HomeMy WebLinkAboutRIGDEN FARM, PARKSIDE EAST - PDP - 56-98F - CORRESPONDENCE -x. There should be a 24" x 36" sheet depicting the site in context with its
surroundings, This should show both Parkside P.D.P.s and the surrounding
a'-V" streets and prcels. Label this drawing "context diagram."
y. There needs to be a chart on the landscape plan that gives the total
numberof each species of tree proposed. The total number specified must
comply with the standards as specified in 3.2.1(D)(3).
z. Combine the two plats provided for this P.D.P. into one plat. Ensure that the
plat does not use the "Secretary of the Planning and Zoning Board"
signature block, but rather uses the "Director of Planning" signature block.
Be sure and return all your redlined plans when you resubmit.
If you have any questions about these or any other issues related to this project
please feel free to call be at 221-6750.
You truly,
Troy Jones
City Planner
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requirement to rework the layour of the clubhouse with regard to
the front yard area west of the building. See the sketch
attached to the redlined site plan.
(4) As shown, the southern fa§ade of the clubhouse does not satisfy
the minimum wall articulation requirements of 3.5.3(0)(2)(a) which
requires that building bays shall be visually established, at least
every 30 feet, by architectural features such as columns, ribs or
pilasters, piers and fenestration patterns.
(5) The western and southern facades of the clubhouse shall be
subdivided and porportioned using features such as windows,
entrances, arcades, arbors, awnings, or treilage with vines along no
less than 50% of the fagade, as required by 3.5.3(D)(3).
(6) The stone waincot feature, or some other recognizable "base"
treatment must be used on all facades as required by
3.5.3(D)(6)(a).
t. I recommend that you postpone the P&Z hearing for the density
modifications so you can include requests for the two other modifications
that it appears you will need, namely:
(1) Section 3.6.2(L)(2)(e) where it requires the intersections of.
private driveswith public streets to use the "New Driveway
Approach" design from the Engineering Department standards,
and
(2) Section 3.5.3(B)(2)(b) which requires that the clubhouse be no
more than 15 feet from the adjacent street right-of-way.
u. These two Parkside P.D.P.s may trigger Drake Road improvements. Schedule
the issue with the Engineering Department to be discussed at the weekly
Transportation Coordination meeting to determine if Drake improvements
are needed with this development.
v. The existing conditions page shows the proposed layout of the two P.D.P.s.
Take off proposed conditions.
w. In the areas where the parking spaces are adjacent to sidewalks, the width
of the sidewalksmust be increased to 6 feet [3.2.2(L)(4)].
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n. Show dimensions on elevations. Label all building materials on elevations.
Specify a pallet of -colors on the elevations. Show elevations of the
multifamily garages.
o. The multifamily garages must comply with 3.5.2(F)(2) of the LUC. Until we
see elevations of the garages, we cannot determine if the proposed garages
comply.
p. Connect the on -site sidewalks directly to the street sidewalk along Des
Moines Drive as required in 3.5.2(C)(1) of the LUC. See Current Planning
Redlines.
q. Section 3.2.2(B) of the LUC states, "The parking and circulation system
within each development shall accommodate the movement of vehicles,
bicycles, pedestrians, and transit, throughout the proposed development and
to and from surrounding areas, safely and conveniently, and shall contribute
to the attractiveness of the development." You need to detach the sidewalks
from the curb on both sides of the drive aisle just south of the clubhouse in
order to adequately satisfy this standard. If you move buildings B and C
both 5 feet south, you will gain some space toprovide a detached sidewalkat
the drive aisle location.
r. Provide clubhouse elevations on a full sized sheet (24" x 36").
s. Section 4.4(E)(2)(a) specifies that all non-residential buildings permitted in
the LMN zone shall meet the standards for Mixed -Use and Commercial
Buildings in Section 3.5.3, therefore the following standards from 3.5.3
apply to the clubhouse:
(1) Section 3.5.3(B)(2)(b) requires that the clubhouse be located 15
no more than 15 feet from the adjacent street right of way. You
will need a modification to this standard if you would like to locate
the clubhouse at this location on the site.
(2) As shown, it appears that the southern elevation of the clubhouse
does not satisfy 3.5.3(C) which specifies that "horizontal masses
shall not exceed a height to width ratio of 1:3 without substantial
variation in massing that includes a change in height and a
projecting or recessed elements."
(3) Section 3.5.3(D)(1) states that activity areas are to be tailored
specifically to the site and its conext. This reiterates the
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to follow Section 3.6.2(L)(2)(f) which requires that no stormwater can be
channelized across a sidewalk.
* h. Buildings G, A, and C impact the neighbors and need landscape buffering as
per 3.2.1(E)(1)(c)of the LUC.
i. Section 3.2.1(E)(5) of the LUC requires that at least 6% of vehicular area of
your parking lot consist of landscaped areas. Please calculate the area
outlined in pink on the redlined site plan, then calculate the area of
landscaped areas within that pink outline. Provide a diagram of the area from
which you calculate the vehicular area and what areas you are considering to
be landscaped within that area. Make sure the diagram reads clearly. The
diagram can be a small detail on the site plan, or on a separate 8 Z x 11
sheet, but the vehicular area, and landscaped area within that vehicular
area, should be depicted in the chart of data on the site plan.
Section 3.2.1(E)(6) states that landscape screening is required on all sides of
trash enclosures except the side where the opening for access is located.
Please add this required landscaping to the areas around the trash
enclosures.
k. Show curb, gutter and sidewalks of surrounding streets (even if they are
existing) on both the site plans and landscape plans with standard line
thickness. As submitted they are way too light where shown.
I. A lighting plan is required showing all exterior lighting on the site including
any proposed pole mounted lights and wall mounted lights. Section 3.2.4 of
the LUC requires:
• Light sources shall be concealed and fully shielded and shall
feature sharp cut-off capability so as to minimize up -light, spill -
light, glare and unnecessary diffusion on adjacent property,
• Maximum lighting levels shall not exceed 10 foot candles,
• Light sources shall minimize contrast (high pressure sodium or
incandescent are preferred),
• Minimum light levels shall be obtained in various areas in
accordance with the chart in 3.2.4(C).
m. Specify on the site plan in a general note that not all buildings will be painted
the same color. Provide color samples of at least two different color \
schemes for the buildings. Take from shades already established in the
neighborhood (the historic farm house) as required in 3.5.1(G).
and because the clubhouse is to serve not only residents of this POP, but
residents of Parkside West, the elements and features of how the clubhouse
relates visually and functionally to the intersection of Limon & Rigden is of
utmost importance. Currently what you have proposed for the layout of the
parking and pedestrian areas west of the clubhouse do not meet the above
standard. The pedestrian crossing of the internal parking lot drive aisle is
not safe and convenient, and the location of the row of parking at the visual
terminus of the entry and Limon Drive is arguably not contributing to the
attractiveness of the development. One way you could satisfy this standard
would be to relocate or eliminate the 5 parking stalls directly west of the
clubhouse, pull the clubhouse building west (closer to the curb), and enhance
the pedestrian crossing. See the recommended layout sketch attached to
the Current Planning redlines of the site plan.
c. Section 3.2.2(C)(5)(b) of the LUC specifies that the pedestrian crossing of
the drive aisle in front of the club house "shall emphasize and place priority
on pedestrian access and safety," and that "the material and layout of the
pedestrian access shall be continuous as it crosses the driveway, with a
break in continuity of the driveway paving and not in the pedestrian access
way." As proposed this crossing does not comply with the above standard.
d. Section 3.2.2(D)(1) requires that "pedestrians and vehicles shall be
separated through provision of sidewalk or walkway." As proposed, the
pedestrian traffic coming to the club house it forced to navigate around a
row of parked cars and therefore does not satisfy this standard.
e. Full Tree Stocking is required in all landscaped areas within 50 feet of any
building. Full Tree Stocking is formal and informal groupings of trees spaced
at 30 to 40 foot spacing intervals. See section 3.2.1(D)(1)(c) of the LUC. See
the redlined landscape plan from the Current Planning Department for
locations of where the P.D.P is not satisfying this requirement.
f. Section 3.2.2(D) requires the layout of the parking lot to be safe, efficient,
convenient and attractive. As proposed staff does not believe the parking lot
configuration is efficient and convenient unless the emergency access points
are opened up for vehicular traffic movement.
g. Section 3.6.2(L)(2)(e) of the LUC requires that intersections of private
drives and public streets be made by using the "New Driveway Approach"
design from the Engineering Department's standards. The LaGrange project
across the street was granted a modification to this standard. Keep in mind
that if you seek and are granted a modification on this issue, you still have
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Commu, - v Planning and Environmental F vices
Current Pi`anning
Citv of Fort Collins
STAFF REVIEW COMMENTS
Donald Leffler
Design Development
2627 Redwing Road, Suite 350
Fort Collins, CO 80526
I
October 9, 2000
Staff has reviewed your submittal for Parkside East at Rigden Farm, and we
offer the following comments:
COMMENTS:
1. Water and Sewer Utility Department, Stormwater Utility Department, City
Forester, Water Conservation, Transportation Planning, Zoning, Natural
Resources, Poudre Fire Authority, AT&T Cable, Light & Power, Advance
Planning, Post Office, Building Inspection, Park Planning, Streets, Traffic
Operations, Right -of -Way Planning, Water Conservation:
a. Please seethe attached comment sheets and/or redlined plans from these
departments and agencies.
2. Current Planning:
a. 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
January 7, 2001. A 30 day extension to this deadline is available. All
requests 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.
b. Section 3.2.2(B) of the LUC states, "The parking and circulation system
within each development shall accommodate the movement of vehicles,
bicycles, pedestrians, and transit, throughout the proposed development and
to and from surrounding areas, safely and conveniently, and shall contribute
to the attractiveness of the development." Because the clubhouse
terminates the view of Limon Drive looking East and the entry drive's view,
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 0 FAX (970) 416-2020