HomeMy WebLinkAboutRIGDEN FARM, 15TH FILING - PDP - 11-09 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWDevelopment Standards, and Article 4. Districts (specifically Division 4.23 - 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 Development Standards specific to the NC District that
development on this property will be subject to.
Copies of Article 3 and Division 4.23 are available in the Current Planning Department or on
the City of Fort Collins website @ www.fceov.com. Go to Departments, then the Current
Planning Department.
Response: Site Specific PDP's will be addressed these codes.
9. The City's Current Planning Department will coordinate the development review process. The
required submittal package will be submitted to the Neighborhood & Building 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.
Response: Noted. No response required.
10. The proposed commercial/retail uses in the multiple buildings are permitted in the NC District as a
Type 1 or Type 2 review and public hearing. See Sections 4.23(B)(2)(c) and 4.23(B)(3)(c) of the
LUC. The applicant for this development request may or may not be required to hold a
neighborhood information meeting prior to formal submittal of the project. Type 2 development
proposals are subject to the neighborhood meeting requirement. Regardless, City staff is
suggesting that it would be beneficial to hold a neighborhood meeting. Please contact Steve Olt, at
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.
Response: When this application was discussed in the pre -application meeting, we thought that a
neighborhood meeting was not required or needed at this time since we are proposing
any site specific plans. Future PDP submittals may warrant a neighborhood meeting. !f a
meeting is requested for this application, we are willing to have one.
We thank the City for their time in reviewing this application. If you have any questions,
please feel free to contact me at 303-357-4600 or email at smaiergagoc.com.
Respectfully,
Scott Maier P.E. (CO)
Project Manager
Armstrong Development Properties, Inc.
Response: We will continue to work with the Power Department as the project progresses.
d. There are existing streetlights along the south side of Custer Drive.
Response: One of the existing street lights will need to be relocated We will continue to work with
the Power Department to address this situation.
e. A C-I Commercial Form must be filled out to help determine the electric needs for this
development.
Response: We will continue to work with the Power Department as the project progresses. We
may need to make assumptions for future tenants.
Please contact Doug, at 224-6152, if you have questions about these comments.
6. Carle Dann of the Poudre Fire Authority offered the following comments:
a. All of the buildings must be fire sprinklered and equipped with Knox Boxes.
Response: Building Codes will be addressed by each tenant by a separate application.
b. A fire lane, with an emergency access easement, is required if the buildings are not fire
sprinklered. The fire lane must provide turning radii of 25' inside and 50' outside.
Response: The site plan is provided with radii labeled for review.
C. All of the buildings must be within 300' of a fire hydrant, with fire flows of at least 1,500
gallons per minute.
Response: Noted. We would like to do a fire flow test as soon as possible.
d. Addressing on the buildings must be visible from the street they are addressed from, with
numerals at least 6" high on a contrasting background.
Response: Building Codes will be addressed by each tenant by a separate application.
e. A fire flow test can be done for this site.
Response: We would like to do a fire flow test as soon as possible.
Please contact Carie, at 416-2869, if you have questions about these comments.
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.
Response: All of the submittal fees have been include with this submittal.
8. 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
Response: We are proposing to use the existing sanitary sewer main stub. We are also proposing
some additional water stubs for the future tenants.
b. Any water/sewer lines extending into the site must be used (if properly sized) or abandoned at
the main.
Response: Noted.
c. Development fees and water rights will be due at building permit.
Response: Noted. It is our understanding that theses fees are associated with building permits and
will be paid then.
Please contact Roger, at 221-6854, if you have questions about these comments.
4. Glen Schlueter of the Stormwater Utility offered the following comments:
a. This site is part of the Rigden Farm overall drainage plan. On -site detention and water quality
treatment are included in that plan. The design engineer will need to verify compliance with
the overall drainage plan especially the impervious percentage and drainage patterns. If there
are differences, the design engineer will need to identify the impacts and possibly mitigate
them.
Response: A drainage report has been included in this submittal and this development complies
with the Master drainage study. The impervious area was assumed and future tenants
will need to meet the assumptions.
b. The design of this site must conform to the requirements of the Foothills Drainage Master
Drainage Plan as well the City's Design Criteria and Construction standards.
Response: A drainage report has been included in this submittal and this development complies
with the Master drainage studv.
c. The city wide development fee is $4,420/acre ($0.1015/sq.ft.) for new impervious area
over 350 sq.-ft. No fee is charged for existing impervious area. This fee is to be paid at
the time each building permit is issued.
Response: Noted. It is our understanding that theses fees are associated with building permits and
will be paid then.
Please contact Glen, at 224-6065, if you have questions about these comments.
5. Doug Martine of the Light & Power Department offered the following comments:
a. The City has existing 3-phase power to the site. However, there is no existing vault. The
development must accommodate this situation.
Response: We will continue to work with the Power Department as the project progresses.
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. If the applicant submits a PDP only for the driveway improvements on -site
there will be some risk for the future PDP's.
Response: Noted. Each future tenant will need to address this comment.
C. The standard electric development charges will apply to this development request. This
property has 3 street frontages; therefore, the charges could be relatively high.
0
h. Triple street cut fees would apply where streets that have been paved for 5 years or less
may have to be cut to install utilities, etc.
Response: Based on our discussion in the pre -application meeting, it is our understanding that the
surrounding streets are older than 5 years and therefore this comment is not applicable.
This development may be responsible for repays for street improvements to Custer Drive
and Illinois Drive.
Response: We are researching to see if there are any street repays.
Please contact the Poudre Fire Authority (PFA) for their emergency access needs.
Response: Comments from the fire authority is addressed below.
k. A subdivision plat is not required as part of this submittal to the City for development
review because it was previously platted as Tract A of Rigden Farm Filing One. Any
changes in easements, new easements determined to be necessary, or street right-of-way
determined to be necessary on the property may be done through separate documents or
by replat of the property. Additional utility easement width, from 9' to 15', along Custer
Drive may be necessary due to existing lighting and fencing in this area.
Response: We are proposing a replat of the subdivision.
A Development Agreement and a Development Construction Permit will be required
for development on this property.
Response: Noted. We will prepare the agreement and permit as we achieve approvals for the PDP
and final plans.
In. Development on this property will be responsible for the repair and/or replacement of any
damaged existing curb, gutter, and sidewalk around the site.
Response: Noted
n. The required Transportation Development Review Fee must be paid at time of
submittal of the PDP. This fee is paid directly to the Engineering Department. Please
contact Marc to determine the actual amount of fee to be paid.
Response: The transportation fee is included in this submittal
o. Dedication of all necessary on -site easements must be done by re -plat or by separate
document(s).
Response: We are proposing a replat of the subdivision.
Please contact Marc, 221-6605, if you have questions about these comments.
Roger Buffington of the Water/Wastewater Department offered the following comments:
a. Existing mains: 12-inch water main in Custer, 8-inch water main in Illinois, 8-inch sanitary
sewer in Custer (East half of site only), 8-inch water and 8-inch sewer mains are stubbed onto
site at approximately the midpoint of the north side.
1. All trash enclosures in this development must be designed and constructed to accommodate
recycling and match the materials on the buildings.
Response: Noted. Not applicable at this time, however, future PDP's will address this comment.
Please contact Jenny, at 416-2313, if you have questions about these comments.
2. Marc Virata of the Engineering Department offered the following comments:
a. The standard utility plan submittal requirements will apply to this development request.
Response: A utilityplan has been included in this submittal.
b. Street oversizing fees will apply to this development request. The fees are based on
vehicle trip generation for the proposed land use(s) 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.
Response: Noted. Not applicable at this time, however, future building permit requests will
comply.
C. The Larimer County Road Impact Fees will apply to development on this property.
Response: Noted It is our understanding that theses fees are associated with building permits.
d. A Transportation Impact Study (TIS), addressing all modes of transportation, will be
required with your Project Development Plan (PDP) submittal. Please contact Joe Olson
of the Traffic Operations Department, at 224-6062, and Matt Wempe 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.
Response: A Traffic Impact Study has been included in the submittal.
e. This development will be subject to the requirements set forth in the Larimer County
Urban Area Street Standards (LCUASS), especially how they relate to the separation
between the proposed access from Custer Drive. Figure 9-1 of LCUASS specifies a 200'
centerline to centerline distance between the proposed driveway and Timberline Road.
Response: The proposed access point is separated more than 200' from Timberline Road
centerline.
The proposed driveway on Illinois Drive must line up with the existing driveway into The
Seven Oaks Academy to the east.
Response: The proposed access drive's do line up with the adjacent property access point.
g. The driveway types and widths must be to street standards.
Response: The driveway types and widths are indicated on the site plan.
0
c. measurement shall apply to the highest portion. This is set forth in Section 4.23(E)(2)(d) of
the LUC.
Response: Noted Not applicable at this time, however, future PDP's will address this comment.
d. All buildings in the NC District shall be limited to 5 stories in height, per Section
4.23(E)(2)(d) of the LUC.
Response: Noted. Not applicable at this time, however, future PDP's will address this comment.
e. 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). The proposed bank on Lot 1 of
the conceptual plan would be permitted to have a maximum of 15 parking spaces (4,195
square feet x 3.5 spaces/1,000 square feet).
Response: Noted Not applicable at this time, however, future PDP's will address this comment.
f. 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.
Response: Noted. Not applicable at this time, however, future PDP's will address this comment.
g. 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.
Response: Noted. Not applicable at this time, however, future PDP's will address this comment.
h. 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 relating to the
"build -to" line standards.
Response: Noted. Not applicable at this time, however, future PDP's will address this comment.
The Bank pad is not able to comply due to the existing corner monuments. This was
discussed at the pre -application meeting and it was understood.
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.
Response: Noted Not applicable at this time, however, future PDP's will address this comment.
j. Street trees around the site must be provided in accordance with Section 3.2.1(D)(2) of
the LUC.
Response: Noted. Not applicable at this time, however, future PDP's will address this comment.
There are existing street trees along Custer Drive.
k. 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. The signage will be reviewed by the Zoning Department at
the time of a building permit application.
Response: Noted. Not applicable at this time, however, future PDP's will address this comment.
•
ARMSTRONG Su t27Street
0122
Suite 2700
DEVELOPMENT Denver,C080230
www.armstrongdev.com
PROPERTIES, INC.
303.357.4600
February 4, 2009 303.357.4605 fax
City of Fort Collins — Planning
281 North College Avenue
Fort Collins, CO, 80524
RE: PDP Submittal — Southeast Comer of Timberline Rd. and Custer Dr.
ADPI At Rigden Farms
MEETING DATE: January 12, 2009
ITEM: Bank & Commercial/Retail Development on Tract A of
Rigden Farm, Filing One
APPLICANT: Scott Maier, David Moroney
Armstrong Development Properties, Inc.
999 Eighteenth Street, Suite 2700
Denver, CO. 80202
LAND USE DATA:
Request to replat Tract A of Rigden Farm, Filing One into 3 separate lots and initially submit an application
for a development plan for minor infrastructure improvements on the 2.7 acre site, which is bounded by
South Timberline Road to the west, Custer Drive to the north, Illinois Drive to the east, and the Timberline
Church to the south. A second application would be submitted and processed separately for a proposed
bank on the westerly lot and future applications would be submitted and processed for the 2 easterly lots.
The entire property is in the NC, Neighborhood Commercial zoning district.
COMMENTS:
Jenny Nuckols of the Zoning Department offered the following comments:
a. This property is in the NC, Neighborhood Commercial District. There are numerous
commercial/retail uses permitted in this District, including financial services.
Response: No Response Necessary
b. "Offices, financial services and clinics" are permitted in the NC District, subject to an
administrative (Type 1) review and public hearing.
Response: No Response Necessary
b. All buildings in the NC District shall have a minimum height of 20', measured to the
dominant roof line of a flat -roofed building, or the mean height between the eave and ridge on
a sloped -roof building. In the case of a complex roof with different co -dominant portions, the