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HomeMy WebLinkAboutTHE COTTAGES AT MIRAMONT PUD - PRELIMINARY - 54-87Q - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommAy Planning and Environmental Wices Planning Department April 22, 1994 Mr. Frank Vaught Vaught -Frye Architects 1113 Stoney Hill Drive Fort Collins, CO. 80525 Dear Frank: Staff has reviewed the request for The Cottages at Miramont, Preliminary P.U.D. and offers the following comments: 1. The Public Service Company will require a front lot utility easement so that there is a minimum of 13 feet from the rear edge of curb to rear line of easement. 2. PSCO also cautions that there may be a conflict with the underground gas line and the proposed one street tree per lot. Please be sure that front lot street trees are kept a minimum of four feet away from the gas line. 3. Because of the zero lot line configuration, meter and service line locations for individual units must be closely coordinated with other utilities. 4. Light and Power will be using the front lot utility easement also. As with PSCo, meter and service line locations must be coordinated to avoid conflicts. 5. U.S. west will provide service via rear- lot line utility easements. The location of the easement and pedestals must be coordinated and be able to work within the alley concept. 6.. The P.U.D. should indicate that the streets and alley are proposed to be private. It may be helpful to designate the 20 foot street serving the garages as the "Alley." 7. It is recommended that the alley be widened to 24 feet to accommodate turning movements into the garages. Perhaps this extra width could be found by slightly increasing the driveway length. 8. The Poudre Fire Authority is concerned about the required second point of access. How is a second point of access accomplished? It is strongly recommended that a vehicular 281 North � College Avenue • P.O. Box 580 • Fort Collins, CO.80522-0580 • (303) 221-6750 I connection be made within the private street system between The Courtyards and The Cottages. This could be done on the east side of the two projects between Lots 24 and 28 of The Courtyards, or on the west side next to Lot 19. Perhaps Lot 19 of The Courtyards could be shifted to the east to accommodate a street. 9. A vehicular connection between The Courtyards and The Cottages would allow internal circulation among neighborhoods and decrease the reliance on perimeter arterial streets. 10. The layout and street system within Phase VII of The Cottages is unknown. Is there a chance of a second point of access to be gained via Phase VII? Perhaps the proposed 12 lots for this phase should be ghosted in so we can see the overall circulation system. 11. There is an extensive pedestrian path network being planned for Oak Hill Apartments and The -Courtyards. The Cottages should tie into this network by providing a minimum six foot wide path connection on the north next to the tennis courts. This network. ties directly onto Oak Ridge Drive and the front entrance to the Fitness Center. 12. The four foot wide path leading to the south into The Courtyards should be widened to six feet. A four foot path does not allow two bicycles to pass going in opposite directions. Also, a couple using a four foot path would not allow another person to pass without having to step off the walk. All paths should be a minimum of six feet in width. 13. In the past, we have seen zero lot line construction with a minimum of ten feet of separation between buildings. The Cottages indicates six foot separation. Accordingly, the following comment is from Sharon Getz, Plans Examiner, Building Inspection Division: "Section 504 of the 1991 edition of the Uniform Building Code as adopted by the City of Fort Collins requires that exterior walls of one and two family dwellings located closer than three feet from a property line be of one -hour fire -resistive construction. A parapet extending 30 inches above the roof survad is required unless the structure complies with the exceptions to Section 1710. Projections, such as cornices, eave overhangs, or exterior balconies shall not extend over the property line and must comply with UBC Sections 1711 and 504.01 Please provide information on what happens with the architectural elevation along the zero lot line wall. 14. At the time of Final, the plat should indicate an exterior wall maintenance easement in order to use the neighbor's property for access to the zero lot line wall. 15. Staff appreciates the introduction of the bungalow style in the Oak -Cottonwood Farm O.D.P. Such a style contributes to the t1 housing mix and diversity and adds character to our newly developing neighborhoods. Having experienced the bungalow style in two large cities (Chicago and Denver), the project planner offers the following observations, recommendations, and suggestions: A. Have you considered staggering the front setbacks? A slight offset of even three feet,would help add variety to the streetscape and minimize the row appearance. B. It is suggested that front porch design be altered slightly so that each individual unit has a subtle difference. Variations could include widening the porch across the entire front elevation, enclosing the porch with windows, and giving the front porch a different style roof. A subtle, yet distinctive front porch, helps create individual identity (and helps visitors find a particular unit). C. Perhaps introducing different roof styles and pitches would lend character to the project. Using a combination of shed, hip, and gable roofs would help each unit have its own identity. Dormers and cupolas can be added to lend variety. D. Exterior materials can be used to add variety. Have you considered the use of synthetic stucco, brick bands, or differing type of hardboard siding? Older bungalow neighborhoods offer a wide variety of exterior materials that create a distinctive character over time. E. Have you considered adding "gingerbread" details to the front elevation? There are an infinite number of small intricate details that, when viewed from the street, can add a distinctive identity to each unit. In general, it is the subtle variety within the bungalow style that preserves the character and charm overtime. 16. The Preliminary landscape plan should include landscape materials between Lots 8 and 16 and the private streets. 17. Landscape materials should be considered on the north, west and south next to the adjacent fitness center, apartment complex, and The Courtyards. 18. Please make the following minor changes to the Site Plans A. Add the number of units to Land Use Breakdown B. Delete the Attorney's Certificate. C. Add a notarial block for the owner. D. Add the fitness center to the vicinity map. E. Please update the vicinity map with the extension of Boardwalk and add street names for Harmony Road and Lemay Avenue. a This concludes Staff comments at this time. In order to stay on schedule for the May 23, 1994 Planning and Zoning Board meeting, please note the following deadlines: Plan revisions are due May 4, 1994. P.M.T.'s, 7 prints, colored renderings are due May 16th. As always, please feel free to call to discuss the comments or any other issues pertaining to this Preliminary P.U.D. Sincerely: Ted Shepard Senior Planner xc: Kerrie Ashbeck, Civil Engineer