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HomeMy WebLinkAboutGLENMOOR DRIVE PUD - Filed CS-COMMENT SHEETS - 2004-08-05Comn :itv Planning and Environment Services Current Planning Citv of Fort Collins May 18, 1995 Robert K. Glover 1005 Country Club Road Fort Collins, CO 80524 Dear Kint, Staff has reviewed your documents for the Glenmoor Drive P.U.D., that were submitted on April 24, 1995, and would like to offer the following comments: 1. As you were notified by telephone on May 3, 1995, this combined Preliminary /Final P.U.D. submittal does not meet Final P.U.D. requirements. Staff has therefore downgraded the submittal. to a Preliminary P.U.D. only. The Plat, Site/Landscape Plan, and elevations should be revised to state "Preliminary Plat", Preliminary Site/Landscape Plan" and "Preliminary Elevations. Per your request, the fees which you have paid will be held by the City and adjusted accordingly. This may result in additional review fees being owed to the City. 2. The Stormwater Utility Department comments are forthcoming. It appears that there are significant issues that need to be addressed. Please contact Basil Hamdin at 221-6589 to discuss these concerns. 3. Please show building envelopes, setbacks, and dimensions of all buildings on the Site/Landscape Plan. The alternative scheme for duplex construction comes close, but doesn't show a rear setback. 4. Please add the following note to the Site/Landscape Plan: "Landscaping of common open space areas shall be installed or secured with a letter of credit, escrow, or performance bond for 125% of the value of the landscaping prior to the issuance of a Certificate of Occupancy." 5. Fire hydrants must be located within 400' of all dwelling units, capable of providing 1,000 g.p.m. with 20 p.s.i. residual. An additional hydrant will be needed along Glenmoor Drive. 6. It does not appear that the proposed development adequately addresses wetland and stormwater management issues. Existing wetlands need to be delineated by a licensed wetland \orth College Avenue • P.O. Bus SSO Fort Collin-, CO S(I-,2-0;SO • 1- Z".-(,71' FAX 13031 Z -n375 FDD �3051 '_24-n00' consultant and proposed impacts need to be specified. Please contact Rob Wilkinson of the Natural Resources Department at 221-6288 for further clarification. 7. Please add a vicinity map and legal description for the property to the Site/Landscape Plan. 8. The meets and bounds description for the boundary is incomplete. 9. Please show typical parking space dimensions on the Site/Landscape Plan. 10. Handicap accessible ramps must be added to the Site/Landscape Plan. 11. Attached is a copy of the Utility Plan Revisions which are requested by the Engineering Department (see Attachment A). 12. Attached is a copy of the comments received from the City's Water Conservation Specialist (see Attachment B). Please revise the Site/Landscape Plan as requested. 13. Please add a note to the Site/Landscape Plan which states that a ten (101) foot separation distance for trees and four (41) foot separation distance for shrubs must be provided from all water/sewer mains, services, and appurtenances. 14. The proposed Landscape Plan does not meet City Standards (Example: Traditional deciduous street trees should be planted along Glenmoor Drive). Major revisions are needed. Please :review the enclosed miscellaneous compilation of Landscaping Guidelines (see Attachment C) and revise your Plan accordingly. A meeting between the applicant, consultants, City Forester, and project planner can be arranged, if needed, by contacting Mike Ludwig at 221-6206. 15. Sidewalk connections should be provided from the buildings to the street. Please show these connections on the Site/Landscape Plan. 16. An informal pathway to the Moore Elementary School currently exists on the north edge of this property. Please show the path on the Site/Landscape Plan as this access should remain. 17. Please correct the project title block on the Site/Landscape Plan (missing letters). Label the Preliminary Plat "Sheet 1 of 311, the Preliminary Site/Landscape Plan "Sheet 2 of 311, and the Preliminary Elevations "Sheet 3 of 311. This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware of the following dates and deadlines to assure your ability to stay on schedule for the June 26, 1995 Planning and Zoning Board hearing: Plan revisions are due by 5:00 p.m. on June 7, 1995. Please contact me for the number of folded revisions required for each document. PMT's, renderings, and a folded copies of final revisions are due by 3:00 p.m. on June 19, 1995. Please contact: me at 221-6206 if you have any questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. Sincerely, Michael Ludwig Project Planner attachments xc: Jeff Couch, P.E. Kerrie Ashbeck Stormwater Utility file/Project Planner MEETING DATE:: ITEM: APPLICANT: LAND USE DATA: CONCEPTUAL October 23, 1995 Glenmoor P.U.D., 2nd Filing. Dick Rutherford Stewart and Associates 103 S. Meldrum Fort Collins, CO 80521 COMMENTS This is a request for a 43 lot townhome development in duplex and four-plex configurations (43 total units) on 4.52 acres located on the east side of Taft Hill Road and on the south side of Glenmoor Drive. COMMENTS: The property is zoned R-L, Low Density Residential. Duplex and four-plex buildings are not allowed as a use -by -right in this zoning district. Therefore, this development proposal must be submitted as a Planned Unit Development (P.U.D.) subject to the requirements of the Land Development Guidance System (L.D.G.S.). Please contact Gary Lopez of the Zoning Department at 221-6760 with any questions regarding these comments. 2. The Parks Department stated that the Parkland Fee is $813 per dwelling unit. Please contact Randy Balok at 221-6364 with any questions regarding this comment. The Water and Wastewater Utility stated that there are 6" water mains in Taft Hill Road and Glenmoor Drive. There is a 15" sanitary sewer in Taft Hill Road and an 8" sanitary sewer in Glenmoor Drive. An 8" sanitary sewer is proposed with the Glenmoor Drive Preliminary P.U.D. to the east of this site. NOTE: THE GLENMOOR DRIVE P.U.D. HAS NOT RECEIVED ANY APPROVAL BY THE CITY OF FORT COLLINS AS OF THE DATE OF THIS MEETING DATE. Staff suggests that the applicant consider extending water and sewer mains from Taft Hill Road. The western cul-de-sac must be looped back into the Taft Hill water main. If one service per building (duplex or four-plex) is proposed, the applicant must submit documentation that the Homeowners Association will be responsible for and capable of paying the monthly utility bills. Water and Sewer Plant Investment Fees are due at the issuance of building permit. Please contact Roger Buffington at 221-6681 with any questions regarding these comments. CONIMIINI"I'Y PLANNING & ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580(303)221-6750 PLANNING DEPARTMENT 4. The Stormwater Utility stated that the property is located in the Canal Importation drainage basin. The Stormwater Development Fees for this basin are $6,181 per acre based upon the amount of impervious surface area and the amount of on -site detention provided. A standard drainage and erosion control report will be required. HEC-2 modeling must be submitted for the proposed realignment of the West Plum Creek. Any channelization of the flows must meet Stormwater Utility design criteria. The proposed 90' turns are a design concern. The West Plum Hydrology Master Plan is currently being updated by the developer of the proposed Glenmoor Drive Preliminary P.U.D. On -site detention will be a function of the hydrology. A flood plain use permit will be required. Any structures in the flood plain must be flood proofed to 18" above the base flood elevation. This developer must also accommodate any off -site drainage flows from the Orchard Place development which pass through this site. Please contact Glen Schlueter at 221-6589 with any questions regarding these comments. 5. The Engineering Department stated that utility easements must be continuous around the cul- de-sacs. The; Street Oversizing Fee is $584 per dwelling unit. This fee may be increasing in the near future. A 5' detached sidewalk is required along Taft Hill Road as well as a 15' utility easement. A. 4' attached sidewalk must be completed along Glenmoor Drive. Local streets can be designed within a 48' R.O.W. with a 9' utility easement or within a 54' R.O.W. with a 12' utility easement. 6' rear and side lot easements must be provided. Be sure to maintain a minimum 20' setback from the back of walk to any proposed garage doors to prevent vehicles from overhanging the public sidewalk. Please contact Eric Bracke of the Transportation Department at 221-6062 for traffic study parameters and requirements. Please contact Mike Herzig at 221-6750 with any questions regarding these comments. 6. The Natural Resources Department stated that there are wetlands on the site which will be destroyed by the proposed realignment of the West Plum Creek. An orchid survey has already been done for the property. The applicant does propose to mitigate the loss by creating new wetlands along the realigned West Plum Creek. However, staff feels that the applicant should consider creating a stormwater design that would allow the existing wetlands to remain. Please contact the Army Corps of Engineers for any concerns they may have with the elimination and mitigation of the existing wetlands on this site. Staff also suggests a stormwater design that would allow a continuous flow of water through the wetlands in order to minimize the amount of mosquito habitat. Please contact Rob Wilkinson at 221- 6600 with any questions regarding this comment. 7. The Light and Power Utility stated that there is existing underground electric on the north side of Glenmoor Drive. Please contact Alan Rutz at 221-6700 with any questions regarding this comment. 8. The Planning Department stated that a neighborhood meeting will be required prior to the submittal of this development proposal. The Planning Department will make a geographical notification rnap upon your request to proceed with the project. The developer is responsible for obtaining the names and addresses of property owners within the mailing area. The developer pays the City 50 cents per name for the mailing. The City will set up the meeting upon the developers request and will facilitate the meeting. For further information, please contact Mike Ludwig at 221-6206. Commu `y Planning and Environmental Current Planning City of Fort Collins December 15, 1995 Robert K. Glover 1005 Country Club Road Fort Collins, CO 80524 Dear Kint, rvices Staff has reviewed your documents for the Glenmoor Drive P.U.D., Final that were submitted on November 20, 1995, and would like to offer the following comments: The Mapping Department questions whether this P.U.D. will be confused with the Glenmoor PUD. It is suggested that the name of this PUD be Glenmoor Second PUD or something similar for better clarity. Public Service of Colorado stated the following: a. Utility easements need to be such that from the back of walk to the rear line the easement is 13 feet minimum. b. No trees are allowed within 4' of gas fines. There maybe a potential conflict with street trees. The Zoning Department states the following: a. Please indicate the distances from building envelopes to the lot lines. Since the lots are different sizes and shapes, this will have to be shown for each lot. Another option would be to eliminate the building envelopes and just have a building setback table (i.e. 20' front, 5' side, 15' rear, etc). Please revise the landscape note to state "Landscaping and irrigation system for common areas shall be installed or secured with a letter of credit, escrow..........." 4. The Building Inspections Department states: "The Plat indicates that the project consists of duplex and triplex residential units on individual lots. Duplex buildings are classified as R- 3 Occupancies as defined in the building code and triplex buildings are R-1. Provide required distances to property lines from exterior walls or fire -resistive wall constructions and opening protection for doors and windows. Construct architectural projections in accordance with building code; requirements. It is unclear why building envelopes are designated if the building footprint is already determined. _NI North CDllcge AWTILIC • P.O, Box 7)80 Tint Collins, CO 80522-0;80 • (1)70) 221-67-,0 FAX (970) 221-6378 TDD (970) 2241-6002 The Light and Power Utility states the following: a. The ash trees along Glenmoor Drive will need to conform to the tree/streetlight standards. b. Provisions need to be made for utilities to cross the box culvert. C. The placement of electrical meters on the buildings needs to be coordinated with the Light and Power Utility. Please contact Bruce Vogel at 221-6700 to discuss this comment. 6. The Planning Department offers the following comments. a. Several comments have been made by reviewing agencies and by the Planning and Zoning Board at the Preliminary P.U.D. hearing regarding a difficulty in reading the plans. Staff feels that the combined Site/Landscape Plan provides to much information for one sheet. Please separate the Final Site/Landscape Plan into a Final Site ]Plan (Sheet 1 of 3) and Final Landscape Plan (Sheet 2 of 3). Label the building elevations as Sheet 3 of 3. b. Preliminary PUD approval was granted for a minimum of 16 dwelling units (8 duplex structures) or a maximum of 22 dwelling units (6 triplex structures and 2 duplex structures). The Final PUD should reflect what will actually be built. Please reflect the actual number of dwelling units and type of structures which will be built. The Water and Wastewater Utility states the following comments: a. The water main connection to Plum street must be offset (show it offset) from tee. b. Need to pothole utilities now to verify locations in order to achieve a complete design. C. Please coordinate the landscape plan with the utility plans to provide 10' separation of trees and 4' separation of shrubs from water and sewer mains and services. d. Are there any irrigation taps proposed. 8. Engineering Department comments are forthcoming (plans were not submitted until 11/30/95). 9. Stormwater Utility comments forthcoming (plans were not submitted until 11/30/95). This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware of the following dates and deadlines to assure your ability to stay on schedule for the January 22, 1996 Planning and Zoning Board hearing: RRRRR**•RRRRRRRRR*RRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR Plan revisions are clue by 5:00 p.m. on January 3, 1996. Please contact me for the number of folded revisions required for each document. PMT's, renderings„ and 8 folded copies of final revisions are due by 3:00 p.m. on January 16, 1996. R*RRRRRRRRRRR***RRRRRRRRRRR*RRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR**RRRRRRRRRRRRRRRRRR Please contact me at 221-6206 if you have any questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. Sincerely, Michael Ludwig Project Planner xc: Jeff Couch, P.E. Kerrie Ashbeck Stormwater Utility file/Project Planner