HomeMy WebLinkAboutGOOD SAMARITAN VILLAGE - ODP - 27-96A - CORRESPONDENCE -.R I
3. The southeast pond is proposed to release into a burrow ditch and then into the Louden
Irrigation Ditch. The pond will not be allowed to release into the ditch. Please provide
an alternative outfall for this area.
4. The report discusses that the northwest pond will release into Constellation Drive and
discharge onto the railroad. Please check capacity of the locations where the release will
discharge onto the railroad. An easement will be needed to discharge additional runoff to
the railroad right-of-way.
Please refer to the redlined report for additional review comments.
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: December 8, 1997 TO: Stormwater
PROJECT: #55-95F Fort Collins Good Samaritan Village
Type II (LUC) ODP
All comments must be received by Ted Shepard no later than the staff
review meeting:
Wednesday, January 7, 1998
1. The main Stormwater concern of this project is the destination of the drainage outfalls
from the development. The releases from this site must travel within a drainage easement
from the site to a drainageway. Detailed information regarding the path the releases will
travel to the drainageway, including topography, capacity calculations, and drainage
easements. All letters of intent to grant all necessary off -site drainage easements will be
needed with PDP submittal.
2. It appears that the detention pond release rates where based on the 100-year historic
rates. However, the downstream capacity of drainage facilities that will pass the
detention releases must be verified. The allowable release rates might need to be based
on downstream capacity. Also, the pond releases must not exceed the historic rate for the
location of the outfall.
Date: ( -I G� / Signature• i—
CG. Mt4 Luc)w,
Ave SZQ-NC,E�
CHECK HERE IF YOU WISH TO RECEIVE COPES OF REVISIONS RNDNAQ.IL
_ Plat _Site ✓Drainage Report _ Otha
Utility _ Redline Utility _ I2ndsape Citv of Port Collins
1
The applicant must contact the Affordable Housing Staff of the Advance
Planning Department and obtain a letter that certifies that the proposed
Overall Development Plan will substantially address an important community
need (housing for the elderly) specifically and expressly defined and
described in the city's Comprehensive Plan, adopted policy, ordinance or
resolution (i.e. Fort Collins Consolidated Plan).
This completes the review comments at this time. Additional comments may be
forthcoming as the various departments and reviewing agencies continue to review this
request.
As you are aware, the City is implementing a new development review process. Plan
revisions may now be submitted at any time. Planning and Zoning Board dates will be
assigned by City Staff when all issues have been addressed.
Please contact me for the number of folded revisions required for each document
prior to the submittal of plan revisions.
Please provide a written response to each of the above stated comments with the submittal
of plan revisions. Please contact me at 221-6206 if you have any questions or concems
related to these comments.
Sincerely,
X40-lum-
Ludwig, AICP
City Planner
xc: Dave Stringer
Stormwater Utility
file/Project Planner
Section 4.5[E][1 ][a] - Block Structure /
Three block types required. No Civic Block currently provided.
Section 4.5[E][1][b] - Block Types and Standards
• Residential Blocks (C and D/O comprise 66% of the
development plan rather than 85% - 90%. t;,� 2%
Ar
• Mixed Use Block (A/BfF/G/H/1) comprises 34% of the
development plan rather than 0% - 5%. `j.1,8/13.89 = 33-7
2WO c
• Air commercia retail use is provided in the mixeduse block.
Minimum 30% of block required.
• Me Civic Block provided (minimum 10% of the development
plan required). Please refer to Current Planning comment "I".
The revised CDP must either comply with these Sections of the Code or
Modifications of Standards must be submitted with request/justification
documentation based upon the Division 2.7 of the Land Use Code.
The individual PDP/Final applications will also be reviewed for compliance
with the applicable standards of the Land Use Code.
W1 A street is needed on the west boundary of Parcels D and E connecting the
eastern most Trilby Road entrance to the proposed east/west internal drive
on the north side of Parcel E.
O.fo awu•
I. Staff suggests that 1.4 cre park be provided as a Civic Use Block near the
center of the development plan.
The Market Study that was submitted as documentation for a Modification
of Standard to Section 4.5[0][1][a] - Density, has been forwarded to the
Affordable Housing Staff of the Advance Planning Department. In general
it appears that requests for Modifications to Standards are being based upon
the following:
that the granting of the modification would neither be detrimental to
the public good nor impair the intent and purposes of the Land Use
Code; and that the granting of a modification from the strict
application of the standard would result in a substantial benefit to the
city by reason of the fact that the project would substantially address
an important community need specifically and expressly defined and
described in the city's Comprehensive Plan, adopted policy, ordinance
or resolution.
• The building height for Parcel C needs to be a minimum of 1.5
stories.
The parking information for Parcel C indicates a minimum of 2 spaces
per unit will be provided. The code allows a maximum of 2.5 spaces
per unit. Please verify that no more than 2.5 spaces per unit will be
proposed.
c. The Description and On and Off Site improvement Information in the ODP
Phasing Chart may need to be revised based upon comment b.
;d. The first sub -note beneath the Land Use Chart indicates that unused units
will be allocated to a density pool, etc. This note needs to be clarified. First,
the overall density of the development and of any phase must satisfy
minimum/maximum density requirements of the MMN District or be granted
a Modification of Standard by the Planning and Zoning Board. Second, the
density of any parcel may not exceed the density range indicated for that
parcel without receiving approval for a plan amendment.
The Index of Drawings should be revised/renumbered to reflect only two
sheets (currently sheets 1 and 3 of 6).
Please add a Planning and Zoning Board Certification and Signature Block
for the Secretary of the Planning and Zoning Board on Sheet 1 of 6.
The size of the parcel (in acres), number of acres, range of dwelling units,
and density/square footage must be indicated on each parcel on Sheet 3 of
6.
rh: r Pedestrian access should be indicated to Parcel D from Constellation Drive
at the approximately the intersection of Constellation Drive and Pulsar Street.
Please refer to the Engineering Department's comments regarding the need
for an additional vehicle access to the site from Constellation Drive.
j. The Review Standards for Overall Development Plans are contained in
Article 2.3.1 [H] of the Land Use Code. Based upon these standards, the
current ODP does not comply with the following sections of the Land Use
Code:
Section 4.5[D][1 ][a] - Density
• Phase 1, Parcel C is 5.61 du/acre rather than the minimum of
7 du/acre. A modification of standards was requested but
M�``ta0r` requires additional documentation. Please refer to Current
Planning Comment "m".
(sme,Pp.31-34 c�.�h'4�isr.Mtr�tvt,
VW The following information in the ODP Land Use Chart needs to be revised:
• The Land Use for Parcel B should be listed as Existing Long Term
Care Facility (for the assisted living portion of the building) and
Existing Multi -family Residential, if each independent living unit has
a kitchen. If each independent living unit does not have a kitchen,
then the sole land use is Existing Long Term Care Facility.
Are the single-family attached dwellings proposed on Parcel C going
to have a property line down the middle? If not, the land use
designation should be "duplex dwellings". The Description column
needs reflect this clarification. Please also add a note to the Land
Use Column for Parcel C which indicates that the proposed use will
be subject to a "Type 1" land use review.
Please add a note to the Land Use Column for Parcel D which
indicates that the proposed Multi -family Dwellings will be subject to a
"Type 1 " land use review.
Will the physical therapy center proposed on Parcel E be restricted to
clientele who are residents of the Good Samaritan Village? If yes, the
Land Use Column for Parcel E should state "Accessory Use (Type 1
Review)". If the clientele is not restricted to residents of the Good
Samaritan Village, then the Land Use Column for Parcel E should
state "Clinic (Type 2 Review)".
• Please add a note to the Land Use Column for Parcel F which
indicates that the Accessory Use will be subject to a "Type 1 " land use
review.
• Please add a note to the Land Use Column for Parcel G which
indicates that the Accessory Use will be subject to a "Type 1 " land use
review.
• Please add a note to the Land Use Column for Parcel H which
indicates that the Accessory Use will be subject to a "Type 1 " land use
review.
• Please add a note to the Land Use Column for Parcel I which
indicates that the Long Term Care Facility will be subject to a "Type
2" land use review.
• Please provide a square footage for the existing building on Parcel B.
• The floor area ratios are incorrect. The floor area ratio is calculated
by dividing the building square footage by the parcel square footage
(currently calculated inversely).
C. The developer is responsible for the provision of all conduit for telephone
facilities within the commercial and multifamily portions of the project. The
owner also provides terminal room space and power for the telephone
terminals, generally in a utility room. Contact the U S WEST Engineer for
conduit specifications for the telephone entrance cable.
d. Two of the cabinets shown as transformers on the drawings are telephone
equipment located in an exclusive easement. While these cabinets can be
relocated at the developer's expense, it would be very costly to do so. The
developer may wish to redesign the project to leave these cabinets in place
with landscaping around them.
e. All relocation of existing telephone facilities required by these plans will be
paid for by the developer.
04 The Poudre Fire Authority offers the following comments:
a. Please provide two or more fire hydrants for the single-family attached
residential area. Hydrant spacing shall not exceed 600 feet. Hydrants shall
be looped to the existing water main.
b. Please extend any fire alarm or fire sprinkler systems to protect the new
physical therapy addition.
C. Please submit any inventory of hazardous materials or chemicals to be
stored/used in the maintenance shop.
lLgeO'OThe Transportation Planning Department requests that vehicular access for Dial -
a -Ride be accommodated and pedestrian access be provided throughout the
development.
ii2! Comments from the Stormwater Utility are at ed. CWttw t&%eA +o o)
44 The Current Planning Department offers the following comments: J
a. Staff has determined that the spiral bound narrative (81/2x 11) format is the
most appropriate for reporting the goals and purposes of the Good
Samaritan Overall Development Plan. Therefore, items A, B, C, D, E, and
may be removed from ODP Sheet 1 of 6; Sheet 2 of 5 may be eliminated;
and Sheet 4 of 6 may be eliminated. Sheets 5 and 6 of 6 will not be
recorded and should be separated from the plan set. Only the revised
Sheets 1 and 3 of 6 will be recorded. Please re -number the sheets of the
plan set.
5. The Zoning Department offers the following comments:
a. Each of the proposed uses are allowed in the MMN District. Please refer to
the Current Planning Department's comments regarding the exact
designation of uses and type of review each use will be subject to.
b. Phase 1A is listed as single family attached housing having a density of 5.61
dwelling units per acre. Section 4.5(D)(1)(a) of the Land Use Code requires
a minimum density of 7 dwelling units per acre for any phase in a multi-
phase development. A Modification of Standards must be approved by the
Planning and Zoning Board.
6. The Light and Power Utility offers the following comments:
a. Light and Power is planning to assume responsibility for supplying electricity
to Good Samaritan Village in April of 1998.
b. The existing development will be served without any Light and Power
development fee charges. New development will be billed for normal
development fees.
7. The Traffic Operations Department offers the following comments:
a. The Department's primary concern is the east / west leg of the Trilby Road
and US 287 intersection.
b. The west leg of the Trilby Road and US 287 intersection has existing
deficiencies.
8. The Natural Resources Department did not state any concerns. The applicant
may, however, need a state air quality permit for construction (management of
fugitive dust). Please contact the Larimer County Health Department
(Environmental Health) at 498-6775 with any questions regarding air quality permits.
S. The Public Service Company stated that they have no concerns with the ODP.
Easements must be adequate for all utilities.
10. U S WEST offers the following comments:
a. Review of these plans should not be construed as a commitment that
telephone facilities sufficient to serve this project are presently available. US
WEST will provide telephone service in accordance with the rates and tariffs
on file with the Colorado Public Utilities Commission.
b. Telephone facilities generally occupy rear lot utility easements, which must
be located on terrain which permits trenching operations.
Community Planning and Environmental Services
Current Planning
Citv of Fort Collins
January 14, 1998
Fort Collins Good Samaritan Village
c/o Ken Merritt
Landmark Engineering Ltd.
3521 W. Eisenhower Blvd.
Loveland, CO 80537
Dear Ken,
Staff has reviewed your documents for the Fort Collins Good Samaritan Village Overall
Development Plan that were submitted on December 8, 1997 and would like to offer the
following comments:
The Fort Collins Loveland Water District and the South Fort Collins Sanitation
District offers the following comments:
a. The District will require easements, on the District's standard easement form,
for all facilities that are not located within the public ROW.
b. The Districts do not allow trees or landscaping within the District's easement.
C. The Districts have no objections provided all District requirements are
satisfied.
You may contact Mr. Terry Farrill, Systems Engineer, at 226-3104 with any
questions regarding these comments.
100/ The Engineering Pavement Department stated that a Soils Report will need to be
submitted during PDP and Final review if street construction is required with this
development.
The Engineering Department stated that a second point of vehicular access is
needed to Constellation Drive at the intersection of Constellation Drive and Uranus
Street.
The Parks Planning Department stated that the single-family and multi -family
residential units will be assessed neighborhood and community park fees based
upon the square footage of each dwelling unit.
281 :North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) =416-2020