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Home My WebLink AboutGATEWAY AT PROSPECT AMENDED ODP / ADDITION OF PERMITTED USE - ODP160001 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (4)• Fort Collins � • Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Coliins. CO 80522 970.221.6750 970.224.6134 - fax fcgov. com,�de velopmentreview September 02, 2016 Kristin Turner TB GROUP 444 MOUNTAIN AVE Berthoud, CO 80513 RE: Gateway at Prospect ODP/APU (Addition of Permitted Use), ODP160001, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summarv: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mraqasa@fcgov.com Topic: General Comment Number: 2 Comment Originated: 05/25/2016 OS/30/2016: Per CDOT, they prefer all movements along the Frontage Road to be Right-in/Right-outs. Please contact CDOT with any questions regarding this request. 05/25/2016: More discussion is needed with CDOT to determine if the Right-in/Right-Out movement on the frontage road will be allowed. Comment Number: 4 Comment Originated: 08/30/2016 08/30/2016: The APU Exhibit 1 shows ROW for the collector road as 66'. A minor collector with parking is 76' ROW, which is what the ODP is showing. In either case, the ODP should not list an actual width, in the case the ROW width for that street classification changes. � • Department: Light And Power Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com Topic: General • Comment Number: 1 Comment Originated: 05/09/2016 05/09/2016: New development and system modification charges may apply. A link to our online electric fee estimator is below. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees/electric-development-fee-estimator?id=3 Comment Number: 2 Comment Originated: 05/09/2016 05/09/2016: Contact Light and Power Engineering to coordinate the transformer and electric meter locations. Please show these locations on the utility plans. Transformers need to have an 8' frontal and 3' side/rear clearance. It also has to be 10' within a drivable surface and cannot be located under the drip zone of any trees. Please reference our Electric Construction, Policies Practices & Procedures to ensure requirements and policies are met. http://www.fcgov.com/utilities/business/builders-and-developers Comment Number: 3 Comment Originated: 05/09/2016 05/09/2016: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Comment Number: 4 Comment Originated: 05/09/2016 05/09/2016: Power is available along the frontage road. Comment Number: 5 Comment Originated: 08/31/2016 08/31/2016: City street lighting will have to be installed along public streets. A 40 feet separation on both sides of the light is required between shaded trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Department: Park Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 3 Comment Originated: 05/25/2016 05/25/2016: The development should provide trail connections through the development to the existing homes to the west. Carried Over: Please add a note to the O.D.P. that states multiple spurs will be provided from the future development to the regional trail and indicated at the time of submittal for a Project Development Plan on a per phase basis. Comment Number: 4 Comment Originated: 05/25/2016 05/25/2016: Trail connectivity to the city park is desirable. Carried Over: Please indicate, by note if necessary, that the public neighborhood park will be connected to the regional trail. 2 • Department: PFA Contact: Jim Lynxwiler, 970-416-2869, i�vnxwiler@poudre-fire.orq Topic: General Comment Number: 10 08/30/2016: REMOTENESS � Comment Originated: 08/30/2016 The fire marshal has concerns that one of the only two planned access points into the area is affected by a proposed floodway. There are secondary concerns over the limited separation distance between the two access points. This condition may be overcome with increased connectivity to surrounding areas as the overall site develops, but it is currently unclear where that potential lies with the connection to E Locust no longer being proposed. Code language provided below. > IFC D104.3 & D107.2: Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 10 Comment Originated: 05/25/2016 05/25/2016: The O.D.P. should make a stronger effort to connect the multi-family area to both the residential neighborhood, the public park and the commercial area, especially the future convenience center. Please explore providing an off-street bike/ped path that connects the multi-family to the neighborhood park. Otherwise, the multi-family area becomes an isolated pod. Carried Over: Since the initial submittal, the parties have met with Parks Planning regarding the future Boxelder Regional Trail. Please indicate the extent to which the A.P.U. parcel will be connected to this Regional Trail. And, Please clearly label the Boxelder Regional Trail (as a conceptual alignment). Comment Number: 16 Comment Originated: 05/25/2016 05/25/2016:Since the site exceeds 40 acres, the L-M-N zone requires the following: Section 4.5(D)(3) - Neighborhood Centers. Access to Neighborhood Center. At least ninety (90) percent of the dwellings in all development projects greater than forty (40) acres shall be located within three thousand nine hundred sixty (3,960) feet (three-quarter [3/a] mile) of either a neighborhood center contained within the project, or an existing neighborhood center located in an adjacent development, or an existing or planned Neighborhood Commercial District commercial project, which distance shall be measured along street frontage, and without crossing an arterial street. Neighborhood centers shall meet the requirements contained in subparagraphs (b) through (e) below. 3 • • Please indicate the location of the L-M-N neighborhood center and demonstrate how it is functionally integrated into the larger neighborhood. Carried Over: If the intention is to satisfy the L-M-N neighborhood on a parcel that is not zoned L-M-N, please either graphically indicate or state by note (or both) that such a center will be within three-quarter of one mile of 90% of the homes in L-M-N. You may also want to indicate the proximity to the homes in the U-E as well. Comment Number: 20 Comment Originated: 05/25/2016 05/25/2016: Sheet One needs a title block and must indicate that the O.D.P. is an amendment of Interstate Lands Master Plan. Carried Over: The O.D.P. can still be called Gateway at Prospect. The title just needs to be supplemented (sub-titled) as an Amendment to Interstate Lands O.D.P., just like we title replats with new names. Comment Number: 24 Comment Originated: 06/17/2016 06/17/2016: 1. As proposed, the request is essentially to add a portion of an apartment complex, at a certain level of intensity, in the L-M-N zone. Staff needs to have more specific data than provided on the O.D.P. We need to know the extent, the data, the numbers of buildings, units, acreage within the L-M-N portion of the multi-family project so we can see how the L-M-N is being impacted, and how this compares/contrasts to the L-M-N maximum allowances. For example, how much of the complex is in each zone in terms of acreage, buildings and dwelling units? It would also be helpful to know which zone the clubhouse/amenity area is in. Perhaps the multi-family site plan can include the zone district line. Carried Over: On sheet 2, there are portions of Parcel k, zoned E, that are labeled as APU Parcel. Please delete this reference as the APU applies only to Parcel j which is zoned L-M-N. Comment Number: 28 Comment Originated: 06/17/2016 06/17/2016: 4. Please clarify the size and density of the apartment complex parcel. Is it 20.8 or 12.4? How do you derive 12.4 from 20.8? In determining the density, are you following the requirements of Section 3.8.18 - Residential Density Calculations? Carried Over: I estimate the density to be 16.45 d.u./gross acre on the L-M-N portion of the multi-family project. Need to clarify. Comment Number: 33 Comment Originated: 06/17/2016 06/17/2016: 9. Regarding impact mitigation, this criterion deals with the relationship between Boxelder Estates and the A.P.U. Please describe the character of Boxelder Estates. When was it platted? What is the County zoning? What is the range of lot sizes? Are the streets gravel or paved or a combination? Are there agricultural activities? About how old are the houses (+/-)? Please go into detail about their purchase of the strip of land to form their own buffer (size, shape, location) and how this precludes streets and traffic from accessing their neighborhood. 4 • Carried Over: It• Id interestin to note if there are any a ricultural activities in 9 9 Boxelder Estates (or any properties along the western edge). For example, are there any fields under cultivation? Are large animals being fed or grazed? Is there a dairy farm? Are there any barns or large out-buildings that house typical agricultural activities? Comment Number: 38 Comment Originated: 06/17/2016 06/17/2016: 14. Staff emphasizes that the application for an A.P.U. carries the burden of demonstrating that the proposed use will perform at a high level. Under Section 1.3.4(A), the Purpose Statement provides the following guidance: °°under this process, the applicant may submit a plan that does not conform to the zoning, with the understanding that such plan will be subject to a heightened level of review, with close attention being paid to compatibility and impact mitigation." Carried Over: See redlined narrative. Comment Number: 47 Comment Originated: 06/17/2016 06/17/2016 For the buildings that directly face Boxelder Estates, the applicant is encouraged to increase the front (street-facing) setback, and lower the profile of these buildings from three to two stories, or at least lower the ends of the building to two stories while retaining a three story central core. Staff recommends that the applicant commit to the use of masonry, such as brick or stone, for at least the first floor, and in other accent areas, in order to establish a level of quality that justifies the A.P.U. in the L-M-N zone district. Carried Over: Has the applicant considered lowering the height of the most northwest building due to its proximity to the existing house to the west? Comment Number: 49 Comment Originated: 06/17/2016 06/17/2016: 17. The A.P.U. parameters will need to be specifically noted on a plan sheet in order for future potential developers to be fully informed of the requirements that allow multi-family development, at the proposed intensity measures, to be allowed in the L-M-N zone district. Carried Over: Let's discuss the format and graphics on how best to depict and explain the various A.P.U. parameters. Comment Number: 50 Comment Originated: 08/31/2016 08/31/2016: Per Section 3.6.5, please indicate a Transit Stop location on Parcel k along Prospect Road Comment Number: 51 Comment Originated: 08/31/2016 08/31/2016: Please label the Boxelder Regional Trail. Also, please indicate a spur(s) to this trail from the A.P.U. Parcel j. Comment Number: 52 Comment Originated: 08/31/2016 5 • • OS/31/2016: Is the north-south street on the west edge of Parcels f and j a collector street? If so, pfease label accordingly and note that this would be a Minor Collector (R-O-W varies) which allows on-street parking. Comment Number: 53 Comment Originated: 08/31/2016 08/31/2016: As we have discussed, the site is somewhat isolated relative to the balance of the City due to existing development, Poudre River floodplain and natural areas (Prospect Ponds). In order to provide a better connection to the west, staff recommends that a sidewalk be constructed between the project and the intersection of Prospect and Summitview. This will allow a connection to the existing sidewalk along Prospect Road that ties back to the west and the Poudre River trail. Comment Number: 54 Comment Originated: 08/31/2016 08/31/2016: Has the applicant explored any possibilities to work with Boxelder Estates to enhance their private buffer? Perhaps with irrigation supplied by the project, enhanced landscaping could be provided in this area? Comment Number: 55 Comment Originated: 08/31/2016 OS/31/2016The APU analysis with the four neighborhoods is very good (Exhibit 2). Staff recommends that it could be further supplemented by showing a contrast with neighborhood(s) that do not include a multi-family component. For example, perhaps the point could be made that a subdivision like Maple Hill, which was approved as a City Plan L-M-N project, lacks the housing choice and diversity evidenced by four examples and Gateway at Prospect. Since Maple Hill was developed, we have received feedback that it lacks the range of housing for a variety of income levels that are found in subject project and the four examples. : Department: Technical Services Contact: Jeff County, 970-221-6588, jcountvCfcqov.com Topic: General Comment Number: 7 Comment Originated: 08/30/2016 08/30/2016: DIMENSION EXHIBIT: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Topic: Site Plan Comment Number: 1 Comment Originated: 05/25/2016 08/30/2016: ODP: Is this going to be called Gateway At Prospect or Interstate Land? Choose a name, and change all titles to match. 05/25/2016: ODP: This is not amending the "Gateway At Prospect" ODP. If the title is not changed, please add "Amending Interstate Land ODP" to the title. Comment Number: 2 Comment Originated: 05/25/2016 08/30/2016: ODP: Is this going to be called Gateway At Prospect or Interstate Land? Choose a name, and change all titles to match. 05/25/2016: ODP: We suggest adding a larger title to the top of the sheets. Department: Traffic Operation C� + , . � Contact: Martina Wilkinson, 970-221-6887, Topic: General Comment Number: 1 � Comment Originated: 05/27/2016 05/27/2016: The TIS has been reviewed and provides a good starting point for further discussions. We are awaiting CDOT review and once complete, will coordinate a meeting to discuss further. Comment Number: 2 Comment Originated: 05/27/2016 8/30/16: Please note that the ODP Master Traffic Study identified numerous needed improvements. The timing for these improvements will be will be identified through subsequent detailed traffic studies for each phase. 05/27/2016: The TIS lists'future' geometry, but doesn't clearly indicate what improvements the development should expect to install with each (or at least the first) phase. Comment Number: 3 Comment Originated: 05/27/2016 05/27/2016: Please check the analysis and Level of Service of the Frontage Road/Prospect intersection. The TIS reflects a LOS A, when in reality that intersection creates up to a 1/2 mile EB queue almost daily. Comment Number: 4 Comment Originated: 05/27/2016 05/27/2016: The collector level internal street network would be helpful to discuss a bit more, and identify the classification (and cross section) expected with the road network. Department: Water-Wastewater Engineering Contact: Ted Shepard, 970-221-6343, tshepard@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/27/2016 The site will be served water by Elco. Please contact Mike Scheid, 493-2044 for further information. The will be served sewer by Boxelder. Please contact Brenda Price, 498-0604 for further information. mwilkinson@fcqov.com �