HomeMy WebLinkAboutLINDEN PARK (KEATING PROP.) - PDP - 62-98B - CORRESPONDENCE - (12)I
The burden of demonstrating compliance with all Land Use Code criteria is with the applicant.
Please contact me at 970.221.6750 and/or e-mail: rfuchs(cDci.fort-collins.co.us if you should have
any questions or concerns related to these comments.
Sincerely,
Q
Ronald G. Fuchs
City Planner
cc: Mark McCallum
Transportation Planning
Stormwater
Poudre Fire Authority
Zoning Department
Current Planning File #62-98B
DAMy Documents\Planning Document\Linden Park #62-98\Linden Park PDP first filing comments.doc
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Reservoir Area Plan requires that the local street system provide multiple direct
connections with a street system pattern of through streets to facilitate traffic
movements. Streets shall connect to other streets within a development and to
existing and future streets outside the development to serve parks, schools or other
public and private lands within a neighborhood.
aa) The proposed east/west street (Meadow Parkway) parallel to the north
property line does not represent or provide a direct connection to lands to the
north (LUC 3.6.3(B)). The Code requires a minimum of four potential roadway
connections to the north (an additional three). A minimum of two additional
street extensions to the north will tie and facilitate future development of
undeveloped properties to the north. Please note staff would support a
minimum of three (3) street connections and one (1) bike/pedestrian
connection. The burden is with the applicant to provide a revised written
justification for alternative compliance (see Engineering comments).
aaa) The street system needs to provide for both intra- and inter -neighborhood
connections to knit developments together (i.e. street connections to future
streets and future developable lands) per FC-T3.1 and FC-T-3.2.
12) Since the site is located within the neighborhood sign district, please indicate type of
signage (Sheets 1 of 4 and 2 of 4).
13) Please clarify on the plan legend the- respective individual track and open space area
square footage breakdowns and percentages (are all open space areas designated
correctly)? 4
14) Please show the location of all transformers on the revised Site and Landscape Plans.
They must be located no more.than 10 feet from a paved surface and must be screened
from view. .
15) Verification of the irrigation system. connection points to ensure all landscaping is
continuously maintained per Section 3.2.1 [J].
16) Please note all exterior mechanical devises, meters, et cetera, must be screened.
17) Please return all redlined documents with plan revisions.
18) Coordinate the sidewalk/trail system through out the development with Transportation
Planning Services.
Additional comments and the required number of revised plans may be forthcoming as the various
departments and reviewing agencies continue to review this request.
Please provide a written response to each of the above comments with the submittal of plan
revisions. In addition, a revised site development plan drawn to scale which is clearly dated and
labeled shall be submitted to address the above.
Section 2.2.11 of the Land Use Code requires that an applicant submit revisions based on this
letter within 90 days or the project application becomes null and void. Your response to the City's
concerns is due by February 15, 1999. A 30-day extension to this deadline is available. Request
for an extension should be directed to the Current Planning Director. If remaining issues are those
that do not require plan revisions, a status report verifying continuing efforts toward resolving the
issues is required within the same timeline.
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least eight (8) feet away from the edges of driveways and alleys; and forty feet
(shade trees)/fifteen feet (ornamental trees) (LUC 3.2.1(K) from any street light.
aa) All street trees shall be shown as they relate to driveway locations and utilities to
ensure compliance with the Land Use Code, see also the Street Design Manual
(D-9) in regard to driveway locations. (Trees need to be removed from within
the street and all street trees shall be placed within the parkway strips, including
the park/open space area.
b) After revising the site/landscape, please make sure the minimum species diversity is
provided in accordance with Section 3.2.1(D)(3) of the Land Use Code.
c) Address all visual clearance and sight distance triangle areas per Section 3.2.1(L) of
the Land Use Code.
d) According to Section 3.2.2(C)(3) site amenities such as benches, bike racks, et
cetera should be provided. Please show site amenities in the respective parks and
open spaces.
e) Please clarify the proposed vegetation (with species type, et cetera) including
proposed vegetation of all open spaces, detention ponds and park areas on'the
respective plan (Sheet 2 of 4).
9) . The following comments apply to the architectural elevations:
a) Please indicate all building colors (stone, bricks, et cetera) on the Building
Elevations in accordance with -Section 3.5.1(G). of the Land Use .Code.
b) Scaled design elevations for structures and buildings need to be submitted and
must be compatible with the overall development based upon Land Use Code
standards.
c) Scaled design elevations for any park monuments, et cetera need to be submitted.
10) The following comments apply to the Low Density, Mixed -Use Neighborhood (LMN)
District (LUC Section 4.4):
a) Please provide diagrams showing how gross and net density were figured. As
shown, I have no way to verify the accuracy of density calculations, such as the
5,487 square feet subtracted for street right-of-way. It is unclear if your calculation
includes land from the edge of the right-of-way to the centerlines of the existing
roadway, please clarify by some means.
b) Section 4.4(D)(7) requires a minimum of a one-(1) acre neighborhood park be
provided. Please provide details of the play area and type of turf including the
neighborhood park square footage.
11) LUC Street Pattern Connectivity:
a) Sections 3.6.2, 3.6.3 and 4.4 imply that it is in the public's best interest to have
neighborhoods which transition and link to surrounding neighborhoods with a unifying
pattern of streets and blocks. LUC Section 3.6.3(A)-(F) and the Fossil Creek
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J. Natural Resources: submitted a response to the checklist and it is attached to this report.
K. Poudre Fire Authority: submitted a checklist that identified several requirements. Their
response is attached to this report.
L. LETA, Larimer Emergency Telephone Authority: submitted a checklist that identified
several requirements. Their checklist is attached to this report.
M. Building Inspections Department: submitted a response to the checklist and it is attached
to this report.
N. Parks Planning: their response is attached to this report.
O. Stormwater: submitted a checklist that identified a number of requirements. Their
response is attached to this report.
P. Engineering: submitted a checklist that identified several requirements. Their checklist is
attached to this report.
Q. - Transportation Planning: submitted a checklist that identified several requirements. The
checklist is attached to this report.
R. Zoning Department: submitted a checklist that identified their requirements. Their
response is attached to this report.
S. Current Planning Department: provides the following:
1) Delineate all property lines and all rights -of -way, sidewalk widths on all plans.
2) Please turn off contour lines.
3) Please label the appropriate road designations, whether connector, arterial, et cetera.
4) Delineate Timberline Road right-of-way improvements and dedications on the
respective site plan.
5) LETA, Larimer Emergency Telephone Authority reviewed the proposed street names of
Linden Park PDP. Please note all streets need to be named and coordinated with
LETA. Their comments are attached and need to be addressed.
6) The applicant/developer shall coordinate all emergency and utility infrastructure needs _
to ensure that all infrastructure provisions are fully met.
7) Please provide a formatted breakdown of densities per LUC Section 3.8.18 Gross
Residential Acreage, including gross density.
8) The following comments apply to the Site/Landscape Plan:
a) Per LUC Section 3.2.1(D)(2) street trees shall be placed at thirty-foot to forty -foot
spacing intervals in the center of all parkway areas. The trees shall be placed at
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Comm, ty Planning and Environmental rvices
Current Planning
City of Fort Collins
November 17, 1999
Tom Dougherty Construction, Inc.
Mr. Tom Dougherty
220 East Mulberry
Fort Collins, CO 80524
970.493.4980
RE: Linden Park PDP
Dear Mr. Dougherty:
This letter is in response to plans for Linden Park Project Development Plan (City File #62-9813)
submitted on October 12, 1999. Please note that staff reviewed your plans and the Planning
Division mailed a request for comments to several public agencies and.departments. This
developmentproposal is subject to and shall comply with all requirements set forth in the City's
Land Use Code (LUC), specifically: Articles 2. Administration (Development Review Procedures);
Article 3. General Development Standards; Article 4. [Zoning] Districts; and the Fossil Creek
Reservoir Area Plan.
The City of Fort Collins Land Use Code (LUC) requires that throughout all land use proceedings,
the burden to comply with all applicable standards rest with the applicant. Staff, after reviewing
materials submitted by the applicant, finds that revisions/re-design to the submitted plans dated-"
10.12.99 are warranted to meet the Land Use Code.
The following lists the agencies and departments that responded and the substance of their
comments: -
A. Mapping/Drafting: submitted a response to the checklist and it is attached to this report.
B. '.Water Conservation: submitted a response to the checklist and is attached to this report.
C. Post Office: submitted a response to the checklist and is attached to this report.
D. Cable TV: submitted a response to the checklist and it is attached to this report.
E. Park Planning and Development: submitted a response to the checklist and it is attached
to this report.
F. Traffic Operations: submitted a response to the checklist and it is attached to this report.
G. Water/Wastewater: submitted a response to the checklist and is attached to this report.
H. Fort Collins — Loveland Water District and the South Fort Collins Sanitation District:
submitted a response and is attached to this report.
Light and Power: submitted the response that identified several requirements.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020