Loading...
HomeMy WebLinkAboutWEST PLUM STREET PUD - PRELIMINARY - 10-96 - CORRESPONDENCE -Plan revisions are due Wednesday, May 1, 1996, no later than 12:00 p.m.. P.M.T.'s, 10 prints, colored renderings are due Monday, May 13, 1996. """No revised plans or supporting documents will be accepted after the revision deadline (5/1/96)""• If you should have any questions regarding these comments or if I could be of further assistance to you in any way, please do not hesitate to contact me at 221-6641. Sincerely, Mitchell Haas Project Planner encl. IV. - - - POINT CHART COMMENTS - - - A. Residential Uses Point Chart H (Density Chart): Base Criterion "a," (2000 feet from an existing neighborhood service center): not all of the proposed development is within 2000 feet, thus you are eligible for partial credit only. According to our measurements, approximately 1/3 of the development is within this distance; therefore, you are eligible for, seven (7) points under this criterion. If you can verify otherwise, we will be glad to award the appropriate points. Base Criterion "d": You are eligible for a total of twenty (20) points under criterion "d." Base Criterion "e": According to our measurements, the proposed development is not within 2500 feet of an existing school. Therefore, you are not eligible for any points under criterion "e." If you can verify otherwise, we will be glad to award the appropriate points. 4. Base Criterion J": You are eligible for a total of thirty (30) points under criterion J." Bonus Criterion "w": You are eligible for a total of five (5) points under criterion "w." 6. In total, according to our calculations, you are eligible for sixty-two (62) points. That is, the projects earns fifty-seven (57) base points plus five (5) bonus points; this exceeds the minimum requirements for both base points (40) and total points (60). Therefore, this project satisfies the minimum requirements of the Residential Uses Point Chart. IV. - - - COMMENTS FROM OTHER REVIEWING DEPARTMENTS - - - A. Engineering: 1. See attached comments. B. Zoning: 1. Lots 1 and 2 will be responsible for snow removal on sidewalks along West Plum Street. If these lots will be fenced, gates to the street are suggested. 2. One handicapped parking space is required and must be designated on the site plan. D. Public Service Company: 1. No trees may be planted within four (4) feet of any natural. gas line. E. Cable Television: 1. TCI of Fort Collins would like to have the open space north of Lot 15 marked as a utility easement. Also, a rear utility easement along lots 2, 3 and 4 and/or the triangular area in this corner of the development marked as utility easement. This concludes Staff comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies (i.e., Stormwater Utility) continue to review this request. In order to stay on schedule for the May 20, 1996 Planning and Zoning Board hearing, please note the following deadlines: 2. One of the elements of the plan that the neighbors at the Neighborhood Meeting responded to in a positive manner was the proposed detached sidewalks and street trees along West Plum Street. Can these elements still be accommodated on the current plans? 3. The Landscape Plan sheet needs a key/legend which clearly defines the meaning of every symbol used to represent something on the actual plan. These symbols should be easily differentiated. The labels on the plan read "Evergreen Tree (Typical)," "Deciduous Shade Tree (Typical)," "Flowering Tree (Typical)," and "Ground Cover (Typical)." The plant list includes five, five, four, and six species of each, respectively. Therefore, the designation of "typical" does not apply. Specific designation should be made. Further, the plan does not show any deciduous shrubs, evergreen shrubs, or ornamental grasses, yet these are included in the plant list. Please address these discrepancies. At final, it will be necessary to label the quantity and species all plantings shown on the plans. On the plant fist, it will be necessary to provide sizes and quantities of all listed species. It will also be necessary to provide a water usage breakdown. 6. Please add the following notes to the Landscape Notes: ► The irrigation system shall be reviewed and approved by the City's Water and Wastewater Department prior to issuance of a Building Permit. ► All trees shall be staked and wrapped. ► A four (4) foot separation distance for shrubs and a ten (10') foot separation distance for trees must be maintained from all water and sanitary sewer services. ► All underground utilities shall be located before landscape development. ► All adjacent areas impacted by construction shall be restored by reseeding with a native seed blend. ► Developer shall ensure that the landscape plan is coordinated with the plans done by other consultants so that the proposed grading, storm drainage, or other construction does not conflict with nor preclude installation and maintenance of landscape elements on this plan. M. - - - ELEVATION COMMENTS - - - Please provide the following labels: materials, roof types, and heights. 2. Please indicate the scale to which the renderings are drawn (i.e., 1/8" = P). 3. Please see Site Plan Comment A.(3), above. Please add a Legal Description (property survey) to the site plan. 6. I've enclosed some typical "General Notes" sections done for other residential Preliminary PUD's. Please refer to these as examples of the types of things that should or need to be stated on the plans, and draft a General Notes section that will apply to your development; please place these notes on the site plan. It will not be possible to pull building permits for Lots 9, 10 and 11 unless an eighty (80') foot turn -around (could be temporary) is provided at the south end of the drive (Pear Street extended). See Engineering comments, attached. 8. Will there be any development identification signage (i.e., at the corner of West Plum and Pear)? If so, the location of such signage must be shown on the site and landscape plans; otherwise, the Zoning Department will be unable to issue a sign permit. 9. As stated at both the neighborhood meeting and the conceptual review, it would be desirable to have a pedestrian connection from this development to West Elizabeth Street (through Tract A). Such a connection should still be pursued, and would require that Mr. M'itzelfeld grant a public access easement. By revision date, please submit either a letter of intent to grant said easement or a letter stating why this could not be accommodated; this letter should be signed by Mr. Mitzelfeld. 10. The loop drive around the parking area must be at least twenty-eight (28') feet from flowline to flowline on all sides of the loop. The two east -west portions of the loop appear to have just twenty-six (26) feet in width. 11. The plans show an existing six (6) foot chain link fence along the west property line. Could this fence be improved, visually, by adding wood slats (inserts)? 12. Please title Tract A as "Tract A (Future Development): Not Part of This P.U.D." Any future development involving Tract A will have to go through preliminary and final reviews. B. Land Use Breakdown Comments: Please combine the "Proposed Land Use Data" and the "Site Data" chart into a single "Land Use Breakdown" section on the site plan. As with the "General Notes," I've attached an example of such a section. All data should be represented in units of square feet, acres, AND percentages of total site area. For instance, the "Site Acreage" should be changed to "Site Area" and shown as 3.05 acres, 132,858 square feet, and 54.76% for the Single Family Detached portion of the site. This should be done for all applicable site data categories. H. - - - LANDSCAPE PLAN - - - The plans show a small area of approximately four (4') feet in width behind the sidewalks but within the public right-of-way. On all of the lots on the west side of Pear Street, the streetscape could be significantly beautified by moving the proposed trees out, from within the lots, to the four foot wide area behind the sidewalks, within the public right-of-way. This would formalize the streetscape while defining spaces and mitigating the potential for vehicle dominance of the public view. Similarly, Lot 1 and 9 should each have two, appropriately spaced, trees in the described area. April 11, 1996 Mr. Dennis Messner Messner Engineering Associates 150 East 29th Street, Suite 225 Loveland, CO 80538 Dear Dennis, Staff has reviewed your submittal for the West Plum Street P.U.D., Preliminary (#10-96) and offers the following comments: L - - - SM PLAN COMMENTS - - - A. Plan Comments: All lots should have a minimum street frontage of twenty (20) feet. Similarly, all garage doors must be setback at least twenty (20) feet from the back/closest edge of the sidewalk. All Development Criteria A-2.2, Building Placement and Orientation, asks the following question: "Are buildings and other site plan elements (such as fences and parking facilities) oriented on the lot in a way that is consistent with the established neighborhood character?" As the site plan is currently drawn, it would be very difficult to answer "yes" to this criterion. For instance, most if not all of the existing homes along West Plum Street face West Plum Street; the homes fronting West Plum in the proposed project have either the backs or sides of the structures facing West Plum. Also, the view looking toward this development from every property bordering the site would be of at least two homes, and in some places three. Lastly, the setbacks of the proposed homes do not provide for any uniformity, especially with respect to lots 3, 7, and 8 (see also All Development Criteria A-2.12, Setbacks); consequently, when looking straight out from the front of one home, one would be looking at the side (diagonally) of another homelgarage. As currently drawn, the site plan would'result in a streetscape dominated by garages. That is, many of the proposed homes have recessed entrances with the garage being the closest element of the structure to the street (See lots 2, 3, 4, 6, 7, 9, 10, 11, 13 and 15). The preferred, more compatible streetscape would be the opposite: one with recessed garages and the front porches/entrances being the closest element of the structure to the street. Please make these changes, to the extent possible. 4. Please provide a north arrow and scale for the vicinity map.