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HomeMy WebLinkAboutNORTHGATE COMMONS - ODP - 38-96 - CORRESPONDENCE - (5)15. What is the major employment center that you are claiming 20 points for on the Residential Uses Density Chart? This completes the staff comments at this time. Additional comments will be forthcoming as they are received from City departments and outside reviewing agencies. Please be aware of the following dates and deadlines (next page) to assure your ability to stay on schedule for the February 24, 1997 Planning and Zoning Board hearing: Plan revisions are due no later than the end of the working day, February 5, 1997*. Please contact me for the number of folded revisions required for each document. * NO REVISIONS WILL BE REVIEWED AFTER THE ABOVE DEADLINE. IF REVISIONS ARE NOT RECEIVED BY THIS DATE, THE ITEM WILL EITHER GO TO THE PLANNING AND ZONING BOARD WITH A STAFF RECOMMENDATION BASED ON THE ORIGINALLY SUBMITTED DOCUMENTS OR THE APPLICANT WILL HAVE THE OPTION TO CONTINUE THE ITEM TO THE NEXT MONTH'S BOARD AGENDA. PMT's (photo reduction of Site Plan, Landscape Plan, and Building Elevations to 8.5" x 11"), rendering (one each colored full-size Site Plan and/or Landscape Plan and Building Elevations), and 8 folded copies of the final full-size Site Plan, Landscape Plan, and Building Elevations revisions ( for the Planning and Zoning Board members packets) are due on February 18, 1997. Please contact me at 221-6750 if you have questions or concerns regarding these comments or if you would like to schedule a meeting to discuss the comments. 4Je Si erely, S eve Olt Project Planner cc: Sheri Wamhoff Eric Bracke Natural Resources Stormwater RBD Engineers Dana Lockwood Project File 8. Rob Wilkinson of the Natural Resources Department stated that the comments (above) for the ODP apply specifically to the Phase 1 PUD, as well. 9. Randy Balok of the Parks Planning Department stated that the residential units will be assessed parkland fees for neighborhood parks, on a unit square footage basis, and for community parks as part of the adopted Capital Improvements Expansion Fees, also on a unit square footage basis. 10. Kathleen Reavis, the City's Transportation Planner, offered the following comments: a. Improvements along North College Avenue should include 8' wide bike lanes and 7' wide detached sidewalks (with a 10' wide parkway between back of curb and sidewalk). b. Pad sites A, B, and C should have direct pedestrian connections to the sidewalk along North College Avenue, with building entrances on North College in addition to the entrances from the parking lots. C. You need to provide pedestrian walkways and marked pedestrian crossings of drive aisles through the parking lots (see notes on a marked - up Site Plan for details. This plan is enclosed with the letter to Jim Sell Design). d. Comments b and c will require changes to the Landscape Plan. Kathleen can be reached at 221-6608 if you have questions about these comments. 11. Clark Mapes of the Advance Planning Department stated that the pedestrian - oriented layout needs major changes. There is also concern about how the layout and design of this project complies with the North College standards and guidelines. It is important to schedule a meeting soon to discuss the concerns. Copies of a marked -up Site Plan and colored perspective are enclosed with the letter to Jim Sell Design. 12. The comments sheet received from the Eaton ditch Company stated that they are not involved with this development proposal. The City has apparently sent the plans to the wrong ditch company. The Larimer and Weld Canal Ditch Company should be contacted as soon as possible. 13. Is it possible to make one or more bicycle/pedestrian connections from this development to the north and east, across the canal? This would enhance the potential for a good trail system in the area. 14. What is the proposed building material on the 7' of Building 'H' on Pad 'H'? 3. The Zoning Department offered the following comments: a. The parking area serving Pad "A" will require one additional handicapped vehicular parking space, or a total of three. b. The eventual number of residential dwelling units and number of bedrooms per unit may affect the minimum parking requirements. C. Give actual dimensions of the building envelopes or pad sites on the Site Plan and provide distances to two property lines (minimum) for each. Please contact Gary Lopez, at 221-6760, if you have questions about these comments. 4. The Poudre Fire Authority offered the following comments: a. Fire sprinkler systems must be provided or the building must be fire contained if greater than 5,000 square feet in size. b. All turning radius for emergency access must meet the City standards, which are 20' inside and 40' outside radius. Please contact Roger Frasco, at 221-6570, if you have questions about these comments. 5. The Light & Power Department offered the following comments: a. Contact Light & Power to coordinate transformer locations for all pads. b. Additional easements will be required for electric systems. C. Additional charges to the developer will apply to removal and relocation of overhead electric lines. Please contact Alan Rutz, at 221-6700, if you have questions about these comments. 6. A copy of the comments received from Sheri Wamhoff of the Engineering Department is attached to this letter. 7. A copy of the comment sheet from Laurie D'Audney, the City's Utility Education Specialist, is attached to this letter. Also, the general information for Water Conservation Standards for Landscaping and Irrigation Systems is attached. replacement is. In general, they prefer that the wetlands be avoided by construction and development, and that transition areas of 100 feet or greater be provided between the project and the wetlands, with such areas being composed of native vegetation. b. It appears that the property could be developed in a manner which avoids all direct wetland disturbance and still allows reasonable use of the property. Therefore, the appropriateness of the proposed plan and wetland disturbance is being questioned. C. The role of the proposed pond is also of concern. d. Natural Resources will need a determination by the developer's consultants regarding the current wildlife use of this property. How will it be affected by the proposed wetland disturbance and mitigation, as well as the proposed transitional areas, which are less than what they would desire? e. It is understood that the wetland areas are to be utilized for stormwater management as well. How will this affect their current functional values? Rob can be reached at 221-6600 if you have questions about these comments. 4. Randy Balok of the Parks Planning Department stated that the residential units will be assessed parkland fees for neighborhood parks, on a unit square footage basis, and for community parks as part of the adopted Capital Improvements Expansion Fees, also on a unit square footage basis. Phase 1 - Preliminary: TCI of Fort Collins stated that they would like to have a utility easement on the north side of Lot 1 running east for approximately 323'. Also, can Tract B be a "drainage, utility, and access easement"? 2. Gary Huett of Public Service Company offered the following comments: a. Additional utility easement requirements are as follows: * northerly 20' of Lots 4 and 5. * westerly 15' of Lot 5. * southerly 20' of Lot 1. * easterly 15' of Lots 1, 2, and 3. b. The developer will have to coordinate paving and landscaping closely with all utilities. No trees may be planted closer than 4' to any gas line. Commu_ _y Planning and Environmental rvices Current Planning City of Fort Collins January 16, 1997 Fred Haberecht Jim Sell Design 117 East Mountain Avenue Fort Collins, CO. 80524 Dear Fred, Staff has reviewed your documentation for the Northgate Commons Overall Development Plan and the Northgate Commons PUD, Phase 1 - Preliminary that was submitted to the City on December 23, 1996, and would like to offer the following comments: Overall Development Plan: The Light & Power Department offered the following comments: a. Contact Light & Power to coordinate transformer locations for all pads. b. Additional easements will be required for the electric system for the development. C. Additional charges will apply to removal and relocation of existing overhead electric lines. Please contact Alan Rutz, at 221-6700, with electric service -related questions. 2. Eric Bracke, the City's Traffic Engineer, has stated that North College Avenue and Willox Lane intersection improvements (geometry and signal phasing) must be part of this project. It is difficult to build with the existing car lot and restaurant at their present locations. 3. Rob Wilkinson of the Natural Resources Department offered the following comments: a. There is a general concern about the level of wetland impact proposed. The ODP is not clearly labeled regarding how many acres of wetlands are to be disturbed and proportionally what the mitigation equation for 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002