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HomeMy WebLinkAboutRIVER SONG WALDORF SCHOOL - PDP - 11-98 - CORRESPONDENCE -Under the development review process and schedule there is no revision date mandated by the City. The amount of time spent on revisions is up to the applicant. Upon receipt, the revisions will be routed to the appropriate City departments and outside reviewing agencies, with their comments due to the project planner no later than the third weekly staff review meeting (Wednesday mornings) following receipt of the revisions. At this staff review meeting the item will be discussed and it will be determined if the project is ready to go to the Planning and Zoning Board for a decision. If so, will be scheduled for the next available Board public hearing date with an opening on the agenda. Please return all drawings red -lined by City staff with submission of revisions. The number of copies of revisions for each document to be resubmitted is on the attached Revisions Routing Sheet. You may contact me at 221-6341 to schedule a meeting to discuss these comments. 4Sincerel , Stephen E. Olt Project Planner cc: Engineering/Dave Stringer Stormwater Utility/Matt Fater Zoning/Peter Barnes Water & Wastewater/Roger Buffington Traffic Operations/Eric Bracke Transportation Planning/Kathleen Reavis Parks Planning/Janet Meisel Advance Planning/Clark Mapes AYRES Associates Jennifer Kathol Project File VI Parks Plannina 30. This school project proposal provides no active outdoor recreation on -site. Rogers Park was not designed to accommodate all of the outdoor recreation needs for a private school. The detention area as designed does not work for an outdoor play space. Planning/General 31. How much recreation and play is part of the school's curriculum? What does the school do now regarding outdoor recreation areas at its present location? 32. The on -site and off -site parking situation must be resolved. The diagram on the Site Plan does not adequately show the connections between the proposed 15 space & 24 space lots on the Happy Heart Farm property and the school. How will these lots be accessed? The diagram should show relationships to Plum Street and Kimball Road. 33. References to the City of Fort Collins Land Use Code (General Notes and Parking Requirements on the Site Plan) should delete "1997 (July)" and "July 1997". All development requirements will always be determined on the current City Code in force at that time. 34. On the Connector Street Cross Section on the Site Plan, the roadway width should be 36' (not 42") and the travel width should be 10' (not 1 T). 35. The Orchard Place ROW line, reflecting the needed additional ROW, should be shown on the Site Plan. 36. General Note 1 on the Site Plan - 1994 Unifrom (sp.) Fire Code. 37. A copy of a red -lined Site Plan is being forwarded to the applicant with this letter. 38. The following General Note should be added to the Site Plan: Bicycle parking shall be permanently designed and affixed in accordance with the requirements of Section 3.2.2(C)(4) Bicycle Facilities of the Land Use Code. 39. This development request was submitted as a Project Development Plan review only. There is a Final Compliance submittal and review requirement that occurs after this item goes to the Planning and Zoning Board for a decision. This completes the staff comments at this time. Additional comments will be forthcoming as they are received from City departments and outside reviewing agencies. 19. How is the off -site surface drainage from the property to the west going to be dealt with on this site? 20. The utility plans submitted appear to be inadequate. Please contact Basil Harridan, at 221-6035, if you have questions about these comments. Engineering Department 21. How is the off -site parking to the south, on the Happy Heart Farm property, going to be tied into this site and accessed by vehicles and pedestrians? 22. The plan as shown creates emergency and fire access problems. 23. Additional ROW for Orchard Place must be dedicated on this property. 24. Curb, gutter, and sidewalk must be constructed along the south side of Orchard Place and the cost is the responsibility of the developer. 25. Street design and cross -sections for Orchard Place, for a distance of 500' beyond the property in both the east and west directions, is a requirement for this development. Please contact Dave Stringer, at 221-6314, if you have questions about these comments. Transportation Planning 26. The TIS that was submitted must be redone to address all modes of transportation associated with this development request. The current TIS does not adequately address neighborhood traffic impacts. 27. There are problems with existing schools in the City regarding traffic impacts on the surrounding neighborhoods. This private school must address its own needs on -site to avoid potential conflicts with the neighborhoods. 28. The front entry into the site from Orchard Place should be redone to provide for more pick-up and drop-off capabilities. This will be a drive-in school and the location and operational aspects of the design are critical. 29. There should be vehicle and pedestrian connections from the school to West Elizabeth Street. Please contact Kathleen, at 224-6140, if you have questions about these comments. m C. Hard surface areas should also be provided for basketball, hop -scotch, tetherball, etc. d. The City is concerned that the nearest neighborhood park, Rogers Park, is several blocks away. This park, or any other park, was not intended to absorb private school recreational needs. Please contact Janet, at 221-6367, if you have questions about these comments. 12. A copy of the comments received from Roger Buffington of the Water/Wastewater Department is attached to this letter. Red -lined copies of the utility plans and Landscape Plan, with additional comments from Roger, are being forwarded to the applicant. Please contact him, at 221-6854, if you have questions about his comments. 13. A copy of the comments received from Matt Fater of the Stormwater Utility is attached to this letter. Red -lined copies of the utility plans and drainage & erosion control report, with additional comments from Matt, are being forwarded to the applicant. Please contact him, at 221-6589, if you have questions about his comments. 14. A copy of the comments received from Kathleen Reavis of the Transportation Planning Department is attached to this letter. A red -lined copy of the Site Plan, with additional comments from Kathleen, is being forwarded to the applicant. Please contact her, at 224-6140, if you have questions about her comments. 15. A copy of the comments received from Dave Stringer of the Engineering Department is attached to this letter. Red -lined copies of the utility plans, Site Plan, and subdivision plat, with additional comments from Dave, are being forwarded to the applicant. Please contact him, at 221-6314, if you have questions about his comments. The following comments and concerns were expressed at the weekly staff review meeting on March 25, 1998: Stormwater UtilitX 16. The alignment of the proposed Plum Drainage Channel as shown is not acceptable. The 90 degree angles in the channel will not work. Stormwater does not want the retaining walls along the east side of the property, adjacent to the parking lot. 17. The Plum Channel has to have an easement dedicated for it. 18. The trees as shown in the channel are not acceptable. t 7. Doug Martine of the Light & Power Department stated that the developer is encouraged to coordinate the power requirements and electrical development charges with Light & Power Engineering (221-6700). 8. Ron Gonzales of the Poudre Fire Authority offered the following comments: a. This structure shall be fire sprinkled, if the construction is approved by the Building Inspection Department. b. The facility is required to have a fire alarm system. C. The fire access roadway surfaces and widths do not appear to meet PFA's requirements. d. The fire access roadways shall be provided with approved turn-arounds. Dead -ends are not allowed because the fire trucks will not back up to exit the site. e. A fire hydrant may be required on the south side of the facility after Phase H. Please contact Ron, at 221-6570, if you have questions about these comments. 9. Eric Bracke of the City's Traffic Operations Department stated that this project will present traffic impacts and potential problems in the surrounding neighborhoods. Mitigation measures will be necessary with the private school. Please see Page 9 of the Transportation Impact Study (TIS) Guidelines for information on impacts and mitigation. 10. Copies of the Water Conservation Standards for Landscapes COMMENT SHEET and the City's Water Conservation Standards for LANDSCAPING and IRRIGATION SYSTEMS General Information sheets, received from Laurie D'Audney, the City's Utility Education Specialist, are attached to this letter. 11. Janet Meisel of the Parks Planning Department offered the following comments: a. The Site Plan lacks any "organized" active play area. Is it the intention of this school to utilize their stormwater detention basin or adjacent lands for outside play areas? b. It is being suggested that the school provide, at a minimum, an active irrigated play/turf area for soccer, tag, football, frisbee, etc. :i Comm ity Planning and Environmenta Hvices Current Planning City of Fort Collins April 1, 1998 Strawcrafters, LLC c/o Jeff Ruppert 2814 15th Street Boulder, CO. 80304 Dear Mr. Ruppert, Staff has reviewed your documentation for the River song Waldorf School, Project Development Plan (PDP) development proposal that was submitted to the City on February 17, 1998, and would like to offer the following comments: 1. This development proposal, being a private school in the LMN - Low Density Mixed Use Neighborhood Zoning District, is subject to a Planning and Zoning Board (Type II) review under the City's Land Use Code (LUC). 2. Jim Slagle of Public Service Company stated that no trees can be planted in the 10' wide utility easement adjacent to Orchard Place. PSC needs to install a gas main in this easement. 3. TCI of Fort Collins (cable television) would like to know what the 15' wide strip shown along the west property line on the subdivision plat is to be used for. Is it a utility easement or some other type of easement? 4. Representatives of the Zoning Department have identified numerous concerns and have expressed them on their Project Comment Sheet. A copy of their comment sheet is attached to this letter. Please contact Peter Barnes, at 221- 6760, if you have questions about these comments and concerns. 5. A copy of the comments received from Sharon Getz of the Building Inspection Department is attached to this letter. 6. The Mapping Department asked the question "Will the west end of Orchard Place have to be dedicated [as public right-of-way (ROW)]?" 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020