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HomeMy WebLinkAboutSIDEHILL, FILING ONE - PDP - 32-01B - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWcenter and proposes that structures be placed close to the street with the garages setback to emphasize the building entry/pedestrian relationship. Multi -family parking isgenerally placed behind the condominium buildings h. We highly recommend that vehicular access to the majority of lots be provided at the rear of the lots through the provision of additional alleys or private drives to more effectively create a pedestrian -oriented character to the development. • The detached housing types included in Filing One don't work with rear alley access Some product types in the future filings are planned to be alley served. i. Section 4.4(b)(6) states, "To the extent reasonably feasible, land use boundaries in neighborhoods shall occur at mid -block locations rather than at streets, so that similar buildings face each other." The two blocks that are exclusively apartments do not accomplish this. There needs to be apartments across the street from other apartments, and the change in land use type between multifamily and single family needs to happen at mid -block locations. We did meet together after the conceptual review date, so you are already aware of this as an issue. If it would be helpful, we can have another meeting to further refine this issue. • Asper our coordination meetings following conceptual review, like uses were placed across the street from each other. Mid block transitions of housing types - to the extent practical - were used to accomplish this j. Coordinate with Wyatt and Associates Architects at (303) 698-1717 on the intersection design for Drake Road and Illinois Street. • JR Engineering has provided Drake Road improvement drawings to Wyatt and Associates to assist them with their design. 7 b. Please visit our website at http://www.fcgov.com/currentplanning/submittals.phhp for a complete list of submittal requirements. • So noted. Thank you. c. An additional pedestrian link to the future bus stop at Drake and Timberline should be integrated into the design. • As requested, a pedestrian link to the future transit stop of the intersection of Drake and Timberline Roads has been integrated into the design. d. If you intend to adjust the zone district boundary line, it may be much easier to accomplish after PDP approval. • At the suggestion of the City of Fort Collins Planning Department the applicant may request a rezone after the PDP is approved. Thank you. e. Single family detached lots that are 50 feet in width or narrower are very difficult to coordinate utilities ... especially when there are street accessed driveways. We need to have one or more utility coordination meetings to resolve the conflicts. Typically one of the only solutions in similar situations has been to specify the exact location of the driveway at the PDP approval, and not allow those approved locations to vary after approval. • Multiple utility coordination meetings were held between the time of the Conceptual Review meeting and PDP submittal. The utility service locations on the plans are a direct result of these meetings Please see Engineers documents f. The utility conflicts on narrow lots are much easier to resolve if the vehicular access to the lots is taken from the rear side of the lot by the provision of public or private alleys. This also allows the design to better address the purpose of the Residential Building Standards in section 3.5.2(A), which is to "promote variety, visual interest and pedestrian - oriented streets in residential development." • So noted. Thank you. g. Developments in the LMN and MMN zone districts are intended to be "pedestrian -oriented developments." The term "pedestrian -oriented development" is defined in Article 5 of the LUC as "development, which is designed with a primary emphasis on the street sidewalk and/or connecting walkway access to the site and building, rather than on auto access and parking lots. In pedestrian -oriented developments, buildings are typically placed relatively close to the street and the main entrance is oriented to the street sidewalk or a walkway. Although parking areas and garages may be provided, they are not given primary emphasis in the design of the site." • The proposed project creates pedestrian corridors through the small neighborhood park, connects the transit stop to the future neighborhood 6 able to use the trail link through the small neighborhood park as off street connection to Illinois Street. Also, detention is no longer proposed within this park. d. The most desired additional pedestrian connection would be to connect the tee -intersection along the north edge of the block labeled "96 mf-C" to the future transit stop just north of Drake on Timberline. • The tee intersection on along the north edge of the aforementioned block has been connected to the proposed transit stop via detached pedestrian walk. The centralized pedestrian connection will serve as the primary connection from the transit stop to this filing and future filings This connection will continue through filing one running adjacent to a proposed small pocket park and northward to the permanent location of the small neighborhood park. To increase the emphasis of this pedestrian corridor, additional width has been added to the tree lawn along WindRow Drive and a double row of trees have been proposed along the walk.- The pocket park detention pond also serves to strengthen the connection from the residential uses to the proposed transit stop. e. Streets are to be built to standards. • So noted. Thank you. . f. Traffic calming measures should be integrated where there are pedestrian conflicts. • Where possible, pedestrian connections have been routed through open space to avoid traffic conflicts Along WindRow drive, additional tree lawn width has been added to provide more separation from the pedestrian and vehicles 9. Historic Preservation: a. No comment in this filing. • Thank you. b. There will be Historic Preservations comments on future filings. • Thank you. 10. 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. • So noted. Thank you. 11. Current Planning: a. Refer to Section 3 (General Development Standards), and Section 4.4 & 4.5 (LMN & MMN Zoning Districts) 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/codgiphg. • So noted. Thank you. W b. Contact Ron Gonzales with the Poudre Fire Authority for more specific information. • TR Engineering has had several meetings with Ron Gonzales to discuss proposed fire hydrant locations and fire department access 7. Light and Power: a. Because you are proposing many narrow lots (49' to 55'), the electrical services must be shown on the Utility Plans and there must be a signature line for Light and Power on the signature block. • Electrical services will be shown on the utility plan and a signature line will be provided. b. Canopy Street trees must be at least 40 feet from streetlights, and ornamental street trees at least 15 feet. • A#street tree plantings will adhere to City of Fort Collins standards to the extent reasonably feasible. c. Normal Development Charges apply. • So noted. Thank you. 8. Transportation: a. The TIS update will need to address all modes of transportation including vehicle, bicycle, pedestrian and transit. Contact Eric Bracke (vehicular), Tom Reiff (ped & bike), and Gayleene Rossiter (transit) for scoping. Be sure to address the Prospect and Timberline intersection in the traffic study. • The TIS will address all modes of transportation as required as well as the Prospect and Timberline intersection. b. There is a future transit stop planned just north of Drake on Timberline. • Pedestrian access through the development has been provided to the future transit stop. This pedestrian route connects from the transit stop through Filing One. The connection will continue through future filings c. Pedestrians and bikes will have Illinois Street as a destination; vehicles will have Iowa Street as their destination. As your follow-up drawing proposes, the block labeled "17 sf-E" would be better served to have the pocket park on it's east end rather than the north end of the block labeled "park/detention." • Pedestrian and bike connections to the neighborhood shopping center along Illinois Street and East Drake Road were discussed during several subsequent meetings with City Staff. The park space shown within Block 3 is a direct result of those meetings Staff seemed encouraged by the strong physical and visual link through the park and the large amount of green space provided. Within Filing One, pedestrians and bikes will be 4 • JR Engineering has prepared the final construction drawings for the ultimate design of Drake Road along the entire frontage of the site with exception of the proposed entrance locations k. No more than 4 single-family homes can be primarily served by a private drive. • No private drives are proposed within the first filing. I. Need to design to Larimer County Urban Area Street Standards. • So noted. Thank you. 4. Water $ Wastewater Utility: Location: NE of Drake Road and Timberline Road (L-12) Proposal: Johnson Property - Phase 1(250-300 SF and MF units) Ex. Mains: Water: 24-inch in Drake, 24-inch on west side of Timberline Sewer: 24-inch in Drake and 30-inch on north side of railroad Comments: a. As required by ODP approval, provide more information regarding the overall utility plan for the entire development. Access to the sanitary sewer in Drake is limited by a large storm sewer. The water conservation standards for landscape and irrigation will apply. Development fees and water rights will be due at time of building permit. Water main repays will be due for the mains in Timberline and Drake. water rights and development review fees will be due at time of building permit. • An overall utility plan has been provided with this submittal. • Water conservation standards have been applied to the landscape areas within Filing One. 5. Natural Resources: a. Provide adequate space in dumpster area to allow for recycling services (request, not a requirement of the Land Use Code) • Adequate space for recycling services has been provided within the proposed trash enclosures b. Use native plants/grasses and reduce bluegrass lawns as much as possible • Native plants andgrasses will be utilized where applicable. All HOA maintained areas that are considered high traffic and/or high use will be covered with a wear resistantground cover. 6. Fire Department: a. Address must be visible from the street using minimum 6" numerals on a contrasting background. • A minimum of 6"numerals on a contrasting background will be used for address purposes This note was placed on the Architectural Elevations plan sheet. 3 3. Engineering Department: a. Street Oversizing Fees are $1,624/unit for a single family, or $1,120/unit for multifamily. Check with Matt Baker for the specific amount of this fee for your project. • So noted. Thank you. 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. The TIS must also specifically address the adequate public facilities issues associated with Prospect and Timberline. • A T.I.S. addressing the aforementioned issues will be submitted with this PDP. Public improvements associated with the Prospect and Timberline Roads will be addressed within the T.I.S. c. You will be required to have a Development Agreement, a Development Construction Permit, and Utility Plans. • So noted..Thank you. d. Cul-de-sacs and bulbs need to be designed to standards, which require 1 parking space per dwelling unit on the cul-de-sac. • The cul-de-sacs and bulbs are designed to standard and provide one parking space per dwelling unit for units fronting on adjacent cul-de- sacs. e. The split collector street will need to be reviewed and approved by traffic. If it is found to be OK, phase one may affect the traffic splits. • The split collector street has been reviewed by city staff and should not impact the Filing One street configuration. f. The collector at Timberline will need to look at location and placement of median. • So noted. Thank you. g. Will need to provide temporary turn-arounds at all dead-end streets that have access to lots. • So noted. Thank you. h. Provide street connections/stubs to adjacent property every 660 feet. • Street connections/stubs to adjacent property have been provided every 660 feet. i. This development will be responsible for the design and construction of Timberline Road adjacent to the property. • Please refer to the T.I.S. Timberline road improvements will be designed under separate contract with city or client. j. I recall that the ODP's traffic study says a right turn lane is needed on Drake at Timberline. This will need to be designed and right-of-way dedicated. E November 27, 2002 Troy Jones City of Fort Collins Community Planning and Environmental Services P.O. Box 580 Fort Collins, CO 80522 RE: SideHill PDP — Conceptual Review Comments Dear Troy Included below are the comments received from City Staff.regarding the May 13 Conceptual Review for SideHill (Johnson Property). An explanation (in italics) of how issues have been addressed follows each comment. COMMENTS: 1. Zoning Department: a. The proposed uses are type 1 uses in the LMN and MMN zone districts. • So noted. Thank you. b. Make sure the density is consistent with the approved ODP. • The proposed densities are consistent with the approved ODP. The MMN density is 12.03 units/acre. The overall LMN density of 5 units per acre minimum will be confirmed with future filings as per section 2.3.2 H 8 of the Fort Collins Land Use Code. 2. Stormwater Utility Department: Location: Northeast corner of Drake and Timberline a. This site is in the Foothills drainage basin where the new development fee is $6,525/acre, which is subject to the runoff coefficient reduction. • So noted. Thank you. b. The site is on Stormwater inventory grid #12M. A copy can be obtained from the Utilities office at 700 Wood Street. • So noted. Thank you. c. The standard drainage and erosion control reports are required and they must be prepared by a professional engineer registered in Colorado 0 So noted. Thank you.