29 is constructed.
16. Lots 39, 40, and 66 are odd shaped lots which may not allow a
typical building footprint based on the setbacks stated on the
P.U.D. I:t is suggested that these lots be granted individual
setbacks that account for the peculiar shape. Otherwise, it
is very likely that future builders will be applying for
administrative changes to the P.U.D. to accommodate houses on
these logs. Administrative changes are $15 each and take two
to three days to process.
17. The 25 foot front setback is a little longer than typical.
Usually, we see a 20 foot front setback specified for design
flexibility.
18. Please specify the type and size of rip rap that will be
grouted in the channel and sidebanks. The pink rip rap is not
attractive nor indigenous to the area. Can cobble or some
other similar material be used?
19. Landscaping of trees in Tracts C and D must be kept a minimum
of 4 feet from natural gas mains. If there are any conflicts,
please discuss with Public Service Company.
20. Staff is concerned about the four, side -yard drainage
easements leading from Buchanan Street to the open space
tract. One of the conditions of approval was that these
easements be investigated for providing pedestrian access to
the open space. Criterion number 45 of the Land Development
Guidance System asks:
"If the development is adjacent to an existing or approved
public park or public open space area, has provision been made
in the site plan to avoid interfering with public access to
that area?"
In order to satisfy this criterion, and the conditicn of
preliminary approval, it is recommended that the side -yard
easements between Lots 13 and 14, and 17 and 18 be equipped
with a concrete path to provide access. These two easements
are suggested because they are central to the houses and open
space and, close to the intersections Marshall and Compton with
Buchanan Street. The other easements are not central to the
open space. Two paths are recommended so that traffic is
dispersed and one path does not carry the burden.
There are several design options that are available in
constructing these paths. It has been our experience that a
successful path is made of concrete to minimize long term
maintenance. To avoid cutting across front yards, a low (42
inch maximum), open fence (split rail, Western rail, picket,
or other) is placed on both sides of the path from the back of
the sidewalk on Buchanan to the front building line. At the
front building line, the fencing is optional but, in most
cases, a transition is made to six feet, solid wood. The path
should terminate with a ramp and not conflict with any rip rap
at the pipe outlet. This may require a slight extension of
the pipe..
Staff recommends the path be six feet in width. Four or five
feet is discouraged as this is too narrow for two pedestrians,
bicycle handlebars could hit side -yard fencing, and creates a
tunnel effect. Conversely, anything over six feet would be
excessive.
It is recommended that any side -yard fencing (at the owner's
option) be placed directly adjacent to the path so there is no
unmaintained space between walk and fence. This has been
found to -reduce long term maintenance.
It should not be a problem for the Stormwater Utility for the
path to be constructed over the drainage pipe as this is a
normal and customary condition found throughout the City.
Staff is willing to entertain other design suggestions that
accomplish the same objectives.
21. The fencing detail looks good. It is suggested that a 1" x 6"
top rail or cap be placed along the top of the pickets to add
a finished appearance and help reduce the "stockade" look.
Also, please specify that this fencing detail applies to Lots
one through eight.
22. Staff is consulting with Parks and Recreation on how best to
satisfy the condition of reserving an area for a section of
the Fossil Creek trail. Further advisement will be
forthcoming.
23. Similarly, Staff is consulting with Stormwater Utility and
Natural Resources regarding the Revegetation Plan. Again,
comments will be forwarded as soon as they are available.
This concludes Staff comments at this time. Please note the
following deadlines in order to stay on schedule for the April 27th
P & Z hearing:,
Plan revisions are due April 1, 1992.
P.M.T.'s„ 10 prints, renderings are due April 20, 1992.
Signed documents are due April 23, 1992.
The development agreement and utility plan review are being
coordinated by Mike Herzig and Kerrie Ashbeck. As always, if you
have any questions or concerns, please call to set up a meeting.
Sinc%erely:
/
Ted Shepard
Senior Planner
cc: Sherry Albertson -Clark, Chief Planner
Kerrie Ashbeck, Civil Engineer
TO:
Dever _nent Services
Planning Department
M E M O R A N D U M
BOB SNOW l3S 0�
p ENGINEERING
124 W. Magnolia
Fort Collins, CO 80521
FROM: Mike Herzig, Development Coordinator
DATE: April 25, 1989
RE: Subdivision Utility Plans
Submitted for your review and comment are utility plans for:
BRITTANY KNOLLS, FLG NO. 1-REPLAT NO. 1, PHASE 2
Please respond by:
Tuesday, May 9, 1989
,A) L,1I'0rtc :AVenuU Fort Collins, CO ti()-;2=-O:;80 • 1 ;(l;)
TO:
Develc .ient Services
Planning Department
CAPY
PUSLIC SERVICE
M E M O R A N D U M
FROM: Mike Herzig, Development Coordinator
DATE: April. 25, 1989
RE: Subdivision Utility Plans
Submitted for your review and comment are utility plans for:
BRITTANY KNOLLS, FLG NO. 1—REPLAT NO. 1, PHASE 2
Please respond by:
Tuesday, May 9, 1989
� 0 C o-� .
rRil 4
46W
ho
w2m
zi
,l)O 1-af crte .a%enue • 11.0. Nos 7--o • Fort Collins, CO Sol 22-07;80 • I7,03) 221-�,-/7)0
PROJECT
COMMENT SHEET
City of Fort Collins _
DATE
July 3, 1990 DEPARTMENT:
ITEM. Brittany Knolls PUD
Filing 2 - Preliminary and Final
No Problems
Problems or Concerns (see below)
only rhinor 461i6io)6
Date 7
11 ��ja
Signature 6%
9U�
DEVELOPMENT SERVICES
PLANNING DEPARTMENT
281 N. College P.O.Box 580 Fort Collins. Cob 80522-0580 (303)221-U50
City of Fort Collins
PROJECT
COMMENT SHEET
DATE: 7 Jan 92 DEPARTMENT: v�/C I:OA
ITEM: 21-83G BRITTANY KNOLLS PUD, 2nd Flg, Prel.
Please respond to this project by Friday, January 17, 1992
Planner: Ted Shepard
No Problems
X Problems or Concerns (see below)
J
/9
e
Date: / — �--�� Signature:
CHECK IF REVISIONS REQUIRED:
PLAT
SITE
LANDSCAPE
UTILITY
PLANNING DEPARTMENT 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750
PROJECT
ry of Fort cowers
COMMENT SHEET
DATE: 7 Jan 92 DEPARTMENT: Fc)t/-)SX,,
ITEM: 21-83G BRITTANY KNOLLS PUD, 2nd Flg, Prel.
Please respond to this project by Friday, January 17, 1992
Planner: Ted Shepard
No Problems
Problems
or Concerns (see below)
Z
Auga
,z• V46 •... ,v-vT-'h,&JWy
s:. . o� .-� Sr
., ,.W
west s:.W 4L «F S.
..,..
�. )06 4104 l.�� s %ems
o-4- X 0 �••..,...,.. St_
MA
Date: 40//.34? 2-- Signature: 5�i lam_
• �y3 3
CHECK IF REVISIONS REQUIRED
PLAT
SITE 7' - 4LA . S
❑ LANDSCAPE
❑ UTILITY
PLANNING DEPARTMENT 281 NORTH COLLEGE P.0.I30X 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750
PROJECT
COMMENT SHEET
City of Fort Collins
DATE: 7 Jan 92 DEPARTMENT: '�6 1 V
ITEM: 21-83G BRITTANY KNOLLS PUD, 2nd Flg, Prel.
Please respond to this project by Friday, January 17, 1992
Planner: Ted Shepard
No Problems
xx Problems or Concerns (see below)
Columbine CableVision has concerns with this project in Lots 1 to
28 where the rear utility easements are not marked.
Also, Columbine CableVision would like to request that a 2" conduit
be placed for Columbine in any road crossing that U.S. West is
requesting for their phone system. This is to eliminate road bores
which could damage the new streets.
We would also like to request that all new homes be internally
wired in a home run system with cable meeting our standards.
Date: lA/% Signature: ,4!52a,Zv
CIIECK IF REVISIONS REQUIRED: ❑ PLAT
❑ SITE
❑ LANDSCAPE
❑ UTILITY
PLANNING DEPARTMENT 281 NORTH COLLEGE: P.O.11OX 580 FOR'r COLLINS, COLORADO 80522-0580 (303)221-6750
Develop. nt Services
Planning Department
City of Fort Collins
January 29, 1992
Mr. Rich Dvorak
T.S.T., Inc.
748 Whalers Way, Building D
Fort Collins, CO. 80525
Dear Mr. Dvorak:
Staff has reviewed the request for Brittany Knolls Preliminary
P.U.D., Filing Two, and offers the following comments:
1. The Public Service Company needs an eight foot wide utility
easement at the north end of Compton Road on the east and west
sides of Compton. This easement should be indicated on the
plat.
2. Public Service also needs a 12 foot wide utility easement on
the northerly side of Brittany Street and the west side of
Lemay. '.These easements should also be indicated on the plat.
3. Please indicate on the plat that PSCo also needs an eight foot
wide utility easement on the south end of Buchanan Street on
both the east and west side. Or, dedicate Tracts A,B,C,(along
Lemay) and Tract D (along Brittany) as utility easements.
4. Please note on the site plan that trees must be kept a minimum
of four feet away from underground gas lines.
5. U.S. West requires the following additional easements:
Along the property line between Lots 30 and 31.
Along the north property line of Lots 24-28.
Along northeast property line of Lots 8-23.
Along south property line of Lots 1, 66-67, & 77.
(These last three could be substituted by describing Tracts B,
C, and D as utility easements.)
6. Columbine Cable Vision needs typical rear yard easements along
Lots 1-28.
7. Columbine Cable would like to request that a two inch diameter
conduit be placed for Columbine in any road crossing that U.S.
West is requesting for their phone system. This would
eliminate road bores which could damage new streets.
281 North College Avenue • P.O. Box 7,80 • Fort Collins, CO 80522-0580 • (303) 221-(, ;0
8. Columbine Cable would like to work with the home builders
regarding the installation of an internally wired "home run"
system with cable specified to meet Columbine's requirements.
9. Reference has been made regarding an environmental study of
the area formerly occupied by the South Fort Collins
Sanitation District sewage lagoons. The City would like a
copy of such study for evaluation of the wetland mitigation
plan and the possible sites for a bicycle/pedestrian trail.
10. The Parks and Recreation Department is interested in a trail
through the areas designated as Tracts A and B. Be sure that
any property dedicated to the City for the 100-year floodplain
boundary contains specific language that this area is also
dedicated for "access" as well as storm drainage purposes.
For areas that are not dedicated for the limits of the 100-
year floodplain, and may be critical in providing a trail
connection for the Fossil Creek Trail, additional access
easements must be provided. The location of such easements
will depend on a site inspection by the Parks and Recreation
Department. The minimum width for a trail is 50 feet. The
Planning, Department will coordinate with Parks and Recreation
regarding these easements/dedications.
11. It is difficult to determine on the site plan the boundary
between Tract A and Tract B. Is Tract A everything north of
the northerly boundary of the 100-year floodplain?
12. I am not aware of the City expressing interest in taking
ownership of Tract A. My impression of the history of this
project is that M.S.P. proposed that the City take ownership
but this was evaluated and rejected as not meeting City
criteria. for open space. My impression was that City would
accept dedication of only the 100-year floodplain boundary and
nothing else. (Trail easements could be granted without
conveying ownership. Perhaps Note #10 should be revised or we
need to clarify this issue.
13. The Department of Natural Resources would like to evaluate the
mitigation plan for the relocation (and re-establishment) of
the wetland areas. Our understanding is that the Army Corps
of Engineers has been contacted and details on the appropriate
permit are being worked out. As these plans are being
finalized, please keep our Department of Natural Resources
informed. Ultimately, the acceptance of the mitigation plan
may be aL requirement for Final P.U.D.
14. Please indicate the treatment of the drainage easements
between Lots 7-8, 8-9, 13-14, and 17-18. It would be
preferable if these easements could serve as pedestrian
connections to the open space areas. Such connections are
typically six feet wide, bordered by fences 42 inches in
height in front of the building line which then transitions up
to six feet in height behind the front building line for