HomeMy WebLinkAboutHARVEST PARK - PDP - 25-98A - CORRESPONDENCE - (4)12) Please clarify on the plan legend the respective individual track and open space areas.
13) Please show the location of all transformers on the revised Site and Landscape Plans.
They must be located no more than 10 feet from a paved surface and must be screened
from view.
14) Beyond what is noted on Sheet 9 of 19, will there be additional lighting for the
development, such as trail lighting? Please note that all lighting apparatuses are
required to be down shielded, which meets Sections 3.2.2 and 3.2.4(A) — (D).
a) 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 point 20 feet
beyond the property line as a direct result of on -site lighting.
15) Verification of the irrigation system connection points to ensure all landscaping is
continuously maintained per Section 3.2.1 P].
16) Please note all exterior mechanical devises, meters, et cetera, must be screened.
17) Please return all redlined documents with plan revisions.
18) Coordinate the sidewalk/trail system through out the development with Transportation
Planning Services.
Additional comments and the required number of revised plans may be forthcoming as the various
departments and reviewing agencies continue to review this request.
Please provide a written response to each of the above comments with the submittal of plan
revisions. In addition, a revised site development plan drawn to scale which is clearly dated and
labeled shall be submitted to address the above.
Please contact me at 970.221.6750 if you should have any questions or concerns related to these
comments.
Sincerely,
Ronald G. Fuchs
City Planner
cc: Marc Virata
Kim Kreimeyer
Transportation Planning
Stormwater
Poudre Fire Authority
Zoning Department
Current Planning File #25-98A
C:\My Documents\Planning Document\Harvest Park #25-98A LUC\Harvest Park first filing comments.doc
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b) As noted on the sheets following Sheet 17 of 19, single --family dwelling elevations
shall comply with Section 4A(D)(2)(a)-(d) and Section 3.8.15.
c) Per Section 4.4(E) Development Standards requires adherence to specific block
standards. The Land Use Code requires that if any block face is over seven
hundred (700) feet long, then walkways connecting to other streets shall be
provided at approximate mid -block or at least every six hundred fifty (650) feet.
Upon review of the submitted project development plan mid -block pedestrian
connections have not been made.
10) LUC Street Pattern Connectivity:
a) The proposed looped streets (Country Squire and Autumn Harvest Park) do not
represent direct connections to and between local destinations (LUC 3.6.3(B)). The
proposed looped represent and form barriers and do not contribute to the street
system of the neighborhood. This development has not demonstrated that a street
layout meeting Code standard is infeasible. It appears that a re -design connecting
Country Squire and Autumn Harvest Park to Rock Creek and a connection of Mill
Stone Place cul-de-sac to Corbett Drive are needed to meet this Land Use Code
standard.
b) LUC Section 3.6.3(A)-(F) requires that the local street system provide multiple direct
connections at intervals not to exceed six hundred sixty (660) feet to provide a street
grid pattern of through streets to facilitate traffic movements. Streets shall connect
to other streets within a development and to existing and future streets outside the
development to facilitate the satisfactory future division of adjoining land and to
serve parks, schools or other public and private lands within a neighborhood. It
appears that a re -design is needed to meet this Land Use Code standard.
bb. The Code requires a minimum of four potential roadway connections to the
south (an additional three). Staff through an internal review would support a
minimum of two (2) street connections and two (2) bike/pedestrian connections
at 660' intervals to the property to the south due to the topographical
conditions. However, the burden is with the applicant to provide a written
justification for alternative compliance. As noted, staff is receptive to a revised
plan showing a minimum of two (2) street connections and two (2)
bike/pedestrian crossings based on the 660' grid street standard (see
Engineering comments). The Sage Creek, Project Development Plan, under
review at this time, will also need to comply with the above standards.
bbb. The grid street system extensions to the north and west (between Corbett -
Drive and County Road 9 (Wildwood 3`d PUD); and, south of Rock Creek Drive
(Stetson Creek 3`d PUD)) have not been addressed. Since, these areas abut
existing development, an alternative compliance request shall be submitted in
order to address LUC Section 3.6.3.
c) Per the City of Fort Collins Street Standards, please note that Autumn Harvest
Place (designated as a narrow street) exceeds the 660' maximum length of a
narrow residential street.
11) Since the site is located within the neighborhood sign district, please indicate type of
_ signage (Sheet 1 of_19). - - — - — --
F
a) Section 3.5.1(A)-(H) requires a multi -family structure to achieve a compatible design
characteristic throughout. It is unclear to staff if this has been met since the plans
submitted do not show all residential building elevations and there appears to be
two (2) typical building footprints (six -unit and four -unit). To improve the architectural
massing and scale of the structures, revisions to the submitted elevation are needed
and need to be carried throughout all elevations. Please consider incorporating the
following design elements: full stone/brick banding on the garden level; emphasize
building entrances and orientation to streets; additional dormers, vents, and window
accents, such as multi -paned windows, lintels, and arches. Please indicate on the
elevations the height of the ridgelines, eaves, et cetera.
b) Per Section 3.5.2(C)(1) requires that every multi -family front facade with a primary
entrance to a dwelling unit shall face the adjacent street to the maximum extent
practicable. Every front facade with a primary entrance to a dwelling.unit shall face
a connecting walkway with no primary entrance more than two hundred (200) feet
from a street sidewalk.
c) Per Section 3.5.2(C)(2) 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. Note the
drive lanes referenced will not suffice to meet Section 3.5.2(C)(1)-(2). Unless, a
modification to the standard is applied for, it appears that a re -design of the road
system is needed to meet the Land Use Code.
d) Per LUC Section 3.5.2(E)(4) - (F) the design of the garage must be sensitive to the
overall development.
e) Please indicate all building colors (stone, bricks, et cetera) on the Building
Elevations in accordance with Section 3.5.1(G) of the Land Use Code.
f) Please indicate and label all building elevations, such as: Building A — north
elevation, south elevation, east elevation, and west elevation; Building B — north
elevation, south elevation, east elevation, and west elevation; and, et cetera.
g) Scaled design elevations for the daycare center, recreation building, et cetera need
to be submitted and must be compatible with the overall development based upon
Land Use Code standards.
h) Scaled design elevations for the wrought iron fencing, park monuments, and et
cetera need to be submitted.
9) The following comments apply to the Low Density, Mixed -Use Neighborhood (LMN)
District (LUC Section 4.4):
a) Please provide diagrams showing how gross and net density were figured. As
shown, I have no way to verify the accuracy of density calculations, such as the
60,294 square feet subtracted for arterial rights -of -way. It is unclear if your
calculation includes land from the edge of the right-of-way to the centerlines of the
existing roadway, please clarify by some means.
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b) After revising the site/landscape, please make sure the minimum species diversity is
provided in accordance with Section 3.2.1(D)(3) of the Land Use Code.
c) Per LUC Section 3.2.1(E)(4)(a) multi -family parking lot perimeter landscaping asks
that trees be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along
a public street.
d) Please note that LUC Section 3.2.1(E) (4) Parking Lot Perimeter Landscaping (b)
addresses the need to screen parking areas.
e) Address all visual clearance and sight distance triangle areas per Section 3.2.1(L) of
the Land Use Code.
f) Per Section 3.2.2(M) and Section 3.2.1(E)(4) — (6) requires at least six (6) percent
and/or ten (10) percent of the interior space of any multi -family parking lot is devoted
to interior parking landscaping. The actual interior parking lot landscaping
percentages have not been shown. Specifically, all parking lots need to meet the
parameters addressed in LUC Section 3.2.1(5)(E)(a) — (e) including 3.2.2(13)(5)(a)
walkways shall have one (1) canopy shade tree per forty (40) lineal feet of walkways
planted in a landscape strip within five (5) feet of such walkway.
g) According to Section 3.2.2(C)(3) site amenities such as benches, bike racks, et
cetera should be provided. Please show site amenities in the respective parks and
open spaces.
h) Per Section 3.2.2(C)(4) please provide more bike racks at a ratio of at least one per
multi -family building located near the entrance but out of the way of pedestrian
walkways. Please add the bike rack locations to the Landscape Plan so there are
no conflicts with shade trees. A good idea may be to establish the location of the
electrical transformers, phone and cable t.v. pedestals and combine these facilities
with the bike rack. Then, these areas can receive special landscaping treatment to
minimize their visual impact.
i) Section 3.2.2(C)(5) and 3.2.2(D) requires that six-foot walkways within the site
provide direct well direct well-defined and separated circulation routes for vehicles,
bicycles, and pedestrians (please coordinate with Transportation Planning).
j) Please clarify the proposed vegetation of Track G on Sheet 14 of 19.
k) Please delineate the ditch banks and channels, as noted in Natural Resources
comments.
1) Since there are different size footprints for the multi -family units, please list the
proposed shrubs and perennial plants on the legend as noted on Sheets 12 of 19 —
15 of 19.
m) Please clarify the dashed rectangle located in the southeast corner of the property
as noted on the Overall Site Plan (Sheet 1 of 19).
_ _ 8) The following comments apply to the.architectural-elevations:-
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K. Fort Collins - Loveland Water District and the South Fort Collins Sanitation District:
submitted a response and is attached to this report.
L. Light and Power: submitted the response that identified several requirements.
M. Natural Resources: submitted a response to the checklist and it is attached to this report.
N. Street Oversizing: submitted a checklist that identified several requirements. Their
response is attached to this report.
O. Poudre Fire Authority: submitted a checklist that identified several requirements. Their
response is attached to this report.
P. Building Inspections Department: their response is attached to this report.
Q. Stormwater: submitted a checklist that identified a number of requirements. Their
response is attached to this report.
R. Engineering: submitted a checklist that identified several requirements. Their checklist is
attached to this report.
S. Transportation Planning: submitted a checklist that identified several requirements. The
checklist is attached to this report.
T. Zoning Department: submitted a checklist that identified their requirements. Their
response is attached to this report.
U. Current Planning Department: provides the following:
1) Please label the sheet plans following Sheet 17 of 19 in the lower right hand corner of
each applicable sheet.
2) Please label the appropriate scale(s) for each illustrative elevation.
3) Please verify the appropriate scale(s) diagram on each sheet.
4) The property description on Sheet 1 Of 19 needs to be reformatted.
5) Delineate all property lines and all rights -of -way, sidewalk widths on all plans.
6) Please provide a formatted breakdown of densities per LUC Section 3.8.18 Gross
Residential Acreage.
7) The following comments apply to the Site/Landscape Plan:
a) Per LUC Section 3.2.1(D)(2) street trees shall be placed at thirty-foot to forty -foot
spacing intervals in the center of all parkway areas. The trees shall be placed at
least eight (8) feet away from the edges of driveways and alleys, and forty feet
(shade trees)/fifteen feet (ornamental trees) (LUC 3.2.1(K) from any street light. All
driveway locations and utilities shall be shown to ensure compliance with the Land
Use Code. - - - - — - - — -- -- - --
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Commun- , Planning and Environmental S
Current Planning
City of Fort Collins
May 27, 1999
Mr. Dino DiTullio
Everitt Companies
3030 South College
Fort Collins, CO 80525
RE: Harvest Park
Dear Mr. DiTullio:
ices
FILE COPY
This letter is in response to plans for Harvest Park Project Development Plan (City File #25-
98A) submitted on April 20, 1999. Please note that staff reviewed your plans and the Planning
Division mailed a request for comments to several public agencies and departments. This
development proposal is subject to and shall comply with all requirements set forth in the City's
Land Use Code (LUC), specifically: Articles 2. Administration (Development Review Procedures);
Article 3. General Development Standards; and, Article 4. [Zoning] Districts.
The City of Fort Collins Land Use Code (LUC) requires that throughout all land use proceedings,
the burden to comply with all applicable standards rest with the applicant. Staff, after reviewing
materials submitted by the applicant, finds that revisions/re-design to the submitted plans dated
4.20.99 are warranted to meet the Land Use Code.
The following lists the agencies and departments that responded and the substance of their
comments:
A. Public Service: submitted a checklist that identified several requirements. The checklist is
attached to this report.
B. Mapping/Drafting: submitted a response to the checklist and it is attached to this report.
C. Dixon: submitted a response to the checklist and it is attached to this report.
D. Water Conservation: submitted a response to the checklist and is attached to this report.
E. Post Office: submitted a response to the checklist and is attached to this report.
F. TCI: submitted a response to the checklist and it is attached to this report.
G. Park Planning and Development: submitted a response to the checklist and it is attached
to this report.
H. Traffic Operations: submitted a response to the checklist and it is attached to this report.
I.., Streets: submitted a response to the checklist and is attached to this report.
J. Water/Wastewater: submitted a response to the checklist and is attached to this report.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020