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HomeMy WebLinkAboutMANSION PARK - PDP - 24-00B - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWc. As per Section 3.6.3(F) of the LUC, your development plan shall provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed 660' along each development boundary that abuts potentially developable or redevelopable land. It appears that property to the north is redevelopable and would therefore need at least one street connection. Response: Noted. d. We would like to set up a meeting with you, our Street Oversizing Department, our Transportation Planning, and the adjacent property owners to the north, northeast, and east to coordinate the potential future street network in the area. It is particularly important to coordinate the best location for a full movement intersection on Timberline. Without a full movement intersection, there will be no way to go north from this site without going several miles out of the way. Please contact me to arrange such a meeting. Response: The location of the full movement access off of Timberline has been previously approved by the City of Fort Collins staff. e. The street network must provide the opportunity for both intra- and inter - neighborhood connections. Response: Noted. f. Street trees must be located along street at 30 to 40 foot spacing intervals. Response: Noted. g. Any street facing garage doors must be recessed behind a living area or a covered porch (at least 6'x8') by at least 4 feet. Response: Noted. h. There are length restrictions and articulation requirements for rear walls of multifamily garages. Response: Noted. 8 10. Advance Planning: a. The structure plan will need to be amended. It is up to the applicant to justify amending the structure plan. The justificaTion must be based on Principals and Policies in City Plan. Response: Completed concurrent with the ODP approval. b. MMN zoning is typically only used in close association with NC zoning. This property is located across an ultimate 6-lane major arterial and a 4-lane arterial from the NC zone. This may make justifying the MMN structure plan amendment difficult.. Response: See above. c. Advance Planning agrees that conceptually the E zone (as identified on the Structure Plan) may not be the only appropriate zone for the property. Response: See above. 11. 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. Response: Noted. 12. Current Planning: a. The name "Spring Creek Farms" has already been used for a rezone request (part of the Rigden Farm OUP area). To avoid confusion, city staff will be referring to the rezone application as "Johnson Farm Rezone." The ODP application can use the Spring Creek Farm name if you would like because there are not any other ODPs with that name. Response: Noted. The new name is Mansion Park for this PDP submittal. b. Refer to Article 3 (General Development Standards), and Articles 4.4, 4.5, and 4.22 (LMN, MMN, and E Zoning Districts) 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.ci.fort- collins.co.us/CITY HALL/CODES. Response: Noted. 7 c. A utility coordination will be necessary for the multifamily portion of the project. Response: Noted. The formal utility coordination meeting occurred on August 12, 2002 and was organized by Sheri Wamhoff. Specific details are being worked out with specific departments. d. A duct bank is scheduled to be constructed this spring down Drake Road and across Timberline. An easement will be needed (probably 15 feet) for the duct bank. Response: Noted. 8. Transportation: a. A Traffic Impact Study (TI5) will be needed to address all modes of transportation including vehicle, bicycle, pedestrian and transit. Contact Eric Bracke (vehicular), Mark Jackson (ped & bike), and Gayleene Rossiter (transit) for scoping. Response: Noted. Traffic Engineering Services has prepaired the Traffic Impact Study (TIS). b. Be sure that your internal pedestrian and bicycle circulation provides direct connections to parks and community facilities. Response: Noted. c. Bicycle parking must be provided near building entrances. Response: Noted. d. Drake is identified as a 4 lane arterial, and Timberline is identified as a 6 lane major arterial on the city's Master Street Plan. Response: Noted. 9. Historic Preservation: a. As long as there are no structures over 50 years old on the site, no comment. Response: Noted. There are still no structures over 50 years old on site. 3 d. Native grasses and plant materials should be used wherever appropriate, and bluegrasses should be minimized. Response: Noted. e. If construction lasts for more than 6 months, you will have to file a permit for fugitive dust control with Lorimer County. Response: Noted. 6. Fire Department: a. For the E zone area -Address must be visible from the street. on which building front. A fire 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. Response: Noted. b. For the LMN zone area -Address must be visible from the street on which building front. A fire hydrant must be within 400' of every building (measured as a hose would lay).with a capacity of 1000 g.p.m @ 20 p.s.i. Hydrants must be spaced no further apart than 800 feet on center. Response: Noted. c. For the MMN zone area - Through fire lanes are needed. There is on addressing issue. It's not clear how the building and units could be addressed in this configuration to get a clear view from the street. Addresses must be visible from the street on which building front. A fire 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. Response: Noted. 7. Light and Power: a. If you build a commercial component to this development, 3 phase power would not be practical. Response: Noted. Commercial use is not part of this PDP submittal. b. Normal development fees apply. Response: Noted. 5 4. Water & Wastewater Utility: a. Ex. Mains: Water: 24-inch in easement on W side of Timberline, 12-inch in Drake Sewer: 12-inch in Drake (W_half of site), 21-inch in Drake, 33- inch along railroad E of Timberline b. A utility coordination meeting is strongly recommended early in the site design process to provide adequate space for all underground utilities. Response: Noted. Ttie formal utility coordination meeting occurred on August 12, 2002 and was organized by Sheri Wamhoff. c. A repay will be due for the 24-inch water main in Timberline. Response: Noted. d. The water conservation standards for landscape and irrigation will apply to the project. Response: Noted. e. Plant investment fees and water rights will be due at time of building permit. Response: Noted. 5. Natural Resources: a. If there any prairie dogs on site, they will have to be relocated or humanly eradicated. Response: Noted. b. Multifamily and commercial projects must have trash enclosures that screen the dumpsters with a fenced or walled area. These trash enclosures should include space for recycling containers of sufficient size to accommodate the type of recycling appropriate for the building use (cardboard, newspapers, cans, plastics, etc.). Response: Noted. See dumpster detail in the PDP submittal set. c. We ask that a single trash hauler be used to minimize traffic impacts. Response: Noted. 4 c. A repay Will be due for Drake Road improvements that are to be built next year as part of the Drake/Timberline Rd. plans. Response: Noted. d. You will need to do improvements to Timberline along the frontage of the site as well as possibly off -site improvements to the north (depending on the' TIS). Timberline is a major arterial with a large median. Response: Noted. e. Access to Drake Road will be right-in/right-out because a solid median will be constructed for the entire stretch between the intersection and the railroad tracks. Response: The access to Drake road will be a full movement turn, not right-in/right-out as stated. f. We need to look at access onto Timberline. Full movement access onto Timberline may or may not be possible from this site depending on locations/volumes/spacing. Response: There will be a full movement turn on Timberline Road at the most northern intersection, abutting Parcel C. The middle access off Timberline will be right-in/right-out, and left -in access. g. Need to extend the street to the north property line in accordance with the code. Response: Noted. h. Public alleys are only allowed in conjunction with a "Narrow Residential Street." If you plan to use alleys in conjunction with any other street type, they must be privately owned and maintained. Narrow Residential Streets can only be used with single family units. Response: Noted. The only use of alleys will be to access the rear -load garages of the mansion homes and they will be maintained privately by the home -owners-association. Need to dedicate right-of-way and easements as needed for the site. Response: Noted. j. You will be required to have a Development Agreement, a Development Construction Permit, and Utility Plans. Response: Noted. 3 2. Stormwater Utility Department: a. This site is in the Foothills basin where the new development fee is $6,525/acre and is subject to the runoff coefficient reduction. Response: Noted. b. The site is in inventory grid #11L. Response: Noted. c. The standard drainage and erosion control reports and constructions plans are required and they must be prepared by a professional engineer registered in Colorado. Response: Noted. The project engineering consultants are Sear Brown, and the firm is registered in Colorado and is a professional engineering firm. d. The outf all for this site is being built. Onsite detention is required. The design engineer needs to review the North Tributary Outf all drainage study for the release rate. Response: Noted. e. Onsite extended detention is required to treat runoff. Response: Noted. f. Irrigation and water rights need to be addressed as far as abandoning ditch laterals and conveyance of irrigation flows to downstream users. Response: Noted. 3. Engineering Department: a. Street Oversizing Fees are $1,480/unit for a single family, or $1,021/unit for multifamily. Check with Matt Baker for the specific amount of this fee for your project. Response: Noted. 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. Response: Noted. Traffic Engineering Services has prepaired the Traffic Impact Study (TTS). OA Response to ON Concept Review Meeting Comments PDP Submittal: October 8, 2002 MEETING DATE: August 7, 2000 ITEM: Rezoning and ODP for a 55.3 acre site to have LMN, MMN, and E land uses at the northwest corner of Timberline Road and Drake Road. APPLICANT: Brock R. Chapman The Cumberland Companies, Inc. 6300 South Syracuse Way, Suite 293 Englewood, CO 80111 LAND USE DATA: The proposed LMN portion is 18.6 acres along the west side of the property, the proposed MMN portion is 28.2 acres along the east side of the property, and the proposed E portion is 6.3 acres along the north part of the property. The total number of units is anticipated to be 431 to 655 units. The applicant has been working with Joe Frank and Clark Mapes in Advance Planning to discuss the notion of what the appropriate zoning would be, including a structure plan amendment. COMMENTS: 1. Zoning Department: a. The density of the LMN portion must be between 5 and 8 units/acre. Response: The proposed density for the LMN district is 6.0 du/ac. b. The density of the MMN portion must be at least 12 units/acre. Response: The proposed density for the MMN district is 16.5 du/ac. c. The units that you are referring to as "live/work' will need to be looked at more closely. If there is not more than one full-time employee in addition to the person(s) living in the unit, it may be considered a "home occupation" within a single family residence. If it is not a home occupation, it is then a mixed -occupancy building, which has building code issues different than residential buildings. Response: Noted.