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HomeMy WebLinkAboutRIGDEN FARM, TENTH FILING - PDP - 56-98AB - SUBMITTAL DOCUMENTS - ROUND 1 -Spectrum Retirement at Rigden Farm February 1, 2005 Page 9 13. The proposed multi -family dwellings (the Retirement Residences) in the 3-story building are permitted in the NC District as a Type 2, Planning and Zoning Board review and public hearing. Therefore, the applicant for this development request must hold a neighborhood information meeting prior to formal submittal of the project, as set forth in Sections 2.2.2(B) & (D) of the LUC. Please contact Steve Olt, at (970)221-6341, to assist you in setting a date, time, and location for the meeting. Steve, and possibly other City staff, would be present to facilitate the meeting. A neighborhood information meeting was held on November 17, 2004 and attended by planning staff. Please review the submittal documents and contact me if you need additional information or have questions. We are excited to be moving this important project forward. Sincerely, DAVIS PARTNERSHIP, ARCHITECTS *4�__ Lynn A. Moore, FASLA Principal cc: Jeff Kraus, Len Scherder — Spectrum Kevin Scott, Matt Duncan — DPA G Spectrum Retirement at Rigden Farm February 1, 2005 Page 8 9. This development request will be subject to the Development Review Fee Schedule that is available in the Current Planning Department office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Development Review Fees were confirmed by planning staff and are included in this submittal. 10. This development proposal is subject to all the requirements set forth in the City's LUC, specifically Article 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Article 4. Districts, specifically Division 4.5 - Medium Density Mixed -Use Neighborhood and Division 4.19 - Neighborhood Commercial Zoning Districts. Copies of Article 3, Division 4.5, and Division 4.19 are available in the Current Planning Department or on the City of Fort Collins website @ www.fc og v.com. Go to Departments, then the Current Planning Department. The consultant team has read and reviewed the requirements set forth in the City's LUC including: a. Article 2. Administration (Development Review Procedures) b. Article 3. General development Standards c. Article 4. Districts, specifically Division 4.5 — Medium Density Mixed -Use Neighborhood and Division 4. 19 — Neighborhood Commercial Zoning Districts. 11. The City's Current Planning Department will coordinate the development review process. The required submittal package will be submitted to this department and distributed accordingly to other City departments and outside reviewing agencies involved in development review. The submittal requirements for Overall Development Plans, Project Development Plans, and Final Compliance Plans are available on the City's website. This application is submitted to the Current Planning Department. 12. The Conceptual Site Plan shows 70 parking spaces for the 115 Retirement Residences units. Even if all were 1-bedroom units the minimum amount of parking required would be 173 spaces (115 x 1.5). It appears. The applicant could request a modification to the parking standard, supporting the request based on the criteria set forth in Section 2.8.2(IT) of the LUC. The Planning and Zoning Board will make the deterrnination on the request for a modification of standard within a Type 2 review. The request for a modification of the standard set forth in Section 3.2.2(K)(1) can be done as a "stand alone" request to the Planning and Zoning Board (creating another step in the development review process) or it can be part of the Project Development Plan (PDP) request, with a decision rendered by the Board at the same public hearing as the PDP. A stand alone request for modification to the parking standard was approved by the Planning and Zoning Board on October 21, 2004. Spectrum Retirement at Rigden Farm February 1, 2005 Page 7 c. The conceptual plan appears to be, for the most part, addressing the pedestrian connectivity standards set forth in Section 3.5.2 of the LUC. However, the placement of the Duplex Cottage Units 3, 4, 5, and 6 may be somewhat problematic with respect to the direct connectivity to public sidewalks. The design of the pedestrian system serving the proposed development has evolved since the conceptual plan. We are addressing the pedestrian connectivity standards set forth in the Land Use Code. d. There should be direct pedestrian connectivity between buildings in the development plan. The proposed development plan provides direct pedestrian connectivity between buildings. e. Some bicycle parking should be provided in compliance with Section 3.2.2(C)(4) of the LUC. Bicycle parking is provided. 7. Parks Planning Department a. The City's Parks Planning Department indicated that the standard neighborhood and community parkland fees will apply to each dwelling unit in this residential development, being both the Retirement Residences and the Duplex Cottages. The fees are based on the square footage of each unit. We understand that standard neighborhood and community parkland fees for each dwelling unit (based on the square footage of each unit) will be assessed. 8. Natural Resources Department, Doug Moore a. Natural Resources requests that the applicant provide adequate space in the trash enclosure areas to allow for recycling service (a copy of the "draft" Trash and Recycling Enclosures document is attached to this comment letter). The trash enclosure area is designed to allow for a recycling service as per the Trash and Recycling Enclosure document provided. b. The landscape should be designed to reduce the amount of bluegrass lawns and try to utilize Fort Collins native plants and grasses to help meet the City's landscape and water conservation standards. The project's landscape plan has been designed to reduce the amount of bluegrass lawns and to utilize Fort Collins native plants and grasses to help meet the City's landscape and water conservation standards. 7 Spectrum Retirement at Rigden Farm February 1, 2005 Page 6 5. Light & Power Department, Bruce Vogel a. The City has existing power in all of the streets surrounding this proposed development. Services can be provided to this site. Electrical power connections for the site are shown on the site utility plan. b. The transformer locations must be coordinated with Light & Power. Transformers can be located no more than 10' from a paved area that can be accessed by City trucks and equipment. The final transformer location will be coordinated with Light & Power. c. The standard electric development charges will apply to this development request. This property has 4 street frontages; therefore, the charges will be relatively high. The applicant understands that standard electric development charges will apply to this site. d. The proposed Duplex Cottage units will be served from Kansas Drive. The normal residential services will apply. Comment acknowledged. Service to the cottage units will be from Kansas Drive. e. A utility coordination meeting is encouraged. As previously stated in items 2.i and 3.e above, a utility coordination meeting will be scheduled following acceptance of this development application. f. Please contact Monica Moore of Light & Power, at (970)224-6150. You will work with her on your electric service needs. Comment acknowledged. 6. Transportation Planning Department, David Averill a. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at (970)224-6062, and David Averill of the Transportation Planning Department, at (970)416- 2643, to determine what information will be needed in the TIS pertaining to LOS for vehicle, pedestrian, bicycle, and transit modes of transportation. A Transportation Impact Study is included with this application. b. This development proposal will be subject to the Transportation Level of Service Requirements set forth in Section 3.6.4 of the LUC. Comment acknowledged. L Spectrum Retirement at Rigden Farm February 1, 2005 Page 5 4. Storm water Utility, Glen Schlueter a. The site is located in the Foothills Drainage Basin, where the new development fee is $6,525 per acre, which is subject to the runoff coefficient reduction. This fee is to be paid at the time of issuance of building permits. We acknowledge that Foothill Drainage Basin development fees will be paid at the time of issuance of the building permit. b. The site in on Storm water Inventory Map #12M. A copy of the map can be obtained from the Utility Service Center at 700 Wood Street. Storm water Inventory Map #12M will be obtained for the Utility Service Center. c. The standard drainage and erosion control report and construction plans are required and they must be prepared by a professional engineer registered in the State of Colorado. Standard drainage and erosion control report and construction plans prepared by Northstar Design, registered engineers in the State of Colorado, are included with this application. d. The water quantity and water quality detention for this site has been accounted for in the overall drainage plan for Rigden Farm. The drainage outfall for this site is a pipe that is planned to be built along East Drake Road and exists up to Rigden Parkway from the existing detention pond to the east. The Parkside development is extending it to their property and King Soopers Supermarket was going to build it the rest of the way to South Timberline Road. If King Soopers is delayed such that this proposed development on Tract 'R' moves forward ahead of them, then the developers of Tract 'R' will need to build the outfall to this property. The storm sewer has been designed as part of the East Drake / Ziegler Road plans. The developers of Tract R will construct that portion of the drainage outfall structure along East Drake Road.. e. The developer's / applicant's design engineer will need to verify compliance with the overall drainage report; in particular, the site imperviousness and drainage sub -basin split on the site. This site was modeled as part of the Rigden Farm overall master drainage plan. The most updated drainage model at this time is the one that was done in conjunction with the Rigden Farm, Filing 6 drainage report. In that report the site is divided into 2 sub -basins. The northern part of the site is shown as being part of Sub -Basin 581, which drains to the north into a storm sewer along East Drake Road; and, the southeasterly part of the site, which is within Sub -Basin 582 and was designed to drain toward the central channel bisecting the Rigden Farm development. Sub -Basin 581 was assumed to be 90% impervious while Sub - Basin 582 was designed to be 80% impervious. The design engineer (Northstar Design) has based their drainage report on the most updated drainage model that was done for the Rigden Farm Filing 6 drainage report. 5 Spectrum Retirement at Rigden Farm February 1, 2005 Page 4 g. There may be repays due for previous improvements to East Drake Road and surrounding streets. Matt Baker of Engineering, at (970)224-6108, may be contacted for information on the possible repays. Comment acknowledged. We will contact Matt Baker of Engineering to determine if repays are due for pervious improvements to East Drake Road. h. A Development Agreement and a Development Construction Permit will be required for development on this property. We understand that a Development Agreement and a Development Construction Permit will be required for this property. City staff is recommending that a utility coordination meeting be held to discuss this development proposal. Marc will assist you in scheduling this meeting. A utility coordination meeting will be scheduled following acceptance of this development application. 3. Water/Wastewater Department, Jeff Hill a. There are existing 8" water and 8" sanitary sewer mains in Limon Drive and Kansas Drive. The existing water main in Kansas Drive goes up to East Drake Road. Proposed water and sanitary sewer taps are shown on the site utility plan. b. There are existing 24" water and 24" sanitary sewer mains in East Drake Road. This proposed development probably cannot tap into these mains. We are not proposing any taps into utilities in East Drake Road. c. Plant investment (development) fees and water rights will apply to this development request. They will be collected at the time of issuance of building permits. We acknowledge that plant investment (development) fees and water rights will be collected at the time of issuance of a building permit. d. The City's water conservation standards for landscaping and irrigation systems will apply to this development request. Comment acknowledged. This development application responds to the landscape standards identified in the City of Fort Collins Land Use Code. Water conservation standards for the irrigation systems will be addressed when the irrigation design for the development is prepared.. e. A utility coordination meeting is recommended. As previously stated in item 2.i above, a utility coordination meeting will be scheduled following acceptance of this development application. 4 Spectrum Retirement at Rigden Farm February 1, 2005 Page 3 e. This property will have to dedicate necessary street rights -of -way (ROW) and easements behind the ROW for East Drake Road, Limon Drive, Kansas Drive, and Iowa Drive on the required subdivision plat. We understand that street rights -of -way (ROW) and easements behind the ROW will need to be dedicated to the City of Fort Collins. These dedications are shown on the attached Subdivision Plat. f. This development will be subject to the requirements set forth in the Larimer County Urban Area Street Standards. • There must be a 15' wide utility easement along the Drake Road ROW and 9' wide utility easements along the ROW's for the other 3 streets. A 15' wide utility easement is provided along Drake Road and 9' wide utility easements are shown along the ROWs for the other three streets bounding the site. This information is shown on the Site Plan and the Subdivision Plat. • The Rigden Farm northwest streets need to have plans approved before this development proposal could be approved. We acknowledge that plans for the surrounding streets must be approved before this development approval. We understand that Kansas Drive is already constructed and that the Drake Road plans are currently under review for construction. • The driveway types and widths must be to street standards. Driveway types and widths are designed to city standards. • The Poudre Fire Authority (PFA) would likely require a 30' fire lane through the parking lot and around the main building because it is proposed to be 3 stories in height. Sprinklering this building may negate the 30' width requirement. The main building will be provided with fire suppression sprinkler systems. • This development plan must address the emergency access issue (PFA) and/or the pedestrian access issue (Planning & Transportation Planning) with regards to the private drive and Duplex Cottage units design. The development plan addresses emergency access and pedestrian access with regards to the private drive and cottage units. 3 Spectrum Retirement at Rigden Farm February 1, 2005 Page 2 It appears that the minimum parking requirements for the Duplex Cottage Units, as shown on the Conceptual Site Plan, can be met without having to request a modification of standard. As set forth in Section 3.2.2 (K)(1)(b) of the LUC, parking on internal streets fronting on a lot or tract containing multi -family, attached or two-family dwellings may be counted to meet the parking requirements for the development. However, please note that Section 3.2.2(D)(2) states: "Unobstructed vehicular access to and from a public street shall be provided for all off-street parking spaces". This means that cars parked in driveways behind cars in garages would not satisfy the parking requirements. They would create an obstruction to free movement for the cars in the garages. On October 21, 2004, the Planning and Zoning Board approved a Modification of Standard for parking in support of the proposed development. Parking for the main facility will be provided at 0.56 spaces/unit. The cottage units will provide one parking space within an attached garage for each unit. Visitor parking will be accommodated on our site and by adjacent on -street parking spaces. 2. Eneineering Department, Marc Virata a. The standard utility plan submittal requirements will apply to this development request. Standard utility plan submittal requirements are addressed in this application. b. Street over sizing fees will apply to this development request. The fees are based on vehicle trip generation for the proposed land use in the development plan. Please contact Matt Baker of Engineering, at (970)224-6108, for detailed information on the fees. The fees will be collected at the time of issuance of building permits. We understand that street over sizing fees will be collected at the time of building permit issuance. c. The Larimer County Road Impact Fees will apply to development on this property. We understand that Latimer County Road Impact Fees will be collected for this development. d. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at (970)224-6062, and David Averill of the Transportation Planning Department, at (970)416- 2643, to determine what information will be needed in the TIS pertaining to Level of Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of transportation. A Transportation Impact Study is included with this application. ►i February 1, 2005 Mr. Steve Olt, Project Planner Community Planning and Environmental Services/Current Planning 281 N. College Ave. Fort Collins, CO 80522-0580 Re: CONCEPTUAL REVIEW - PDP for Type 2 Review Spectrum Senior Living Housing Development at Rigden Farm Dear Steve: Please accept the following responses to Staff comments concerning the Conceptual Review (September 20, 2004) of the referenced project. Staff comments are provided in a numbered format with our responses following in bold italics. 1. Zoning Department, Gary Lopez a. This property is in the MMN - Medium Density Mixed -Use Neighborhood and NC - Neighborhood Commercial Zoning Districts, which are Division 4.5 and 4.19 of the City's Land Use Code (LUC). The MMN District permits residential uses defined as two-family dwellings (duplexes), subject to an administrative (Type 1) review and public hearing. The proposed Duplex Cottages fit into this category. The NC District permits multi -family residential uses, subject to a Planning and Zoning Board (Type 2) review and public hearing. The proposed 3-story, 115 unit Retirement Residences building fits into this category. Section 2.1.2(D) of the LUC states: "When a development application contains both Type 1 and Type 2 uses, it will be processed as a Type 2 review". Therefore, a development plan containing both the proposed Retirement Residences in the NC District and the Duplex Cottages in the MMN District will be processed as a Planning and Zoning Board (Type 2) review and public hearing. The attached development application requests a Planning and Zoning Type 2 Review and Public Hearing for this project. b. The minimum parking requirements for residential uses are set forth in Section 3.2.2(K)(1) of the LUC. The minimum number of parking spaces required is based on the number of bedrooms per dwelling unit, as set forth in the table in Section 3.2.2(K)(1)(a) of the LUC. The Conceptual Site Plan shows 70 parking spaces for the 115 Retirement Residences units. Even if all were 1-bedroom units the minimum amount of parking required would be 173 spaces (115 x 1.5). It appears. The applicant could request a modification to the parking standard, supporting the request based on the criteria set forth in Section 2.8.2(H) of the LUC. The Planning and Zoning Board will make the determination on the request for a modification of standard within a Type 2 review. The request for a modification of a standard can be done as a "stand alone" request or be part of the Project Development Plan (PDP) request. Davis Partnership P.C., Architects Denver Office: 2301 Blake Street - Suite 100 Denver Colorado 80205-2108 303,861 .8555 Fax 303.861.3027 Vail Office: 0137 Main Street - Unit C106 Edwards Colorado 81632 970.926.8960 Fax 970.926.8961