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HomeMy WebLinkAboutLINCOLN PARK (FORMERLY LINCOLN MIXED-USE PDP), 1110 E. LINCOLN - PDP - 40-94G - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS (5)(Attachment to our July 11, 2006 response to City March 20, 2006 Comments regarding the Lincoln Park Project) triangular out -lot of vacant land zoned Industrial (1) immediately to the east. I. LUC purpose is to foster a more rational pattern of relationship among residential, business and industrial uses. LUC 1.2.2 (K). The operative word here is `rational'. As a resident in a beautifully planned 165 unit residential neighborhood with open space, private parks, pool, play areas, very low traffic, pedestrians, and children on bicycles, it is unreasonable and unsafe to have public or private points of ingress or egress to and from your residential neighborhood and an adjacent industrial zone use area. And as an industrial area business, it is unreasonable, unnecessary and unsafe to have points of ingress and egress to and from your rear storage and operations areas through an adjacent residential neighborhood. II. The first landscape standard, which the LUC lists in LUC 3.2.1(E) Landscape Standards, is about buffering between incompatible uses and activities. Clearly, this is an important LUC goal. This is reaffirmed by the landscape buffering techniques that are enumerated for the incompatible adjacent use including wide landscape buffer; separation and screening by planting dense stands of evergreens and other trees; vertical landscape elements, fences and walls, and land berms. III. The LUC clearly recognizes the incompatibility of industrial uses with residential uses, especially adjacent residential neighborhoods. "Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses." LUC 4.23(A). And accordingly, the LUC requires that outside activities and storage related to industrial and commercial uses must be completely screened from view from adjacent residential areas and also that an 80 foot wide landscape buffer must be provided by an industrial use adjacent to a residential neighborhood. LUC 4.23(E)(3)(a) IV. A logical point of private drive access for the 1.3 acres east out -lot is the center point of its frontage on the realigned Lincoln/International Street. This center point is approximately 360 feet distant respectively from both Santiago Lane (southeast Lincoln Park entrance) and Duff Drive. Because of the small size of this out -lot, the only reasonable method of access is by private drive. We are amenable to granting the necessary line -of -sight easement such property owner will need from us. VII. Independent of all of the foregoing, common sense clearly requires that if this small 1.3 acre inefficient triangular -shaped parcel is to be successfully developed, it will be with access by a single private drive, not by dedication of public right-of-ways which would absorb most of the usable net acreage. In conclusion, we believe that when the LUC provisions as outlined above are all considered, it is clear (a) that ingress and egress between the Lincoln Park Project and the land adjacent vacant 1.3 acre industrial zones should not be provided, and (b) that the Lincoln Park Project as submitted, is in compliance with LUC 3.6.3 Street Pattern Connectivity Standards and all other LUC provisions. V. Regarding Street Pattern Connectively Standards. A. The Lincoln Park local street system is designed to assure efficiency, convenience, and most of all safety for all modes of travel, and provide points of access to three adjacent arterials, consistent with the Purpose of this LUC section. B. Also the General Standard, in this section, specifies that local streets must provide for inter -neighborhood connections to knit developments together. The operative words here are neighborhood and "knit together". Neighborhoods by definition are "people living near one another" and "a section lived in by neighbors and usually having distinguishing characteristics". In other words, neighborhoods are residential only and inter -neighborhood connections occur onlybetween such residential neighborhoods. The LUC's purpose is clear about this, and it makes sense when it speaks about knitting neighborhoods/developments together. It would be a gross misinterpretation of these LUC provisions, particularly in the context of the relevant LUC provisions described above, to interpret industrial zoned ground as potentially a neighborhood within the meaning of this provision or to believe that the intention was to knit industrial areas together with residential areas. LUC 3.6.3(B) C. The existing and planned street lay out provide all the local and arterial street access required for both the Lincoln Park project and the out -lot. This goal is fully achieved without imposing any additional right-of-way or access requirements on the out -lot. LUC 3.6.3(E) D. The LUC provision regarding connections to and from developable parcels does not apply here. The purpose of this LUC provision was not to force a residential use to be knitted together with an incompatible industrial use and therefore, it simply does not . apply. E. However, it also should be noted that (a) the Lincoln Park Residential Project only abuts the adjacent industrial out -lot for the length of 595 feet, and (b) that the out -lot has public street access immediately at the north and south points of such adjacency (Lincoln/International and Duff-Lincoln/International intersections). F. In addition the LUC provides that connections through/to adjacent properties should not be made when they will probably be used for shortcuts, for example the users of the adjacent property to east cutting through our residential project to gain access to a street more quickly and conveniently than using their primary access. Use of Lincoln Park's right-of-ways and private drives for shortcuts to a street will certainly be the case. When traffic increases on Lincoln/International and it is difficult to make a left turn to get out onto Lincoln/International, a major arterial planned high volumes of traffic, users of the adjacent property will cut through Lincoln Park and take a left turn on Duff Drive as an alternative. VI. The access question has been reviewed with the Poudre Valley Fire Authority (PVFA). With proper designation of fire lanes; a single point of access meets the PVFA's emergency access requirements. Number: 5 Complied with. Number: 6 Complied with. Number: 7 Complied with. Number: 9 Complied with. We very much appreciate your assistance in getting this project to the finish line. Best Regards. Sincerely, Jo routy JP/sw Number: 63 Complied with. Number: 65 Complied with/to be complied with. Number: 66 Complied with. Number: 68 Complied with. Number: 72 Complied with. Number: 74 Irrigation tap are shows. Please note irrigation for landscaping adjacent/surrounding individual buildings will be provided by respective buildings. Number: 75 Yes. Number: 76 Will be complied with. Number: 77 Will be complied with. Number: 80 Complied with. Number: 82 Complied with. Number: 85 Complied with. Number: 86 Complied with. Number: 87 Complied with. Number: 88 Complied with Number: 79 Complied with. Number: 93 1. Flood Plain Waiver form will be returned to Marsha. 2. Complied with. 3. Complied with. Number: 97 Complied with Number: 73 Complied with. Number: 94 In light of the fact that the storm drainage pipe is very shallow and the fact that its increase of the size of the easement to 20 feet would adversely impact the project and cause the loss of building/units, we understand that the existing 10 foot storm sewer easement will be satisfactory. Number: 64 Necessary easements for water mains will be provided across Tracts A and B. Number: 67 Complied with. Number: 71 Being provided. Number: 70 Complied with. Plan adjusted to eliminate wall adjacent to bank property and replace same with a landscaped area. Number: 69 Waterline and storm sewer pipes locations/resolution of conflicts have been addressed, and can be addressed further in the utility coordination meeting after the hearing. Number: 95 Complied with. Number: 61 Complied with. Number: 62 Complied with. Complied with. Number: 100 To be complied with. Number: 105 We will provide private drive access (connectivity to our private drive) for the small northwest out -lot created by the realignment of Vine and Duff and will provide a rollover curb at the point of access. No access will be provided until such time. With regard to the question of providing a point of ingress and egress between Lincoln Park Residential Project (MMN) and the adjacent industrial (1) parcel, please see attachment. Number: 106 We will continue with two distinct street names. Number: 112 To be complied with. Number: 10 Complied with. Number: 107 Tract will be owned and maintained by the HOA and are designated as per the plat. Number: 1 Will be coordinated. Number: 2 Utility coordination meeting will be scheduled after the hearing. Number: 4 Complied with. Number: 60 Complied with. Number: 96 This is matter is being addressed by Matt Delich. Number: 78 Complied with. Number: 101 Complied with. See PFA memo enclosed. See enclosed memo from Splash Pool regarding swimming pool chemicals. Number: 102 Complied with. Number: 104 Being complied with. Number: 103 Complied with. Number: 11 Will be complied with. Number: 16 Complied with Number: 27 Resolved. Number: 99 Complied with. Site distance easement will not be needed in the interim condition. Number: 108 Complied with. Number: 109 Complied with. Number: 110 Complied with. Number: 111 Complied with. Number: 26 Utility coordination meeting took place on May 17, 2006, all matters discussed will be addressed. Number: 54 We will install trees in the interim construction phase to avoid the cost of relocating them later. Number 98: July 11, 2006 Cameron Gloss Planning Director P. O. Box 580 281 North College Fort Collins, CO 80522 Re: Lincoln Project/Response to 3/20/06 Comments Dear Cameron: This is no longer a mixed use project as the office portion has been eliminated. It is now all residential and therefore a Type I administrative hearing. In response to the comments: Number: 83 These buildings are for small modestly -priced condos with no garages. Patios and decks are adequate for this product type. The square footage is more valuable within the unit. Number: 84 Complied with. Number: 89 Complied with to extent possible given the parameters of fire lane to the east and storm detention to the west. Number: 90 Complied with. Number: 91 See Supra. Number: 92 Complied with.