HomeMy WebLinkAboutSIDEHILL, FILING ONE - PDP - 32-01B - CORRESPONDENCE -private drives to more effectively create a pedestrian -oriented character to
the development.
i. Section 4.4(D)(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 ttreet 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.
j. Coordinate with Wyatt and Associates Architects at (303) 698-1717 on the
intersection design for Drake Road and Illinois Street.
a. No comment in this filing.
b. There will be Historic Preservations comments on future filings.
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.
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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/codeLphp.
b. Please visit our website at http://www.fcaov.com/currentplanninJsubmittals.php for a
complete list of submittal requirements.
c. An additional pedestrian link to the future bus stop at Drake and Timberline
should be integrated into the design.
d. If you intend to adjust the zone district boundary line, it may be much
easier to accomplish after POP approval.
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.
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."
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."
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
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2. Stormwater Utility Department:
Location: Northeast corner of Drake and Timberline
1. 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.
2. The site is on Stormwater inventory grid #12M. A copy can be obtained from the Utilities office
at 700 Wood Street.
a. 3. The standard drainage and erosion control reports are required and they must be
prepared by a professional engineer registered in Colorado
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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.
b. The project will require a Traffic Impact Study (TI5) that addresses site
access, and all modes of transportation including automobile, bicycle,
pedestrian, and transit. The TI5 must also specifically address the
adequate public facilities issues associated with Prospect and Timberline.
c. You will be required to have a Development Agreement, a Development
Construction Permit, and Utility Plans.
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.
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.
f. The collector at Timberline will need to look at location and placement of
median.
g. Will need to provide temporary turn-arounds at all dead-end streets that
have access to lots.
h. Provide street connections/stubs to adjacent property every 660 feet.
i. This development will be responsible for the design and construction of
Timberline Road adjacent to the property.
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.
k. No more than 4 single family homes can be primarily served by a private
drive.
I. Need to design to Larimer County Urban Area Street Standards.
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: As required by CDP 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.
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MEETING DATE:
ITEM:
APPLICANT:
LAND USE DATA:
May 13, 2002
Johnson Property PUP Filing One
Eldon Ward
The request is to develop the first filing PUP within the area approved with the
Johnson Property ODP with a total of 250 to 300 dwelling units. Two blocks of
multi -family housing are proposed, with the remainder of the PUP comprising of
small lot single-family detached lots and regular single-family detached lots.
DEPARTMENTAL CONTACTS:
Current Planning-
Troy Jones
221-6750
Zoning Department-
Gary Lopez
221-6760
Engineering Department-
Sheri Wamhoff
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
Monica Moore
221-6700
Transportation Services (ped. & transit)
Tom Reiff
416-2040
Transportation Services (traffic)
Eric Bracke
224-6062
Transfort (local bus service)
Gaylene Rossiter
224-6195
Park Planning
Jeff Lakey
416-2260
COMMENTS:
1. Zoning Department:
a. The proposed uses are type 1 uses in the LMN and MMN zone districts.
b. Make sure the density is consistent with the approved ODP.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Community Planning and Environmental Services
Current Planning
City of Fort Collins
Eldon Ward June 10, 2002
Cityscape Urban Design
3555 Stanford Rd. e.
Fort Collins, CO 80525
Dear Mr. Ward:
For your information, attached is a copy of the Staff's comments concerning the
Johnson Property POP filing one presented before the Conceptual Review Team on
May 13, 2002.
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.
inc
Tr
City
cc: Eric Bracke, Streets Department
Stormwater Department
Project Planner
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 016-2020
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.
5. Natural Resources:
- Provide adequate space in dumpster area to allow for recycling services (request, not a requirement of
the Land Use Code)
Use native plants/grasses and reduce bluegrass lawns as much as possible
6. Fire Department:
a. Address must be visible from the street using a minimum 6" numerals on a
contrasting background.
b. Contact Ron Gonzales with the Poudre Fire Authority for more specific
information.
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.
b. Canopy Street trees must be at least 40 feet from street lights, and
ornamental street trees at least 15 feet.
c. Normal Development Charges apply.
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.
b. There is a future transit stop planned just north of Drake on Timberline.
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."
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.
e. Streets are to be built to standards.
f. Traffic calming measures should be integrated where there are pedestrian
conf licts.
9. Historic Preservation:
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