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HomeMy WebLinkAboutSTETSON CREEK, FIFTH FILING - PRELIMINARY - 16-89K - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (2)Commun�Planning and Environmental Soices Current Planning City of Fort Collins July 22, 1998 Cityscape Urban Design, Inc. c/o Kimberly Meyer 3555 Stanford Road, suite 105 Fort Collins, CO. 80525 Dear Kimberly, Staff has reviewed your documentation for the Townhomes at Stetson Creek (Fifth Filing), Project Development Plan (PDP) that were submitted to the City on June 15, 1998, and would like to offer the following comments: 1. This property is located at the northeast corner of Timberline Road and Stetson Creek Drive. It is in the LMN - Low Density Mixed Use Neighborhood Zoning District. Multi -family dwellings with 6 or less units per building are permitted in this District, subject to an administrative review (Type I) and public hearing for a decision. As defined in Section 4.4(1))(1)(a) of the Land Use Code (LUCK, the minimum net residential density shall be 5 dwelling units per acre of residential land. As defined in Section 4.4(D)(1)(b) of the LUC, the maximum gross residential density shall be 8 dwelling units per acre, except that any development plan that is a qualified affordable housing project containing 10 acres or less and located in the "Infill Area" of Fort Collins may be 12 dwelling units per gross acre of residential land. This proposal is for 102 townhome units (in 27 buildings with 2 to 5 dwelling units per building, each containing 2 bedrooms) on 13.40 gross acres, equaling 7.61 dwelling units per acre. 2. Jim Slagle of the Public Service Company offered the following comments: a. Note #2 says that there will be gas easements on both sides of all streets, but the subdivision plat does not show this and it should. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 b. Public Service Company has existing gas mains on the west side of Timberline Road and the north side of Stetson Creek Drive that need to be included in utility easements. C. Grant of Rights to Easements statement `E' on the subdivision plat should indicate that the City of Fort Collins serves electric to this project, not Public Service Company. Public Service has gas only. 3. Representatives of the Zoning Department offered the following comments: a. Referring to General Note 9 on the Site Plan, are these single family attached dwelling units or condominiums? b. Change the word "townhomes" to "single family attached" in the Land Use Breakdown on the Site Plan. The development can be called the Townhomes at Stetson Creek but there is no such term [townhome] in the City's LUC. To avoid confusion, the land use breakdown should at least reflect the proper term used by the City. C. On the subdivision plat you must show lot dimensions and square footages on each lot, as opposed to typicals. That saves additional steps in the City staff plan reviews. Also, eliminate the references to "B7837st", etc., from the lots on the plat. The City will not issue permits if this is not corrected! d. The landscape phasing must be reasonable. In other words, the phasing plan must include more than each (one) structure. Maybe a minimum of 8 structures, or so, in a phase is appropriate. e. Planting Note 9, regarding landscaping in the parkways, must still be tied to a separate phase with escrow/letter of credit required for release of certificates of occupancy if not complete. Please contact Peter or Gary at 221-6760 if you have questions about these comments. 4. A copy of the comments received from Susan Peterson of U.S. West is attached to this letter. 5. Ron Gonzales of the Poudre Fire Authority offered the following comments: a. REQUIRED ACCESS: Fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150' from fire apparatus access as measured by an approved route around the exterior of the building or facility. Any building not meeting this criteria shall be fire sprinkled. Any fire lanes shall be visible by painting and signage, and maintained unobstructed. A fire lane plan shall be submitted for approval prior to installation. b. WATER SUPPLY: Fire hydrants are required, with a maximum spacing of 600', along an approved roadway. Each hydrant must be capable of delivering 1,000 gallons of water per minute at a residual pressure of 20 pounds. Hydrants shall be of an approved type as defined by the water department and the fire department. No commercial building can be greater than 300' from a fire hydrant as measured from the building to the hydrant along the approved roadway. Fire hydrants are required down the back road from Units 63/64 west to Units 97/98. C. HAZARDOUS MATERIALS: Corrosives, flammable liquids, reactive, or toxic materials if used, stored, or handled on -site must have a Hazardous Materials Impact Analysis completed and supplied to the Planning Department and Poudre Fire Authority. d. PRIVATE DRIVE WIDTH: Due to the 20' width of the private drives, there shall be no parking allowed on both sides of these private drives. It is required that the drives be signed as such for visibility. Please contact Ron, at 221-6570, if you have questions about these comments. 6. Monica Moore of the Light & Power Department offered the following comments: a. Street lighting along dedicated roadways will be designed and installed by Light & Power. b. Developer has already contacted Light & Power. They will need to continue to work closely with Light & Power due to tight site conditions. Please contact Monica, at 221-6700, if you have questions about these comments. 7. Laurie D'Audney, the City's Utility Education Specialist relating to water conservation, stated that the final plans must include landscaping water requirement categories. LJ • 8. A copy of the comments received from Roger Buffington of the Water/Wastewater Department is attached to this letter. Additional comments can be found on red -lined plans that are being forwarded to the applicant. 9. A copy of the comments received from Basil Hamdan of the Stormwater Utility is attached to this letter. Additional comments can be found on the red -lined reports and plans that are being forwarded to the applicant. 10. A copy of the comments received from Sheri Wamhoff of the Engineering Department is attached to this letter. Additional comments can be found on red -lined plans that are being forwarded to the applicant. 11. Eric Bracke of the Traffic Operations Department stated that the Transportation Impact Study is adequate. He sees no problems with this development proposal. 12. Kathleen Reavis of the Transportation Planning Department stated that her comments are on a red -lined Site Plan that is being forwarded to the applicant. 13. A copy of the comments received from Sharon Getz of the Building Inspection Department is attached to this letter. 14. Robert Lopez of TCI of Fort Collins stated that TCI would like to be included in easement routes where they are now not included in easements `A' through `E'. This will allow better access for the TV cable tie in points and feeds to the units themselves. U.S. West and TCI want to have open joint trench options. 15. Kenneth Jackson of Police Services stated that Alder Creek Drive needs to be renamed because Alder Court already exists (in OakRidge). 16. Rick Richter of City Engineering Pavement stated that a final soils and pavement design report will be required at the time of construction. 17. GayLene Rossiter of Transfort stated that there is transit service planned for this area in the future with the City Plan. Please reserve a space for a transit stop Type `B' according to the Transit Design Standards & Guidelines manual. The space is to be reserved for future development when service is implemented. The location should be near Stetson Creek Drive in the section northeast of the intersection with Timberline Road. Direct pedestrian access between surrounding development and the transit stop must be provided. • • 18. Clark Mapes of the Advance Planning Department stated that the development plan is very good, exceeding the City's planning and design standards. The following comments and concerns were expressed at the weekly Staff Review on July 15, 1998: Engineering 19. The subdivision plat is very interesting, somewhat confusing, and very crowded. Work is needed on this plat. There is a significant amount of missing information that is needed. 20. The utility plans lack a lot of necessary information. The plans show only centerlines for the streets. Stormwater Utility 21. The detention pond is sized wrong. It is underestimating the needed detention for the site/area. 22. You need to show how this project's storm drainage plan is in compliance with the existing Stetson Creek drainage report and plan. 23. There are off -site stormwater flows from Timber Creek, First Filing (to the north) that impact this site. The Townhomes at Stetson Creek drainage report and plans do not show how this development will handle those flows. 24. There are no overflow swales planned in this development. 25. The grading plan is not adequate. Planning 26. Is emergency access to all of the buildings/dwelling units in this development adequate? Please contact Ron Gonzales of the Poudre Fire Authority to verify that they are comfortable with the proposed access into and through the site. 27. Access easements for the sidewalks that fall out of public rights -of way are needed. 28. There should be easements dedicated for public access on the private drives. 29. The site should be labeled "Townhomes at Stetson Creek" or "Stetson Creek, Fifth Filing" on the Context Diagram/Overall Site Plan. 30. The section of Madison Creek Drive that fronts the southeasterly portion of this development must be constructed at this time, with a temporary turnaround at the northerly end, possibly off -site on the Stetson Creek, Fourth Filing property. 31. Is the "small neighborhood park" (General Note 11 on the Site Plan) at the southeast corner of the development all of the area that is cross -hatched (including pool and active open space)? 32. There is an existing or proposed curb cut from Stetson Creek Drive into the property shown on the Site and Landscape Plans, adjacent to lots/homes 78- 82. Is this to remain or be eliminated? 33. Why is the 16' wide fire lanes on the private drives narrower than the proposed 20' wide paved section, and is it enough. Please verify this with the Poudre Fire Authority. 34. Building envelope dimensions and appropriate ties must be shown on the Site Plan. 35. Rear and end building elevations must be shown on the Building Elevations Plan. The final plan building elevations and information must be more detailed. 36. Please see red -lined Site Plan, Landscape Plan, and Building Elevations Plan that are being forwarded to the applicant. 37. A copy of the Revisions Routing Sheet is attached to this letter. Please resubmit the total number of revisions as indicated on this sheet. This completes the staff comments at this time. Additional comments will be forthcoming as they are received from City departments and outside reviewing agencies. Under the development review process and schedule there is no revision date mandated by the City. The time spent on revisions is up to the applicant. Upon receipt, the revisions will be routed to the appropriate City departments and outside reviewing agencies, with their comments due no later than the third weekly staff review meeting (Wednesday mornings) following receipt of the revisions. At this staff review meeting it will be determined if the project is ready to go to the Administrative Hearing Officer for a decision and, if so, will be scheduled for the nearest open date. • u Please return all drawings red -lined by City staff with submission of your revisions. You may contact me at 221-6750 if you have questions about these comments or would like to schedule a meeting to discuss them. Sincerely, Steve Olt Project Planner cc: Zoning/Peter Barnes Engineering/Sheri Wamhoff Stormwater/Basil Hamdan Water & Wastewater/Roger Buffington Transportation Planning/Kathleen Reavis Transfort/GayLene Rossiter Advance Planning/Clark Mapes The Writer Corporation Rocky Mountain Consultants, Inc. File No Text