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HomeMy WebLinkAboutRIGDEN FARM, 13TH FILING - PDP - 56-98AM - CORRESPONDENCE - (7)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 Development Standards specific to the MMN District that development on this property will be subject to. Copies of Article 3 and Division 4.5 are available in the Current Planning Department or on the City of Fort Collins website @ www.fcgov.com. Go to Departments, then the Current Planning Department. 12. The City's Current Planning Department will coordinate the development review process. The required documentation will be submitted to the Building and Neighborhood Services 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. 13. The proposed use (long-term care facility) in the buildings is permitted in the MMN District as a Type 2, Planning & Zoning Board review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the project; however, City staff is of the opinion that it might not be necessary to hold a neighborhood meeting. Per Section 2.2.2(B) of the Land Use Code, the Current Planning Director is authorized to waive the neighborhood meeting requirement if the development proposal is deemed to not have significant neighborhood impacts. If a neighborhood meeting is required, 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. 9 9. Carie Dann of the Poudre Fire Authority offered the following comments: a. Automatic fire sprinkler systems will be required in all three buildings. b. An unobstructed fire lane, a minimum of 20' wide, must be provided. An emergency access easement for this fire lane must be dedicated with the subdivision plat. C. A fire hydrant must be located within 300' of all buildings, and hydrants must be spaced at 600' on -center. The hydrants must provide fire flows of 1,500 gallons per minute at a residual pressure of 20 pounds per square inch. d. All points on the ground floors of the buildings must be within 150' of where a fire truck can/will park. e. A fire alarm must be installed in all buildings. f. Will there be commercial kitchens in any/all buildings? g. Will this facility provide "campus" addressing? If so, a monument address sign must be provided at the entry to the site. Please contact Carie, at (970)416-2869, if you have questions about these comments. 10. 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. 11. 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 Zoning District). The most pertinent sections of Article 3 (relative to this new mixed -use development) are Sections 3.2.1 - Landscaping, s 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 surrounding streets are classified as Residential Locals. d. All sidewalks around and in this development must be to current standards. Sufficient and logical internal pedestrian connections between buildings and to surrounding public sidewalks are important. e. Handicapped access ramps must be provided in and around this development. f. Bicycle parking should be provided in compliance with Section 3.2.2(C)(4) of the LUC. Please contact Kurt, at (970)416-2040, if you have questions about these comments. 7. Doug Moore of the Natural Resources Department offered the following comments: a. The trash enclosure needs to be designed to accommodate recycling services. The City of Fort Collins Design Considerations Guidance Document may be found at http: / /www.fcgov.com/recycling/pdf/enclosure- guidelines0804.pdf. Please consult this document to determine the appropriate size and design. 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. Please contact Doug, at (970)224-6143, if you have questions about these comments. 8. Eric Bracke, the City's Traffic Engineer, has indicated that the requirement for a TIS for this project has been waived. W exceed 4 to 1. This may affect the pond volume, which must remain at 0.8 acre/feet. f. The proposed plan also shows filling in a portion of the pond for the access from Kansas Drive. The storm sewer will need to be extended in order to accommodate the driveway access and the loss of the pond volume will have to be accommodated elsewhere. 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 power along the north side of this property at the northeast or northwest corners. b. A C-1 Commercial Form must be filled out to help determine the power needs for this development. C. The transformer and meter locations must be coordinated with Light & Power. One transformer can supply all three buildings and can be located no more than 10' from a paved area that can be accessed by City trucks and equipment. d. The standard electric development charges will apply to this development request. This property has 3 street frontages; therefore, the charges will be relatively high. Please contact Bruce, at (970)224-6157, 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 of the Transportation Planning Department, at (970)416-2040, to determine what information will be needed in the TIS pertaining to LOS for 2 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. d. The City's water conservation standards for landscaping and irrigation systems will apply to this development request. 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, 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. The developer's design engineer will need to verify that the imperviousness is the same or less than the imperviousness used in the overall drainage report for Rigden Farm. The report indicates 80% imperviousness. The detention pond (not a channel) along the south side of the site is to have a volume of 0.8 acre/feet. Water quality treatment was included in the overall drainage plan. d. If there isn't an easement for the existing detention pond then one will be needed as part of the final plan approval, dedicated with the required subdivision plat. The maintenance of the pond is the responsibility of the property owner unless there are other agreements with the Rigden Farm developer. e. It appears that the parking lot and one building are encroaching into the grading of the detention pond. This will require retaining walls so that the slope of the pond doesn't 5 j. A subdivision plat will be required as part of this submittal' to the City for development review. Some easements on this site have been dedicated by separate documents. k. A Development Agreement and a Development Construction Permit will be required for development on this property. Development on this property will be responsible for the repair and/or replacement of any damaged existing curb, gutter, and sidewalk around the site. M. There will be triple street cut fees assessed and/or overly of the entire roadway for all cuts into the surrounding streets (all being new). This applies to driveways and utilities into this development. n. There may be repays due for previous improvements to the surrounding streets. o. Please contact the Poudre Fire Authority (PFA) for their emergency access needs. P. The City's newly -adopted Transportation Development Review Fees will apply to this development proposal. The fees are paid directly to the Engineering Department. Please check with Susan Joy for the actual amount for the fees that must be paid. 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 are existing 8" water mains in Kansas Drive, Limon Drive, and Iowa Drive. b. There is an existing 8" sanitary sewer main in Limon Drive adjacent to the east 1/2 of the site and an existing 8" sanitary sewer main in Iowa Drive. n 2. Susan Joy 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 uses 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 Larimer 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 (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at (970)224- 6062, and Kurt Ravenschlag 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. e. This property would have to dedicate all necessary street rights -of -way (ROW) and easements behind the ROW for 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 Larimer County Urban Area Street Standards. g. The proposed access driveway location for this development will need to be looked at. h. No structures are allowed in easements. The developer will need to vacate the drainage easement where a portion of the westerly building is shown. i. All public infrastructure must be installed prior to the issuance of building permits. 3 b. The maximum parking allowances for Long -Term Care Facilities (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). The maximum allowable parking is: * 1 space per bed; or, * 0.33 space per bed + 1 space per two employees on a major shift. C. At least 1 van accessible parking space is required in this development. The definition of van accessible is set forth in Section 3.2.2(K)(5)(d) of the LUC. d. 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. e. 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. Building placement, setbacks, and design are important. f. 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 the lot. g. 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. h. All trash enclosures in this development must be designed and constructed to accommodate recycling. Please contact Gary, at (970)416-2338, if you have questions about these comments. OA MEETING DATE: August 21, 2006 ITEM: New Dawn Assisted Living Facility on Rigden Farm, Tract 'S' (north portion, from the developers' promotion/sales map) APPLICANT: R&,R Engineers Surveyors, Inc. c/o David Meyer 710 West Colfax Avenue Denver, CO. 80204 LAND USE DATA: Request for approximately 30,000 - 35,000 square feet of floor space in 3 buildings, 1 story in height, on a 2.5 acre site. The proposed use is assisted living (long-term care facility). The site is shown as the north portion of Tract 'S' on the developers' promotion/sales map. It is bounded by Iowa Drive to the west, Kansas Drive to the east, and Limon Drive to the north. The property currently is in the NC - Neighborhood Commercial Zoning District. COMMENTS: 1. Gary Lopez 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 does not permit the proposed Assisted Living (Long -Term Care) Facility use; however, the applicant has a rezoning request currently in the City's review process to change the zoning on the property to MMN - Medium Density Mixed -Use Neighborhood. Long -Term Care Facilities are permitted in the MMN District, subject to a Planning & Zoning Board (Type 2) review and a public hearing.