HomeMy WebLinkAboutSAGE CREEK - PDP - 25-98B - CORRESPONDENCE - (6)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: Mark McCallum
Kim Kreimeyer
Transportation Planning
Stormwater
Poudre Fire Authority
Zoning Department
Current Planning File #25-98B
C:\My Documents\Planning Document\Sage Creek #25-98B LUC\Sage Creek first filing comments.doc
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bb. The Code requires a minimum of four potential roadway connections to the north
(an additional three), and one road connection to the west. 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 north 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 Harvest Park, Project Development Plan, under
review at this time, will also need to comply with the above standards.
8) Since the site is located within the neighborhood sign district, please indicate type of
signage (Sheet 2 of 8).
9) Please clarify on the plans: the use, square footages, and boundaries of Tracks A, B, C,
and the use and square footage of D. In addition, what are the two large lots adjacent
to County Road 36 (between Rabbit Creek Road and Old Mill Road; and, Old Mill Road,
and Corbett Drive)
10) 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.
11) Provide a detailed lighting plan for the multi -family dwellings (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).
12) According to Section 3.2.4(D)(7) a maximum of 10 foot-candles is allowed at any single
point as rdsult 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. Please note the highlighted areas on
the Lighting Plan.
13) Verification of the irrigation system connection points to ensure all landscaping is
continuously maintained per Section 3.2.1 [J].
14) Please note all exterior mechanical devises, meters, et cetera, must be screened.
15) Please return all redlined documents with plan revisions.
16) 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.
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6) The following comments apply to the Low Density, Mixed -Use Neighborhood (LMN)
District (LUC Section 4.4):
a) Please provide a diagram showing how gross and net density were figured. As
shown, I have no way to verify the accuracy of density calculations, such as the
134,766 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
existing roadways, please clarify by some means.
b) As noted on Sheet 2 of 8, single --family dwelling elevations shall comply with
Section 4.4(D)(2)(a)-(d).
c) Per Section 4A(D)(3)(a)-(e) requires that at least ninety (90) percent of dwellings in
development greater than forty (40) acres shall be located within 3/4 mile of a
neighborhood center contained within the development or an existing or planned
Neighborhood Commercial District commercial project. A neighborhood center was
not provided with this development. Hence, a re -design is needed to comply with
these standards.
d) Section 4.4(D)(7) requires a minimum of a one-(1) acre neighborhood park be
provided. Please provide details of the play area and type of turf. In addition, there
is an error with the neighborhood park square footage as noted on Sheet 2 of 8 and
Sheet 7 of 8.
e) 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
providbd 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.
7) LUC Street Pattern Connectivity:
a) The proposed cul-de-sac streets (Rabbit Creek Road and Lone Pine Drive) do not
represent direct connections to and between local destinations (LUC 3.6.3(B)). The
proposed cul-de-sacs 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
Rabbit Creek Road to Lone Pine Drive is 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.
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County Road 36 adjacent to Homestead Estates Subdivision should,be re -located
towards the northern property line (south of the ditch). Single-family residential
dwellings should be placed along County Road 36 adjacent to Homestead Estates
Subdivision to create the required residential transition area.
q) Please delineate the ditch banks and channels, as noted in Natural Resources
comments.
r) Since there are different size footprints for the multi -family units, please show all
planting plans.
5) The following comments apply to the architectural elevations:
a) It is unclear which alternative is to be built (Sheet 4 of 8 or Sheet 5 of 8). Please
clarify.
b) 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.
c) 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.
d) 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.
e) Per LUC Section 3.5.2 (E) - (F) the design of the garage must be sensitive to the
overall development and dormers or gables should break up the roofline. Note all
sides should feature architectural details to break up blank walls.
f) Please indicate all building colors on the Building Elevations in accordance with
Section 3.5.1(G) of the Land Use Code.
g) 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.
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f) Please clarify on Sheet 2 of 8 Note 7 of General Note: Multi-Family/Town Homes
referencing parking spaces identified as "G." What is meant by the materials and
colors reference?
g) 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.
h) Address all visual clearance and sight distance triangle areas per Section 3.2.1(L) of
the Land Use Code.
i) Are any existing trees proposed to be removed? If so, please show these trees
(including species and diameter) on the Site and Landscape Plans and designate
whether they are to remain or be removed. Tree removal and protection notes may
need to be added to the Landscape Plan in accordance with Section 3.2.1(F) of the
Land Use Code.
j) 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.
k) According to Section 3.2.2(C)(3) site amenities such as benches, bike racks, et
cetera must be provided. Please show site amenities in the respective track parks.
1) 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.
m) Section 3.2.2(C)(5), 3.2.2(D) and Section 3.2.2(E) requires that parking lots provide
direct well-defined and separated circulation routes for vehicles, bicycles, and
pedestrians.
n) Per Section 3.2.2(K) of the Land Use Code please delineate the number of parking
spaces needed.
o) Please clarify the discrepancies with the Plant List, since the Landscape Plan
references trees which are not identified on the Plant List, such GLS and ACD.
p) Per City Plan Policy LMN — 1.3 Relationship and Transition at Edges of the City;
and, the Fossil Creek Reservoir Area Plan Policy FC — LUF-5: Relationships and
Transitions of Edges of Neighborhood Development; requires that a variety of
housing types and densities should be allocated to create a transition that minimizes
visual contrast along the edges of development. The multi -family dwellings along
a
N. Transportation Planning: submitted a checklist that identified several requirements. The
checklist is attached to this report.
O. Zoning Department: submitted a checklist that identified their requirements. The checklist
is attached to this report.
P. Advance Planning Department: submitted a response to the checklist.and it is attached to
this report.
Q. Current Planning Department: provides the following:
1) Please label the appropriate scale(s) for each illustrative diagram.
2) Delineate all property lines and all rights -of -way, sidewalk, and drive widths on all plans.
3) The gross acreage figures from the annexation and the overall land use breakdown are
different. Please clarify and note the right-of-way dedications on the plans. Per LUC
Section 3.8.18 Gross Residential Acreage the total acreage of the land is different than
the gross acreage. The gross residential acreage is the total acreage minus the
following:
a) land previously dedicated, purchased, or acquired for public use,
b) land devoted to nonresidential uses such as commercial, office, industrial or civic
uses.
4) 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.
b) To address the need to create a buffer between this proposal and the existing
development to the south (across County Road 36), please note and address LUC
Section 3.2.1 (E) Landscape Standards (1) which will require one or more of the
buffering techniques as outlined with (a)-(e).
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) Per Section 3.2.2(L) of the Land Use Code, please label a standard multi -family
parking stall length, width and note all drive lane widths.
1) Please make an alternative selection for street name "Lone Pine Drive," this street
name is now in use in the Ft Collins delivery area.
D. TCL submitted a checklist that identified several requirements. The checklist is attached to
this report.
E. Traffic Operations: submitted a response to the checklist that identified the following:
1. Need to provide traffic evaluation on the TIS for Corbett and Harmony, and Rock Creek
Drive and Timberline.
2. Multi -family area needs more on -site parking.
3. All internal streets shall allow on -street parking.
4. Provide details for T-circle.
5. See other comments for Harvest Park, PDP.
F. Streets: submitted a response to the checklist that identified the following:
1) The HOA needs to be responsible for snow removal on all walks that are adjacent to
Sage Creek development.
G. Fort Collins — Loveland Water District and the South Fort Collins Sanitation District:
submitted a response and it is attached to this report.
H. Light and Power: submitted a response to the checklist that identified the following:
1) Will need to coordinate L & P facilities in multi -family portion -
- transformer locations
- meter locations
2) If water sdrvices are to paired on the lot line, we'll need to coordinate service locations
with L & P below grade facilities, such as vaults and streetlight poles.
I. Natural Resources: submitted a checklist that identified several requirements including:
1) What happened to the concept that was discussed at the site meeting? Where are the
channel improvements? Where are the wetlands?
2) The landscape plan lists PIP as Pinus Ponderosa — Colorado Spruce - which species is
intended?
3) PGN and MS (MSS) are non-native. The Land Use Code requires native vegetation in
the buffer area.
J. Street Oversizing: submitted a checklist that identified several requirements. The checklist
is attached to this report.
K. Poudre Fire Authority: submitted a checklist that identified several requirements. The
checklist is attached to this report.
L. Building Inspections Department: submitted a checklist that identified several
requirements. The checklist is attached to this report.
M. Engineering: submitted a checklist that identified several requirements. The checklist is
attached to this report.
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Commu. y Planning and Environmental vices
Current Planning
City of Fort Collins
May 27, 1999
Mr. Eldon Ward, President
Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
RE: Sage Creek
Dear Mr. Ward:
FILE COPY
This letter is in response to plans for Sage Creek Project Development Plan (City File #25-98B)
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; Article 4. [Zoning] Districts; and, the Fossil Creek Reservoir Area Plan.
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. Mapping/Drafting: submitted a response to the checklist that identified the following:
1) Plat closes, Legal has a course error. Legal closed with the correct bearing
a) N79 41 32 E
b) S79 41 32 E
2) The Plat needs additional "Notice Of Other Documents" statement — see attached.
3) Outer Boundary Monuments not shown.
4) Easements can be private.
5) The "Park" needs a lot or track designation.
B. Water Conservation: submitted a response to the checklist that identified one requirement:
1) Landscape breakdowns for water use are required on final plans.
C. Post Office: submitted a response to the checklist that identified the following:
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020