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HomeMy WebLinkAboutSPRING CREEK VILLAGE - MODIFICATION OF STANDARD - 26-99 - CORRESPONDENCE -Please contact Kim, at 221-6750, if you have questions about these - comments. 7. Clark Mapes of the Advance Planning Department stated that the goal of the City Plan is to create a variation in the types of housing that is available to the public. Also, the NC Zoning District contains block standards that should be addressed. It would be advisable to meet as soon as possible to discuss how to accomplish the requirements of the block standards. 8. A neighborhood meeting should be held for this project, due to past history and neighborhood opposition to development on this property, before a formal development request is submitted to the City. Steve Olt of the Current Planning Department will assist you in scheduling the time and place for this meeting. He can be reached at 221-6341. 9. 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 Overall Development Plan (if necessary), Project Development Plan, and Final Compliance phases of development review by City staff and affected outside reviewing agencies. 10. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles .2. Administration (Development Review Procedures), Article 3. General Development Standards, and Article 4. (Zoning] Districts. e. The streets and alleyways in this development must meet the current City street design standards. Any necessary variances must be reviewed and approved by the Director of Engineering. f. The current soils report on this property may be outdated and in need of being updated to meet the current City requirements. g. There are now development construction permits that must be applied for through and issued by the City. Please contact Sheri, at 221-6750, if you have questions about these comments. 6. Kim Kreimeyer, the City's Natural Resources Planner, offered the following comments: a. The limits of development must be established and shown on the .Site Plan and utility plans. b. This development must provide a minimum 100' setback for any lot line from the top of north bank of the Spring Creek drainageway and a 50' - 100' setback for any lot line from the top of west bank of the Canal Importation Canal. C. Native grasses and vegetation should be planted in buffer areas and open spaces. Minimize the use of bluegrass. d. Bicycle/pedestrian connections should be made to adjacent properties and surrounding areas. e. One trash hauler should be used for this development to reduce impacts on streets within and around the site. f. The trash enclosures should be designed to be large enough to include recycling containers. g. Please contact the Larimer county Health Department to get information regarding their fugitive dust requirements. h. If there are prairie dogs on this site they must be eradicated as humanely as possible or relocated prior to commencing construction on -site. C. A detailed grading plan is needed, especially on the townhome portion of the project. If the townhome product changes between the approval (if granted) and actual building, a new, detailed grading plan would then be required. d. Water quality needs to be addressed and extended detention is the recommended method. e. The new precipitation rates will apply to this project. This means that the Spring Creek floodplain may need to be wider and the x Canal Importation channel may also need to be increased. The present plan is to evaluate the effects of the precipitation rates by June, 1999. in the interim, conservative estimates can be determined. The design engineer should contact Stormwater staff prior to and during the, site design. Please contact Glen, at 221-6065, if you have questions about these comments. 5. Sheri Wamhoff of the Engineering Department offered the following comments: a. A Transportation Impact Study (TIS) will be required for this proposed development. The study must address the levels of service for all forms of transportation; therefore, you should contact Eric Bracke, at 224-6062, and Kathleen Reavis, at 224- 6140, to schedule a scoping meeting for the purpose of determining the information required with your TIS. b. The standard utility plans submittal requirements will apply to this development request and a development agreement between the developer and the City will be necessary. The development agreement will be prepared by the Engineering Department near the end of the City's review and approval process. C. Street oversizing fees will apply to this development, with different fees for the residential, office, and retail uses. Please contact Matt Baker, at 224-6108, for detailed information regarding the fees. d. Vehicular, bicycle, and pedestrian connectivity to surrounding neighborhoods, as set forth in the LUC, must be addressed with the Project Development Plan submittal. I 3. Roger Buffington of the Water/Wastewater Department offered the following comments: a. There are existing 12", 30", and 36" water mains in South Shields Street and an existing 8" water main in Hobbit Street. There is an existing 30" water main that crosses this property in an east -west direction. b. There is an existing 8" sanitary sewer main in Hobbit Street. There are existing 18" and 2 1 " sanitary sewer mains that cross this property in an east -west direction. C. Easements which extend a minimum of 15' each side of the large water and sanitary sewer mains that cross this site will be required. e. The City's water conservation standards for landscaping and irrigation systems will apply to this development. f. Plant investment fees and water rights will apply to this development and they will be due at the time of issuance of building permits. g. The site as shown on the concept plan appears to be very tight for utilities; therefore, a utility coordination meeting will be important on this project, especially with the layout of the lots and alleys as proposed. Please contact Roger, at 221-6681, if you have questions about these comments. 4. Glen Schlueter of the Stormwater Utility offered the following comments: a. The site is located within the Spring Creek Drainage Basin, where the new development fee is $2,175 per acre, subject to the runoff coefficient reduction. The site is also located within inventory grid #6K. b. The standard drainage and erosion control reports and plans are required and they must be prepared by a professional engineer registered in the State of Colorado. C. The office/retail buildings are subject to the "build -to line" requirement as set forth in Section 3.5.3 of the LUC. d. The minimum parking requirement for the townhome and multi- family residential is determined by the number of bedrooms in each unit. The maximum number of parking spaces allowed for general office is 3 spaces per 1,000 square feet of leasable floor area and for retail is 4 spaces per 1,000 square feet of leasable floor area. e. Bicycle parking, in both the office/retail and residential portions of the development, must be provided in convenient and secure areas. f. The locations of the trash enclosures must be shown on the Site and Landscape Plans, along with details and elevations. Please contact Jenny, at 221-6760, if you have questions about these comments. 2. Bruce Vogel of the Light & Power Department offered the following comments: a. There is existing City power on South Shields Street and Hobbit Street. b. Light & Power will not serve the residential units from the rear of the buildings. C. The metering in some areas of this development could potentially be networked. d. The transformer locations in this development should be coordinated with Light &Power. e_ . Based on the conceptual layout of this development, it would appear to be very tight for provision of the necessary utilities. A utility coordination meeting should be scheduled and held soon after the submittal of the development request. Please contact Bruce, at 221-6700, if you have questions about these comments. CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins DATE: ITEM: APPLICANT: LAND USE DATA: January 4, 1999 Spring Creek Village Ric Hattman Hattman Associates 145 West Swallow Road Fort Collins, CO. 80525 Request for a mixed -use development containing office, retail, and residential uses on 21.2 acres located on the east side of South Shields Street at West Stuart Street. The project would contain 44 patio homes, 29 townhomes, 18 multi -family dwelling units on the upper floor(s) in a building above retail, 18,000 square feet of retail in 2 buildings, 6,000 square feet of office/retail in 1 building, and 12,000 square feet of office in 2 buildings. The property is located south of West Prospect Road between South Shields Street and Wallenberg Drive, and is in the NC - Neighborhood Commercial Zoning District. COMMENTS: 1. Jenny Nuckols of the Zoning Department offered the following comments: a. The property is in the NC - Neighborhood Commercial Zoning District. The proposed uses are permitted in the District, subject to an administrative (Type I) review if all of the development standards in Article 3 and Division 4.4 in the Land Use Code (LUC) are met. If not, modifications of any standards not being met would be required, automatically turning the development request into a Planning and Zoning Board (Type II) review. The applicant is responsible for requesting a modification of a standard. b. This Zoning District requires that at least 3 housing model types will be provided (Section 3.5.2 of the LUC) and at time of issuance of building permits an affidavit ensuring that this requirement will be met is necessary. No 2 models of the same type can be adjacent to one another. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. C UItRENT PLANNING DEPARTMENT Box 580 FurtCullins,C0811522-OSNO (970)221-6730 Community Planning and Environmental Services Current Planning City of Fort Collins January 15, 1999 Ric Hattman Hattman Associates 145 West Swallow Road Fort Collins, CO. 80525 Dear Ric, For your information, attached is a copy of the Staff s comments concerning the request for Spring Creek Village, which was presented before the Conceptual Review Team on January 4, 1999. This is a request for a mixed -use development containing office, retail, and residential uses on 21.2 acres located on the east side of South Shields Street at West Stuart Street. The project would contain 44 patio homes, 29 townhomes, 18 multi -family dwelling units on the upper floor(s) in a building above retail, 18,000 square feet of retail in 2 buildings, 6,000 square feet of office/retail in 1 building, and 12,000 square feet of office in 2 buildings. The property is located south of West Prospect Road between South Shields Street and Wallenberg Drive, and is in the NC - Neighborhood Commercial Zoning District. 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. Sincerely, Steve Olt Project Planner xc: Stormwater Utility Streets File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020