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HomeMy WebLinkAboutCARIBOU APARTMENTS (RESUBMITTED) - PDP - 18-02C - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICATION (6)Please contact Steve Olt, at 221-6341, if you have questions about these comments. uses in the E District are considered secondary uses and together shall occupy no more than 25% of the total gross area of the development plan. Since this development proposal consists of 100% secondary uses a request for a modification of standard must be submitted for review and public hearing. A modification of the aforementioned standard was approved by the Planning & Zoning Board in May, 2002, in association with the previous Caribou Apartments, PDP. However, City staff has determined that the approval of the modification of standard became null and void with the expiration of the PDP. A new modification request is being submitted. d. This development request will be subject to the Development Review Fee Schedule that is available in the Current Planning Department office, unless the fees are waived because of the affordable housing component. The fees are due at the time of submittal of the required documents for the appropriate development review process (Project Development Plan and Final Development Plan) by City staff and affected outside reviewing agencies. Cameron Gloss agreed to reduce the planning review fees by 1/2. e. The City's Current Planning Department, in association with the Building and Neighborhood Services Department, will accept the development requests and will coordinate the development review process. The required submittal packages will be submitted to this department and distributed accordingly to other City departments and outside reviewing agencies involved in development review. Acknowledged. f. Regarding a potential, informal neighborhood meeting, because this development proposal will be subject to a Planning & Zoning Board (Type 2) review a neighborhood meeting =icallv must be held prior to formal submittal of a Type 2 development request. However, in this case, City staff is of the opinion that there is no benefit to holding another neighborhood meeting and, therefore, the Current Planning Director will probably waive the requirement for a meeting. Section 2.2.2(B) of the LUC authorizes the Director to take such action. Let us know. 0 a. Addressing for the buildings must be discussed with and approved by PFA. The addresses must be visible from the adjacent streets. b. A Hazardous Materials Impact Study (HAZMATS) must be done for the pool in the project. The study must be provided to the City for review. Please contact Carte, at 416-2869, if you have questions about these comments. 9. Maurice Head and Ken Waido of the Advance Planning Department indicated that this development proposal, if providing at least 10% affordable housing units, will be eligible for incentives in the form of waived and delayed fees associated with the development review and permitting processes. Ken can be reached at 221-6753, and Maurice can be reached at 221-6342, for specific information on the affordable housing incentives. We have written a letter to Maurice Head requesting eligibility. 10. Current Planning offers the following comments regarding this proposed development: a. This property is in the E - Employment Zoning District. The proposed residential use as presented at conceptual review is permitted in the E District and will be processed as a Planning & Zoning Board (Type 2) review and public hearing, per Section 4.22(3)(a) of the LUC. Acknowledged b. This development proposal will be subject to the applicable General Development Standards set forth in Article 3 of the LUC, more specifically Section 3.2.1 -Landscaping, Section 3.2.2 - Access, Circulation and Parking, Section 3.3.5 - Engineering Design Standards, Section 3.4.1 - Natural Habitats and Features, Section 3.5.1 - Building and Project Compatibility, Section 3.5.2 - Residential Building Standards, and Section 3.6.3 - Street Pattern and Connectivity Standards. Acknowledged. C. This development proposal will be subject to the Permitted Uses, Land Use Standards, and Development Standards set forth in Division 4.22 - Employment District in the LUC. As stated in Section 4.22(D)(2)(d) of the LUC, all residential Please contact Glen, at (970)224-6065, if you have questions about these comments. Comments acknowledged. 6. Doug Moore of the Natural Resources Department indicated that the trash enclosure must be designed and constructed to accommodate recycling. Please contact Doug, at 224-6143, for detailed information on the design of the trash/recycling enclosure. The trash enclosures are designed for recycling. 7. Bruce Vogel of the Light & Power Department offered the following comments: a. The normal electric development charges will apply to this development request. b. The private streets in the development must be constructed to City standards, with assurance that there will be adequate room and easements for utilities. C. The Light & Power Department does not have any major concerns about this proposed development. All comments are acknowledged. Please contact Bruce, at 224-6157, if you have questions about these comments. 8. Cane Dann of the Poudre Fire Authority (PFA) offered the following comments: a. Fire hydrants must be within 300' of all buildings, with a spacing of no more than 600' on -center. b. Fire flows of 1,500 gallons per minute at a residual rate of 20 pounds per square inch must be provided to the site for fire suppression. C. An unobstructed 20' wide fire lane is required in this development. If the buildings are to be 3 stories or more in height then the fire lane must be 30' wide (unobstructed). d. The buildings must be equipped with fire sprinkler systems. 0 C. There is an existing 12" sanitary sewer main at the intersection of South Timberline Road and Caribou Drive. d. There is an existing 27" sanitary sewer main in an east - west alignment that crosses the southeastern tip of the site. Provide a utility easement 15' on each side of this 27" sewer within the property. e. This development will be responsible for a repay for the Warren Lake trunk sewer. £ Plant investment fees and water rights will apply to this development request. They will be collected at the time of issuance of building permits. If the development qualifies as an affordable housing project then these fees can be delayed in accordance with City Code. g. The City's water conservation standards for landscaping and irrigation systems will apply to this development request. All above comments are acknowledged. Please contact Roger, at 221-6854, if you have questions about these comments. 5. Glen Schlueter of the Stormwater Utility offered the following comments: a. The site is located in the Fox Meadows Drainage Basin, where the new City-wide development fee is $3,070 per acre, which is subject to the runoff coefficient reduction. The fee is to be paid at the time of issuance of building permits. b. 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. C. The site is on Stormwater Inventory Map #11P. A copy of the map can be obtained from the Utility Service Center at 700 Wood Street. s Caribou, as we understand it from previously approved plans. n. A Development Agreement and a Development Construction Permit will be required for development on this property. Acknowledged o. Transportation Development Review Fees went into effect January 1, 2006. A copy of the fee schedule is attached to this comment letter. The PDP fee may be reduced, based on percentage of the "affordable housing" component of the development proposal. No fee reduction will be available for Final Compliance review or any separate document submittal and review (for easements and such). The transportation review fee has been calculated for this project and reflects the reduction for affordability. Please contact Randy, at 221-6750 or 221-6605, if you have questions about these comments. 3. Eric Bracke, the City's Traffic Engineer, offered the following comments: a. The applicant must redo the TIS that was submitted with the previous Caribou Apartments, PDP. It must address the development proposal with a right-in/right-out access to Timberline Road and without a right-in/right-out access to Timberline Road. Included with submittal. b. A variance request will be needed for the location of the proposed right-in/right-out access relating to its distance from Caribou Drive and the length of the southbound deceleration lane into the site. Included with submittal. Please contact Eric, at 224-6062, if you have questions about these comments. 4. Roger Buffington of the Water/Wastewater Department offered the following comments: a. There is an existing 8" water main in Caribou Drive. b. There is an existing 16" water main in South Timberline Road. h. This property will have to dedicate additional street right-of- way (ROW) for South Timberline Road, a 6-lane arterial street, per LCUASS. There must be 70.5' of ROW from the centerline of Timberline Road to the west, which probably affects this property. Also, the necessary 15' wide easement (utility, drainage, emergency access, etc.) behind the ROW must be dedicated with the subdivision plat. The plans reflect the additional street width. i. The proposed private streets in the development must be constructed to public standards, per LCUASS. Acknowledged. j. South Timberline Road interim design: * curb & gutter for a 4-lane arterial street. * interim curb & gutter must connect to existing curb & gutter to the south of this site. * sidewalk and street trees in ultimate locations. The sidewalk must connect to the existing sidewalk to the south, on the south side of Timberline Lane. * A right-in/right-out access to the site from South Timberline Road may be provided, per an approved T IS. However, a variance for this access may be required from the City. All above are acknowledged. k. If the required sidewalk along South Timberline Road is constructed in its ultimate location then this development is eligible for reimbursement from the City. If it is constructed in an interim, temporary location then no reimbursement can be given. Acknowledged 1. Development on this property will be responsible for the undergrounding of any existing overhead utility services that are along or on this property. Acknowledged M. A bus turn -out is needed on Caribou Drive adjacent to this property. The bus turn -out is located on Timberline, not 2. Randy Maizland of the Engineering Department offered the following comments: a. The standard utility plan submittal requirements will apply to this development request. Acknowledged b. A subdivision plat must be included as part of the PDP submittal documentation because this property has not been platted. The plat with the previous PDP submittal and review was not approved nor recorded. Plats are included. Street oversizing fees will apply to this development request. The fees are based on vehicle trip generation for the proposed residential land use in the development plan. Please contact Matt Baker of Engineering, at 224-6108, for detailed information on the fees. The fees will be collected at the time of issuance of building permits. Acknowledged d. The Larimer County Road Impact Fees will apply to development on this property. Acknowledged e. An updated Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your PDP submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224-6062, and Kurt Ravenschlag of the Transportation Planning Department, at 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. Included with submittal. f. This development will be responsible for the repair and replacement of any damaged curb, gutter, and sidewalk along its street frontages, if any exist. Acknowledged g. Any public improvements must be built according to the requirements set forth in the Larimer County Urban Area Street Standards (LCUASS). Please familiarize yourself with Appendix E-4, the complete construction documentation checklist, in LCUASS as this development request will be subject to the requirements. Acknowledged MEETING DATE: June 5, 2006 ITEM: Caribou Apartments (at least partially affordable) - 193 dwelling units in 6 new multi -family residential buildings, plus a clubhouse - southwest comer of South Timberline Road and Caribou Road APPLICANT: Hendricks Communities LLC c/o J. Marc Hendricks 1165 South Pennsylvania Street Suite 100 Denver, CO. 80210 LAND USE DATA: Request for 193 dwelling units (at least partially affordable) in 6 new multi -family residential buildings and a clubhouse building on a property approximately 10 acres in size. The property currently contains 1 existing single-family residence (to be demolished). It is located at the southwest comer of South Timberline Road and Caribou Drive. The property is in the E - Employment Zoning District. There was a Caribou Apartments, Project Development Plan (PDP) approved by the Planning & Zoning Board on January 16, 2003, for 193 dwelling units on 10.8 acres, being the same property as referenced with this request. Because a Caribou Apartments, Final Development Plan was not approved within the stipulated 3-year time -frame set forth in Section 2.2.11(C) of the City's Land Use Code, the previously approved PDP is null and void. COMMENTS: Gary Lopez of the Zoning Department indicated that the property is in the E - Employment Zoning District. He has no more comments at this time regarding this new development proposal. Acknowledged.