HomeMy WebLinkAbout(REDWOOD) MODIFICATION FOR CONCORDE CAPITOL - MOD - 15-99 - CORRESPONDENCE - LUC REQUIREMENTSpoint 20 feet beyond the property line as a direct result of on -site lighting.
Provide a detailed lighting plan (spec. sheet for all wall and pole mounted
fixtures) insuring that all lighting apparatuses are shielded down, which meets
Sections 3.2.2 and 3.2.4(A) — (D).
14. Section 4.4(D)(7) of the LUC states that either a neighborhood park or a
privately owned park, that is at least one acre in size shall be located within a
maximum of one-third mile of at least ninety percent of the dwellings in a
development project as measured along street frontage. Such parks shall
meet the criteria set forth in 4.4(D)(7)(a) — (e).
This is by all means not a complete list of the criteria within the LUC. These are
just some of the issues that I noticed your conceptual plan needs to address.
Your design must fully comply with sections 3 and 4 of the LUC. I am enclosing
a development application, a list of submittal requirements, a submittal checklist
a copy of section 3 of the LUC, and a copy of the LMN zoning district's
description in section 4 of the LUC. Feel free to call me if you have any
questions at 970.221.6206.
Sincerely,
I
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1
Troy ones
City Planner
providing a local street connection spaced at intervals not to exceed six
hundred sixty (660) feet along each development plan boundary that abuts
potentially developable or redevelopable land. Your site abuts developable
land for roughly 1550 feet along your southwestern and southeastern property
boundary. You will be required to provide 2 connections along this frontage.
If one of your connections is to be the extension of the approved Bellflower
Drive, then you will be required to make at least one connection across the
irrigation canal. The Engineering department would require you to escrow Y2
of the funds for the cost of a bridge to make such a connection.
4. You may consider connecting a street to one or more of the existing cul-de-
sacs to the north of your property to satisfy your 2nd point of access and
connectivity requirements.
5. You may consider connecting a street to the northwest corner of your
property to Connifer for your 2nd point of access.
6. Section 3.2.2(C)(5) — (6) and 3.2.2(D) — (E) require that six-foot walkways
within the site provide direct well direct well-defined and separated circulation
routes for vehicles, bicycles, and pedestrians.
7. Section 3.2.2(K)(1)(a) of the LUC states that parking requirements for
multifamily housing is based on the number of bedrooms for each unit. Unit
with one or less bedrooms require 1.5 spaces, two bedrooms require 1.75
spaces, three bedrooms require 2.0 spaces, and four or more bedrooms
require 2.5 spaces. Please clearly label the number of bedrooms and parking
spaces you are providing for residential uses on the site plan. .
8. Per Section 3.2.2(K) of the Land Use Code please delineate the number of
parking spaces provided for the clubhouse.
9. Section 3.5.1(D) Building Orientation stipulates to the maximum extent
feasible, primary facades and entries shall face the adjacent street. At a
minimum, a main entrance shall face a connecting walkway with a direct
pedestrian connection to the street without requiring all pedestrians to walk
through parking lots, around buildings, or cross driveways.
10. Per Section 3.5.2(C)(1) requires that multi -family entrances be orientated to
an adjacent street to the maximum extent practicable. The front fagade's
primary entrance must be connected via a walkway to a street within two
hundred (200) feet.
11. Section 3.5.2(C)(2) Street -Facing Facades requires that every building
containing four (4) or more dwelling units shall have at least one (1) building
entry or doorway facing any adjacent street that is smaller than a full arterial
or has on -street parking.
12.3.5.2(E)(4) states that if a building is located at the corner of two streets, the
facade oriented to the second street or walkway spine shall include windows,
doorways and a structured transition from public to private areas using built
elements such as porch features, pediments, arbors, low walls, fences, trellis
work and/or similar elements integrated with plantings.
13.According to Section 3.2.4(D)(7) a maximum of 10 foot-candles is allowed at
any single point as result of on -site lighting. According to Section 3.2.4(D)(8)
of the Land Use Code, lighting levels shall not exceed 0.1 foot-candle at a
Commr 'ty Planning and Environmental-rvices
Current Planning
City of Fort Collins
July 12, 1999
Mac Quillan
Concorde Capital Corp.
1349 E. Broad Street
Columbus, OH 43205
Mac,
Now that we have the process underway for the modification request, your next
challenge will be to begin working on a site plan you can submit that satisfies the
criteria spelled out in the Fort Collins Land Use Code (LUC). Here are some
requirements that appear not to be satisfied in your conceptual site plan that will
need to be satisfied in the design that you ultimately will submit.
1. Section 3.6.3(A) — (B) & 4.4(E)(1)(a) of the LUC state that the local street
system provided by the development shall provide an interconnected network
of streets in a manner that results in blocks of developed land bounded by
connecting streets no greater than twelve acres in size. This is accomplished
by providing an adequate number of street connections to adjacent existing
developments and adjacent developable land.
2. Section 3.6.3(F) of the LUC requires that all development plans shall
incorporate and continue all sub -arterial streets stubbed to the boundary of
the development plan by previously approved development plans or existing
development. Lupine Drive will cross someone else's property to get to your
site. You will need to coordinate plans to extend Lupine with this property
owner. Bellflower Drive, the street connecting to the south of your property is
approved but not constructed. As it stands now, you are required to provide a
stub to the approved location of Bellflower Drive if you have satisfied the 2"d
point of access elsewhere, or you would have to build Bellflower to satisfy that
2"d point of access. There is a proposal to run state Highway 14 south of your
site which would preclude the building of Bellflower from ever happening. If
the State Highway project materializes in the location just south of your site,
the Bellfower Drive stub and/or street location may need to be reconfigured.
3. Section 3.6.3(F) of the LUC also states that development plans shall provide
for future public street connections to adjacent developable parcels by
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