HomeMy WebLinkAboutREGISTRY RIDGE, 4TH FILING - PDP - 32-95G - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW,yn P% �16-00 10:32A P.O9
13. This development. proposal is subject to the requirements as set
forth iri the City's LUC, specifically Articles 2. Administration
(Development Review Procedures), Article. 3. General Development
Standards, and Article 4. JZoning] Districts.
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e. Fire flows of 1,000 gallons per minute at a residual pressure
of 20 pounds per square inch must be provided,
f'. As t.hr. a.ppiicant's design development is completed,
emergency access to the site and addressing of the dwelling
units should be coordinated with the Pottdre Fire Authority.
Plca.se contact Ron, at 221-6570, if you have questions about these
comments.
10. At the COnceptLial Review meeting it was suggested that the
applicant and City staff meet to discuss the proposed narrow street
Width issue and the implications associated with
such as: the street width,
• Dwelling unit addressing
• Emergencv access
• Parking, both on -site and potentially off -site
• Compliance with Section 3.5.2(C) Orientation to a
Connecting Walkway
Based on the position taken by Engineering and Transportation
Planning, that. the reduced width streets will not. work and will not
be supported, staff has determined that a meeting to discuss
this issue would not be productive at this time. Internal streets
designed to the City ;,S Street Design Standards will satisfy [lie
aforementioned Concerns.
11. At Conceptual Review it was stated by the applicant that the
Property is 8.2 acres in size. Based on the requirements as set
forth in Section 4.4(D)(1)(a) of the LUC, meeting the minimum net
density requirement of 5 dwelling units per acre would allow for
the applicant t.o drop the proposed number of dwelling units to 41.
This would potentially allow for the wider, compliant streets and
maintain the proposed open space.
12. This development request will be subject to the City's development
review fee and the Fee Schedule rhat is available in the Current
Planning Department office. The fee is due at the time of
subrriitt:al of the required documents for the Project Development
Plan and the Final Compliance phases.of development. review by
City staff and affected outside reviewing agencies.
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7. Mark ,Jackson of the Transportation Planning Department
offered the following comments:
a. Bon Homme Richard Drive will be a collector street.
b. An update of the Registry Ridge TIS will be required with
your PDP submittal Please contact Eric Bracke of the
Traffic Operations Department, at 224-6062, and Mark, at
416-2029, to determine what information is needed in the
TIS pertaining to Level of Service for vehicle, pedestrian,
bicycle, and transit modes of transportation.
C. Enhanced treatment for pedestrian crosswalks at Enterprise
Drive and at the round -about at Nimitz Drive should be
considered. The, Traffic Operations Department will make the
determination aboutthe nature of the enhancement.
d. Bicycle and pedestrian connections should be provided
within the development and to surrounding properties.
Please contact. Tom. at 416-2040. if you have questions about
these comments.
$. Alison Brady of the Parks Planning Department stated that the
residential portions of this development. will be subject: to the City's
neighborhood and community parkland fees. The fees will be
assessed on each dwelling unit and. are based on the square
footage of the unit.
9. Ron Gonzales of the Poudre Fire Authority offered the following
comments:
a. The addresses on the buildings must be visible from a street.
b. The roadway must be maintained as a 20' wide unobstructed
access way.
C. Emergency access into this development will be an issue.
d. A fire hydrant must be within 400' of all buildings and
hydrants mLlst be spaced at 800' on -center.
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On -site extended detention is required to treat the runoff.
Please contact Glen, at 224-6065, if you have questions about
these comments.
S, Doug Martine of the Light & Power Department offered the
following comments:
�. Will there be adequate space for all the necessary utilities?
There must be a 10' separation between water, sanitary
sewer, and electric. All utilities must be coordinated,
including the services to the dwelling units.
b. Please be aware of, and provide for, the required street tree £�
utilities separation distances.
C. The normal electric charges will apply to this development.
Please: contact Doug, at 224-6152, if you have questions about
rhesc comments.
e�. Kim Kreirneyer, the City's Natural Resources Planner, offered the
following comments:
a. Il' there are prairie dogs on this site they musr be relocated
or humanely eradicated prior to any construction occurring.
b. A Fugitive Dust Control Pl'mit must be issued by the
La.rimer County Environmental Health Department. Please
contact them directly for information about their
rcquiremen ts.
C. Bicycle and pedestrian connections should be provided
within the development and to surrounding properties.
d. Native plant materials and grasses should be incorporated in
the Landscape Plan for this development.
C. The trash dumpsters, if proposed, should be designed and
constructed to provide for recycling.
Please contact Kim, at 221-6641, if you have questions about these
comments.
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find parking internally eventually park illegally on a
public street and, sometimes, get ticketed. They
usually are not very happy and call the Transportation
Planning Departmenr.. Also, this obstructs the on -
street bike lanes.
f. The private drive layout will create problems with addressing
of the dwelling units.
y. The standard utility plan submittal requirements will apply
to this development request.
h. With the potential traffic intensity being a point of
discussion, an updated Transportation Impact Study (TIS)
will be required with the PDP submittal. Please contact Eric
Bracke of the; Traffic Operations Department, al. 224-6062,
and Marl:, at 416-2029, to determine what information is
needed in the TIS pertainin17 to Level of Service for vehicle,
pedestrian, bicycle, and transit modes of transportation.
Please contact Marc, at 221-6750, if you have questions about
these comments.
:3. Roger Buffington of the Water/Wastewater Department stated
chat service in this area will be provided by the Fort Collins -
Loveland Water District and the Sour.h Fort Collins Sanitation
District.
4. Glen Schlueter of the Storrnwater Utility offered the following
comments:
a. The site is located in the Fossil Creek Drainage Basin, where
the development fee is $2,274 and subject to the runoff
coefficient reduction. The site: is in Inventory Grid #51J.
b. The Registry Ridge, 1st Filing drainage report and
construction plans designed the drainage system Cor this
site. However, the new rainfall criteria will need to be applied
to this site. Therefore, the detention pond may need to be
larger than originally designed -The necessary drainage.
report and construction plan update must be prepared by a
professional engineer registered in the State of Colorado.
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b. Street oversizing fees will apply .to this development. These
fees are based on vehicle trip generations for the proposed
land uses in the development plan. Please contact Matt
.Baker, at 224-6108, for detailed information on the fees.
C. All incomplete infrastructure along the streets in this overall
development must be completed with this filing of
development.
d. All required utility easements must be included on the
subdivision plat.
e. The proposed reduced width of the internal public streets,
from 30' to 24' and prohibiting parking on the street, will
not work and will not be supported.
• With the proposed duplex use the traffic could be more
intenae than multi-(amily as it is closer to a single
family detached use than multi -family. It is possible
that these duplexes, each unit with a 2-car garage, will
house larger families that have multiple cars. The
potential overflow parking will have to go somewhere..
By allowing public srreets at a reduced width that does
not allow parkin;, it is very possible that there would
be inadequate on -sire parking and the overflow
parking would potentially go to Bon Homme Richard
Drive. This street will be a collector without: parking
and the overflow parking could, therefore, go into the .
on -street bike lanes. Also, enforcement of no parking
on the reduced width 24' internal streets could become
an issue.
• Perhaps the largest issue with the reduced street
width, more than Poudre Fire Authority's concerns
about access and addressing, is not having parking on
the internal streets. The Transportation Planning
Department has, brought up numerous situations in
the past where an inadequate internal roadway
network (usually private drives) in multi -family
developments often causes parking to spill over onto
the adjacent public street network. Often times, the
parking spills onto a public street that has bike lanes
but no parking and, as a result, people who cannot
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b. Building envelopes for the duplex structures must be
delineated and described (scaled distances to property lines)
on the Site Plan.
C. 'Typical building elevations for the duplex structures must be
submitted with the Project Development (PUP) plans,
d. Landscaping, including street trees, must comply with
Section 3.2.1 of the LUC. A "typical" lot and building
foundation landscape plan could/should be provided.
c. For a project of this size (just over 8 ,acres) it will bc, best to
do a I -phase Landscape. Plan and indicate Lhis in the notes
on the plan.
f. flow is trash pick-up' going to occur in Lhis development?
Will there be central trash enclosures or curbside pick-up?
g. This development proposal must. comply with the applicable
General Development Standards as set forth in Article 3 of
the LUC.
h. This development proposal must comply with the Land Use
Standards and Development Standards as set forth in
Division 4.4 - LMN District of the LUC. Specifically, Section
4.4(D)(1) Density in the LMN - Low Density Mixed -Use
Neighborhood District of the LIJC sets fort.h the requirements
for the minimum and maximum densities on a development
plan.
Please contact ,Jenny, at 221-6760, if you have questions about
these comments.
2. Marc Vira t.a the Engineering Department offered the following
comments:
a. This parcel of land was/is not included in the any of the
previous Registry Ridge subdivision plats. Therefore, a.
subdivision plat for this property must be included as part of
the PDP submittal for this development request.
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CONCEPTUAL REVIEW STAFF CO(NINIENTS
City of Fort Collins
MEETING DATE: August 14, 2000
ITEM: Registry Ridge, 4th Filing -Duplex Resiclenlial
APPLICANT: VF Ripley Associates, Inc.
c/o Linda Ripley
CFO 1 West Mountain Avcnue, Suite 201
Fort Collins, CO 80521
LAND USE DATA:
Request for 46 duplex dwelling units (in 23 buildings) on 8.2 acres
located at. southwest. corner of Sowh Shields Street and Bon Homme
Richard Drive. The property is in the LINJN - Low Density Mixed -Use
Neighborhood Zoning District.
COMMENTS:
,Jenny NUCkols of the Zoning Department offered the following
00mmcnr.s:
a. The property is in the LMN - Low Density Mixed -Use
Neighborhood Zoning District in the City of Fort Collins Land
Use Codc (LUC).
• The proposed duplex residential use is permitted in
the. LMN District, and would be subject to an
administrative ('lope I) review and public hearing. If all
of the applicable standards in the LUC cannot be met,
then either an Alternative Compliance plan or a
Modification to a Standard requcst must be submitted
for review. A Modification to a Standard would "bump"
the development request to a Planning and Zoning
Board (Type II) review and public hearing.
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RUG-16-2000 11:29 97% P.02
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Citv of Fort Collins
Community Planning and Environmental Services
Current I'Liniiiii-,
August 15, 2000
VF Ripley Associates, Inc.
c/o Linda Ripley
401 West. Mountain Avenue, Suite 201
Fort Collins, CO 80521
Dcar Linda,
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Post -It` Fax Note 7671
Male
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For your information, attached is a copy of the Staffs comments
concerning the request for Registry Ridge, 4th Filing - Duplex
Residential, which was presented before I.he Conceptual Review Team
on August 14, 2000.
This is a request 1'()r 46 duplex dwelling units (in 23 buildings) on 8.2
acres located at southwest corner of South Shields Street and Bon
Hummc, Richard Drive. The property is in the LMN — Low Density Mixed -
Use Neighborhood Zoning Distri<:L.
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 221-6341.
Si cercly,
S*Oh,
Project Planner
cc: Cameron Gloss, Current Planning Director
St.ormwater Utility
Streets
File
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AUG-16-2000 11:29 9?% P.01
7. Transportation Planning Department
a. Noted
b. See traffic study
c. See site plan
d. See site plan
8. Parks Planning Department
9. Poudre Fire Authority
a. Noted
b. Noted
c. See site plan
d. Noted
e. Noted
f. Meeting was established on August 21, 2000, to discuss these issues.
10. Because staff was not in support of the 24' road width, they would not schedule a
meeting to discuss further options.
11. Noted
12. Noted
13. Noted
Sincerely,
achel Linder
Project Manager
VF Ripley Associates
September 8, 2000
Steve Olt
Project Planner
281 North College Ave.
Fort Collins, CO 80522
Dear Steve Olt,
The comments below address the issues raised at the Registry Ridge Fourth Filing
Conceptual Review meeting on August 14, 2000.
1. Zoning Department:
a. Type I review
b. See site plan
c. See architectural elevations
d. See landscape plan
e. See plant notes on landscape plan
f. There will be curbside trash pick-up.
g. See submittal
h. See submittal
2. Engineering Department
a. See plat
b. Street oversizing fees
c. All street infrastructure will be completed with this filing.
d. See plat
e. The internal street is at a width of thirty feet.
f. The internal street will be public therefore having a name and address will no
longer be an issue.
g. See utility plan
h. See traffic study
3. Water/Wastewater Department
4. Stormwater Utility
a. Noted
b. See engineering plans
c. See engineering plans
5. Light and Power Department
a. See utility plan
b. See landscape plan
c. Noted
6. Natural Resources Planner
a. Noted
b. Noted
c. See site plan
d. See landscape plan
e. No trash dumpsters