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HomeMy WebLinkAboutRIGDEN FARM, TENTH FILING - PDP - 56-98AB - CORRESPONDENCE - (6)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. 9 Please contact Doug, at (970)224-6143, if you have questions about these comments. 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. 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 @ wwwkgov.com. Go to Departments, then the Current Planning Department. 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. 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(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 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. 8 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. b. This development proposal will be subject to the Transportation Level of Service Requirements set forth in Section 3.6.4 of the LUC. 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. d. There should be direct pedestrian connectivity between buildings in the development plan. e. Some bicycle parking should be provided in compliance with Section 3.2.2(C)(4) of the LUC. Please contact David, at (970)416-2643, if you have questions about these comments. 7. 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. 8. Doug Moore of the Natural Resources Department offered the following comments: 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). 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. 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. Please contact Glen, at (970)224-6065, if you have questions about these comments. 5. Bruce Vogel of the Light & Power Department offered the following comments: a. The City has existing power in all of the streets surrounding this proposed development. Services can be provided to this site. 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. 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. d. The proposed Duplex Cottage units will be served from Kansas Drive. The normal residential services will apply. e. A utility coordination meeting is encouraged. f. Please contact Monica Moore of Light & Power, at (970)224-6150. You will work with her on your electric service needs. Please contact Bruce, at (970)224-6157, if you have questions about these comments. 6. David AveriII of the Transportation Planning Department offered the following comments: a. A Transportation Impact Study (TI5), addressing all modes of transportation, will be required with your Project Development Plan (PUP) submittal. Please contact Eric Bracke of the Traffic r d. The City's water conservation standards for landscaping and irrigation systems will apply to this development request. e. A utility coordination meeting is recommended. Please contact Jeff, at (970)221-6674, if you have questions about these comments. 4. Glen Schlueter of the Stormwater Utility offered the following comments: 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. b. The site in on Stormwater Inventory Map #12M. A copy of the map can be obtained from the Utility Service Center at 700 Wood Street. 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. d. The water quantity and water ug ality 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 5oopers 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. 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 5 • 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. • 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. 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. h. A Development Agreement and a Development Construction Permit will be required for development on 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. Please contact Marc, at (970)221-6750 or (970)221-6605, if you have questions about these comments. 3. Jeff Hill of the Water/Wastewater Department offered the following comments: 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. b. There are existing 24" water and 24" sanitary sewer mains in East Drake Road. This proposed development probably cannot tap into these mains. 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. 4 2. Marc Virato of the Engineering Department offered the following comments: a. The standard utility plan submittal requirements will apply to this development request. b. Street oversizing 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. C. The Lorimer County Road Impact Fees will apply to development on this property. d. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your Project Development Plan (PUP) 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. 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. f. This development will be subject to the requirements set forth in the Lorimer 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. • The Rigden Farm northwest streets need to have plans approved before this development proposal could be approved. The driveway types and widths must be to street standards. 3 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. b. The mimimum 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 (POP) request. 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. Please contact Gary, at (970)416-2338, if you have questions about these comments. 2 J MEETING DATE: September 20, 2004 ITEM: Spectrum Retirement at Rigden Farm - Rigden Farm, Tract 'R' (from the developers' promotion/sales map) APPLICANT: Davis Partnership Architects c/o Lynn Moore 2301 Blake Street - Suite 100 Denver, CO. 80205-2108 LAND USE DATA: Request for 115 units of Retirement Residences in a 3-story building and 16 Duplex Cottage Units in 8 buildings on a 4.27 acre site. This would be an independent living facility for seniors. The site is shown as Tract ' R' on the developers' promotion/sales map. It is on the south side of East Drake Road and is bounded by Iowa Drive to the west, Kansas Drive to the east, and Limon Drive to the south. The property is in the NC - Neighborhood Commercial and MMN - Medium Density Mixed -Use Neighborhood Zoning Districts. COMMENTS: 1. Gary Lopez of the Zoning Department offered the following comments: 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.