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HomeMy WebLinkAboutRIGDEN FARM, 14TH FILING - PDP - 56-98AO - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWServices Department and distributed accordingly to other City departments and outside reviewing agencies involved in development review. The submittal requirements for Project Development Plans and Final Compliance Plans are available on the City's website. Understood. 12. The proposed commercial/retail and/or mixed -use dwellings in the proposed buildings are permitted in the NC District as a Type 1, administrative review and public hearing. The applicant for this development request is not required to hold a neighborhood information meeting prior to formal submittal of the project; however, City staff is suggesting that it might be beneficial to hold a neighborhood meeting. Please contact Steve Olt, at (970)221- 6341, to assist you in possibly setting a date, time, and location for a meeting. Steve, and possibly other City staff, would be present to facilitate the meeting. Understood. A decision has been made to not hold the optional neighborhood meeting prior to submittal. The Center at Rigden Farm 16 Understood. b. All of the buildings must be within 300' of a fire hydrant. Understood. C. An emergency access easement is required within this development, in the parking area. Within this easement there must be an unobstructed 20' wide fire lane. Understood. d. The fire lane must provide turning radii of 25' inside and 50' outside. Understood. Please contact Carie, at (970)416-2869, 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. Also, the required Transportation Development Review Fee must be paid at time of submittal and this fee is paid directly to the Engineering Department. Payment for required fees is included with application. 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 4.19 - Neighborhood Commercial Zoning District). The most pertinent sections of Article 3 (relative to this new mixed -use development) are Sections 3.2.1 - Landscaping, 3.2.2 - Parking, 3.5.1 - Architectural Compatibility, and 3.5.3 - Mixed -Use, Institutional and Commercial Buildings. Also, there are Land Use and Deve%pment Standards specif ic to the NC District that development on this property will be subject to. Copies of Article 3 and Division 4.19 are available in the Current Planning Department or on the City of Fort Collins website @ www.fcclov.com. Go to Departments, then the Current Planning Department. Understood. il. The City's Current Planning Department will coordinate the development review process. The required submittal package will be submitted to the Building and Neighborhood The Center at Rigden Farm 15 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. Understood. Please contact Alan Rutz, at (970)224-6153, if you have questions about these comments. 6. Kurt Ravenschlag of the Transportation Planning Department offered the following comments: 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 Kurt Ravenschlag Averill of the Transportation Planning Department, at (970)416-2040, 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. Understood. C. The locations, widths, and design of sidewalks around and through this development are important. Handicapped access ramps should be provided in and around this development. Understood. d. Bicycle parking should be provided in compliance with Section 3.2.2(C)(4) of the LUC. Understood. Please contact Kurt, at (970)416-2040, 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, if proposed, in this potential mixed -use dwelling development. The fees are based on the square footage of each dwelling unit and will be collected at the time of issuance of building permits. There is no residential usage proposed. 8. Carie Dann of the Poudre Fire Authority offered the following comments: a. All of the buildings must be fire sprinklered and equipped with Knox Boxes. The Center at Rigden Farm 14 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. Understood. C. The drainage study for this site will need to verify compliance with the "Final Drainage and Erosion Control Report, Rigden Farm, Sixth Filing", which is the most current report that includes the entire Rigden Farm drainage system. Runoff detention and water quality treatment are provided for in the overall drainage system for Rigden Form. The assumed percentage of imperviousness and the basin delineations are the primary items to verify. If there are changes to these the report needs to provide justification for the changes and any mitigation measures that are needed. Most of this site is in Sub -basin 581, which was assumed to be 90% impervious, and a small portion of the site is in Sub -basin 582; which was assumed to be 80% impervious. The drainage report/letter must be prepared by a professional engineer registered in the State of Colorado. At the Conceptual Review meeting maps were provided to the applicant that show the basin delineations and drainage system infrastructure. Understood. d. There is a storm sewer crossing the site east to west approximately in the middle of the proposed development. The minimum drainage easement width is 20'. However, the easement may need to be wider depending on the depth of the storm sewer. The width is determined by adding a foot to both sides of the pipe and projecting a 1 : 1 slope to the surface of the proposed grading. Understood. e. An erosion control plan is required for this site to be developed. Understood. Please contact Glen, at (970)224-6065, if you have questions about these comments. 5. The Light & Power Department has the following comments: a. The City has existing power in Custer Drive to the south of this site. There are existing vaults at the Illinois Drive and Iowa Drive intersections. Understood. 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. Understood. The Center at Rigden Farm 13 Understood. Please contact Susan, at (970)221-6750 or (970)221-6605, if you have questions about these comments. 3. Roger Buffington of the Water/Wastewater Department offered the following comments: a. There is an existing 12" water main in Custer Drive and existing 8" water mains in Illinois, Limon, and Iowa Drives. Understood. b. There are existing 8" sanitary sewer mains in Custer, Illinois, and Iowa Drives. Understood. C. Water and sanitary sewer lines that have been stubbed into the site must be used or abandoned at the mains. Understood. d. Separate water and sanitary sewer services will be required for the commercial and residential portions of the mixed -use buildings. Understood. NO residential use is proposed in the development plans e. 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. Understood. f. The City's water conservation standards for landscaping and irrigation systems will apply to this development request. Understood. Please contact Roger, at (970)221-6854, 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 City-wide development fee is $3,070 per acre ($0.0705 / sq. ft.) for new impervious area. Therefore, the $3,070 is reduced by the percentage of pervious area on the site. This fee is to be paid at the time of issuance of building permits. Understood. The Center at Rigden Farm 12 . Understood. k. Both sides of Limon Drive should match. If wanting 0' building setback then need to dedicate additional ROW to accommodate the additional sidewalk width that would be needed. This would need Utilities approval to do 0' building setbacks. A decision was made not to have a O'bui/ding setback on Limon Drive. I. A 9' wide utility easement is needed behind the ROW for Limon Drive, Illinois Drive, and Iowa Drive. The existing easement on Custer Drive may be greater. than 9' in width. Per discussions with engineering, it was determined that the east/ng 9' easement on Custer Drive is acceptable, a 9' wide easement is required behind the ROW for Limon Drive, and that a utility easement is not required behind the ROW for Illinois Drive or Iowa Drive. M. Triple street cut fees apply where the streets have been paved for 5 years or less. Upon further review, it was found that the fina/top coat has not been applied to Limon or Iowa. As a result, tdp/e street cut fees do not apply. n. This development must continue the planned trail connection across the property. Understood. This has been included in the site design. o. Please contact the Poudre Fire Authority (PFA) for their emergency access needs. Done. P. A subdivision plat will be required as part of this submittal to the City for development review. Understood. q. A Development Agreement and a Development Construction Permit will be required for development on this property. Understood. r. Development on this property will be responsible for the repair and/or replacement of any damaged existing curb, gutter, and sidewalk around the site. Understood. s. The required Transportation Development Review Fee must be paid at time of submittal of the POP. This fee is paid directly to the Engineering Department. The Center at Rigden Farm 1] Understood. C. The Lorimer County Road Impact Fees will apply to development on this property. Understood. d. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your Project Development Plan (POP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at (970)224-6062, and Kurt Ravenschlog of the Transportation Planning Department, at (970)416-2040, 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. e. This property will have to dedicate street rights -of -way (ROW) and easements behind the ROW, as necessary, for Custer Drive, Limon Drive, Illinois Drive, and Iowa Drive on the required subdivision plat. The street ROWs and the Custer Drive easements have already been dedicated. Per review with engineering, an easement behind the ROW will be dedicated on the plat for Limon Drive. No easements behind ROWare required on Illinois Drive or Iowa Drive. f. This development will be subject to the requirements set forth in the Lorimer County Urban Area Street Standards. Understood. g. City staff needs to see how the proposed driveways on Limon Drive, Iowa Drive, and Illinois Drive would line up with existing and proposed driveways around this site. They need to align or be adequately separated. The driveway on Illinois Drive is aligned with the existing driveway on the west side of Illinois The parcel on the north side of Limon Drive has not been developed and at time of application there are no proposed duvewaylocations on Limon Drive. The Iowa Drive access is aligned with the proposed driveway on the east side of/owa Drive. There are no other proposed driveways adjacent to this site. h. The driveway types and widths must be to street standards. Understood. i. The developer will need to provide design for a 12' wide detached sidewalk along Illinois Drive (x-sections, slopes, spots). The design needs to meet ADA. requirements. Understood. j. It is OK to have 0' building setback from Illinois Drive. The doorways must be inset. The Center at Rigden Farm 10 12 bicycle parking spaces are provided. This equates to 5% of the total auto parking as required by code. C. The buildings in this development will be subject to the requirements set forth in Section 3.5.3 - Mixed -Use, Institutional and Commercial Buildings of the LUC. Understood. d. The required amount of parking lot interior landscaping is set forth in Sections 3.2.1(E)(5) and 3.2.2(M) of the LUC. The required (minimum) amount is either 6% or 10%, depending on the number of parking spaces in a lot. In excess of 100 spaces requires 10% interior landscaping. The interior landscaping exceeds the 103% requirement. e. Street trees around the site must be provided in accordance with Section 3.2.1(D)(2) of the LUC. Understood. f. This development will be in the City's Residential Neighborhood Sign District; therefore, locations only for exterior building wall signage must be shown on the building elevations that are submitted for development review. The actual size and content of signs should not be shown. Understood. g. All trash enclosures in this development should be designed and constructed to accommodate recycling. Understood. Please contact Jenny, at (970)416-2313, if you have questions about these comments. 2. Susan Joy of the Engineering Department offered the following comments: a. The standard utility plan submittal requirements will apply to this development request. Understood. 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. The Center at Rigden Farm 9 Neighborhood Meeting Response It was determined during the conceptual review that a neighborhood meeting was not warranted for this development. Anticipated Development Schedule Project Plan Approval February 2007 . Final Compliance Plan Approval May 2007 Start Land Development June 2007 Complete Infrastructure, landscape, pad sites October 2007 Response to Conceptual Review Comments 1. Jenny Nuckols of the Zoning Department offered the following comments: a. This property is in the NC - Neighborhood Commercial Zoning District, which is Division 4.19 of the City's Land Use Code (LUC): The NC District permits mixed-use se dwelling units and numerous commercial/retail us, subject to an administrative (Type 1) review and a public hearing in front of an administrative hearing officer. Mixed -use dwellings.are defined in the LUC as "A dwelling that is located on the same lot or in the some building as a nonresidential use". Understood. The requested uses qualify the proposal for a public hearing in front of an administrative hearing olicer No dwelling units are proposed with this plan. 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). On -street parking (on the adjacent streets) cannot be used to satisfy the minimum parking requirements for living units in "mixed -use dwellings". There is no residential use in this proposal. The maximum parking allowances for non-residential uses are set forth in Section 3.2.2(K)(2) of the LUC, specifically the table in Section 3.2.2(K)(2)(a). There are Alternative Compliance and Exception to the 6eneralOffice Parking Standordmeasures for non-residential uses available in the LUC. a. At least 1 van accessible parking space and a certain number of handicapped parking spaces are required in this development. The number of spaces and definition of van accessible are found in Section 3.2.2(K)(5)(d) of the LUC. One van accessible parking space and 6 handicap parking spaces are provided as required. b. Bicycle parking must be provided in the development and it must satisfy the requirements set forth in Section 3.2.2(C)(4) of the LUC. The Center at Rigden Farm 8