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HomeMy WebLinkAboutFORT COLLINS VOLUNTEERS OF AMERICA, ELDERLY HOUSING - PDP - 14-01 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW11. This development request will be subject to the Development Review Fee Schedule that is available in the Current Planning Department office. The fees are due at the time of submittal of the required documents for the Project Development Plan and Final Compliance phases of development review by City staff and affected outside reviewing agencies. 12. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Article 4. [Zoning] Districts. i This development request must comply with the requirements set forth in Section 3.6.6 of the LUC. Please contact Ron, at 221-6570, if you have questions about these comments. 9• Mark Jackson of the Transportation Planning Department offered the following comments: a• A Transportation Impact Study (TIS) is required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224- 6062, and Kathleen Reavis of the Transportation Planning Department, at 224-6140, to determine what information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. b.. Please contact GayLene Rossiter of Transfort for information about transit services and what the needs are regarding this development proposal. She can be reached at 224-6195. C. The internal pedestrian circulation will be an important part of this development proposal. d• Bicycle and pedestrian improvements along West Horsetooth Road will be necessary. Please contact Mark, at 416-2029, if you have questions about these comments. 10. Peter Wray of the Advance Planning Department offered the following comments: a• How will the building access to the proposed private drive satisfy the requirements set forth in Section 3.5.2(C) of the LUC? b. It is very important that good, convenient pedestrian between and into the buildings is provided. Please contact Peter, at 221-6754, if you have questions about these comments. e• Please use native plant materials and grasses, as possible and reasonable, in this development. Minimize the use of bluegrass. f• The trash enclosures should be designed and constructed to be large enough to include a recycling container. Please contact Kim Kreimeyer, the City's Natural Resources Planner, if you have questions about these comments and/or for additional information regarding your development request. She can be reached at 221-6641. 7. Allison Brady of the Parks Planning Department stated that this development would be subject to both the neighborhood and community parkland fees. The fees are assessed for each dwelling unit and they are based on the square footage of an individual dwelling unit. $• 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. All buildings out of emergency access must be fire sprinklered. d• All buildings must be within 660' of a single point of access or they are out of access. e• A fire hydrant must be within 300' of all buildings. f• Fire flows of 1,500 gallons per minute at a residual pressure of 20 pounds per square inch must be provided. 9. All turning radii must provide a 25' inside radius and a 50' outside radius for emergency purposes. h• This development request will be subject to the 1997 Fire Code. 5. Glen Schlueter of the Stormwater Utility offered the following comments: a. The site is in the Foothills Basin, where the new development fee is $6,525 per acre subject to the runoff coefficient reduction. b. On -site storm water detention is required. C. Water quality extended detention is required to treat the runoff. d. The standard drainage plans, erosion control reports, and construction plans are required and they must be prepared by a professional engineer registered in the State of Colorado. e. Please reference the Westfield Park PUD drainage report. This is the development to the west, across the Pleasant Valley & Lake Canal. Please contact Glen, at 224-6065, if you have questions about these comments. 6. Susie Gordon of the Natural Resources Department offered the following comments: a. A Fugitive Dust Control Permit for this proposed development is required and it will be issued by the Larimer County Environmental Health Department. Please contact them directly. b. If there are prairie dogs on the site they must be relocated or humanely eradicated before any construction begins. C. The facility must maintain a buffer from the top of bank of the Pleasant Valley & Lake Canal. d. The limits of development must be shown on all the development plans. e. The necessary utility easements must be provided and dedicated. f. A utility coordination meeting should be held very early in the development review process. The City's Engineering Department will schedule this meeting. Please contact Monica, at 224-6150, if you have questions about these comments. 4. Roger Buffington of the Water/Wastewater Department offered the following comments: a. There is an existing 16" water main in the nor h � of West Horsetooth Road and an existing District water main in Horsetooth Road. This property could be responsible for a repay for the 16" water line and the Warren Trunk line. b. The water main for this development should be looped through and back into adjacent development. C. There is an existing 8" sanitary sewer main on the west edge of the property, west of the Pleasant Valley & Lake Canal. d. The necessary utility easements must be provided and dedicated. e. The City's water conservation standards for landscaping and irrigation systems will apply to this site. Information on these standards can be obtained at the Water Department and the Current Planning Department. f. Plant investment fees and water rights will apply to this development and they will be due at time of issuance of building permits. g. A utility coordination meeting should be held very early in the development review process. The City's Engineering Department will schedule this meeting. Please contact Roger, at 221-6854, if you have questions about these comments. C. The property needs to be subdivided and platted concurrent with a development request. d. There must be a total of 57.5' of street right-of-way (ROW) south of the centerline of West Horsetooth Road. Additional ROW for the street and the necessary easements along the street must be dedicated with this development proposal. e. There may be some off -site street improvements associated with this development. This will be determined by the TIS. f. The City prefers that the access roadway for this development be a public street, not a private street or drive. g. If the roadway is a private drive then there are standards set forth in Section 3.6.2(L) of the LUC. h. The standard utility plan submittal requirements will apply. i. A Development Construction Permit must be issued by the Engineering Department as the last step in the development review process. Please contact Mark, at 221-6750, if you have questions about these comments. 3. Monica Moore of the Light & Power Department offered the following comments: a. There is existing overhead City service to the farmhouse. This service would have to be undergrounded and the undergrounding would be the responsibility of the developer. b. A C-1 Commercial Form must be filled out for the community building to help determine its power needs. C. The community building would be billed at a commercial rate, the rest of the development would be billed at a residential rate. d. The normal electric development charges will apply to this project. b. The proposal would provide a total of 63 parking spaces for the 56 1-bedroom units. The parking requirements as set forth in the LUC are 1.5 spaces per each 1-bedroom dwelling unit, or a total of 84 spaces. Therefore, a modification of this standard would be necessary, making the request a Planning and Zoning Board (Type II) review.. C. Bicycle parking, at least 1 rack per building, must be provided. d. Bicycle and pedestrian connections between this property and surrounding properties must be provided. e. At least 3 to 4 trash enclosures spaced throughout the development will be necessary. f. This development proposal must comply with the applicable General Development Standards as set forth in Article 3 of the LUC. g. 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. Please contact Jenny, at 221-6760, if you have questions about these comments. 2. Mark McCallum of the Engineering Department offered the following comments: a. A Transportation Impact Study (TIS) is required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224- 6062, and Kathleen Reavis of the Transportation Planning Department, at 224-6140, to determine what information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. b. Street oversizing fees will apply to this development. The fees will be collected at the time of issuance of building permits. These fees are based on vehicle trip generations by the development. Please contact Matt Baker, at 224-6108, for detailed information on the fees. s CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins MEETING DATE: April 3, 2000 ITEM: Volunteers of America — affordable housing project APPLICANT: TSP c/o Jennifer CM Thong 8751 .East Hampden Avenue, Suite A-1 Denver, CO 80231 LAND USE DATA: Request for an affordable, elderly housing multi -family residential development. The proposal contains 56 dwelling units on 8.69 acres. The property is located on the south side of West Horsetooth Road approximately 1,500' west of South Shields Street. The existing Skyline Acres large lot single family residential neighborhood is adjacent to the east and the existing & still developing Westfield Park single family residential neighborhood is adjacent to the west. The Mountain Ridge Farm PUD is to the south. The Pleasant Valley & Lake Canal forms the west boundary of the property, which is in the LMN — Low Density Mixed - Use Neighborhood Zoning District. 1. Jenny _Nuckols of the Zoning Department offered the following comments: a. This property is in the LMN — Low Density Mixed -Use Neighborhood District in the City of Fort Collins Land Use Code (LUC). The proposed affordable multi -family housing (up to 6 units per building) project is permitted in the LMN District, subject to an administrative (Type I) review and public hearing unless any standards in the LUC would not or could not be met, thereby necessitating modifications of standards. If this were the case then the request would become a Planning and Zoning Board (Type II) review. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750 CURRENT PLANNING DEPARTMENT Commu- y Planning and Environmental _ _,rvices Current Planning City of Fort Collins April 17, 2000 TSP c/o Jennifer CM Thong 8751 East Hampden Avenue, Suite A-1 Denver, CO 80231 Dear Jennifer, For your information, attached is a copy of the Staff s comments concerning the request for the Volunteers of America — affordable housing project, which was presented before the Conceptual Review Team on April 3, 2000. This is a request for an affordable, elderly housing multi -family residential development. The proposal contains 56 dwelling units on 8.69 acres. The property is located on the south side of West Horsetooth Road approximately 1,500' west of South Shields Street. The existing Skyline Acres large lot single family residential neighborhood is adjacent to the east and the existing & still developing Westfield Park single family residential neighborhood is adjacent to the west. The Mountain Ridge Farm PUD is to the south. The Pleasant Valley & Lake Canal forms the west boundary of the property, which is in the LMN — Low Density Mixed -Use Neighborhood Zoning District. 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. Sincerely, Steve Olt, Project Planner cc: Stormwater Utility Streets File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 a. It has been strongly recommended that the access drive into this proposed development be developed as a public street, which is being proposed by this Project Development Plan application. Pedestrian access from the proposed multi -family dwelling units to the proposed public street will be provided by either direct frontage to the public street or by access sidewalks that lead to the public right-of-way. Some units will directly front the street; however, with the current site constraints and in the interests of efficiency of construction for affordable housing, it will not be possible to arrange the multi -family units so that all dwelling units directly face the public street. In addition, as Section 3.5.2 of the City of Fort Collins Land Use Code intends, there is to be variety and breakup of large architectural masses. All of the 4-plex and 6- plex units proposed have been shifted along the common party walls in the longitudinal direction to break up the apparent mass of the units and provide interest as much as possible. The multi -family units will also have a minimum 50% of the length of the walls broken up with plantings. These units have also been turned to directly front or provide side access to the street for fire egress. Due to the fact that these affordable dwelling units are arranged with common party walls, the multi- family units having units fronting the public street will likewise have units behind the building. These rear access units will also be provided access to the public right-of- way by collector sidewalks. b. Sidewalks and handicap ramps proposed by this development will provide access to all dwelling units, between separate buildings and across parking pods and the public access drive. Sincerely, Robert A. Donahue TSP Five Architects a. The building addresses will be constructed so they are visible from the street. b. The access roadway into this development has been designed in accordance with the City of Fort Collins Street Standards residential local street except for an alternative compliance to the curb -to -curb street width. This was due to a discrepancy between the city street standards of a 16 foot access lane and the Poudre Fire Authority required unobstructed fire access lane of 20 feet. A letter to Mark McCallum, of the Engineering Department, included with the Project Development Plan application, explains this issue further. C. This development is planning to fire sprinkle the two buildings being sited beyond the 660' point of access, which lies at the center of the right-of-way for Brook Drive. In the case that the Engineering Department enforces the 16' access lane to comply with city street standards, all buildings will be fire sprinkled. d. A total of eleven buildings, ten multi -family buildings and one commercial community building, are proposed for siting within the 660' point of access. Two multi -family buildings are proposed for siting outside the 660' point of access. The two future phased buildings will also be located outside the 660' point of access. f. A total of three fire hydrants are proposed to be included with this development, located within 300' of all buildings and future building phases. g. All turning radii of the access drive, including the terminating cul-de-sac, are proposed utilizing 25' minimum inside radii and 50' outside radii for emergency access purposes. h. This development will comply to the 1997 Uniform Fire Code. i. To the best of our understanding, this Project Development Plan is in compliance with the requirements as set forth in Section 3.6.6 of the City of Fort Collins Land Use Code. 9. Transportation Planning Department a. A Transportation Impact Study has been included with this Project Development Plan application. b. GayLene Rossiter of Transfort has been contacted regarding transit services. Two bus transit stops are located at both intersections of Seneca Street and West Horsetooth Road. Each proceeds eastward or westward, respectively, and provide transportation to all serviced areas in Fort Collins within one bus connection. C. The internal pedestrian circulation will be provided through the construction of city standard detached sidewalks, with handicap ramps and handicap access to all dwelling units and the community building. At areas where pedestrian paths cross parking areas or internal streets, striping will denote the pedestrian path crossing the vehicular path. This is illustrated in the site plans included in this Project Development Plan submittal. d. Bicycle and pedestrian improvements along West Horsetooth Road will be developed to align with the recent extension of West Horsetooth Road abutting this proposed development to the west and tapering back into the existing lack of curb and gutter to the east of this development. 10. Advance Planning Department of $27,782. This amount was estimated from the entire site area less the area of the widened West Horsetooth Road right-of-way and the Pleasant Lake & Valley Irrigation Canal to the top of the east levee bank. This amount is eligible for the deferred payment program for affordable housing projects within a calendar year. The Erosion Control Fee was also estimated at $8,483, which would be refunded after construction was complete. b. On -site storm water detention is proposed with this development. The grading plans included in this Project Development Plan application illustrate a detention pond planned to be constructed. This detention pond has been engineered to contain on - site runoff and the site layout has been revised to allow for overflow from the off -site adjacent regional detention pond as required by the City of Fort Collins Stormwater Utility Department. C. Water quality extended detention will be provided. The grading plans included in this Project Development Plan application illustrate this. d. The drainage plans, erosion control reports and related future construction documents have been and will be prepared by JVA, Incorporated, 1319 Spruce Street, Boulder, Colorado 80302. JVA, Incorporated, includes professional civil engineers, licensed in the State of Colorado, and they can be reached at (303) 444-1951. e. The detention pond proposed for this development has been engineered to contain on -site runoff and the site layout has been revised to allow for overflow from the off - site adjacent Westfield Park PUD regional detention pond as required by the City of Fort Collins Stormwater Utility Department. 6. Natural Resources Department a. A Fugitive Dust Control Permit will be pursued through the Larimer County Environmental Health Department for this development. b. Any existing prairie dog residents on the site will be relocated or humanely eradicated before any construction commences. C. This proposal is providing a buffer zone of 50' from the top of the bank of the Pleasant Lake & Valley Irrigation Canal with occasional encroachment to 80% of the buffer, or 40', as allowed by the Natural Resources Department. d. The limits of development are shown on the development plans. The landscaping plan included in this Project Development Plan illustrates the proposed plantings for this development, both native and non-native. The trash enclosures have been designed to allow for a small trash container and a small recycling container center. 7. Parks Planning Department The Residential Neighborhood Parkland Fee has been estimated at $1,566/bldg. x 12 multi -family buildings, or $18,792. The Residential Community Parkland Capital Expansion Fees have been estimated at $725/unit x 60 units, or $43,500. 8. Poudre Fire Authority g. The access roadway into this development is planned as a public street; therefore, the private drive standards do not apply. h. Utility plans are included in this Project Development Plan application. A $300 Development Construction Permit will be issued by the Engineering Department as the last step of the development review process. 3. Light & Power Department a. The existing overhead city power service line to the farmhouse will be undergrounded and reused if deemed useful and providing the necessary power requirements. Otherwise, the service line will be terminated and removed. Both options would be funded by this development. b. A C-1 Commercial Form will be filled out to determine necessary power needs. C. The Community Building will be billed at a commercial rate, while the rest of the development will be billed at a residential rate. d. The electrical development charges have been estimated at approximately $41,406. e. As required by the City of Fort Collins Land Use Code Street Standards for a residential local street, 9' utility easements have been proposed adjacent to both sides of the street, immediately behind the detached sidewalk. f. A coordination meeting was held with Steve Olt, the assigned planner, and several representatives of the City of Fort Collins departments and utility entities. 4. Water/Wastewater Department a. This development is proposing the connection to water service as requested to the existing water main under West Horsetooth Road. b. This conceptual review staff comment suggesting that the water main be looped through and back into adjacent properties was later revoked and not required. C. The proposed utility plans illustrate a sanitary sewer connection to the existing 8" sanitary sewer main on the west edge of the property, west of the Pleasant Lake & Valley Irrigation Canal. d. The necessary utility easements will be provided and dedicated. e. The proposed landscaping plan utilizes plantings with low water needs where reasonable and possible. f. Plant investment fees and water rights will apply and be due at the time of building permit issuance. g. A coordination meeting was held with Steve Olt, the assigned planner, and several representatives of the City of Fort Collins departments and utility entities. 5. Stormwater Utility a. The site, being in the Foothills Basin, was provided a new development fee estimate As per the City of Fort Collins Land Use Code, this development is required to provide bicycle parking in an amount no less than 5% of the proposed number of parking spaces. While providing 90 vehicular parking spaces as required by the Land Use Code, this development is also providing a minimum of 5 bicycle parking spaces in a bicycle rack adjacent to the community building. d. Bicycle and pedestrian connections will be provided to adjacent properties via the continuation of the existing sidewalk and bicycle lane from the west and the city required bike path and connection, if the Pleasant Lake & Valley Irrigation District is in agreement with the bike path. The entire width of the south property line includes a protected Apache Forest with a 100' setback. A bicycle and pedestrian connection to the adjacent properties to the south would probably require removing protected trees; therefore, this development is not proposing a connection to the south. A bicycle and pedestrian connection to the properties to the east will be provided via the extension of the existing sidewalk and bicycle lane from the west of the property to the east side of the property. e. A total of 3 trash enclosures are proposed for this development. To the best of our understanding, this Project Development Plan is in compliance with the General Development Standards as set forth in Article 3 of the City of Fort Collins Land Use Code. g. To the best of our understanding, this Project Development Plan is in compliance with the Land Use Standards and Development Standards as set forth in Division 4.4 for the LMN District of the City of Fort Collins Land Use Code. 2. Engineering Department a. A Transportation Impact Study (TIS) has been included as required with this Project Development Plan application. Street Oversizing Fees have been quoted by the city as being $1,021/dwelling unit x 60 units = $61,260. As an eligible affordable housing project, this project would qualify for the deferred payment within a calendar year. C. This Project Development Plan includes a subdivision plat. d. This Project Development Plan has planned the required widening of the West Horsetooth Road right-of-way from the existing 30' to the arterial street standard right-of-way of 57.5'. In addition, the required 15' utility easement has been platted and will be dedicated. e. The Transportation Impact Study will determine whether any off -site street improvements will be required. f. The access roadway into this development has been designed in accordance with the City of Fort Collins Street Standards residential local street except for an alternative compliance to the curb -to -curb street width. This was due to a discrepancy between the city street standards and the Poudre Fire Authority required unobstructed fire access lane. A letter to Mark McCallum, of the Engineering Department, included with the Project Development Plan application, explains this issue further. Memorandum TSP Five, Inc. 503 Remington Street Suite 5 Phone (970) 493-1772 Fort Collins, CC 80524 Fax (970) 493-1820 To: Steve Olt Current Planning City of Fort Collins From: Robert A. Donahue TSP Five Architects Subject: Volunteers of America 202 Elderly Housing Project Fort Collins, Colorado Date: 5 March 2001 CC: Denise Dehart, VOANS Robin Keller, VOANS Jennifer Thong, TSP Five Architects Mr. Steve Olt, I am writing this letter as a response to the conceptual review staff comments as required by the Project Development Plan submittal requirements. We are proposing a 60 unit elderly housing multi -family residential development on an 8.69 acre property on the south side of West Horsetooth Road approximately 1500' west of South Shields Street. The site, zoned LMN, Low Density Mixed -Use Neighborhood, includes a portion of the Pleasant Lake & Valley Irrigation Canal, which also forms the westernmost boundary of the site. Adjacent to the site to the east lies the existing Skyline Acres estate lot single family residential neighborhood, while the still developing Westfield Park PUD single family residential neighborhood lies to the west. To the south, across the protected Apache Forest, is the existing Mountain Ridge Farm PUD single family residential neighborhood. The following are our responses to the conceptual review staff comments. 1. Zoning Department We foresee this development, a permitted use in the LMN District, being subject to an administrative (Type I) review. In addition, a letter has been written and delivered to Maurice I. Head, Affordable Housing Planner of the Advance Planning Department, to request priority processing and a development plan fee waiver. b. This development is proposing 60 dwelling units. As per the City of Fort Collins Land Use Code, this development, being located in the LMN District, is required to provide 1.5 parking spaces per dwelling unit. This development is proposing to incorporate 90 parking spaces. For the proposed future 10 additional dwelling units, for a total of 70 dwelling units, the development would include a total of 105 parking spaces.