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HomeMy WebLinkAboutKNICKERS PRELIMINARY PUD - 10 91 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSDevelop. it Services Planning Department March 21, 1991 James Stephens Knickers Inc. 2190 W. Drake Road, #405 Fort Collins, CO. 80526 Dear Jim: City Staff has reviewed your submittal for Collins Greens, Louden Creek Golf Course, Preliminary PUD, and offers the following comments: 1. The existing zoning for this property is split between rp-planned residential and rlp-low density planned residential. Both the zones carry a PUD condition indicated by the lower case letters. The Site Plan should be revised to reflect this. 2. Existing signage on -site does not comply with City code. This signage must be modified or eliminated and replaced with signage that meets code. 3. City ordinance requires all new development to have underground utilities; therefore, the existing electric system must be changed to underground. The developer should contact Light & Power at 221-6700 as soon as possible concerning development charges, which will be substantial. A utility easement along Colorado Highway 287 needs to be a minimum of 15' wide west of and adjacent to the ROW. 4. Water and sewer will be provided to this site by Fort -Collins Water District and South Fort Collins Sanitation District. They are willing and able to serve this development, with these comments: a) There is an existing 14" water main along the east side of Colorado Highway 287 that can be tapped into. b) An existing sewer main presently extends south to the northeast corner of the Carolyn's Cuisine site, approximately 670' north of the existing access to this site. It can be extended further south to serve Collins Greens PUD. c) The water district is not anticipating the golf course to be irrigated with domestic water provided by them. Is it your intent to irrigate the course with recirculated water from the surface ponds on -site? Please contact Terry Farrill at 226-3104 to assure good understanding of the district's ability to provide the level of service you will require. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 5. The proposed locations of fire hydrants must be shown on the Utility and Site Plans. The hydrants must produce 1,000 gallons per minute or better and be within 400' of all major structures. 6. Fire access must be provided to all major buildings with cul-de-sacs or other adequate lanes of access, per Uniform Building Code. 7. The Natural Resources Department has reviewed your request and thinks that the concept seems to work with and is compatible with the natural features on -site. They will need additional information on landscaping, including the locations of existing & proposed trees (with species indicated) and ponds, indicating any plans for enlargement. Are any trees to be removed, what ponds are to be enlarged and how will they be landscaped? These questions and concerns must be addressed with Site Plan revisions and a Landscape Plan that must be submitted as soon as possible, but no later than April 1, 1991. 8. The Stormwwater Utility has the following comments to offer: a) The"L den Ditch Company needs to review and accept the drainage concept for this proposed development. b) Please indicate the site drainage flow directions, flow rates, and detention volumes on the Drainage Plan. c) Easements for on -site detention, channels, and other drainage facilities are required and should be shown on the Drainage and Site Plans. d) The existing culvert under the Colorado Highway 287 limits the outflow of this site to less than the 2 year historic release rate. There are cases similar to this where the site release is less than the allowable rate because of system restrictions. This report is not clear as to what is being proposed. The end result is that the 100 year developed flows are to be detained and released at the 2 year historic rate or the downstream system allowable rate. Overtopping of Colorado Highway 287 for the 100 year (or even smaller) event is not acceptable. e) An Erosion Control Plan for the construction period�f the project is necessary and has not yet been submitted. jj L 'gtl UC1 e 9. The Engineering Department has these comments to offer. a) ROW dedication for Colorado Highway 287% being 16' from the flowline, and any improvements (accel./decel. lanes, etc.) as determined necessary by the traffic study will be required. b) Dedication of a 15' utility easement along the west side of the highway and outside of the ROW will be required. c) Permission from theHL den Ditch Company for all bridge crossings on -site is necessary. d) Clarification is needed on the preliminary traffic impacts. How was the .7% determined? Are the projected 100 vehicles/day an average over the year, season...? e) A 7' detached sidewalk will be required along the Colorado Highway 287 frontage. The City will reimburse the developer for 3' of the 7' width. f) The utility plan is incomplete. It is very difficult to make detailed comments at this time. 10. The Transportation Department indicates that you should check with the Colorado Department of Highways to determine ROW requirements' and possible need for accel./decel. lanes. 11. The Colorado Department of Highways has the following comments: a) Projected traffic on Colorado Highway 287 indicates the need for 140' of ROW, 70' each side of the centerline. The existing ROW width along this property is apparently 50' west of the centerline. An additional 20' of ROW' will need to be dedicated. 'This ROW requirement should also address the first part of Item 10. Transportation's concern and Item 9.a) of Engineering's comments. The need for accel./decel. lanes is still in question. b) There is an existing access to the property from Colorado Highway 287 that may continue to be used if sight distance requirements are met. An access hermit, applied for with the City and then approved by the State, is required due to the improvements to be made at the entry. The City will be the issuing agency for the permit. c) The drainage plan for the development indicates that the surface run-off flows towards the highway drainage system until it is detained for re -use for irrigation. The highway drainage system is for the protection of the state highway ROW and is not intended to accommodate drainage from abutting properties beyond that which has historically been accepted. Therefore, on -site detention of surface run-off must be provided so that the historical run-off rate will not be exceeded due to the development. 12. Site Plan comments: a) In the PLANNING OBJECTIVES it states that this project will be completed in two phases. The Site Plan itself does not differentiate between phases. Please be aware that under a single phase development proposal all the uses and improvements must be submitted in final form for review at the Final PUD process/review level. Also, there is a three year expiration period from the date of final approval for all improvements. Will the City ultimately be reviewing final Site, Landscape, Drainage & Utility Plans for the whole 33.27 acres at this time? b) The PLANNING OBJECTIVES should be expanded to elaborate on your intent to enlarge and improve the ponds and natural habitat areas. Indicate the plans for preservation of these areas. There is the possibility that a 404 permit, issued by the State, could be required for preservation considerations. c) Show Colorado Highway 287 and associated ROW in its entire width, as well as existing/proposed approved access points on the east side of the highway. ' d) Current ownership and existing/proposed land uses within a minimum of 150' of this property, in all directions, must be shown on the Site Plan. e) All buildings, driveways, water features, and other improvements must be shown. This includes existing and proposed, to be labeled and graphically represented so as to clearly differentiate conditions. At this time it is difficult to see how the building complex and miniature golf areas are to be accessed and generally how they function. f) A lighting proposal for the various components of this request should be incorporated into the PLANNING OBJECTIVES. It is important to be able to see how the facilities will be lighted, if at all, and the potential off -site effects they may create. Security lighting in and around the building complex and parking areas will be important. g) Information about the general character of the proposed signage is needed. h) Pedestrian and vehicular circulation patterns should be indicated. Has the possibility of creating pedestrian connections between this site and the Carolyn's Cuisine site been considered? The two uses could conceivably be compatible. 13. A Preliminary Landscape Plan is required for review at this time (please see enclosed Submittal Requirements for Preliminary PUD Plans). The 16 copies, as indicated, should be submitted to this office by April 1, 1991. It is imperative to get this information into the review process quickly. The plan must address proposed landscape treatment and buffering to adjacent properties. The treatment of the periphery of this development, with use of plant materials and berming, is important to identify. Distinguish between existing and proposed. 14. How is this golf course to be irrigated? It is important to delineate and identify surface treatment by areas on the Site Plan and Landscape Plan. The City Arborist is concerned about the use of pesticides and insecticides and their potential impact on the ground water and surface water run-off in the area. This concludes staff comments at this time. In order to stay on schedule for the April 22, 1991 Planning and Zoning Board hearing, please note the following deadlines: Preliminary Landscape Plan (16 copies) due April 1, 1991 Plan revisions are due April 3, 1991 by 12:00 noon PMTs, colored renderings, revisions are due April 15, 1991 Final documents are due April 18, 1991 by 12:00 noon I suggest we meet to discuss these comments at your earliest convenience. Please contact me at 221-6750 to set up a meeting in the near future. Sincerely, 4Se n Olt _';'0 t7 Project Planner xc: Brian Shear