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HomeMy WebLinkAboutLARKS NEST - PDP - 36-00 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWd. The minimum setback along Harmony is 30 feet. The minimum setback along Starf lower and Wakerobin is 15 feet. The minimum setback along the west property line is 5 feet. W 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. A 20-foot wide fire lane (painted and signed) is required. d. The direction of facing units is difficult with this layout on the west buildings that do not have street frontage. 7. Light and Power: a. Electricity is available along 5tarflower. b. A utility coordination will be required. c. Coordinate transformer locations. d. Normal development fees apply. 8. Transportation: a. 5tarflower is identified as a collector and Harmony is identified as a 4-lane arterial on the master street plan. b. A TI5 is required addressing vehicular, bicycle, pedestrian, and transit. Contact Eric Bracke for vehicular scoping, Mark Jackson for pedestrian and bicycle scoping, and Gayleene Rossiter for transit scoping. c. There needs to be better pedestrian connectivity between buildings. d. Clear separation is needed in parking areas between vehicular areas and pedestrian areas. e. Pedestrian connections should be provided between your site and the existing multifamily project to the west. 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 4.5 (MMN Zoning District) in the Land Use Code for the standards that apply to your propose development. The Land Use Code is available to view on the internet at www.ci.fort-collins.co.us/CITY HALL/CODES. b. At the Conceptual Review meeting, I indicated to you that you may have a problem satisfying Section 3.5.2(C)(1) because it appears that the configuration would require a pedestrian to go "around" a building to get the street sidewalk. After further internal discussions, it appears that you would be satisfying this requirement after all. Keep in mind that Poudre Fire Authority may still have a problem with this configuration from an addressing stand point. c. Parking lots must be screened from the street and adjacent uses. 4 d. The project will require a Traffic Impact Study (TIS) that addresses site access, and all modes of transportation including automobile, bicycle, pedestrian, and transit. e. Driveway locations must be coordinated with existing driveway cuts across the street from the proposed cut. f. Addressing for the center building along the west property boundary may be an issue. g. You will be required to have Utility Plans. A Development Agreement, and Development Construction Permit, may also be required. 4. Water & Wastewater Utility: a. Location: NW of Harmony Road and 5tarflower Drive (P-6) b. Ex. Mains: 12-inch water and 12-inch sewer in Wakerobin;12-inch water in 5tarflower (200 ft N of Harmony) c. Loop water main from 5tarflower through project to Wakerobin. d. The water pressure in this area is less than many areas in the City and should be considered in the design of the building water services and plumbing systems. e. The water conservation standards for landscape and irrigation will apply to this project. f. Plant investment fees and water rights will be due at time of building permit. g. A sewer repay will be due for the Warren Lake trunk sewer. 5. Natural Resources: a. A pre -submittal meeting will need to be set up with the Natural Resources Department to talk about possible required setbacks from Mail Creek. b. If there any prarie dogs on site, they will have to be relocated or humainly eradicated. c. Trash enclosures should accommodate recycling containers of sufficient size to accommodate the type of recycling appropriate for the building use (newspaper, cans, plastics, etc.), and dumpsters must be enclosed within a fenced or walled area. d. We ask that a single trash hauler be used to minimize traffic impacts. e. Native grasses and plant materials should be used wherever appropriate, and bluegrasses should be minimized. f. If construction lasts for more than 6 months, you will have to file a permit for fugitive dust control with Lorimer County. 6. Fire Department: a. Address must be visible from the street using a minimum 6" numerals on a contrasting background. 3 COMMENTS: 1. Zoning Department: a. The property is in the MMN zoning district, which requires a minimum of 7 units per acre for this size of a parcel. b. Each 2 BR unit will require 1.75 parking spaces. c. Section 4.5(D)(3) of the LUC requires that 90% of the dwelling units be located with; mile of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development, which distance is measured along street frontage without crossing an arterial street. There are no public parks in the vicinity that would qualify. You may consider approaching the apartment complex west of this site to come up with joint arrangement to provide a privately owned park, a community facility, or a neighborhood support/recreation facility that could satisfy this standard. Please refer to 4.5(D)(3)(b) for the design criteria of a private park. "Community facility" and "neighborhood support/recreation facility" are both defined in article 5 of the LUC. 2. Stormwater Utility Department: a. This site is in the McClellands/Mail Creek drainage basin where the new development fee is $3,717/acre which is subject to the runoff coefficient reduction. b. The site is in inventory grid #6P. c. The standard drainage and erosion control reports and construction plans are required and they must be prepared by a professional engineer registered in Colorado. d. Onsite detention for water quantity is required. The release rate can be obtained from the McClellands/Mail Creek Masterplan. e. Extended detention is required to treat runoff. f. Mail Creek is located along the southern portion of the site so it will have to remain and have the conveyance capacity identified in the McClellands/Mail Creek Masterplan. The pedestrian connection shown over the channel should span the 100 year flow. 3. Engineering Department: a. Street Oversizing Fees are $1,021/unit for multi -family units. Check with Matt Baker for the specific amount of this fee for your project. b. Additional street right-of-way and utility easements may be necessary to Harmony, Starf lower, and/or Wakerobin to bring streets up to current standards. c. A repay may be due for Wakerobin, 5tarflower, and/or Harmony. 2 P� CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins MEETING DATE ITEM: APPLICANT: LAND USE DATA: July 17, 2000 4-plexes buildings at Harmony and Starf lower Ric Hattman Hattman Associates 145 W. Swallow Road Fort Collins, CO 80525 Request for a 24 unit residential development on approximately 2 acres of land, at the northwest corner of Harmony and Starflower. The project has 6 buildings, all 4-plexes with 1,100 to 1,200 square foot units. DEPARTMENTAL CONTACTS: Current Planning- Troy Jones 221-6750 Zoning Department- Peter Barnes 221-6760 Engineering Department- Marc Virata 221-6605 Street Oversizing Coordinator- Matt Baker 221-6605 Poudre Fire Authority- Ron Gonzales 221-6570 5tormwater Utility- Glen Schlueter 224-6065 Water & Sewer Utilities- Roger Buffington 221-6854 Natural Resources Development Planner Kim Kreimeyer 221-6750 Light and Power Alan Rutz 221-6700 Transportation Services (ped. & transit) Mark Jackson 224-6140 Transportation Services (traffic) Eric Bracke 224-6062 Transfort (local bus service) Gaylene Rossiter 224-6195 Park Planning Craig Foremean 221-6618 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT 1. Commu_ 'y PL Current Planning and Environmental - _rvices Hattman Associates 145 W. Swallow Road Fort Collins, CO 80525 August 1, 2000 J Dear bar. Fisher: 1 For your information, attached is a copy of the 5taff's comments concerning the 4-plex buildings at Harmony and Starf lower presented before the Conceptual Review Team on July 17, 2000. 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. ncerely, i L Tr . Jone City Planner cc: Eric Bracke, Streets Department 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 8. TRANSFORMER a. Starflower is noted as a collector and Harmony is a 4-lane arterial. So noted on the Plan. b. A TIS needs to address traffic from all transportation means. The TIS is to be an inventory of the existing transportation mode infrastructure as directed by Eric Bracke. c. There needs to be a better pedestrian connectivity between buildings. I have added a walk that allows someone to walk from their front door to any other home and the common open space. d. Clear separation is needed in between vehicular and pedestrian areas. I believe that this is provided. The cars are kept interior to the site and away from the pedestrian oriented spaces and the people spaces, the front porches. e. Pedestrian connection to multifamily project to the west. Continuous to the west property line that is common with the multi -family is a 6'-4" high masonry wall. Connection through this would be rather difficult and it appears that they are not wanting any connection with us. 9. PARK PLANNING a. Parkland fee for neighborhood and community facilities are based on size of the units and collected at Building Permit. Understood. 10. CURRENT PLANNING a. Refer to Section 3 for general requirements and 4.5 for specific zoning requirements of the LUC. I have reviewed these sections ad revised the plan accordingly. b. Section 3.5.2 C 1 referring to building location with respect to street. This Section is satisfied by the project design. c. Parking lots need to be screened. Landscaping has been added to screen the parking lots from the public view. d. Minimum setbacks for Harmony is 30 ft., 15 ft. at Starflower and Wakerobin, and 5 ft at the west interior lot line. The setbacks for the project meet or exceed these required setbacks. Thank you for these comments that we have included to help make the project better for the Community and approach the requirements of the LUC. Sincerely; Ric Hattman 5. NATURAL RESOURCES a. Meeting with Natural Resources will be required to establish setback from Mail Creek. This meeting has occurred and the setback of feet is shown on the Plans. b. If prairie dogs are present, relocate or eradicate. No prairie dogs are on site. c. Trash enclosures large enough for recycling. These homes have garages that will accommodate the trash containers until the day of trash collection. Each homeowner will be able to keep a recycling bin in the garage as well. There will be no on site trash enclosure. d. Single source trash hauling. The HOA will be responsible for organizing the trash hauling and will contract with one source. e. Native grasses should be used over the use of bluegrass. The use of native grasses will be found adjacent to Mail Creek and some of the detention area as well. f If construction last for more than six months, a fugitive dust permit is required. Understood. FIRE AUTHORITY a. Addresses must be visible from the street, 6" high with the numbers mounted on a contracting color. b. A fire hydrant is to be placed within 300 ft, of every building capable of providing 1500 gpm @ 20psi. Hydrants are to be placed no further than 600 ft. on center. c. A 20 foot wide fire lane, signed and painted is required. The internal drive is 24 feet wide. Fire lane signs and painted curb are provided. d. West building is not directly adjacent to a street. This building meets the requirements of street frontage to Wakerobin. Address will be visible on the side of the building. 7. LIGHT AND POWER a. Electricity is available along Starflower. Understood. b. Utility coordination meeting required. Meeting to coordinate utility placement has been held. c. Coordinate transformer locations. This was discussed during the coordination meeting and these locations are shown on the Site Plan. d. Normal development fees apply. Understood. r The pedestrian bridge will clear span the Mail Creek 100 year channel. 3. ENGINEERING a. Street oversizing for multi -family property is $1,021.00/DU. Coordinate with Matt Baker. The owner will discuss this fee with Matt Baker. b. Verify the need for additional R.O.W. for the three surrounding streets. No additional R.O.W. is needs for these streets to conform to current standards. c. Repay may be due for adjacent streets. The owner will investigate this item. d. TIS that addresses site access, and all modes of transportation inventory. In discussions with Eric Bracke the requirements for a TIS, it was determined that an inventory study as to pedestrian routes, transit stops, and bicycle routes would be sufficient. e. Align curb cut for our driveway to Wakerobin with the cul-de-sac on the north. Our driveway aligns with the cul-de-sac. f. Address for the building at the west center of the property may be difficult. We assume that the project will be addressed from Starflower. An example, Building A-1, 2001 Starflower. We see buildings being addressed A through F and with associated unit numbers for each building 1 through 4. g. Utility Plans and Development Agreement will be required. A development Construction Permit may be required. Understood. 4. WATER UTILITIES a. Location - Harmony Road and Starflower Drive. Understood. b. Existing Mains- 12" water and sewer in Wakerobin, 12" water in Starflower extending from the north at Wakerobin 200 F.T. Information appreciated. c. Loop water through project from Starflower to Wakerobin. Understood. d. Water pressure in this area is low and design of the units should reflect this. Understood. e. Water Conservation Standards for landscape and irrigation apply. Understood. f Plant investment fees and water rights will be required at Building Permit. Understood. g. A sewer line repay for the Warren Lake Trunk Line is due. O.K. October 10, 2000 Troy Jones City Planner Current Planning 281 N. College Ave: Ft. Collins, CO 80524 HATTMAN ASSOCIATES Architecture 145 W. Swallow Road* 970.223.7335 * * * RE: EASTGATE AT THE WOODLANDS 24 RESIDENTIAL UNITS ON A 2 ACRE PARCEL Dear Mr. Jones; & Planning FG. Collins, CO 80525 Fax 970. 223 . 0511 This letter responds to the comments from the staff during the Concept Review for this project. I will list my responses in the order that your letter presented the comments. ZONING a. MMN Zoning for property that requires a minimum of 7 DU/AC. Approximate density is 12 DU/AC. b. 2bdrm units require 1.75 spaces per unit. This will be provided. c. Section 4.5 requiring open space of 10,000 S.F. We are requesting an alternative compliance to this requirement. We will provide an open space area that is smaller. Request is based on the fact that this requirement does not consider the size of the parcel. The 10,000 S.F. is applied to all parcels. Advanced Planning indicated that they were intending to submit a change to this section of the LUC this fall. 2. STORMWATER a. McClellands/Mail Creek basin, Basin fee based on $3,717.00 per acre. Understood. b. Site inventory grid #6P. Understood. c. Standard drainage, erosion report, and Plans required. Understood. d. On site detention for water quality. Release rate is to be found in Basin Study. Understood. e. Extended detention to treat runoff required. Understood. f. Mail Creek exist on southern edge of the property and needs to continue to convey the volume of water shown on the basin study. The pedestrian connection needs to address the 100 year storm levels.