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HomeMy WebLinkAboutRIGDEN FARM, 9TH FILING, PARKSIDE COMMONS - PDP - 56-98T - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWc. Show utility meter locations on the building elevations. Meters must be adequately screened from view of the street. Meter locations are shown on the building elevations and will be adequately screened from view. d. Provide a color scheme information board/sheet. A color scheme board or color rendering has been provided. e. Street trees along Drake Road are likely to conflict with the existing stormsewer line in Drake. If this occurs, street trees must be provided behind the sidewalk rather than in the parkway strip. Street trees have been placed to avoid conflicts with the existing storm sewer. f. Please visit our website at http://www.fcgov.com/currentplanning/submittals.php for a complete list of submittal requirements. So noted. ThfiO4 you. Joe Carter, Cityscape Urban Design 7 a. The TIS will need to address all modes of transportation including vehicle, bicycle, pedestrian and transit. Contact Eric Bracke (vehicular) or Tom Reiff (pedestrian/bi ke/tra n sit). So noted. Thank you. b. Be sure that your internal pedestrian and bicycle circulation provides direct connections to parks and community facilities. The internal pedestrian and bicycle circulation patterns provide multiple north/south and east/west routes through the site. c. Bicycle parking must be provided near building entrances and arranged to be visible and secure. Bicycle racks will be provided as per code. Please note that each unit has a garage and residents will most likely utilize the garages to store their bicycles. d. Ensure that handicap parking spaces have adequate ramps and accessible routes to connect to the internal sidewalk network. So noted. Thank you. 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. A hand-out explaining these fees was given to the applicant at this meeting. So noted. Thank you. 10. Current Planning: a. Refer to Section 3 (General Development Standards), and Section 4.4 (LMN Zoning District) 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/codes.php. So noted. Thank you. b. This project could be considered either multifamily dwellings, or single family attached dwellings. The difference is the ownership of the ground under the building. If each unit has it's own lot, it's single-family attached. If the entire building is on the same lot, it's multi -family. Either use is permitted. There may be different handicap requirements depending on which land use type you choose. The buildings are multi -family structures. 6 5. Natural Resources: a. This project is close to the size to need to file a fugitive dust permit with Larimer County. So noted. Thank you. b. Provide adequate space in dumpster area to allow for recycling services. Adequate space in the trash enclosure has been provided for recycling services. c. Use native plants/grasses and reduce bluegrass lawns as per LUC Article 3.2.1(E)(2)(3) Native plants and grasses will be used where appropriate. 6. Fire Department: a. Address must be visible from the street using a minimum 6" numerals on a contrasting background. So noted. Thank you. b. Afire 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. So noted. Thank you. c. The development will be assigned one address off of Kansas, and the buildings will be identified alpha -numerically clockwise around the site (A through K). So noted. Thank you. d. The applicant has indicated that the buildings are intended to be sprinklered. All buildings will be fire sprinklered. e. A fire lane is needed through the site. An emergency access easement has been provided on the plat. 7. Light and Power: a. Normal development fees apply. So noted. Thank you. b. Show electric meter locations on buildings on the site plans. Electric meter locations have been shown on the site plans. 8. Transportation: e 5 I. The northern most driveway connection onto Kansas on the west and Rockford on the east may work, however keep the LCUASS separation requirements in mind. There needs to be either 175' or 150 separation between the centerline of Drake and the centerline of the driveway depending on street and driveway traffic classifications. 175' separation has been provided between the centerline of East Drake Road and the centerlines of the proposed driveways. m. The right-of-way stub on Limon will need to be vacated, and will need to go to City Council for approval of the vacation (ordinance = 2 readings). Will need to have plans showing how this is to be rebuilt (revision to 1 s` filing or new plan), need legal description and sketch on disk. We can't take the right-of-way vacation to Council until the project has been to hearing. The right-of-way stub on Limon will be vacated. n. A utility coordination meeting is suggested in order to identify potential utility conflicts. So noted. Thank you. 4. Water & Wastewater Utility: a. There's an 8 inch sanatary sewer in Rockford and an 8 inch water main in Limon. Drake has 2 large lines. So noted. Thank you. b. Taps work best at driveway locations. So noted. Thank you. c. Use the existing stubs or abandon them at the main. So noted. Thank you. d. Need utility coordination early. So noted. Thank you. e. Take Kansas line into Drake. So noted. Thank you. c. The water conservation standards for landscape and irrigation will apply to the site. PIF's, water rights and development review fees will be due at time of building permit. So noted. Thank you. 4 c. You will be required to have a Development Agreement, a Development Construction Permit, and Utility Plans. So noted. Thank you. d. The project needs to be platted as part of the PDP application, including the Kansas Street right-of-way. So noted. Thank you. e. Repair or replace any damaged curb, gutter, or sidewalk. Any damaged curb, gutter and/or sidewalk will be replaced or repaired. f. The TIS will need to specify ADTs for Kansas, which will be necessary to determine the street classification, which will determine the required right-of-way width for Kansas. The TIS specifies that the AD Ts for Kansas would require only a residential local road along the west side of Tract U. The current right-of-way width for Kansas is 63'. Although the street will be constructed with a 63' right-of-way width and a 42' flowline to flowline width, the applicant requests that this street be classified as a residential local street. This request is based on the anticipated traffic volumes, the adjacent uses proposed along this section of street and the current zoning. g. Need to dedicate easements as required and necessary for the site. So noted. Thank you. h. The design of Kansas will need to tie into the design for Drake. This mylars of this Drake design are not yet signed -off. The design of Kansas ties into the proposed design for Drake Road. i. This project may be eligible for reimbursement for Drake Road. So noted. Thank you. j. Drake frontage will need to be constructed with this project if it has not been constructed already by the time you develop. The applicant anticipates that the construction of Drake Road will begin prior to the start of this project. k. The right-of-way for Drake will need to be dedicated with this project if it has not been done so already. So noted. Thank you. M 2. Stormwater Utility Department: Location: Tract U, South of Drake west of Rockford and east of proposed Kansas Drive a. This site is in the Foothills drainage basin where the new development fees are $6,525/acre, which is subject to the runoff coefficient reduction. So noted. Thank you. b. The site drainage plan must comply with the overall drainage plan (ODP) for Rigden Farm. Tract U has several drainage sub -basins that need to be maintained or mitigated if they are changed. I gave the applicant a copy of a portion of the ODP sub -basin delineation. So noted. Thank you. c. Water quality treatment was addressed in the ODP. So noted. Thank you. d. The applicant asked about the State Stormwater Permit processing. The State still does all the processing since they have not yet allowed Cities to process it. So noted. Thank you. e. The site is on Stormwater inventory map #12M. A copy of the map can be obtained from the Utility Service Center at 700 Wood Street. So noted. Thank you. f. The standard drainage and erosion control reports and construction plans are required and they must be prepared by a professional engineer registered in Colorado. So noted. Thank you. 3. Engineering Department: a. Street Oversizing Fees and Larimer County Road Impact fees are due at the time of building permit. Check with Matt Baker for the specific amount of this fee for your project. Typically, multifamily units are $996 / dwelling unit. 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. A traffic study update letter has been provided with this submittal and the aforementioned items have been addressed. K April 23, 2003 c0�y7p@p* Troy Jones urban design, inc. City Of Fort Collins 3555 stanford road, suite 105 Community Planning and Environmental Services fort collins, colorado 80525 P.O. Box 580 (970) 226-4074 Fort Collins, CO 80522 fax (970) 226-4196 e@cityscapeud.com RE: Parkside Commons at Rigden Farms Conceptual Review Team Comments received on January 27, 2003 Dear Troy; Included below are the comments received from City Staff regarding the Parkside Commons at Rigden Farms Conceptual Review Meeting. An explanation (in italics) of how issues have been addressed follows each comment. COMMENTS: 1. Zoning Department: a. The property is in the MMN zone district. The density within the MMN district must be at least 12 units/acre. The applicant is proposing 71 dwelling units on 5.71 acres with a net density of approximately 12.43 du/acre. b. Multifamily is subject to a type 1 review, or in other words, the hearing is conducted by a hearing officer rather than the Planning and Zoning Board. So noted. Thank you. c. The site plan will need to state the quantity of units with 1, 2, 3, and 4 or more bedrooms in order to determine the required number of parking spaces. Please see the cover sheet C1 for a parking summary. d. Parking lots shall provide a minimum number of handicap spaces based on the number of total spaces in the lot in accordance with Section 3.2.2(K)(5)(d) of the LUC. Handicapped spaces have been provided per code. The calculation. is based on the total number of surface parking spaces shown on the plan. e. Provide space for recycling containers within trash enclosures. Recycling containers are accommodated within the trash enclosures.