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HomeMy WebLinkAboutGREENBRIAR VILLAGE PUD SECOND - Filed CS-COMMENT SHEETS - 2004-08-06Commu__ry Planning and Environmental _rvices Planning Department City of Fort Collins May 21, 1993 Ed Zdenek ZTI Group 1220 South College Avenue Fort Collins, CO. 80524 Dear Ed, Staff has reviewed your submittal for the Greenbriar Village P.U.D., Second Filing - Preliminary and would like to offer the following comments: 1. Public Service Company states that the final plat will need to dedicate 8' wide utility easements adjoining the street right- of-way lines on both sides of all streets and cul-de-sacs. 2. The City's Light & Power Department has the following comments to offer: a) The developer needs to be aware of City ordinance that requires the undergrounding of existing overhead utilities. In this case there is an overhead REA line that runs along the west side of Redwood Drive and along the south side of Aillox Lane. The! overhead line will need to be undergrounded at the developer's expense per City ordinance. b) Electric lines will be installed approximately 3.5' behind attached sidewalks and approximately 3.5' behind curb when the sidewalk is detached. c) The drainage & utility plan shows water and sanitary sewer lines encroaching on curb and sidewalk in numerous places. These lines will have to be redesigned to allow a minimum horizontal clearance of 10' from electric lines. d) Existing water and sanitary sewer lines also encroach in a few places. A utility coordination meeting will probably be necessary to determine if there is room for electric, gas, etc. in these areas. e) Light & Power would like to see a better map which clearly shows the: location of utility lines, curb, and sidewalk and the distances between them. 281 'North College Avenue • P.O. Bov 580 • Fort Collins, CO 80322-0�;80 • (303) 22:�730 I will be out of the office from September 28th Please contact one of the planners in Development 6750, if you have questions or concerns related to A meeting will be scheduled with you as soon necessary, to discuss these comments. Project Planner xc: Kerrie Ashbeck Sherry Albertson -Clark Advance Planning Stormwater Utility Transportation Parks & Recreation Natural Resources Jeff Laughren Hall & Associates file/Project Planner to October 7th. Review, at 221- these comments. as possible, if PROJECT 1 .- R I COMMENT SHEET City of Fort Col►n� DATE: 7 July 1993 DEPARTMENT: ���cA PROJECT: 19-93C GREENBRIAR VILLAGE PUD, 2nd Filing - Pre/Final PLANNER: Steve Olt Please respond to this project by Friday, July 16, 1993. ❑ No Problems ❑ Problems or concerns (see below) J w E= S`� �' wl YJA czx I c��{c� flv�na� of �lfy eaS�wceK�s as s�rw�ow Date: - -7 - I ? -9 -:5 Signature: a-R ti El�' PLAT CHECK II? REVISIONS REQUIRED: SITE ❑ LANDSCAPE ❑ UTUJTY FNVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS. COLORAD080522-05NU(.we)tt I-0nu PLANNING DEPARTMENT Please contact Alan Rutz with questions pertaining to electric service. Alan can be reached at 221-6700. 3. The Poudre Fire Authority has the following comments to offer: a) Fire hydrants and water line sizes must be shown on the utility plans. b) The large cul-de-sac in the northwest corner of the development does not appear to meet the City's design standards (see the Typical Parking in Cul-De-Sac detail on page D-23 of the Design Criteria and Standards for Streets manual). c) The street name Greenbriar Circle conflicts with the existing Greenbriar Drive in Fort Collins and should be renamed. d) The unnamed cul-de-sacs must not have names that conflict with existing streets in the City or fire district. 4. I am forwarding to you two comment sheets received from the Stormwater Utility. These comments were dated May 6, 1993 and May 19, 1993. There are significant concerns, including the fact that the storm drainage information received does not constitute a complete submittal. An off -site drainage easement to the south, across the Coachlight Plaza development, is required.. The redlined drainage report is being returned to your engineer with this comment letter. 5. The City Engineering Department has the following comments to offer: a) Lots 17 through 19 must be redesigned to fit on a full cul- de-sac or just have street frontage on Greenbriar Circle. No "eyebrow" is allowed. b) A TRAFFIC ENGINEER must submit a variance request with justification for the islands in the cul-de-sacs and, if approved, the islands must meet City specifications with regard to materials and methods of construction designed by an ENGINEER.. c) The design for the northernmost cul-de-sac (large cul-de- sac with. interior parking) must match the City standard for that type of cul-de-sac. d) Many lots appear to be unbuildable due to existing utility easements. e) Lots along the inside of Greenbriar Circle (65, 66, 78, 79) will likely need a sight distance easement to have adequate sight distance from the cul-de-sac. f) The street intersection of Redwood Street and Greenbriar Circle must be constructed as an "off -site" improvement. Who owns the: land at the corners on the east side of Redwood Street? g) The soils report is inadequate, outdated, and the information is lacking to be able to design the pavement section, which must be done by an ENGINEER. Also, the old report indicates presence of high groundwater. * If a subdrain system is required by the soils investigation and/or desired by the developer, then the system must be designed by an ENGINEER (the City has criteria) and accompanied by a hydrologic report. Please contact Kerrie Ashbeck at 221-6750 with engineering related questions. Parkland fees of $625 per residential dwelling unit will be collected at the time of issuance of building permits. 7. A copy of the Water/Wastewater Department's comment sheet, with a redlined Preliminary Drainage & Utility Plan, is attached to this letter. The Planning Department has numerous comments to offer: a) The Preliminary P.U.D. Site & Landscape Plan reflects a standard subdivision configuration with no consideration for buffering from the collector and arterial streets or the interface of single family residential lots to the adjacent multi -family areas. The "Neighborhood Compatibility" paragraph on page 5 of the Land Development Guidance System discusses the requirement for effective mitigation between differing uses in a P.U.D. Also, the existing Sundance Hills, First Filing project creates a pleasant looking streetscape along Willox Lane. The setbacks and landscaping to be provided with the approved Sundance Hills, Second Filing plan would be very appealing. This should be continued in some form (setbacks, landscaping, berming, etc.) along the frontages of this project on both Willox Lane and Redwood Street. b) Willox Lane is an arterial street and all lots must be a minimum of 150' deep along arterials. Section 29-656(d) of City Code states that "If residential lots in a subdivision are adjacent to an arterial street, no access to individual lots from such arterial street shall be permitted. Lots adjacent to an arterial shall have a minimum depth of 150 feet". Lots 3 & 4 fall far short of a 150' depth. c) No Planning objectives and Residential Uses Density Chart were submitted on May 3, 1993. d) This Second Filing, being Phase 2 on the Overall Development Plan, does not indicate four plexes on the O.D.P. The O.D.P. will have to be amended with this filing to allow the four- plex lots. e) The Site & Landscape Plan should indicate the locations of the single family, duplex, and four plex lots. The plan should indicate: the number of bedrooms per unit, density, and parking for the duplex and four plex lots. f) The Planning Department should receive a Site Plan for the duplex and four plex lots indicating location of setbacks, parking, landscaping, etc. Architectural elevations are required for these types of units. g) Lots 38, 49, 58, 66, 67, and 68 do not appear to be developable due to the utility easements. h) A note must be added to the Site & Landscape Plan and the subdiviEd on plat that eliminates access to individual lots from Willox Lane, an arterial street, and Redwood Street, a collector street. i) The exact configuration of the wetlands must be indicated on the Site & Landscape Plan. What impact will Lots 50 through 57 have on the wetlands? This must be addressed with this plan. j) What is the future use of the parcel at the southwest corner of Willox Lane and Redwood Street? What is planned for the two areas at the northeast and southeast corners of Redwood Drive and Greenbriar Circle? k) What type of "outside storage" is planned (Note 3 on the Site & Landscape Plan)? 1) Note 8 on the Site & Landscape Plan must be eliminated, or it could be rewritten to say that "The developer reserves the right to request minor adjustments". The only "rights" are those provided in the L.D.G.S., which requires City approval. m) The Site & Landscape Plan should provide for landscaping and fencing along Willox Lane and Redwood Street. Where is landscaping proposed? One shade tree per lot, per street frontage is being recommended. Fencing guidelines must be submitted for review. All landscaping is to be maintained by the homeowners or an association, to include the areas in the street rights -of -way. n) What :is planned for the shaded area between Lots 23 & 24, at the southwest corner of the development? o) The single family and duplex residential lots are subject to the C:ity's adopted Solar Orientation Ordinance. A minimum of 65% of the lots must be oriented to comply with the ordinance. In this case 59 lots must comply (see a copy of the ordinance, attached). p) Is a :31' wide utility easement really needed along Willox Lane and Redwood Street? q) What is the RAMP zoning district (see Note 6 on the Site & Landscape Plan)? The HB Zone north of Willox Lane refers to what? r) The development site must be shown and labeled on the Vicinity Map. s) What is the density, per housing type, of the development? t) A pedestrian access between this development and Coachlight Plaza is being suggested. u) The existing Sundance Circle street should connect through to Greenbriar Circle. This completes the review comments at this time. Please be advised that this submittal is considered INCOMPLETE and will not be included on the June 28, 1993 Planning and Zoning Board agenda. 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 July 26, 1993 Planning and Zoning Board hearing: Plan revisions are due July 7, 1993 by 12:00 noon. Please contact me for the number of folded revisions required for each document. PMT's, renderings, and 8 folded copies of final revisions (for the Planning and Zoning Board packets) are due July 19, 1993. Final documents (including the signed development agreement, applicable mylars and utility plans) are due July 22, 1993 by 12:00 noon. Please contact me at 221-6750 if you related to these comments. I would lik Stte3e Olt Project Planner xc: Kerrie Ashbeck Sherry Albertson -Clark Advance Planning Stormwater Utility Transportation Jeff Laughren Stewart & Associates file/Project Planner e Mw6iima)ml City of Fort Collins Commui-. y Planning and Environmental _ rvices Planning Department September 27, 1993 Ed Zdenek ZTI Group, In.c. 1220 South College Avenue Fort Collins, CO. 80524 Dear Ed, Staff has reviewed your documentation for the Greenbrier Village P.U.D., Second Filing - Final that was submitted on September 7, 1993, and would like to offer the following comments: 1. Public Service company has indicated that their comments from July, 1993 are still valid. This is in reference to the PSC comments that were included in the comment letter addressed to you and dated July 22, 1993. A copy of their comment sheet is attached to this letter. 2. The Police Department is suggesting that Bayberry Circle be continued east of Redwood Street or Chokeberry Circle be continued west of Redwood Street (instead of Bayberry Circle and Chokeberry Circle on the same alignment at Redwood Street). 3. The street name Teal Court could be a problem because of an existing Teal Eye Court. Also, there are numerous discrepancies in street names between the Site Plan and the subdivision plat. 4. The final documents need to be of reproducible quality before they can be accepted and recorded. 5. There are a number of comments about the subdivision plat: a) a Vicinity Map is required on the subdivision plat. b) a lot of data is missing: - easement width, usage, locations - lot line bearing and distances - outer boundary monuments - statement of scale and bar scale 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 - the area south of Lot 24 and west of Lot 25 must be a tract, with square feet and usage stated. - the whole area around Lots 24, 25, and 26 is very confusing, with all the easements, etc. c) is Lot: 26 big enough for a house with the easement through the middle of it? d) there are two call in the legal description that do not match the plat: - North 89 degrees 57 minutes 14 seconds West - 40.00' - a curve central angle of 17 degrees 11 minutes 37 seconds e) show street right-of-way widths. 6. The Water./Wastewater Department has made comments on red -lined utility and landscape plans. The utility plan has been sent to your engineer, the landscape plan is enclosed with this letter. These red -lined plans should be returned to the City with your revisions. Please contact Mark Taylor with questions pertaining to water and sanitary sewer services. He can be reached at 221-6681. 7. The Light: 8 Power Department wants to reiterate the fact that there is a City ordinance that requires the existing overhead REA electric line to be removed from the site or placed underground prior to issuance of a building permit. Also, planned streetlight locations along Redwood Street are shown on a red -lined Landscape Plan that is enclosed with this letter. The street tree locations may have to be adjusted to meet the clearance requirements. Please return this red -lined plan with your revisions. Doug Martine is your contact person and can be reached at 221-6700. 8. A soils report and pavement design must be submitted for review. ' 9. The Natural Resources Department has stated that they need to work out the final details on acquisition and design of this project, especially with regard to the pond area to the southwest. They are interested in acquisition if the lots are appropriately designed. Even if acquisition were not to occur, more buffering is needed between Lot 25 and the pond. Perhaps Lot 25 should be eliminated. Please contact Rob Wilkinson, at 221-6600 with questions pertaining to natural areas. 10. landscape Notes #13 and #15 are at odds. It's not clear who is responsible for maintenance in the public right-of-way, the homeowner or the Homeowners Association. It is being suggested that you combine the two notes and change #15 to say "all other landscaping shall be maintained by the HOA". 11. The compliance with the Solar Orientation Ordinance must be included on the site Plan and the subdivision plat. The plans should tabulate and graphically indicate each solar lot. 12. Label the uses on the individual lots that are not single family lots (i.e. the duplex and potential four plex lots). It is questionable as to whether all of the lots proposed for duplexes are large enough for that use. Additional information on the duplexes (size, parking, elevations, etc.) is needed to make that determination. 13. Are Lots 24, 25, 26, 41, 42, and 43 buildable with the easements constraints? 14. A bicycle/pedestrian walk should be provided between Lots 17 and 18 to connect with the approved walk in Greenbriar Village P.U.D., First Filing. 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 October 25, 1993 Planning and Zoning Board hearing: Plan revisions are due October 6, 1993 by 12:00 noon. Please contact me for the number of folded revisions required for each document. PMT's, renderings, and 8 folded copies of final revisions (for the Planning and Zoning Board packets) are due October 18, 1993. Final documents (including the signed development agreement, applicable mylars and utility plans) are due October 21, 1993 by 12:00 noon.