HomeMy WebLinkAboutMANHATTAN TOWNHOMES - PDP - 34-04 - CORRESPONDENCE - (12)or less may attain a maximum density, taken as a whole, of 12 units per gross
acre of residential land.
d. The Mason Transportation Corridor (MTC) bicycle and pedestrian trail is a
funded component of the MTC project, and is progressing forward as
planned. The bus rapid transit (BRT) portion of the MTC project has
experienced some funding shortfalls as of late, and has been put on hold.
This means that the BRT stations at Horsetooth and Troutman won't occur in
the 2007/2008 time frame as.originally anticipated. For the purpose of this
project, the most immediate benefit the MTC will have to the site is the
bicycle pedestrian trail that will be installed from the Fossil Creek trail on
the south to Prospect Road on the north. This is anticipated to be
completed within approximately 2 years from now. The trail alignment on
the CAD/aerial photo that I gave you a few weeks ago is still accurate as it
abuts your property. It's not clear yet whether or not the Troutman
bike/ped. underpass is going to be part of this phase of the trail
construction or not. Regardless of the status of the BRT portion of the
MTC project, the bicycle pedestrian trail will serve as an excellent
transportation link between this site and the CSU campus, existing shopping,
and existing and future recreation opportunities.
e. The Planning Department applauds your desire to use rear lot vehicular
access. As you know, one of the things City Plan is trying to accomplish is to
reduce the dominance of the automobile on streetscapes. It is often fairly
tricky to manuver through the applicable codes and requirements to come up
with a workable rear loaded vehicular access site design. This requires
careful coordination between emergency access issues, parking
requirements, engineering design regulations, Land Use Code regulations, and
utility coordination. As frustrating as it may be to coordinate all those
factors into a workable rear -loaded design, from a planning perspective, it is
highly desirable to accomplish. Please take me up on my offer to meet with
you early and often as you try to work out the general layout of the project._
I'd like to help you identify potential coordination conflicts early, and would
like to help you successfully get a layout that is more likely to satisfy all the
applicable requirements on the first try.
f. I highly recommend coordinating early with the Natural Resources
Department regarding what the applicable wetland buffer treatment will be
for the naturalized detention pond/wetland area. It's much easier to do it
right the first try, than to disagree with an interpretation late in the review
of a project.
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b. A fire hydrant must be within 300' of every building (measured as a hose
would lay) with a capacity of 1500 g.p.m @ 20 p.s.i. Hydrants must be spaced
no further apart than 600 feet on center.
c. Contact Ron Gonzales for a more detailed discussion of emergency access
issues.
7. Light and Power:
a. Power exists currently on site .... existing pad transformers in field to be
abandon.
b. Use existing feed to site.
c. Building 1 and existing building can be served from existing transformer.
d. The layout looks do -able.
e. Need to coordinate transformer and meter locations, etc.
f. ,Need a utility coordination meeting.
g. Development charges were paid in 1991 based on the original layout. You will
get some credit, but this will probably require the site to be rebuilt.
8. Transportation:
a. Be aware of the Mason Transportation Corridor (MTC). The bike path
portion of the MTC is schedule to be constructed within the next 2 years.
The path is planned to be located on the west side of the ditch along this
segment of the corridor. The path alignment may need the provision of some
trail/public access easements within and along the east edge of the
property.
b. The site layout should provide direct pedestrian access to the MTC trail and
to Manhattan.
c. Bicycle parking must be provided near multifamily building entrances.
9. Park Planning:
a. The neighborhood and community parkland fees are based on square footage
of each unit, and are due at the time of building permit.
10. Current Planning:
a. Refer to Section 3 (General Development Standards), and Section 4.4 (LMN
Zoning District) in the Land Use Code for the standards that apply to your
proposed development. The Land Use Code is available to view on the .
internet at www.fcgov.com/cityclerk/codgLphhp.
b. Please visit our website at htip:Hwww.fcgov.com/curren!planning/subminals.ph for a
complete list of submittal requirements.
c. The maximum density allowed is 8 units per gross acre of residential land, or
in this case, if the gross acreage is 10.43 acres, as many as 83 units. One
thing to keep in mind, is that affordable housing projects containing 10 acres
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h. Alleys not allowed as proposed. Alleys are only allowed with single family,
not with multifamily. Public alleys can only be used in combination with
Narrow Residential streets, which have a minimum 45 foot wide right-of-
way, but in accordance with the "where used" clause on figure 7-10F (the
street cross section diagram) in LCUASS, this street can only be used for
single family dwelling areas where: (1) the dwelling units all have off-street
parking access from an alley; (2) blocks do not exceed 660 feet in length
and; (3) traffic volume on the street is anticipated to be 700 vpd or less.
i. Need 51 feet of right-of-way for public streets when the rear access drives
are private drives rather than public alleys.
j. No driveway access will be allowed to Manhattan because of possible
substandard pavement.
k. Required to provide a parking space for every unit that fronts on a cul-de-
sac.
I. Need to vacate easements where ROW is to be dedicated.
m. Public streets need to line-up or provide separation in accordance with
LCUASS.
4. Water & Wastewater Utility:
a. A 12" water main is available in Manhattan.
b. Existing 6" or 8" water mains are in Fir.
c. Sanitary sewer runs through property.
d. Protect existing sanitary sewer in detention pond.
e. Either use or abandon existing watermains.
f. A 30 foot wide easement is necessary for the sanitary sewer main.
g. A utility coordination meeting is necessary.
h. The water conservation standards for landscape and irrigation will apply to
the site. PIF's, water rights and development review fees will be due at time
of building permit.
i. Duplex units need separate water and sewer services for each unit.
5. Natural Resources:
a. Provide adequate space in dumpster area to allow for recycling services.
b. Use native plants/grasses and reduce bluegrass lawns as per LUC Article
3.2.1(E)(2)(3).
c. Contact Doug Moore to discuss wetland delineation and buffering issues.
6. Fire Department:
a. Address must be visible from the street using a minimum 6" numerals on a
contrasting background.
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2. Stormwater Utility Department:
Location: Park South - Manhattan and Horsetooth
a. This site is in the McClellands/Mail Creek drainage basin where the new
development fees are $3,717/acre which is subject to the runoff coefficient
reduction.
b. The standard drainage and erosion control reports and construction plans are
required and they must be prepared by a professional engineer registered in
Colorado.
c. Onsite detention is required for both water quantity and water quality. It can
be onsite or added to the existing wetland and pond. Discussed the different
options and some issues with each. The Stormwater Utility will need
notification from the developer as to how soon he will need the information. It
could take several months to determine what is needed since an outside
consultant would be hired to complete the work.
d. The Mail Creek basin model is available. At this point, enlargement of the
wetland pond is planned as part of masterplan improvements. The Stormwater
Department will need to hire a consultant to determine the volume needed.
Land may need to be purchased to accommodate the new volume.
e. The New Mercer may be moved as part of the Mason Street Corridor Plan.
f. The New Mercer irrigation Company will need to sign and approve the
construction plans.
g. A wetland delineation was completed as part of the recent work on the low flow
channel of. the wetland and a 100 year pond surface elevation.
h. The site is on Stormwater inventory map #70. A copy of the map can be
obtained from the Utility Service Center at 700 Wood Street.
3. Engineering Department:
a. Street Oversizing Fees are typically $1,480/unit for a single family, or
$1,021/unit for multifamily. Check with Matt Baker for the specific amount_
of this fee for your project.
b. The project will require a Traffic Impact Study (TIS) that addresses site
access, and all modes of transportation including automobile, bicycle,
pedestrian, and transit.
c. You will be required to have a Development Agreement, a Development
Construction Permit, and Utility Plans.
d. Additional right-of-way and utility easements for Manhattan will be required
to be dedicated.
e. New streets within the project (and associated utility easements) will be
required to be dedicated as right-of-way per LCUASS standards.
f. A utility coordination meeting should be conducted.
g. Install, repair, or replace any missing or damaged curb, gutter, or sidewalk
along Manhattan.
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4.
CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
MEETING DATE:
ITEM:
APPLICANT:
March 10, 2003
Manhattan Condos
Jon Prouty
LAND USE DATA:
The request is to construct 18 single family attached units, and 36 additional
multifamily units (in 6-plex buildings) on 10.43 acres just south of the existing.
Carmike Theaters property on Manhattan Ave. The applicant is contemplating using
narrow residential streets and public alleys for a portion of the project. Some of
the units will have tandem spaces in their garages.
DEPARTMENTAL CONTACTS:
Current Planning-
Troy Jones
221-6750
Zoning Department-
Gary Lopez
221-6760
Engineering Department-
Marc Virata
221-6605
Street Oversizing Coordinator-
Matt Baker
221-6605
Poudre Fire Authority-
Ron Gonzales
221-6570
Stormwater Utility-
Glen Schlueter
224-6065
Water & Sewer Utilities-
Roger Buffington
221-6854
Natural Resources Development Planner
Doug Moore
221-6750
Light and Power
Bruce Vogel
221-6700
Transportation Services (ped. & transit)
Tom Reiff
416-2040
Transportation Services (traffic)
Eric Bracke
224-6062
Transfort (local bus service)
Gerold Smith
224-6195
Park Planning
Jason Stutzman
416-2260
COMMENTS:
1. Zoning Department:
a. If no modifications, type 1 review.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Community Planning and Environmental Services
Current Planning
City of Fort Collins
Jon Prouty
La Gunitas
3944 JFK Parkway, Suite 12E
Fort Collins, CO 80525
Dear Mr. Prouty:
April 18, 2003
For your information, attached is a copy of the Staff's comments concerning the
Manhattan Condos project presented before the Conceptual Review Team on
March 10, 2003.
The comments are offered informally by Staff to assist you in preparing the
detailed components of the project application. Modifications and additions to
these comments may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in
the review process, please feel free to call me at 221-6750.
Sin erely,
Troy . J nes
City I er
cc: Eric Bracke, Traffic Operations
Tom Reiff, Transportation Planning
Kathleen Reavis, Transportation Planning
Kimball Crangle-Krizman, Real Estate Services
5tormwater Department
Project Planner
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020