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HomeMy WebLinkAboutFAIRBROOKE TRACT A - Filed CS-COMMENT SHEETS - 2003-07-31Cornrn, Plannin; and Environmenta' " '-vices a City of Fort Collins Planning Department March 25, 1994 Linda Ripley Ripley Associates 117 East Mountain Ave. Fort Collins, CO 80524 Dear Ms. Ripley, City Staff has reviewed your submittal for Fairbrooke PUD Tract A Preliminary and Fairbrooke Amended ODP, and offers the following written comments: 1. Review of these plans should not be construed as a commitment that telephone facilities sufficient to serve this project are presently available. US West will provide telephone service .in accordance with the rates and tariffs on file with the Colorado 'Utilities Commission. 2. Telephone facilities generally occupy .rear lot utility easements, which must be located on terrain which permits trenching operations. 3. The developer is responsible for provision of all trench, street crossings, and ditch crossings for telephone facilities within the project, and the developer pays up front construction costs for facilities within the development. 4. Any relocation of existing telephone facilities required by these plans will be paid for by the developer. 5. Fire hydrants must be shown on the site plan and must be within 400' of all dwelling units. Fire hydrants must be capable of 1000 gpm with 20 psi residual pressure. 6. Please delineate the boundaries of Tract A with a bold line and indicate that the area to the south, "Aspen Heights PUD" is not part of Fairbrooke ODP. 7. The Holly Street to Larch Street connection should not be a temporary connection, this connection is necessary to provide vehicular and pedestrian connections between these neighborhoods. Please change the note on the ODP. 8. Tract C is also "Presently Developed". 9. Staff would like a more detailed analysis of the density and housing types in the general area. As stated in the conceptual comments, dated January 10, 1994: "Please include with the development submittal, an analysis of the general land uses in the surrounding area (within a l or 1 1/2 mile radius). What is the average density .of this area with and without this project?" What are the unit types? A reduction in density on this Tract goes against current city policy to maintain density and multi -family areas on existing master plans. It is your responsibility to justify single family houses at this location, given the existing housing types in the area. Most of Fairbrooke ODP is now single family, but Tract G and the rest of H are under review for attached patio homes (42 units total) and there are other housing types to the west. Please expand your analysis in order for staff to fully review this amendment request. 10. Please include _sheet 2 of the ODP. with the revisions. Apparently it is confusing for some to have the land use information for Tracts which don't show up on this sheet! You can have a few blue prints made from the mylar on file in the Engineering Department. We will need a PMT of both sheets for the Planning and Zoning Board packet. 11. .What is the difference between gross overall and gross: residential density on the ODP,.ie what has been left out? 12. Please- include a letter to the Stormwater utility addressing the overall drainage for the ODP. Please contact Glen Schlueter- at 221-6589 if you have questions. 13. A new soils report will be. required with: the final submittal. ,.The -submitted report is outdated (1981). The report should address- the fact. that the ditch was relocated and should address ground water concerns and soil conditions during the irrigation season. Retesting needs to be done during the irrigation season. If you have questions about the requirements for this report, please contact Kerrie Ashbeck at 221-6750. 14. Stormwater comments for the preliminary plans will be sent under separate cover. 15. Rear lot utility easements, with a minimum width of 81, are required. See attached map. 16. Utility easements are needed adjacent to the right-of-way where Sommerville Drive crosses the Pleasant Valley and Lake Canal. 17. No trees shall be planted within 4' of gas lines, as noted on the plans. 18. See attached street light locations from Light and Power. 19. Lot areas must be shown on the plat. There are concerns about the 15' front setback. Typically a 20' setback is required to ensure that cars fit in the driveway and do not overhang over the sidewalk. We have approved shorter front setbacks, provided that the driveway is a minimum of 18' in length. 20. Please include a landscape note regarding the timing of installation of landscaping and that there will be no certificate of occupancy issued, until all the landscaping is installed and approved, or until a letter of credit is provided to the City. 21. Sight line is restrained at the intersection of Holly Way and Holly Street as noted in the traffic report. The final plat should show necessary sight distance easements. Notes regarding landscaping and fencing restrictions in these easements shall be added to the site and landscape plan. 22. A formal written variance request is required for the square cul-de-sa.c design. This needs to be prepared by a registered traffic engineer. Issues with the proposed design are as follows: maintenance, including street sweeping; long term maintenance of the patterned concrete paving. material; on - .street parking capacity; driveway location and function from a safety and practical standpoint; debris build up and storm drainage problems with square corners; and fire truck turning capability. Planning would like to see you pursue this matter with a registered engineer and would assist you in setting up a coordination meeting with Engineering, Fire, Transportation, etc. There is the option to design and construct the streets as private streets, which the .homeowners. would own. and maintain. 23. The cul-de-sacs must provide a minimum of 401. outside radius for fire equipment to turn around in. 24. There is a pedestrian trail master planned along the PVL Canal. This needs to be shown on the PUD plan. Please contact 'Leslie Bryson at Parks and Recreation to find out which side of the canal the trail needs to be on. The Tract needs to be wide enough to accommodate the canal, and trail which will serve as an access road for the ditch company. The trail needs be shown on the plat as well. 25. The ditch company must sign off on the plans and plat. 26. Parkland fees are $779.00 per dwelling unit, collected at the time of building permit issuance. 27. Pedestrian connections need to be examined. Staff would like to see a connection to Prospect Road from one of the cul-de- sacs, depending on which side of the canal the bike trail is on (connection needs to be on the opposite side). 28. Please provide a cross-section through the canal area, showing backyards, fencing, trail, canal, etc. Staff recommends limiting the rear lot fencing along the canal to 5' to prevent an unattractive alley way. Lower fencing encourages homeowners to plant trees and shrubs for additional privacy and the entire neighborhood benefits. The area along the Shepardson Channel, between Nelson Farm and Collindale shows what an alley of 6' high solid fencing feels like. 29. The landscaping "easement" along Prospect Road should be a separate "tract" owned and maintained by the HOA. 30. In order to upgrade the arterial streetscape, staff request that you include brick columns with the fence along Prospect Road. The patio home project at Hampshire and Prospect is providing a brick column element as well. 31. Have you explored other layouts to achieve a higher number of solar oriented lots? 32. See attachment (note 44) for information.about site distance restrictions. 33. The neighborhood meeting you requested is scheduled for April 7th at 7 pm at Bauder Elementary School. We will be sending out the letters next week. This concluders staff comments at this time. In order to stay on schedule for the April 25, 1994 Planning and Zoning Board hearing, please note the following deadlines: Plan revisions are due April 6th (4 sets of plans and written documentation responding to the above concerns), PMT1s (one PMT of each plan sheet), colored renderings, and 8 prints are due April 18th. Final mylars and other documents are due as soon as possible following the hearing. Please be aware that the development agreement and utility plans must be signed prior to the Planning and Zoning Board Hearing, for all PUD's. If not, a condition will be placed on the project giving you 30 days to finalise the plans and agreement, after which time, you must submit a request for an extension, to the Planning and Zoning Board. If you have any questions about these comments or would like to schedule a time to meet to discuss them, please contact me at 221- 6750. Sincerely, Kirsten Whetstone, AICP Project Planner cc Kerrie Ashbeck, Engineering Department Northern Engineering Services Comm :y Planning and Environment 2rvices Planning Department City of Fort Collins July 22, 1994 Ms Linda Ripley Ripley Associates 223 Jefferson Street Fort Collins, CO 80524 Dear Ms Ripley: Staff has reviewed the request for Fairbrooke, Tract A, PUD, Preliminary and Final and offers the following comments: 1. Any proposed relocation of the Pleasant Valley and Lake Canal ditch must be approved by the PVLC Board. 2. No trees or landscaping will be allowed in the ditch right- of-way. 3. No trees may be planted within four feet of any gas line. 4. An additional note should be placed on the landscape plan stating that existing trees will be pruned to City Forestry medium prune standard. 5. A utility easement is required adjacent to the right-of-way where Sommerville Drive crosses the Pleasant Valley and Lake Canal. 6. The block numbers on the plat document need to be improved so they are readable. 7. The Pleasant Valley and Lake Canal needs to be designated as a separate tract on the plat and site plan showing its square footage. 8. Should there be a utility and drainage easement on the south side of lots 27 and 28 of Block Two? 9. A soils report is required at the time of final submittal. Please provide this to the Development Engineer. 10. The drainage report shows some flows going to an inlet which is propDsed on the SID plans. Information needs to be provided indicating when this inlet will be constructed and where the drainage will flow in the interim. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 11. There must be an interim design completed for the Prospect Road improvements. The SID plans can be used as a basis, but this project needs a "stand alone" design for the interim condition and ultimate widening. This was noted at previous reviews. 12. The design engineer must submit a variance request to the Development Review Engineer for all items which do not meet the City's street design standards (ie. cul-de-sacs, less than 240' minimum curvature on centerline, etc.) 13. A small radius should be provided at the entrance to each cul-de-sac to eliminate the possibility of vehicles driving over the square corner. 14. Sight distance easement boundaries must be clearly identified (both the start and end) on the plat. Also, the standard notes regarding restrictions within sight distance easements must be added to the plat and landscape plan. 15. The Holly Street intersection with Somerville Court needs to be reworked to line up the flowlines as indicated on sheet 7 of 13 of: the redlined utility plans sent to the engineer. 16. The mid -block crosspans must be designed for a 30 mph design speed. Please include a centerline profile and transition the crown in and our of the crosspan. 17. The plans must show that there is adequate room for the standard bulb and 50' radii within the design for the cul- de-sacs. Show sample turn movements, parking scenarios and driveway locations that verify the design will work. There may be a, need to thicken concrete or reinforce to prevent crackincl or crumbling of corners if vehicles drive over them. In the variance request, describe how the square design is equal to or better than a standard cul-de-sac in terms of design, safety, long term maintenance, etc. 18. Additional justification is needed for the solar variance application. Please expand on the general idea that the land configuration dictates that most lots will have an east -west configuration. Address the variance request to the criteria contained in the Land Development Guidance System. 19. Drainage and Stormwater comments will be sent under separate cover. This completes the review comments at this time. Additional comments may be sent as various reviewing agencies continue to review this project. Please note the following deadlines for the August 22, 1994 Planning and Zoning Board hearing: Plan revisions (3 sets) are due August 3, 1994. P.M.T.'s, renderings and 10 sets of final revisions are due August 15, 1994. Should you have any questions, please contact me. Sincerely, Robert E. Blanchard, AICP Chief Planner cc: Kerrie Ashbeck, Civil Engineer 1