HomeMy WebLinkAboutRYLAND (EAST RIDGE) ANNEXATION & ZONING - 33-98 - CORRESPONDENCE - (5)f. If the c-store remains adjacent to the arterial, it should be oriented to a local street
and connecting walkways.
12. Current Planning:
a. There is a c-store approved approximately 1250 feet west of the existing center of
the intersection of Timberline and Vine. Your c- store must be located at least
3,960 feet away from this other c-store (as measured along the street) in order to
locate it on an arterial. You may provide a c-store closer than 3,960 feet if your
neighborhood center does not abut an arterial.
b. If you are not providing intersections of local streets to Vine because of the
location of the RR tracks, you must submit an alternative compliance request to
Section 3.6.3(D) of the Land Use Code. The decision maker at the hearing (either
the hearing officer or the P&Z Board) either grants or denies the alternative
compliance request. The decision maker can only grant the alternative
compliance if the proposed plan satisfies the "purpose" (as stated in 3.6.3(A)) of
the standard equally well or better than a plan that complies with the code. Read
Section 3.6.3(H) Alternative Compliance (2) Review Criteria thoroughly to
determine what factors must be satisfied to be granted an alternative compliance
request.
c. Section 3.6.3(D) of the Land Use Code requires you to have street connections to
Timberline at least every 660 feet.
d. Section 3.6.3(F) of the Land Use Code requires you to have street connections to
the south and east adjacent properties at least every 660 feet.
e. If your alleys are intended to be public alleys, the lots serviced by those alleys
must front onto "narrow residential streets." If the lots do not front on to narrow
residential streets, you can provide private alleys.
f. The multifamily piece of the neighborhood must include a street network. No
multifamily "primary entrance" can be located further than 200 feet from a street
sidewalk, and that "primary entrance" must be a direct connection (without going
around another building).
g. In the multifamily, industrial, and commercial areas, trash enclosures should
accommodate recycling containers of sufficient size to accommodate the type of
recycling appropriate for the building use (office paper recycling, cardboard, cans
& bottles etc.), and dumpsters must be enclosed within a fenced or walled area,
and we ask that a single trash hauler be used to minimize traffic impacts.
h. In the open space areas, native grasses and plant materials should be used
wherever appropriate, and bluegrasses should be minimized.
i. Typically no roads are allowed in buffer areas.
j. If construction lasts for more than 6 months, you will have to file a permit for
fugitive dust control.
7. Fire Department:
a. Contact Ron Gonzales for any comments from Poudre Fire Authority.
8. Light and Power:
a. There is an existing power on the north side of Vine Drive. You will need to get
it to come under the tracks.
b. You will need to file a commercial service form for all commercial uses.
c. You will need to coordinate transformer locations with us for the. multifamily
area.
d. Consider phasing according to location of utilities.
9. Transportation:
a. Your TIS needs to address all modes (auto, bike, pedestrian, and transit).
b. The master street plan shows an underpass or overpasss at Timberline and Vine.
c. The RR track on the northern property edge may allow you to deviate from the
connectivity standards, however the western, southern, and eastern property
boundaries must meet the codes connectivity standards.
10. Park Planning:
a. This neighborhood would generate the need for a 3 to 3 %z acre park. Because the
potential future surrounding neighborhoods will also need parkland, we are
interested in helping finance your park to size it at upto 5 acres.
b. The wetland buffer area cannot be included in the 5 acres of the park.
c. Parkland fees are due at time of building permit.
11. Advance Planning:
a. Self storage is not one of the permitted uses in the industrial areas within 500' of
Vine. It may be appropriate to add this as a permitted use in these areas.
b. You are not meeting the street connectivity standards of the Land Use Code.
c. You need a 3/4 mile separation of your c-store from another c-store if it is placed
on the arterial. You can have a neighborhood center without having a c-store.
d. The southern industrial area would not be allowed.
e. The neighborhood center location would work nicely centrally located in the
neighborhood.
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b. The intersection of Timberline and Vine will be an overpass or underpass. You
need to accommodate ROW for this. The Master Street Plan also shows this
intersection shifting to the east.
c. You are only showing one point of access across the Railroad. Can more access
be provided? Maybe limited access points? Have you discussed this with the
RR?
d. Need to look at location of connection onto Vine. Is it far enough south to work
with the underpass/overpass?
. e. Need to provide connections to Timberline at 660' along Timberline (when
feasible) and along the southern and eastern boundaries of the property.
f. If desiring to use narrow residential streets with public alleys, you need to meet
the requirements.
• Max. block length 660',
• Public alleys must connect through,
• Public alleys can only be used with narrow residential streets.
g. Make sure cul-de-sacs meet 660' requirements.
h. Provide traffic study. The street classifications within your neighborhood are
based on the TIS.
i. Improve Timberline along the frontage of the property to arterial standards.
Dedicate ROW and easements to major arterial standards.
j. You will need to make off site improvements to Timberline from the southern
boundary of the property to the Summitview/Timberline intersection (if another
development hasn't already done it by the time you get that far).
4. Water & Wastewater Utility:
a. This property will be served by the ELCO Water District and the Boxelder Sanitation
District; however, the City does have plans to install a 24-inch transmission main in
Timberline. The utility plans must show the route of the future transmission main.
5. ELCO Water District:
a. There is an existing 16" water line in Timberline, and an existing 16" waterline
along the southern property line.
b. A 12" water line should be installed through your site.
c. Use existing irrigation rights for watering.
6. Natural Resources:
a. The wetlands must be delineated.
b. The Limits of Development (LOD) must be established around the wetland.
c. An ecological characterization study of the site must be preformed in order to
establish buffers. The study should identify trees, and establish plant and animal
habitats.
d. If you intend on impacting the wetlands, a mitigation plan will be required.
e. If there are any prarie dogs on the site, they must be either relocated or eraticated.
f. If the Army Corps of Engineers has jurisdiction over your wetlands, you must
show us proof of compliance.
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COMMENTS:
1. Zoning Department:
a. The property is not yet annexed, but LMN is the appropriate zoning according to
the Structure Plan.
b. Section 4.4(B)(3)(d) of the LUC does allow for certain industrial uses within 500'
of Vine Drive, however self storage is not one of those permitted industrial uses.
c. If a neighborhood center includes a retail use or a restaurant, and is located on an
arterial street, that neighborhood center must be spaced no closer than 3/4 of a mile
from the same use (i.e. the c-store must be no closer than 3/4 mile away from
another c-store in order to have a neighborhood center with such use located on an
arterial).
d. You must have two qualifying uses as part of a neighborhood center. The c-store
only counts as one of those uses.
e. Our noise regulations are based on receiving sound levels. Talk to Rich Cobb at
the Streets Department 221-6675.
2. Stormwater Utility Department:
a. This site is located in the Cooper Slough drainage basin where there are currently
no fees or assistance to build the major outfall system or any other system to get
the water to Cooper Slough. The site is in inventory grid #13G.
b. The primary problem with this site is finding an outfall. According to the
applicant, Lake Canal has indicated they would accept the drainage. The reason
this may be different for them is that they prefer the water flow into the ditch here
rather than taking the water east to Cooper Slough. Also that there is an existing
easement accepting the drainage water from the property. I really think the Lake
Canal Company, the applicant, and the City Stormwater staff need to meet early
in this process to make sure all parties agree to the plan and a long term
agreement to accept the water. It is not only a rate of release issue; Water quality,
quantity and character need to be considered.
c. The standard drainage and erosion control reports are required in addition to some
major basin modeling to design this drainage system. SWMM is the required
model. All of this must be prepared by a professional engineer registered in
Colorado.
d. An option discussed for an outfall system was taking the water to Dry Creek.
This is a possibility if it can physically get there. The Dry Creek master plan
SWMM would have to be updated to prove that the basin transfer does not
negatively affect the Dry Creek basin or the effects can be mitigated.
3. Engineering Department:
a. Check with Matt Baker on the exact requirements for your site, but the street
oversizing fees may apply as follows:
• $1,480/du single family
• $1,021/du multifamily
• $59.21/sf c-store
• $1.06/sf light industrial
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MEETING DATE:
ITEM:
APPLICANT:
LAND USE DATA:
June 21, 1999
162 acre mixed -use (residential, commercial, and light industrial)
on the Ryland Property at the SE corner of Timberline and Vine.
Brad Saucerman
Jim Sell Design
153 Mountain Ave.
Fort Collins, CO 80524
Tri-trend homes is proposing to build a 520 factory built homes, 10 acres of 6-plexes, a
self storage buffer along Vine, and a 1 acre c-store site.
DEPARTMENTAL CONTACTS:
Current Planning-
Troy Jones
221-6750
Advance Planning-
Clark Mapes or
Pete Wray
221-6376
Zoning Department-
Gary Lopez
221-6760
Engineering Department-
Sheri Wamhoff
221-6605
Street Oversizing Coordinator-
Matt Baker
221-6605
Poudre Fire Authority-
Ron Gonzales
221-6570
Stormwater Utilities-
Glen Schlueter
224-6065
Water & Sewer Utilities-
Roger Buffington
221-6854
Natural Resources Development Planner
Kim Kreimeyer
221-6750
Light and Power
Monica Moore
221-6700
Transportation Services (ped. & transit)
Kathleen Reavis
22I-6608
Transportation Services (traffic)
Eric Bracke
221-6608
Transfort (local bus service)
Gaylene Rossiter
224-6195
Park Planning
Janet Meisel Burns
221-6367
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
CURRENT PLANNING DEPARTMENT
Comn ity Planning and Environment;
Current Planning
City of Fort Collins
Brad Saucerman
Jim Sell Design
153 Mountain Ave.
Fort Collins, CO 80524
Dear Mr. Saucerman:
Iervices
June 28, 1999
For your information, attached is a copy of the Staff s comments concerning the 162 acre
mixed -use development on the Ryland property presented before the Conceptual
Review Team June 21, 1999.
The comments are offered informally by Staff to assist you in preparing the detailed
components of the project application. Modifications and additions to these comments
may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in the
review process, please feel free to call me at 221-6206.
S Cerely
I/ �
,i
Troynes
City Planner
cc: Eric Bracke, Streets Department
Stormwater Department
Project Planner
File
281 [North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020