HomeMy WebLinkAboutIMPALA VILLAGE PUD PRELIMINARY - 6 93 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS29. Please indicate handicap parking for the office building.
This concludes Staff comments at this time. In order to remain on
schedule for the March 22, 1993 Planning and Zoning Board hearing,
please note the following deadlines:
Plan revisions are due Thursday, March 4, 1993
P.M.T.Is, 10 prints, colored renderings are due March 15, 1993
Please feel free to call the Planning Department if you have any
questions or concerns about these comments.
sincerely:
/ 7.Z j4tOAJ,.
Ted Shepard
Senior Planner
xc: Sherry Albertson -Clark, Chief Planner
Kerrie Ashbeck, Civil Engineer
Encl.
the duplexes and which are four plexes. Also, please provide
a separate breakdown of parking spaces for the
office/maintenance and the units. The table should also
indicate that there will be 28 two bedroom units and 28 three
bedroom units.
19. Staff is concerned that the landscape plan indicates that
fencing will be a combination existing fencing and new tree
and shrub planting. It is not clear what is meant by existing
fencing. Where does this occur and what condition is it in?
Based on the input at the neighborhood meeting, the fencing
along the easterly property line will be very important for
neighborhood compatibility. This area should be treated with
new fencing. Please provide a detail as to how fencing will
be designed along the east property line.
20. The landscape plan does not pick up the path in the northwest
corner that connects over to Poudre High School.
21. The landscape plan should indicate which existing trees will
be removed.
22. The landscape plan should emphasize more thorough screening
along the common property line with Poudre High School. This
area is the parking lot and tennis courts and will require
more reliance on evergreens than is presently shown on the
plan.
23. The landscape plan should be labeled sheet 2 of 3.
24. The architectural elevations should add more information to
show where the front door of the units are. Since the floor
plan indicates that there are multiple entries on different
sides, it would help to see where these entries occur on the
various elevations, even if they are side -mounted. It would
also be helpful to label the boiler rooms and the boiler room
entries, if they occur on the elevations.
25. Are there any architectural concepts for the office and
maintenance facility? If so, please include these on the
architectural sheet. •If not, please indicate that these plans
will be reviewed at the time that phase comes in for Final
P.U.D.
26. The architectural sheet should be labeled sheet 3 of 3.
27. A Business Services Point Chart should be submitted for the
office and maintenance area.
28. At the time of Final P.U.D., Staff will need the specification
sheets for the exterior, off-street lighting of the parking
areas. These fixtures should be low height (to match the
public street lights) and designed to minimize glare (high
pressure sodium).
F. The site plan should indicate that storage of boats,
trailers, snowmobiles, campers, or R.V.'s will not be
allowed in this P.U.D.
G. Has there been any consideration for bicycle parking?
Since there will be no garages, where will bikes be
parked? Bike racks should be provided for both the units
and the office and maintenance area.
12. Staff is concerned about the potential for the cul-de-sacs to
become areas of haphazard parking. Parking in cul-de-sacs can
vary from parallel to diagonal to head -in parking. Also, the
24 foot wide drive aisles on the north end are more attractive
to the units than the parking lot. In order to preserve the
turnaround for fire equipment, and to provide more parking
with better distribution, Staff suggests that the cul-de-sacs
be redesigned so that they become circular parking areas.
Attached please find some sketches that place parking stalls
in the middle of a re -designed cul-de-sac that still allows
the necessary turn -around. These areas can be landscaped to
provide clear separation from the parking stalls and travel
lanes. In addition, these elongated cul-de-sacs can bring the
buildings into compliance with the 150 fire access
requirements.
In general, the parking needs for this project must be
carefully investigated so that the numbers are appropriate and
the distribution allows logical parking to each of the units.
This may mean significant re -design of the layout. Parking on
the street should be kept to a minimum and available for
guests.
13. A sidewalk should be constructed on the western edge of office
and maintenance and detention parcel along Impala circle so
that it connects on both the north and south.
14., The site plan should indicate sidewalks from the parking areas
to the units, and from the units to the public walk along Hope
Lane.
15. The path connection out to Mulberry should be seven feet wide
to allow for two way traffic, bikes, and pedestrians.
16. The front building setback from the street should be indicated
on the plan.
17. Please indicate if the units will be served by trash dumpsters
or will trash be put out by individual units? If dumpsters
will be used, they must be located on the site plan, and
screened accordingly.
18. The site data table should be provide more information tied to
the plan. For example, please indicate which buildings are
0
8. The Planning Objectives indicate that the project could be
built in three phases. The Preliminary P.U.D. should indicate
these phase lines on the map. Also, it may be helpful in the
future to list "Day Care" and "Community Room" as alternative
uses to the office and maintenance shop.
9. Points are taken for proximity to a Transfort bus stop.
Please indicate on the plan the location of this stop. Does
the path leading out to Mulberry connect to the bus stop?
10. Staff is concerned about parking numbers and distribution.
First, the number of parking spaces does not meet the Zoning
Code requirement. Parking must be provided as follows:
1.75 spaces per two -bedroom unit
2.00 spaces per three -bedroom unit
With 28 two -bedroom units (49 spaces) and 28 three -bedroom
units (56 spaces) a total of 105 spaces are needed. The
P.U.D. indicates there are only 93 spaces. The plan should
support 105 spaces unless evidence can be presented that
Housing Authority tenants are sufficiently different so as to
warrant less parking. The P.U.D. process should not be used
to find relief from the Zoning Code.
11. Second, Staff is concerned about the distribution of parking
spaces. Without proper distribution, there ends up being too
much parking on the street and some parking lots are
overutilized while some are underutilized. Our research of
multi -family housing has found that there is a very strong
tendency to park as close to the front door of the units as
possible.
As a result, Staff has the following comments:
A. The number of stalls per parking by should be indicated
on the plan.
B. Parking stalls should be dimensioned on the plan. Stall
lengths can be.17 feet if there is a minimum of two feet
for vehicle overhang.
C. The plan should include sidewalks from the parking bay to
the front door of the units.
D. It is not clear if the 14 parking spaces south of the
office and maintenance facility are counted toward the
total of 93 spaces. These spaces do not serve the units
and cannot be counted toward satisfying the parking ratio
requirements.
E. For buildings 1, 12, 13, and 14, the parking is remote
and does not relate to the front doors of the units.
i
Comm ty Planning and Environmenta, :rvices
Planning Department
City of Fort Collins
February 24, 1993
Mr. Dick Rutherford
Stewart and Associates
103 South Meldrum Street
Fort Collins, CO 80521
Dear Dick:
Staff has reviewed the request for Preliminary P.U.D. for Impala
Village. The following comments are offered:
1. The Poudre Fire Authority cautions that buildings 5, 8, 91 10,
11, and 14 are slightly out of compliance with the 150 foot
access distance. Buildings 3 and 4 are substantially beyond
the 150 foot access distance.
2. At the time of Final, a one lot plat should be submitted for
review. This plat should indicate all the existing and
proposed utility easements.
3. Columbine Cablevision requests that the project be wired in
the a "Home Run Cable System" with cable that meets standards.
Easements for this system must be provided.
4. The overhead electric lines on the west and north property
lines will remain for now but are scheduled to be placed
underground within the next five years. Easements should be
provided for this future underground installation.
5. At the time of the final landscape plan, the street trees on
Hope Lane must be setback from the underground gas line by a
minimum of four feet of horizontal separation.
6. Public Service Company requests that parking areas not be
paved until the gas system is installed. Otherwise, sleeves
must be provided across all paved area at the locations
determined by Public Service Company.
7. It is suggested that the Parks and Rec irrigation lateral be
relocated (at the developer's expense) over to the southerly
property line.. In addition, buildings should be kept a
minimum of 10 feet away from this lateral. The lateral should
be placed within an easement on the plat for future
maintenance. Also, landscaping should not be planted directly
over the lateral.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-67/ 50