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HomeMy WebLinkAboutBELLA VISTA - PDP - 45-01A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWC�o���� o 0 urban design, inc. 14. Please Note: If there is a subdivision plat as part of this development request the following requirement must be met: The applicant must provide a copy of "Certificate of Taxes Due" with the mylar of the subdivision plat when it is brought to the City's Current Planning Department for recording. The certificate may be obtained from the Larimer County Treasurer's Office and must reflect a zero (0) balance before the City will accept the mylar. Larimer County is requiring this document, showing no outstanding property taxes, before they will accept and record subdivision plats. So noted. Sincerely, Eldon Ward Cityscape Urban Design, Inc. cc: Chuck McNeal, Stanford Development, LLC Javier Martinez Campos, Stanford Development, LLC Frank Vaught, Vaught * Frye Architects Bud Curtiss, Northern Engineering COy'W o urban design, inc. e. There may be water quality issues associated with this development. Water quality measures are included in the drainage plans. Please contact Doug, at 224-6143, if you have questions about these comments. 9. Jeff Lakey of the Parks Planning Department indicated that each residential dwelling unit will be subject to both the Neighborhood and the Community Parkland fees, which are based on the square footage of the dwelling unit. The fees will be collected at the time of issuance of building permits. So noted. 10. The Planning Department has concerns about some of the potential uses in this development. The project is intended to serve as a neighborhood center, which typically includes residential uses and commercial uses that are more of a personal services nature. The amount, type, and size of retail and food service (restaurant) uses should be minimized. Limitations on non-residential uses are included in the General Notes on the PDP 11. A neighborhood meeting must be held for this development proposal prior to formal submittal of a PDP. A neighborhood meeting was held on November 14m 12. This development request will be subject to the current Development Review Fee Schedule that is available in the Current Planning Department office. The fees are due at the time of submittal of the required documents for the Project Development Plan and Final Compliance phases of development review by City staff and affected outside reviewing agencies. Required fees are included with the PDP submittal. 13. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Article 4. [Applicable Zoning] Districts. To the best of our knowledge, the site has been designed accordingly, and in keeping with the basic goals, principles and policies of City Plan. CoM@@ o urban design, inc. g. Coordinate the necessary transformer locations with Light & Power. The transformers must be within 10' of a paved area that is accessible to City line trucks. h. The City probably will install 2 street lights along East Horsetooth Road in this area. The site has been planned accordingly. As discussed at the Conceptual Review Meeting, we anticipate the electric line extension along Horsetooth Road to be located under the six foot walk, with vaults located in the adjacent tree lawn or utility easement. The electrical engineer for the project will meet with Doug regarding the details of service to the proposed buildings. We anticipate receipt of street light locations from Light & Power at the requested Utility Coordination Meeting, and will adjust street locations accordingly with PDP revisions. Please contact Doug, at 224-6152, if you have questions about these comments. 8. Doug Moore of the Natural Resources Department offered the following comments: a. Native plant materials and grasses should be incorporated in the Landscape Plan for the new residence. The use of bluegrass should be minimized. A "water wise" landscape approach — including turf areas with moderate irrigation needs - has been used in the proposed landscape plan. b. The trash enclosures should be designed to be able to include recycling facilities. An area for recycling polycarts has been included in the trash enclosure. C. Please contact Tim Buchanan, the City Forester, to discuss the City's tree protection standards pertaining to any existing trees on -site. Tim can be reached at 221-6361. There are no existing trees on this site. d. A Fugitive Dust Control Permit will be required and this permit is issued by the Larimer County Environmental Health Department. Please contact them directly to discuss this requirement. So noted. urban design, inc. the Traffic Operations Department, at 224-6062, and Tom Reiff of the Transportation Planning Department, at 416-2040, to determine what information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. Matt Delich, our traffic consultant, has contacted Eric and Tom, and prepared the TIS accordingly. b. What is the status of East Horsetooth Road regarding ultimate width, turn lanes, and bicycle lanes? Cross sections illustrating the proposed configuration for East Horsetooth Road are included with the PDP. We are proposing improvements to the north side of Horsetooth meeting current City Standards; and are suggesting a section that will allow a narrow bike lane to be retrofitted into the existing improvements on the south side between Landings Drive and Spin Drift Court- C . Pedestrian access to the existing Aspen Leaf Apartments should be provided from this development. We have included a pedestrian link to the Aspen Leaf site at a logical location. Please contact Tom, at 416-2040, if you have questions about these comments. 7. Doug Martine of the Light & Power Department offered the following comments: a. This development will be subject to the standard electric development charges. b. This development will probably require 3-phase power, which could be of concern to the City. Please coordinate power requirements with Light & Power. C. There is not yet an electric line along East Horsetooth Road. d. It could be expensive to provide for long electric service lines. e. There are Code requirements for the amount of cover over electric lines. This development probably will be served with gang meters, which must be accessible to City line trucks. urban design, inc. Department, at 416-2040, to determine what information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. The required TIS is included with the PDP submittal. C. Any additional street right-of-way that is needed must be dedicated with this development. All necessary easements must also be dedicated. The site has been designed accordingly. d. The design of East Horsetooth Road will be subject to the Larimer County Urban Area Street Standards. Horsetooth Road has been fully constructed to the east, west, and at the south curb, gutter and walk as per the standards in effect at that time. We are proposing right-of-way on the north half; adjacent to this site that meets the new standards. We have also included street cross sections showing existing and proposed conditions along Horsetooth Road. As a small in -fill site street design standards cannot be applied here in the same manner they are applied at new developments in out -lying locations. e. All access points must meet the sight distance standards. A site distance easement has been noted related to the proposed full movement access and the visibility of northbound traffic on Stanford. f. The standard utility plan submittal requirements will apply to this development request. So noted. g. Both a Development Agreement and a Development Construction Permit will be required for the site improvements. So noted. Please contact Katie, at 221-6750, if you have questions about these comments. 6. Tom Reiff of the Transportation Planning Department offered the following comments: a. A TIS, addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of CUkn@@P@ urban design, inc. The site grading and drainage plans have been prepared accordingly; and as per the October 315t letter from Nicholas Haws of Northern Engineering to Wes Lamarque at the Stormwater Utility. While there is high ground water at other sites in the area, the geotechnical survey for this property did not rind such conditions here. Please contact Glen Schlueter, at 224-6065, if you have questions about these comments. 4. Ron Gonzales of the Poudre Fire Authority offered the following comments: a. A fire hydrant must be located within 300' of each building and spaced no further than 600' apart. b. The buildings will have to fire sprinklered. C. Fire flows of 1,500 gallons per minute at a residual pressure of 20 pounds per square inch must be provided. d. Addressing for the buildings (minimum 6" high numerals) must be visible from the closest street that that they front on. e. An unobstructed fire lane, a minimum of 20' in width, must be provided across the above -grade parking lot. The site has been designed accordingly. Please contact Ron, at 221-6570, if you have questions about these comments. 5. Katie Moore of the Engineering Department offered the following comments: a. Street oversizing fees will apply to this development request. The fees will be collected at the time of issuance of building permits. Please check with Matt Baker of the Engineering Department, at 224-6108, for the fees based on the land uses. So noted. b. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224-6062, and Tom Reiff of the Transportation Planning C�o����caa o 0 urban design, inc. d. The City's water conservation standards for landscape and irrigation will apply to this development. e. Plant investment fees and water rights will apply and they will be collected at the time of issuance of building permits. f. Maintain an easement for the sanitary sewer, 15' each side of the main. An alternate width may be considered when utility plans are submitted. g. Grease interceptors are required for any restaurants. Utility plans have been designed with 'a' through 'e' (above) in mind. Regarding the easement width for the existing sanitary sewer: Because the sewer is relatively shallow at this location; because there are no manholes on - site; because this is only a short stretch of a very long existing 20' wide easement; and because this is a small, constrained site, we are proposing that the easement remain at 20' wide. Some additional width on the side of the easement away from the buildings could be provided if needed. We will review this item further at the requested Utility Coordination Meeting. Any food service uses included are anticipated to be small in size, and are unlikely to include deep fat fryers and the like. It is our understanding therefore, that grease interceptors may not be needed. Please contact Roger, at 221-6854, if you have questions about these comments. 3. Glen Schlueter of the Stormwater Utility offered the following comments: a. This site is in the City's Foothills Drainage Basin. The new development fee is $6,525 per acre, which is subject to the runoff coefficient reduction. b. The standard drainage and erosion control reports and constructions plans are required and they must be prepared by a professional engineer registered in the State of Colorado. C. On -site water quality extended detention is required. d. An off -site drainage easement may be required. e. The 100-year flows must go into the streets, not the parking garage. f. There is high groundwater in this area COYPIQo urban design, inc. alternative — constructed — amenity approach to providing visual relief in the upper level parking area. d. Parking bays shall extend no more than 15 parking spaces without an intervening tree, landscape island or landscape peninsula, as set forth in Section 3.2.1(E)(5)(e). * (See `c' above). e. The trash enclosure locations appear to be inconvenient to most of the buildings. We have — in this case — given priority to aesthetic and livability considerations over convenient access to the trash enclosure. The degree of inconvenience is reduced by the fact that initial trash collection will be handled within the elevator/service cores of the occupied buildings. Maintenance personnel and employees of the non-residential uses will convey refuse from the buildings to the trash enclosure. f. This property is in the Residential Neighborhood Sign District, which is more restrictive than areas excluded from this District. The City's Sign Code, administered by the Zoning Department, will determine the allowable signage for this development. So noted. Please contact Jenny, at 221-6760, if you have questions about these comments. 2. Roger Buffington of the Water/Wastewater Department offered the following comments: a. There is an existing 20" water main in East Horsetooth Road and an existing 12" water main in Stanford Road. b. There is an existing 8" sanitary sewer main in East Horsetooth Road, along the east % of the site, and an existing 8" sewer main that crosses the southwest corner of the site in a west-northwest orientation. C. Separate water and sanitary sewer services are required for the commercial and residential portions of the mixed -use buildings. November 28, 2001 Steve Olt City of Fort Collins Community Planning and Environmental Services P.O. Box 580 Fort Collins, CO 80522 RE: Bella Vista PDP — Conceptual Review Comments Dear Steve; coovs§@P(P urban design, inc. 3555 Stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 fax (970) 226-4196 e@cityscapeud.com Included below are the comments received from City Staff regarding the October 29th Conceptual Review for this project. An explanation (in italics) of how issues have been addressed follows each comment. COMMENTS: 1. Jenny Nuckols of the Zoning Department offered the following comments: a. The property is in the T — Transition Zoning District. The property will have to be rezoned to be able to be developed. A request for MMN — Medium Density Mixed Use Neighborhood zoning, has been submitted. b. This property is not yet platted; therefore, a subdivision plat must be included in the Project Development Plan (PDP) submittal package. A plat is being submitted concurrently with the PDP package. C. The surface parking (above parking garage) must provide for at least 6% interior landscaping, as set forth in Section 3.2.1(E)(5) of the Land Use Code (LUC). It is our understanding that this requirement has not been imposed on the upper decks of any other structured parking facilities in Fort Collins. It is not clear why this parking structure should be held to a different standard. We are in fact proposing a significant amount of planting above the underground parking in planter boxes around the perimeters of the occupied building structures. The extreme cost and structural engineering considerations relating to providing landscape planting areas above structured parking have caused us to be judicious in the placement of such plantings. We are therefore suggesting an