HomeMy WebLinkAboutPARAGON POINT PUD PHASE FIVE PRELIMINARY - 48 91K - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommi v Planning and Environmental vices
Planning Department
Ciry of Fori Collins
February 15, 1995
Ms. Kay Force
Jim Sell Design
117 East Mountain Avenue
Fort Collins, CO 80524
Dear Kay:
Staff has reviewed the request for Paragon Point Phase Five
Preliminary P.U.D. and. Subdivision and offers the following
comments:
1. The following comments apply to the Preliminary Plat
A. Please correct the location of the project on the
vicinity map.
B. Please complete the statement regarding the bearings in
the legal description.
C. Please correct the curve data in the legal description.
D. The common open space areas need to be designated as a
separate tract and note who is responsible for
maintenance.
E.
F
Please designate right-of-way and easement for the corner
of Lemay Avenue and Trilby Road.
The vicinity map should indicate the location of Fossil
Creek Park since this will serve as the public
neighborhood park for Paragon Point.
G. The subtitle of the plat indicates that the Fifth Phase
is a replat of Paragon Point - Finch Court. This
reference is incorrect as Paragon Point - Finch Court
Minor Subdivision was never completed by the applicant
and the consultant. Consequently, the Finch Court Sub
was never filed and is not part of the public record.
H. The Public Service easement in the southeast corner of
the site is an exclusive easement and it should not
contain a reference to U.S. West. Please clarify.
2. The Utility Plans need street plans and profiles.
281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (303) 221-6750
FAX (303) 221-6378 TDD (303) 224-6002
3. It will be recalled that north of the Fifth Phase, along Lemay
Avenue, the U.S. West line is very shallow and caused the
sidewalk to elevated. Is this the case with the Fifth Phase
also? If so, a cross-section of the curb, gutter, and grade
changes is needed.
4. The Utility Plans should address whether or not there is a
need for a subdrain system for utility or basement
installations.
5. The allowable reduced right-of-way width is 48 not 49 feet.
6. There is some grading indicated on the delineated wetlands.
Does this fall under the Army Corps of Engineers' Nationwide
Permit process? A statement of wetland impacts that result
from development of Phase Five will be required. Such
statement shall also address proposals for avoidance or
mitigation of those impacts.
7. The site and landscape plan indicates trees in the drainage
swale. Please remove trees from the swale.
8. The boundary of the Drainage Study must include half of the
three surrounding streets.
9. The utility easement in Finch Court needs to be such that the
distance from the back of walk to the rear line of the
easement is no less than 13 feet. The nine feet distance
shown is inadequate. This easement also needs to extend north
of Lot 20.
10. Public Service needs a major gas line in the 15 foot utility
easement along Lemay Avenue and Trilby Road. These lines must
be kept free of other utilities. Also, please note that trees
must be kept four feet from gas lines.
11.
Columbine Cablevision would prefer that the open space areas
be dedicated as blanket utility easements•.—Also,—uti-l-ity ----
easements are needed on the sides of Lots 6, 81 18 and 20.
12. The placement and quantity of street trees along the two
arterials does not satisfy the streetscaping policies of the
City Forester. These two frontages should feature deciduous
shade trees evenly spaced at a minimum of 40 foot intervals,
with proper separation from streetlights.
13. The Fifth Filing represents the final phase of Paragon Point
P.U.D. The Department of Natural Resources is requiring a
status report on the wildlife habitat and prairie restoration
improvement efforts as called for in the original wildlife
habitat plan. The status report should also address the
future plans for any remaining prairie dogs.
14. The site plan should provide more information on parking.
Please indicate the location and quantity of spaces which do
not occur in a garage or driveway. Also, this project seems
to lend itself to parking in the cul-de-sac. Such spaces
could be landscaped. There are problems,- however, with the
South Fort Collins Sanitation District in the placement of
extra manholes. You are encouraged to work with the District
in resolving the issue of hard surface versus landscaping
under the sewer line to accomplish the objective of providing
adequate parking for small lots that do not have very much
street frontage.
15. Staff is concerned about the dominance of garages along the
Finch Court streetscape. Have you considered providing garage
access to Lots 7 and 19 from the side rather than the front?
This would soften the streetscape.
16. The written Solar Variance Request does not indicate that Lots
10 - 15 comply with the orientation requirement. These six
lots result in a compliance rate of 30%. On the site plan,
under Solar Orientation, please provide a table indicating the
arithmetic on the total number of lots (20), the number of
lots required to meet the 65% requirement (13), the number of
lots that do meet the orientation requirement (6), six lots
equals 30% compliance rate, and the number lots that would be
necessary to bring the P.U.D into compliance (7). The
variance request, therefore is for seven lots.
17. The site plan should contain a legal description.
18. Please provide lot/unit numbers on the site plan that match
the plat.
19. Please provide a north arrow on the site plan vicinity map.
20. Please correct the title of the architectural sheet.
This concludes Staff ..comments at this time. - --Please—note—the
following deadlines for the March 27, 1995 Planning and Zoning
Board hearing:
Plan revisions are due March 8, 1995.
P.M.T.'s, 10 prints, renderings are due March 20, 1995.
As always, please call our office to discuss these comments or to
set up a meeting to discuss these comments in depth.
Sincerely:
T�4w
Ted Shepard
Senior Planner