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HomeMy WebLinkAboutRIVERBEND PDP - Filed GC-GENERAL CORRESPONDENCE - 2004-08-30PLANNING OBJECTIVES Riverbend is a 1± acre residential development incorporating the Principles and Policies of City Plan to create a cohesive neighborhood. Riverbend provides an opportunity to explore many of the concepts of neotraditional planning principles, of which City plan, in turn, embraces. Riverbend was planned with several design objectives: • Create a more attractive streetscape • Orient the fronts of buildings to the streets and/or adjacent natural areas. • Use rear loaded garages wherever possible, avoid garage dominated streetscape • Pay close attention to architecture on all sides of the homes • Create a color palette that is visually appealing and exciting • Create a pedestrian friendly environment • Direct pedestrian connections from the front doors to public sidewalks • Provide pedestrian connections to adjacent natural area trails, and to Timberline Road As a result, Riverbend is unique in the City of Fort Collins being located adjacent to a city owned natural area, is adjacent to existing neighborhoods, and provides an adaptive reuse of an existing partially developed site. All of the homes have garage access off shared rear driveways, There are direct pedestrian connections to public streets, the front fagade of buildings have been oriented to adjacent streets and natural areas. Riverbend will serve to diversify the lifestyles and housing opportunities available in the east quadrant of the city providing housing and a lifestyle not currently available in the general area, or along the river corridor. Principles and Policies Specific principles and policies of the Fort Collins City Plan that are addressed by the Riverbend community are as follows: PRINCIPLE LU-1: Growth within the city will promote a compact development pattern within a well-defined boundary. Policy LU-l. I Compact Urban Form. The desired urban form will be achieved by directing future development to mixed -use neighborhoods and districts while reducing the potential for dispersed growth not conducive to pedestrian and transit use and cohesive community development. PRINCIPLE LU-2: The city will maintain and enhance its character and sense of place as defined by neighborhoods, districts, corridors, and edges. Policy LU-2.1 City Wide Structure. The City will adopt a city-wide structure of neighborhoods, districts, corridors, and edges as a means of creating identifiable places and achieving the goals of compact development that is well -served by all modes of travel. Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment that contribute RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives I Policy LDN-2.2 Neighborhood Center. A neighborhood should be planned to include other neighborhood -serving uses in addition to residential uses. At a minimum, each neighborhood will include a Neighborhood Center that serves as a year-round gathering place accessible to all residents. A Neighborhood Center will include some of the following: recreation facility; school; children's and adult day care; place of assembly and worship; small civic facility; neighborhood -serving market, shops, small professional offices, clinics, or other small businesses. Any such uses should have limited needs for signage and limited traffic attraction into or through the neighborhood. The inclusion of rooms or indoor space for meetings and neighborhood functions is encouraged, as is a square, plaza, pavilion, or other outdoor space accessible to all residents. Policy LDN-2.3 Neighborhood Center Location. A Neighborhood Center should be encouraged to locate near the center of the neighborhood, but will be permitted to be located elsewhere such as on an edge. Policy LDN-2.4 Neighborhood Center Design. A Neighborhood Center should either be designed in collaboration with the residents, or otherwise be custom -designed by its developer to reinforce the positive identity, character, comfort and convenience of its surrounding neighborhood. Policy LDN-2.5 Neighborhood Center Access. Access for pedestrians and bicyclists should be a priority. Policy LDN-2.9 Outdoor Spaces. Additional mini -parks, squares, or other purposeful common outdoor spaces should be encouraged, as highly visible, secure settings, formed by the street layout and pattern of lots to be easily observed from public streets. These spaces may be very low -maintenance, intended primarily for visual relief, or they may be maintained for more active use. Riverbend exceeds the minimum density of 5 dwelling units per acre by providing 8+- dwelling units per acre. All homes face either a public street, a connecting walkway, or an open space corridor. All units have direct access to public streets. While Riverbend is, too small to have a neighborhood center, it is immediately adjacent to the Mulberry commercial district, and is wihin easy access of other shopping facilities and employment. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 10 Streetnames Proposed This project does not include any proposed streets, therefore no street names are required. Landscape, Open Space and Non -vehicle Circulation Elements Significant open space and landscape elements included in Riverbend include the following: • Natural area and buffer along the Natural Open Area • Common Open Space areas within the Project. • Pedestrian connections to Timberline Road, as well as the adjacent natural area. Ownership and Maintenance The homeowners association will own the following elements: Common open space elements • Private Driveways The Riverbend Homeowners association will maintain the following elements. Common open space elements Private Driveways Identification Signs Neighborhood Meeting Response A neighborhood meeting was not required. Planning Rationale and Assumptions Riverbend is designed to complement the existing neighborhood as well as provide additional housing opportunities not currently available within the neighborhood. Land Use Conflict Mitigation The Riverbend property contains no significant natural features on site, but is immediately adjacent to the city's Natural Area. Stormwater has been contained on site, and will release at the two year historic rates. Native landscaping has been provided within the buffer area, and is incorporated within the remainder of I:he site. Garages and vehicular/service elements have been oriented away from the natural area and adjacent public streets. The surrounding land uses are residential, commercial, or natural in nature. Little additional development adjacent to the site is anticipated in the near future. Anticipated Development Schedule Project Plan Approval December, 2001 Final Compliance Plan Approval February, 2002 Start Land Development April 2002 Start Home Construction April 2002 Project Complete September 2002 RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 11 Hazardous Materials Impact Statement None is anticipated. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 12 MODIFICATION REQUEST RIVERBEND ALTERNATIVE PROPOSED SITE PLAN We are submitting this request for modification of standards for the Riverbend project to address the following item: A. Modification of standards to Section 3.5.2(C)(1) of the LUC PROJECT BACKGROUND Riverbend is a small infill housing site located along Countryside Drive, west of Timberline, immediately north of the Riverbend Ponds Natural Area. This site is one acre in size. The applicant is proposing eight townhome style multifamily units on the site placed in three separate buildings. Two of the buildings face south, with the other facing onto Countryside Drive. The buildings are oriented around a central courtyard drive, which provides access to the garages, off-street parking, as well as the public entrances of the units. The issue is providing a pedestrian connection to the east side two unit building, units 7 and 8. The applicant prefers a two building configuration with a four unit and a two unit building. The code could easily be met by construction one six unit building. We have worked with staff on a variety of options, outlined below, one meeting the code requirements, and the preferred option which does not - As a result, the applicant is requesting a modification to 3.52(C)(1), Orientation to a Connecting Wal/nvcty Modifications to setback requirements Code Sections: 3.53(C)(1) Orientation to a connecting walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. The following exceptions to this standard are permitted: (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. (c) if a multifamily building has more than one (1) front facade, and if one (1) of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front facade(s) need not face a street sidewalk or connecting walkway. Purpose: These standards are intended to promote variety, visual interest and pedestrian -oriented streets in residential development. Discussion: At Riverbend, street frontage is very limited, with frontage on only a small section of Countryside Drive to the west, the Riverbend Ponds Natural Area to the south, the existing Countryside development to the east, and the Country Gardens Nursery to the north. Due to this, providing public street frontage for all the units was not a feasible River6enc Modifications of Standards Request 6,'18/02 option. As a result, the applicant has elected to internalize the circulation system, and orienting the private living areas of the units to the adjacent natural area or public street. This effectively screens the vehicular circulation from public view, and also provides a good buffer and transition to the natural area. For Riverbend, we are requesting to modify the code requirement by providing an alternative means of providing pedestrian access to units 7 and 8. Two options are illustrated and discussed below: Option A (preferred Option) • This option creates a courtyard plaza that is shared by both vehicles and pedestrians. • Pedestrian areas are visually separated from vehicular areas by the use of colored " w� scored concrete, and by using raised planting beds where possible. • There are only eight units within the project, providing limited vehicular movements and traffic. • Three of the eight units have direct pedestrian access to a public street. ' w • Public on -street parking wilt not be allowed on Countryside Drive and the department of natural resources prefers a design, which discourages overflow parking at the natural area. • This design option provides greater visual interest in building variety and massing from the natural areas, with a total of six end units. This allows greater liveability for the majority of the units. Option B (plan meeting code) • This option creates a single six unit building against the natural area. JS R • Per the land use code, only one of the units is required to meet the connectivity requirements with multi -family buildings, which is provided. • Less diversity in units. • Less variety in building types. • Greater massing and visual intrusion on the Natural Area. This is a unique site, small in size, adjacent to the Riverbend Ponds Natural Area, and with limited street frontage and no on -street parking. With these amenities and restrictions, the site design places all the active circulation components into the interior of the site, with the more passive patio uses to the exterior of the site, providing a visual buffer to both the natural area and to Countryside Drive. Justification We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A) The Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; We feel that the proposed design allows the pedestrian to interact with the vehicle in a safe and convenient manner, provides visual separation between the pedestrian and vehicular, provides better visual massing to the adjacent natural area. and is not detrimental to the public good. River6end Modifications of Standards Request 6/18/02 2 B) The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; The purpose of the LUC code section 3.5.3(B)(2) "are intended to promote variety, visual interest and pedestrian -oriented streets in residential development." We feel that: the proposed plan promotes the general purpose of the standard equally well or better than a plan that satisfies the standard as follows: • This site has limited street frontage; • Creating a courtyard plaza provides for a visual separation between the pedestrian and vehicular uses with a change of paving, and planter beds. • Internalizing the circulation systems reduces and/or eliminates the impact on the natural area and the natural area buffer. • The preferred plan provides a greater variety in building types, and a greater variety in the visual interest from the natural area. Findings of Fact/Conclusion We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A. The request for a modification to Land Use Code Section 3.5.3(B)(2) and 3.5.3(B)(2)(b) is subject to review by the Planning and Zoning Board. B. Granting the requested modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code. C. Granting the requested modification would allow the project to advance the public interests and purposes of the standard equally well or better than a plan that satisfies the standard as follows: • The proposed site plan promotes greater visual interest within and outside of the site with a greater variety of building massing. • Keeping circulation internal to the site better enhances the natural area buffer, and • The plan as proposed provides a unique site design, an enhanced vehicular and pedestrian use area, a strong visual connection between units, and easy pedestrian access to the off- street parking, the individual units, and the adjacent street. We recommend approval of the Riverbend Modification Request. River6end Modifications of Standards Request 6/18/02 0 Z Y a w w F m w LL. I3D2US NN1 l w F w V Z } OQ v3 p Y � x Q � a3 z O� v p LLJLd w Op > u) a aniaa aaiSAUWDOD w w w O LLI v Z Z w w F- Z H F O o o O F p Z d Z Z w w ogl Iz 0 Ch 0 0 c LI rl. W cl� C1, 1' I' Q 1332f.LS JI?13 � ua LL_ LL u�J r Z ua 3 Y LLI � J � d j Z 3 c coI d cc LLJ w C) v n� O O L to Z UJ LL V uJ i� 1-- O lt1 LL. S O c z o F- !F O > vU d a j �I a M oti r;e ,oa SO �4,sm aN ���� �t -- MEM anlaa aals,AalunoJ L --------- ImLU o 0 I �d¢< i E—� LU z a. rm O PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: September 19, 2001 TO: Technical Services PROJECT: #39-01 Riverbend PDP — Type I (LUC) All comments must be received by Steve Olt in Current Planning no later than the staff review meeting: Sa54h October 17, 2001 Note- Please identify your redlines for future reference ScC'f'0n)0090&-e lnl COA1<21CTh// f}2>Joi.J/illC� SuSai✓lSirN P4Ar. � 3. How I noes, 1I�e. y Rlw 64Sc Bti�t ir— It, 0. Aej, roQdW�.y; , Q� LA.) s{ree� wall ��, s �e add,�ss 04 0 ; �� 11.7E SEPi I � �00. Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS ,.LPlat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape City of Fort Collins PROJECT COMMENT SHEET Current Plannine DATE: September 19, 2001 TO: Engineering Pavement PROJECT: #39-01 Riverbend PDP — Type I (LUC) All comments must be received by Steve Olt in Current Planning no later than the staff review meeting: October 17, 2001 Note- Please identify your redlines for future reference 91-6K 1 \ �� i C/ Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape City of Fort Collins positively to then type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. Riverbend supports the compact urban form by achieving a net density of 8 +-units per acre, exceeding the minimum of five units per acre, and by providing a mix of residential product types witin the section. PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternatives that maximize access and mobility throughout the city, while reducing dependence upon the private automobile. Policy T-1.1 Land Use Patterns. The city will implement land use patterns, parking policies and demand management plans that support effective transit, an efficient roadway system, and alternative transportation modes. Appropriate residential densities and non-residential land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile. Policy T-1.2 Multi -Modal Streets. Street corridors will provide for safe and convenient use of all modes of travel, including motor vehicles, transit, bicycles and pedestrians. PRINCIPLE T-2: Mass transit will be an integral part of the city's overall transportation system. Policy T-2.1 Transit System. The City's public transportation system will be expanded to provide integrated, high -frequency transit service along major travel corridors, with feeder transit lines connecting all major district destinations throughout the city, consistent with the adopted Transit Development Plan. Policy T-2.2 Transit Stops. Transit stops will be integrated into existing and future business districts and district commercial centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Transit stops should be provided no less than ''A mile walking distance to residences. The design and location of transit stops should function as an integral part of these destinations and provide adequate lighting, security, pedestrian amenities and weather protection. Policy T-2.3 Transit Route Design. The city will provide fixed route transit services on a one - mile grid where appropriate, augmented with neighborhood services in areas where ridership supports more closely spaced transit service, consistent with the adopted Transit Development Plan (1996). PRINCIPLE T-4: Bicycling will serve as a viable alternative to automobile use for all trip purposes. Policy 4. l Bicycle Facilities. The city will encourage bicycling for transportation through urban growth that puts most major activity centers and neighborhood destinations within a comfortable bicycling distance, that assures good access by bicycle, and that reduces the prominence of motorized transportation in neighborhoods and other pedestrian and bicyclist -oriented districts. Facility design will also plan for: a. Continuous bicycle facilities that establish system continuity and consistency city-wide. Facility design will be incorporated into new development and street construction projects --- linking to adjacent facilities. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives Project Comments Sheet Selected Departments City of Fort Collins DepartEngineering Date: October 23, 2001 Project: RIVERBEND PDP, #39-01 All comments must: be received by STEVE OLT in Current Planning no later than the staff review meeting: October 17, 2001 Note - Please identify your redlines for future reference Issue Contact: Susan Joy 3 Complete and submit the Checklist in Appendix E-4. A+fackcd 4 Coordinate the various sheets so that they present the same information. OK_ — Sarre do v)0-4 S"aW 6L11 IV-"FU -iav 5 Plat: Update the language in several areas. See attached. t* 1 Plat: Add current date. 7 Plat: Private Drive must be dedicated on the Plat as an emergency fire access easement. 8 Plat: See attached for the following notice that shall be placed on the plat set apart from the other notes in a box labeled as "NOTICE" when private drives or streets are utilized on the property. Da e CHECI- IYOU WISH TO RECEIVE COPIES OF REVISIONS X Plat —x ite Drainage Report Other_ _42�__ Utility —x Redline Utility Landscape Page 1 9 Plat: Need to identify who is to own and maintain all of the tracts. 10 Plat: Add a Note that "No Parking allowed on Countryside Drive". 11 Plat: Dedicate and show all utility easements as required. Obtain and provide all off - site utility and construction easements. 12 Plat: Label Street. 13 Cover Sheet: Correct preamble title to read "Utility Plans for...." Lidded 14 Cover Sheet: Provide the legal description below the project name. A-d.dc c( 15 Cover Sheet: Minimum size for the Vicinity Map is 10" x 10" and to a scale of 1"=1000- 1500'. See LCUAISS, 3.3.1.C.1&2. Correct the Vicinity Map, see redlines. Zeul scd 16 Cover Sheet: Add a Title Block. Added 17 Cover Sheet: Add Print Date, each sheet. io,„ev tef-+ — a Ih�ne�Z 18 Cover Sheet: Update the signature block, each sheet. See attached. t?.eU iscd 19 Cover Sheet, pg 2: Update the General Notes. See Appendix E1. Complete lines 19 and 40. [Zeit S*- 20 Cover Sheet, pg 2: Add the Construction Notes, see Appendix E2 ABC ed Page 2 21 Cover Sheet: Provide the statement: "I hereby affirm...". See E4, I, J. Adolta4 22 Cover Sheet: Provide the typical street section (Detail 7-8F w/out the sidewalk on one side) being proposed. Sections include appropriate horizontal and vertical dimensions and cross slopes. .Acdltct +-o 23 Cover Sheet: Provide the names, addresses, and phone numbers of the owner(s), developer(s). NA,d-cd 24 Cover Sheet: Add the Indemnification Statement: "These plans have been reviewed by the Local Entity for...". See LCUASS 3.3.1.F. Aq,- -ecl, 25 Cover Sheet: Provide a 4"x6" area on each sheet for the local entity's stamp of approval. k S�valtiuz bloc!( is -prNidcd• t`ocal chi-I+i g1t-0-15 VIo oi'tieA- qfpVDV&I- Ws Cover Sheet: Provide a signature block for the County Engineer. Acddfo{ 27 Grading/Utility Sheet: Label the "Private Drive". NM-eA M- Grading/Utility Sheet: Where ever there is a street cut, add the following note: Ltcdc(,,c( Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with the City street repair standards. Add this same note to the appropriate current detail on the detail sheet. AdAded (5h{e-fq) 29 Grading/Utility Sheet:: Private Drive entrance does not match the Site and Landscape Plan. Do not use the high volume drive, design to detail 7-29A instead. Provide all spot elevations as shown in the detail. Dimension the drive width. RevlsCA Page 3 30 Grading/Utility Sheet: Dimension sidewalk widths. MdeA 31 Grading/Utility Sheet: Design the sidewalk culvert in accordance with detail 7-31. /�jo+ hecQ•ed 32 Grading/Utility Sheet: Expand your Legend to include Property lines, Easements, Tracts, Building Envelopes, Buffer Zones, etc, all sheets. Show on plans and label, all sheets. Split off} o vadkvnj � LA-h'hf� �er-e(vrc 5ph+ lcryrv, 4150 33 Grading/Utility Sheet: Is there a fire hydrant in the culdesac area? Should there be one? Please consult with the PFA. A- AeA OW - 34 Grading/Utility Sheet: Show striping in parking area and dimension. See comments from Site Plan. M&rd 4YIP1Vyj - GttMevvS40kiw, 6te6,4tl or, 54k P1aM. 35 Grading/Utility Sheet: Show Tracts and label, all sheets. 36 Grading/Utility Sheet: Existing and proposed contours must be provided at 2' min intervals and labeled. Please darken up what you have so that one can read it easier. 6Ki5'h j cole+t0uvs ave. tl'Dhl-cY b iv.dicc eycistivl5 37 vJ2 ` +W 'COY Gluvihli Fa leave Li a v-e shown h) �JO ' Grading/Utility Sheet: Contours must extend a minimum of 50' offsite�d tie into existing contours. I'll reserve further comments on grading/elevations when I can see them better on the next submittal. i ✓1 j"Je COY-nev` i s Flab and, vio C2>r�{oUvS Sh�.�1 L�P. GoeS �YOYY� 4oPD oFF StIC fiv 38 [HDa OY,\SIkC. Grading/Utility Sheet: Show existing features for a minimum of 150' beyond the project limits. This sheet should match the site and landscape plan. Show and label the existing parking lot. Oki 39 Grading/Utility Sheet: Provide the statement shown in Appendix E4, fl, E. AdeA Page 4 40 Grading/Utility Sheet/Site: Show general location of signs. A'Q-ed 41 Grading/Utility Sheet: Something is wrong with the property lines in the NE area. Overlap shown. Which line is correct? How does this correlate with the plat? 42 QeVI SCG( Grading/Utility Sheet: Provide easements for all the work that is occurring off -site (culvert, utilities in Natural Areas, construction on neighboring properties, etc.). Contact Doug Moore with Natural Areas ASAP - any request for easements from this department takes quite a long time. WOY �-w5 Ova i 43 Grading/Utility Sheet: Give enough information on the sidewalk extension so that they can lay this out in the field. See redlines. A6(6( cj I v\-fo QS V-ea U44cd 44 U Drainage/Erosion Control: Show revegetation methods and specific notes regarding the natural area. 45 Drainage/Erosion Control: Update the Erosion Control Notes per Appendix E2. These notes can stay on page 2 of the cover sheet with the rest of the Construction Notes if you wish. Either sheet is fine. AAA-cd m Drainage/Erosion Control: Provide drainage arrows and show positive drainage to streets or to an approved drainage facility. A-6 CG{ 47 Drainage/Erosion Control: See Grading Sheet comments regarding contours. 48 `ice re f;,c aloavt . Drainage/Erosion Control: Reference detail/sheet number for details (typical, all sheets). AM&K +p (-e 5tkA d Page 5 EP Detail Sheet: Update all the details to current LCUASS. All the details shown are the old standard. pV_ 50 Detail Sheet: Add street cut note to "Replacing Asphalt Paving detail". Update the detail to current LC:UASS. A" -I aA 51 Site Plan: Correct the overlapping and duplicated words. See redlines. 3r 52 Site Plan: Add a Legend, label all ROW, easements, setbacks, etc. See redlines. 53 Site Plan: Countryside improvements should be to 7-8F w/out the sidewalk one side. 54 Site Plan: Parking depth must be 23'or 21' with overhang. 55 Site Plan: Handicapped Parking is 12' wide minimum with ramp access to sidewalks. Please see the Land Use Code, pg 34, Article 3, section 5, paragraph b for further requirements. 56 Site Plan: Provide the R for the inside and outside dimensions of the culdesac. Code requires 20' inside, 40' outside. 57 Site Plan: Label the Private Drive and show Emergency Fire Access Easement. M Site Plan: Label the existing parking lot. Page 6 59 Site Plan: Redesign the parking lot entrance from Countryside Drive using detail 7-29A and all other applicable standards. Use C&G one side, none on the other. See redlines and call me at 221-6605 if you have any questions. Extend the sidewalks as necessary. 60 Site Plan: Bring the sidewalk from the front of the buildings out to the eop. 61 Site Plan: See the Land Use Code 3.6.2(L)2 and contact Ron Gonzales, 416-2864, with the PFA. It appears that buildings 6,7,8 are out of fire access (max 150) from a public street. Is there a separate "man door' at the rear of the buildings? Fire access cannot be taken through the garage. If there IS a separate entrance and PFA can serve off the private drive, then the private drive must be dedicated as an emergency access easement. Show on Plat. 62 Site Plan: What are the rounded areas behind the units? Is this all concrete? Where is the pedestrian connection behind the garages? There are no sidewalks on site in the interior. 63 Site Plan: Contacl' Doug Moore with Natural Resources, 221-6600, regarding the 20' reduction in the natural area buffer zone. He will advise you on the mitagation you will be responsible for. m Site Plan: Contact the PFA regarding Note 11 and their addressing requirements. Zil Site Plan: Note 13 is not correct. The utility and landscape plans show many improvements outside the property boundary. Landscape Plan: Provide a Legend. 67 Landscape Plan: Show ROW, easements, property lines, existing and proposed utilities, etc. Page 7 m Landscape Plan: Landscaping shown outside the property boundaries. You will need to work with Doug Moore/Natural Resources for any work done in this area. Landscape Plan: Correct the labeling for the natural area buffers. See comments from the Site Plan regairding,the proposed change to the buffer zone. 70 Landscape Plan: Incorporate comments from the site and utility plans. 71 Landscape Plan: Dimension given in the NE corner for? 72 Landscape Plan: See redlines for other labeling, corrections. M-W Technical Services: Boundary and Legal Close .- Technical Services: 'Tie" from Section Corner in conflict w/adjoining subdivision plat. 91 Technical Services: How does the R/W easement tie into a dedicated roadway? 92 Technical Services: What street will this be addressed off of? Page 8 h i t e ct u r e S i t s P I a n n, n R G r a p h i c s February 22, 2002 Steve Olt, Project Planner Current Planning Division City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 Dear Steve, .Attached are revisions to Riverbend Project Development Plans, revised in response to City staff and aeency review comments. The comments made and revisions requested on the PDP have been addressed as follows: - Natural Resources - I. No units have been eliminated; instead the units have been redesigned, pulling the buildings and hardscape out of the 100 foot buffer. leaving room for proper detention/ water quality within the buffer area. 2. The storrnwater system has been designed to provide water quality, and is being released at the two-year historic rate. Reference the civil plans. - 3. The required buffer area is no longer being reduced. 4. The landscape plan has been altered to only use native plants within the buffer area. S. There is an existing fence along the south property line between the site and the natural areas. 6. The sidewalk connections have been changed, as well as the entrance to the natural areas parking lot as requested: - Stormwater Utility I. See comment letter by NorthStar Designs. Transportation Planning I. The units have been redesigned to provide front door access from the internal drive. In addition, sidewalks have been added as requested along the internal drive. 2. No parking on Countryside Drive has been noted on the site plans. - Engineering I. See comment letter by Northstar Designs for civil related items. 2. SITE PLAN — overlapping words have been corrected. 3. SITE PLAN — ROW, easements, setbacks have been labeled, and a legend added. 4. SITE PLAN — Countryside improvements are shown per 7-8F without the walk on the west side. 5. SITE PLAN — I have not found anywhere in the land use code, or the Latimer County street standards where 21 /23 foot deep parking spaces arerequired, therefore I have left them at 17 feet. 6. SITE PLAN — The land use code requires 13 foot wide parking stalls, as does ADA. We have added a walk with ramp access to it -to provide access to the units. 7. SITE PLAN — The radius dimensions for the turn around have been added as requested. 8. SITE PLAN — The private drive and emergency access have been labeled. 9. SITE PLAN - The existing parking lot has been labeled. Harvest Park Alternative Compliance Requests 2/22/02 • C i v i s C e n t e r V i l l a g e 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-9125 • F.:(970) 494-0728 Land s c o p e Arc h i. t,e c t u r c ' S i t a P l a n n i n g - G r a p h i C , 10. SITE PLAN — The parking lot entrance to the natural area has been redesigned as requested. 11. SITE PLAN - The sidewalk that is mentioned here that needs to be extended has been eliminated. 12. SITE PLAN — The units have been redesigned to provide man door access from the internal drive; the internal drive has also been designated emergency access (the original intent), thereby meeting emergency access requirements. 1.3. SITE PLAN — Sidewalks have been added to the interior of the site. 14. SITE PLAN — The reduction in the natural area buffer is no longer being requested. 15. SITE PLAN — We will coordinate with PFA regarding addressing. M. SITE PLAN — Note 13 has been deleted with the LOD indicated on the plans. 17. LANDSCAPE PLAN — A legend has been added. 18. LANDSCAPE PLAN — Proposed landscaping has been removed from the natural areas. 19. LANDSCAPE PLAN - The labeling for the buffer has been corrected. 20. LANDSCAPE PLAN — Comments from the site and utility plans have been incorporated. 21. LANDSCAPE PLAN — This dimension has been removed. 22. LANDSCAPE PLAN — Redline corrections have been made. - 23. TECHNIC'AL SERVICES — The tie to the neighboring subdivision has been corrected. 24. TECHNICAL SERVICES — The ROW easement is still being researched. We are having a difficult time determining if this is a ROW or an easement. We may need some direction from the city on this one. i 25. TECHNICAL SERVICES — This site should be addressed off of Countryside Road. 0 Light and Power 1. Item noted. PFA 1. A fire lane has been provided and platted as an emergency access easement. 2. We will propose the buildings be addressed off of Countryside Drive with designations of Buildings A, B, and C unit x. This has been done on several recent projects. 3. With the inclusion of a fire access lane, fire sprinklers should no longer be required. Zoning 1. Building Footprint dimensions and distances to property lines have been noted. Engineering Pavement 1. Countryside -Drive is not new. Excel Energy 1. The lines referenced are actually platted lots, not envelope$. These and the easements have been changed.. 2. Other comments have been noted. AT&T Broadband 1. Comments noted. Are there not cable facilities within the adjacent Countryside Subdivision? Harvest Par-L Alternative Compliance Requests 2/22/02 • C i v i c C e m e r V i l I a 8 e. 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 -(970) 472-9125 • Fa.:(970) 494-0728 PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable alternative transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided and encouraged from place of residence to transit, schools, activity areas, work and public facilities. Policy T-5.1 Land use. The city will promote the mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. Policy T- 5.2 Connections. Pedestrian connections will be clearly visible and identified, incorporating markings, signage, lighting and paving materials such as: a. Building entries as viewed from the street should be clearly marked. Entries from parking lots should be subordinate to those related to the street. Buildings should be sited in ways to make their entries or intended uses clear to and convenient for pedestrians. b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian access. Commercial buildings should be located near street corners to improve access to bus stop facilities. Shopping areas should provide for pedestrian and bicycle connections to adjoining neighborhoods. c. Creating barriers which separate commercial developments from residential areas and transit should be avoided. Lot patterns should be established which provide direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. Physical obstructions and other barriers should be removed or minimized that impede direct pedestrian access. d. Direct sidewalk access should be provided between cut -de -sacs and nearby transit facilities. PRINCIPLE T-6: Schools, parks, activity centers and other destinations shall be linked with a continuous and safe pedestrian network. Policy T-6.l Continuity. The City shall provide a safe, continuous and understandable pedestrian network incorporating a system of sidewalks, crossings and trails throughout the community utilizing the following means. a. Continuous sidewalks will be provided along both sides of streets. A unified system of pedestrian -scaled furnishings, signs, landscaping, and facilities should be utilized in pedestrian networks, areas and corridors. In. Bridges and crossings over railroads, rivers, drainageways, and other features that may be major barriers to a continuous pedestrian network should be provided. PRINCIPLE T-7: Street crossings will be developed to be safe, comfortable, and attractive. Policy T-7.1 Street Crossings. Standardized street crossing improvements should be established that include crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. Crosswalks should be designed that are well marked and visible to motorists that fit and enhance the local urban context and character, and that provide for safety for all age groups and ability groups. Policy T-7.2 Intersection Improvements. Traffic calming improvements such as sidewalk widening at the intersections should be developed where appropriate to enhance the safety RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives L a n d o C a p e A r c h i t e c t u r e S i t e P t a n n i n g G r a p h i c S Current Planning (redline comments) I. In order to provide better emergency access, and solve some other site design issues, the units have been redesigned to provide front door access from the internal drive. In addition, sidewalks have been added as requested along the internal drive. '2. The internal drive has been designated an emergency access easement 3. New fencing is being proposed for the east and north property lines. 4. The six-plex building has been broken up into a four and two unit building. 5. Shrubs have been added around the trash enclosure as requested. 6. The pine trees in the internal island have been changed. 7. There are no existing trees on site.- ' I appreciate your time in reviewing these plans. If you have any further questions, please feel free to contact me. Si Terence C. Hoaglun Cc . Gary Hoover, Hooraz, LLC Tricia Kroeteh, Northstar Designs Harvest Park Alternative Compliance Requests 2/22/02 - _ 3 • C i v i c C e n t e r V i 1 1 a g e 1444 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-912S • F.:(970)-494-0728 REVISION COMMENT SHEET DATE: February 25, 2002 TO: Technical Services PROJECT: # 39-01 Riverbend PDP — Type I (LUC) All comments must be received by Steve Olt no later than the staff review meeting: March 20, 2002 ❑ No Comment © Problenris or Concerns (see below or attached) **PLEASE IDENTIFY YOUR REDLINES FOR FUTURE REFERENCE** - LEGAL ;` �ri+�i✓17A�'s� 1�SE . L�ounl'(7�'ib/ DE l�AQL- PHHSE � i5 S/im1/itJ W/T,•/ A S2EAK //�/ /� TNC /SLAT 0 F CoalI lCY6 t DE PN 95E 71lZ 51 �o1hJ 5 9 STeA/CHIT L iNE, PLEASE ExPGA/n) 7P/ S I. Need lrcp-, 75 Q 113 Yt L IPS CL/o 11� 11GW RO /W, -i4cluji 9 C!LIV�f2 dc,+q ak IJW GOYY/CY, Qytj (!js`1�' � 4CE C1/0LIO soaq��{ 1I114te. 2' I � iS '' S1.nQ 4, Il •—OYo 4cr, I Date: Signature:_ CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS )Plat _ Site _ Drainage Report _ Other Utility _ Redline Utility _ Landscape Project Comments Sheet (Azn Selected Departments City of tort Collins Department: Engineering Date: March 19, 2002 Project: RIVERBEND PDP, #39-01 All comments must be received by STEVE OLT in Current Planning no later than the staff review meeting: March 20, 2002 Note - Please identify your redlines for future reference Issue Contact: Susan Joy Topic: General 4 10/16/01: Coordinate the various sheets so that they present the same information. 03/19/02: Repeat. For instance, the Plat shows another 2.5' of ROW being dedicated and this needs to be reflected on the landscape and utility plans. The sidewalks on the private drive are shown one way on the utility plans and another on the site/landscape plans. Pao—W-�'r -nTLE 1s 5► .-%, c"'F- WCry d`J Ti E PL.4'r I A:"O ArrWT Ll1AF/ 0.1 -n OnLXVIJ , J)1 w1 i ,y.l1h16[A,AE1 G trE. 118 03/19/02: Who does the existing fence shown on the south side of the property belong to? Is it city property or does it belong to this development? What type of fence is it? Please show the additional fence required by Natural Resources. 119 Garage doors must be setback 20' from back of walk and perpendicular to the street. The driveway entrance from Countryside must be perpendicular to the street + or - 10 degrees for a minimum of 25'. Sidewalks must be continuous through the driveways. The utility plans show a proposed VC curb running parallel to the garages but no sidewalk, while the site/landscape plans show the sidewalk that's even with the drive aisle. Code requires that sidewalks are grade separated from the street. 123 3/19/02: Relabel the 20' water easement and 20' drainage easement to read "20' utility and drainage easement". 124 See redlines for other comments. Topic: Landscape Plan 66 10/16/01: Provide a Legend. Signature Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other_ Utility Redline Utility Landscape Page 1 03/19/02: Repeat. 67 10/16/01: Show ROW, easements, property lines, existing and proposed utilities, etc. 03/19/02: Repeat. Property line does not match the plat. Still do not show all of the utility easements or existing or proposed utilities. Building envelopes shown but still need to show the building lot lines. 70 10/16/01: Incorporate comments from the site and utility plans. 72 10/16/01: See redlines for other labeling, corrections. 03/19/02: Repeat. One left. 114 03/19/02: Landscaping shown in the natural area buffer zone. Please contact Doug Moore with Natural Resources for his approval, 224-6143. 115 03/19/02: What will be done with the disturbed area after the entrance to the natural area is reworked? Please contact Doug Moore/Natural Resources and Bob Zakely/Environmental Services 224-6063 for their requirements. 116 03/19/02: Landscape plan does not match the utility plan. Please coordinate the sheets so that they present the same information. Topic: Pavement 106 10/16/01: From Rick Richter/Pavement Management: Will need pavement design if Countryside Road is new. Contact: Rick Richter 221-6605 Topic: Plat 5 10/16/01: Update the language in several areas. See attached. 03/19/02: Repeat. 6 10/16/01: Add current date. 03/19/02: Repeat. 7 10/16/01: Private Drive must be dedicated on the Plat as an emergency access easement. 03/19/02: Repeat. Must be dedicated separately from Tract A as the rest of Tract A does not qualify as an emergency access. 8 10/16/01: See attached for the following notice that shall be placed on the plat set apart from the other notes in a box labeled as "NOTICE" when private drives or streets are utilized on the property. Page 2 03/19/02: Please place in a box as shown in the example attached in the first round. 11 10/16/01: Dedicate and show all utility easements as required. Obtain and provide all off -site utility and construction easements. 03/19/02: Repeat. Provide the temporary and permenant offsite easements by separate document. Show on platWitl.provide reception number. W 100 BEr 90 10/16/01: Technical Services: "Tie" from Section Corner in conflict w/adjoining subdivision plat. 03/19/02: Repeat comment. "Tie" from section corner has not been addressed. The west line of Countryside Park Phase III is shown with a break in it. The plat of Countryside Phase III shows a straight line. Please explain this. 91 10/16/01: Technical Services: How does the R/W easement tie into a dedicated roadway? 111 03/19/02: Correct the title. Remove the word "subdivision" and replace with either PDP or Condominiums as shown on the utility plans. Title needs to be consistent among the drawings. 112 03/19/02: From Technical Services: need bearings and distances along new ROW, including curve data at NW corner and distance along south line. 113 03/19/02: From Technical Services: Text is too small to reproduce. Topic: Site Plan 52 10/16/01: Site Plan: Add a Legend, label all ROW, easements, setbacks, etc. See redlines. 03/19/02: Repeat. ROW does not match the plat. Still need to show utility easements, including the off -site easements that still need to be acquired. Add a legend. Shaw setbacks from the front of the buildings too, not just the sides and rear. It does not appear that the front setback requirements are being met. 55 10/16/01: Site Plan: Handicapped Parking is 12' wide minimum with ramp access to sidewalks. Please see the Land Use Code, pg 34, Article 3, section 5, paragraph b for further requirements. x 56 10/16/01: Provide the R for the inside and outside dimensions of the culdesac. Code requires 20' inside, 40' outside. 03/19/02: Repeat. Label inside radius. 61 10/16/01: Site Plan: See the Land Use Code 3.6.2(L)2 and contact Ron Gonzales, 416-2864, with the PFA. It appears that buildings 6,7,8 are out of fire access (max 150') from a public street. Is there a separate "man door" at the Page 3 rear of the buildings? Fire access cannot be taken through the garage. If there IS a separate entrance and PFA can serve off the private drive, then the private drive must be dedicated as an emergency access easement. Show on Plat. 03/19/02: Repeat. Appears that the main entrance has been moved to the rear, however, still need the separate emergency access easement dedicated on the plat. This can not be combined into Tract A's blanket easement because not all of Tract A is fire accessible. This comment appears under "Plat" as well and was provided here: for your information. 117 03/19/02: The Site plan does not match the utility plan. Please coordinate the sheets so that they present the same information. Topic: Utility Plans 19 10/16/01: Cover Sheet, pg 2: Update the General Notes. See Appendix El. Complete lines 19 and 40. 03/19/02: Provide line 48 of the General Notes. Either "NA" or list the variances if applicable. 22 10/16/01: Cover Sheet: Provide the typical street section (Detail 7-817 w/out the sidewalk on one side) being proposed. Sections include appropriate horizontal and vertical dimensions and cross slopes. 03/19/02: It's alright to leave the entire detail on the detail sheet, but the actual street section still needs to be placed on the cover sheet ����d�- 26 10/16/01: Cover Sheet: Provide a signature block for the County Engineer. � " 32 10/16/01: Grading/Utility Sheet: Expand your Legend to include Property lines, Easements, "Tracts, Building Envelopes, Buffer Zones, etc, all sheets. Show on plans and label, all sheets. 39 10/16/01: Grading/Utility Sheet: Provide the statement shown in Appendix E4, II, E. 42 10/16/01: Grading/Utility Sheet: Provide easements for all the work that is occurring off -site (culvert, utilities in Natural Areas, construction on neighboring properties, etc.). Contact Doug Moore with Natural Areas ASAP - any request for easements from this department takes quite a long time. x 44 10/16/01: Drainage/Erosion Control: Show revegetation methods and specific notes regarding the natural area. 46 10/16/01: Drainage/Erosion Control: Provide drainage arrows and show positive drainage to streets or to an approved drainage facility. Page 4 s Project Comments Sheet ' Selected Departments Department: Engineering Date: N]arch 29, 2002 Project: RIVERBEND PDP, #39-01 All comments must be received by STEVE OLT in Current Planning no later than the staff review meeting: March 20, 2002 Note - Please identify your redlines for future reference Issue Contact: Susan Joy Topic: General 4 10/16/01: Coordinate the various sheets so that they present the same information. 03/19/02: Repeat. For instance, the Plat shows another 2.5' of ROW being dedicated and this needs to be reflected on the landscape and utility plans. The sidewalks on the private drive are shown one way on the utility plans and another on the site/landscape plans. The project title varies from Landscape/Site plan to Plat to Utility Sheets. Easements are shown on some sheets and not on others... etc. 118 03/19/02: Who does the existing fence shown on the south side of the property belong to? Is it city property or does it belong to this development? What type of fence is it? Please show the additional fence required by Natural Resources. 119 Garage doors must be setback 20' from back of walk and perpendicular to the street. Garages must be recessed and cannot exceed more than 50% of the street frontage. The driveway entrance from Countryside must be perpendicular to the street + or - 10 degrees for a minimum of 25'. Sidewalks must be continuous through the driveways and grade separated. The utility plans show a proposed VC curb running parallel to the garages but no sidewalk, while the site/landscape plans show the sidewalk that's even with the drive aisle. See 3.5.2 of the Land Use Code regarding orientation to a connecting walkway requirements (no building shall be more than 200' from a street sidewalk), building setbacks, and garage doors. I/Ju Dle r Si{>�igtureTTT I CHECK TITER . IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _/ Site / Drainage Report Other ii Utilitp _)_ Redline Utilityt Landscape Page I 123 3/19/02: Relabel the 20' water easement and 20' drainage easement to read "20' utility and drainage easement" or "20' utility easement", whichever is correct. 124 See redlines for other comments. 125 The addressing issue does not appear to have been resolved at this time. You will need to work with Michael Chavez with the Poudre Fire Authority until their requirements are satisfied. Topic: Landscape Plan 66 10/16/01: Provide a Legend. 03/19/02: Repeat. 67 10/16/01: Show ROW, easements, property lines, existing and proposed utilities, etc. 03/19/02: Repeat. Property line does not match the plat. Still do not show all of the utility easements or existing or proposed utilities. Building envelopes shown but still need to show the building lot lines. 70 10/16/01: Incorporate comments from the site and utility plans. 72 10/16/01: See redlines for other labeling, corrections. 03/19/02: Repeat. One left. 114 03/19/02: Landscaping shown in the natural area buffer zone. Please contact Doug Moore with Natural Resources for his approval, 224-6143. 115 03/19/02: What will be done with the disturbed area after the entrance to the natural area is reworked? Please contact Doug Moore/Natural Resources and Bob Zakely/Environmental Services 224-6063 for their requirements. 116 03/19/02: Landscape plan does not match the utility plan. Please coordinate the sheets so that they present the same information. Topic: Pavement 106 10/16/01: From Rick Richter/Pavement Management: Will need pavement design if Countryside Road is new. Contact: Rick Richter 221-6605 Topic: Plat 5 10/16/01: Update the language in several areas. See attached. 03/19/02: Repeat. 6 10/16/01: Add current date. 03/19/02: Repeat. Page 2 7 10/16/01: Private Drive must be dedicated on the Plat as an emergency access easement. 03/19/02: Repeat. Must be dedicated separately from Tract A as the rest of Tract A does not qualify as an emergency access. 8 10/16/01: See attached for the following notice that shall be placed on the plat set apart from the other notes in a box labeled as "NOTICE" when private drives or streets are utilized on the property. 03/19/02: Please place in a box as shown in the example attached in the first round. 11 10/16/01: Dedicate and show all utility easements as required. Obtain and provide all off -site utility and construction easements. 03/19/02: Repeat. Provide the temporary and permanent offsite easements by separate document. Show on plat and provide reception number - if you get them recorded before the plat is filed. If not, just label as "by separate document'. 90 10/16/01: Technical Services: "Tie" from Section Corner in conflict w/adjoining subdivision plat. 03/19/02: Repeat comment. "Tie" from section corner has not been addressed. The west line of Countryside Park Phase III is shown with a break in it. The plat of Countryside Phase III shows a straight line. Please explain this. 91 10/16/01: Technical Services: How does the R/W easement tie into a dedicated roadway? 111 03/19/02: Correct the title. Remove the word "subdivision" . Title needs to be consistent aimong the drawings. 112 03/19/02: From Technical Services: need bearings and distances along new ROW, including curve data at NW corner and distance along south line. 113 03/19/02: From Technical Services: Text is too small to reproduce. Topic: Site Plan 52 10/16/01: Add a Legend, label all ROW, easements, setbacks, etc. See redlines. 03/19/02: Repeat. ROW does not match the plat. Still need to show utility easements, including the off -site easements that still need to be acquired. Add a Pa,c 3 legend. Show setbacks from the front of the buildings too, not just the sides and rear. It doers not appear that the front setback requirements are being met. 55 10/16/01: Handicapped Parking is 12' wide minimum with ramp access to sidewalks. Please see the Land Use Code, pg 34, Article 3, section 5, paragraph b for further requirements. 56 10/16101: Provide the R for the inside and outside dimensions of the culdesac. Code requires 20' inside, 40' outside. 03/19/02: Repeat. Label inside radius. Still does not comply with code requirements. 61 10/16/01: See the Land Use Code 3.6.2(L)2 and contact Ron Gonzales, 416- 2864, with the PFA. It appears that buildings 6,7,8 are out of fire access (max 150') from a public street. Is there a separate "man door" at the rear of the buildings? Fire access cannot be taken through the garage. If there IS a separate entrance and PFA can serve off the private drive, then the private drive must be dedicated as an emergency access easement. Show on Plat. 03/19/02: Repeat. Appears that the main entrance has been moved to the rear, however, still need the separate emergency access easement dedicated on the plat. This can not be combined into Tract A's blanket easement because not all of Tract A is fire accessible. This comment appears under "Plat" as well and was provided here for your information. 117 03/19/02: The Site plan does not match the utility plan. Please coordinate the sheets so that they present the same information. 133 1 agree with comment #131 recommending a meeting between Transportation, Planning, and Engineering. Topic: Utility Plans 19 10/16/01: Cover Sheet, pg 2: Update the General Notes. See Appendix Ell. Complete lines 19 and 40. 03/19/02: Provide line 48 of the General Notes. Either "NA" or list the variances if applicable. 22 10/16/01: Cover Sheet: Provide the typical street section (Detail 7-8F w/out the sidewalk on one side) being proposed. Sections include appropriate horizontal and vertical dimensions and cross slopes. 03/19/02: It's alright to leave the entire detail on the detail sheet but the actual street section still needs to go on the cover sheet. 32 10/16/01: Grading/Utility Sheet: Expand your Legend to include Property lines, Easements, Tracts, Building Envelopes, Buffer Zones, etc, all sheets. Show on plans and label, all sheets. Page 4 of street crossings. Stop bars on all approach legs at signalized intersections should be provided. Curb radii should be minimized to reduce the speed of right turning vehicles and reduce the distance for the pedestrian to cross the street. PRINCIPLE T-8: The City will encourage the development of comfortable and attractive pedestrian facilities and settings to create an interesting pedestrian network. Policy T-8.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale improvements that fit the urban context of the area. The color, materials, and form of pedestrian facilities and features should be appropriate to the area where it is located, as well as the functional unity of the pedestrian network through means such as: a. Developing attractive improvements which enhance the character and pedestrian scale of the urban environment including streetscape design, vertical treatments, widened sidewalks, and furnishings. b. Incorporating special design features, public art, and site details that can enhance the pedestrian scale of streets and become an urban amenity. PRINCIPLE T-9: The City shall develop secure pedestrian settings by developing a will -lit inhabited pedestrian network and by mitigating the impacts of vehicles. Policy T 9.1 Security. Clear and direct lines of sight in pedestrian settings should be provided to increase the perception of security. Streets should appear inhabited to the greatest extent possible. New development should accommodate human activity and pedestrian use. Pedestrian -oriented lighting should be incorporated into neighborhoods, streets and other public places to enhance safety and security. Riverbend incorporates many of the transportation principles and policies. This project provides an infill opportunity that takes advantage of existing city infrastructure, without needing to add additional public streets that will require future maintenance. Pedestrian connections are provide to adjacent natural area trails, as well as to Timberline Road. There existing bike trails within the immediate vicinity of the project including Timberline Road and the Poudre River Trail system. While public transit is currently not available in this area of town, we will work with the city to ensure that future transit stops are planned for in a logical manner. PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience offered to the citizens who will use the street system and the adjacent property. Together, the layout of the street network and the streets themselves will set the character, form and scale of a place.. Policy CAD- 1.1 Street Design Standards. All new public streets must conform to City street standards. Alternative street designs may be approved by the City where they are needed to accommodate unique situations such as important landscape features or distinctive characteristics of a neighborhood or district —provided that they meet necessary safety, access and maintenance requirements. Policy CAD-1.2 Street Layout. New streets will make development an integral extension of the community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes. Multiple routes should be provided between key destinations. Streets should be located to consider physical features, and to create views and prominent locations for civic landmarks such as parks, plazas and schools. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 39 10/16/01: Grading/Utility Sheet: Provide the statement shown in Appendix E4, II, E. 42 10/16/01: Grading/Utility Sheet: Provide easements for all the work that is occurring off -site (culvert, utilities in Natural Areas, construction on neighboring properties, etc.). Contact Doug Moore with Natural Areas ASAP - any request for easements from this department takes quite a long time. 44 10/16/01: Drainage/Erosion Control: Show revegetation methods and specific notes regarding the natural area. 46 10/16/01: Drainage/Erosion Control: Provide drainage arrows and show positive drainage to streets or to an approved drainage facility. 120 03/19/02: Provide riprap where the curb and gutter terminates west of the natural area entrance, a sidewalk culvert and swale (if needed) for drainage. Design the sidewalk culvert in accordance with detail 7-31. Also, provide riprap where the curb and gutter terminates on the north end on Countryside and a type 3 barricade where the sidewalk terminates if there is no existing sidewalk to tie into. 121 3/19/02: See appendix E-4 (checklist) section II.E. Incomplete statement provided. Please correct. 122 3/19/02: Provide stationing at all PC's, driveway intersections and inlets. 134 Provide a signature block for Boxelder. Page > PROJECT COMMENT SHEET City of Fort Callins, i Current Planning DATE: June 19, 2002 TO: Engineering PROJECT: #39-01A Riverbend PDP — Modification of Standards — Type II (LUC) All comments must be received by Steve Olt no later than the staff review meeting: CHECK _Plat _Utility July 17, 2002 Note - Please identify your redlines for future reference �4b�— TO RECEIVE COPIES OF REVISIONS _Site _Drainage Report _Other _Redline Utility _Landscape City of Fort Collins L a n d s c a p e A r c h i t e c t u r c S i t c P l a tr n i n g G r a p h i c s July 15, 2002 Steve Olt, Project Planter Current Planning Division City of Fort Collins - - - 281 N. College Avenue Fort Collins, CO 80524 Dear Steve, Attached are revisions to Riverhead Project Development Plans, revised in response to City staff and agency review comments. The comments made and revisions requested on the PDP have been addressed as follows: Current Planning 1. Acknowledged. 2. A note has been placed on the plans regarding no.parking on Countryside. ' 3. Electric: Electric requirements will be coordinated with the electric utility. 4. Electric: Per Code, Ornamental Trees can be 15 feet from a light pole, with canopy trees at 40 feet. This is what we are showing. - 5. Public Service: The lot lines have been changed to building envelopes with blanket utility easements. 6. Public Service: Other coordination will occur with public service as needed. ' Engineering 1. Coordination of the various sheets has occurred. 2. The garages are not fronting on publicstreets, therefore the garage setback standards do not apply. A modification of standards has been submitted for the pedestrian walk system. 3. Easements have been labeled correctly. 4. Addressing has been resolved with PFA Units one and two will have one address, with the other two buildings having,another. Addressing will be off of Countryside Drive '/ ^GLhb 5. LANDSCAPE PLAN — A legend has been provided. 6. LANDSCAPE PLAN — All easements are shown, there are no longer any lot lines. 7. LANDSCAPE PLAN — Natural Resources has approved of the landscaping within the natural areas. 8. LANDSCAPE PLAN — The disturbed areas will be reseeded per natural resource requirements. 9. LANDSCAPE PLAN — Coordination has been done. 10. PAVEMETIT - Countryside Drive is not new. 11. PLAT - Rer.-erence the plat for changes to the plat 12. PLAT - The private drive has been dedicated as an emergency access easement and is a separate tract. 13: SITE PLAN —A legend has been added. Labels were added previously. 14. SITE PLAN — Radius have been labled 15. SITE PLAN = The private drive has been dedicated as an emergency access easement and is a separate tract. 16. SITE PLAN The meeting has been held as requested. 17. UTILITY PLANS — See specific responses from North Star Engineering Riverbend Response to PDP comments #2 7/16/02 1 • C' i v i s C e n t e r V i l 1 a g e- 144 North Mason Stredt Suite 2 • Fort Collins, ColoraCo 80524 "(970) 472-912S • F.:(970) 494-0728 S i t, P l a. n. n g G r a p h i c, 18. ELECTRIC — Off Site Easements will be obtained as needed. Natural Resources 7. Acknowledged. 8. A fence has been shown and detailed on the plans at the natural area. 9. The ottsite easements are in process. PFA I. A fire lane has been provided and platted as an emergency access easement. 2. Per our conversation, addressing will be off of Countryside Drive with Units one and two will have one address, and the other two buildings having another. Individual units will be # 1-8. 3. With the inclusion of a fire access lane, fire sprinklers should no longer be required. Stonnwater Utility. _ I. The offsite easements from Natural Resources are in process. 2. See conuncnt letter by NorthStar Designs. Transportation Planning I . The overall coordination meeting has occured. 2. The walk on the north side now connects with Countryside Drive. Zoning Building Footprint dimensions and distances to property lines have been noted. I appreciate your time in reviewing these plans. If you have any further questions, please feel free to contact me Cc Gary Hoover, Hooraz, LLC Tricia Kroetch, Northstar Designs Kiverkend Response to PDP comments #2 7/16/02 • C i C c n t a V i l i n g e- IJ4 North Maw n Slt t Sulk 2 Fort Conins, Coloratlo 80524 (970) 472-9125 • F.:(970) 494-0728 Project Comments Sheet Selected Departments Department: Engineering Date: August 13, 2002 Project: RIVERBEND PDP, #39-01 All comments must be received by STEVE OLT in Current Planning no later than the staff review meeting: August 07, 2002 Note - Please identify your redlines for future reference Issue Contact: Susan Joy Topic: General 123 03/19/02: Re -label the 20' water easement and 20' drainage easement to read "20' utility and drainage easement" or "20' utility easement", whichever is correct. 07/30/02: Utility plans call this out as a "20' utility easement" while the site plan calls it a "proposed 20' utility and drainage easement". The landscape plan doesn't call it anything and the plat doesn't even show it at all. Please coordinate the different plan sets so that they're presenting the same information. All off -site easements still need to be acquired and submitted by separate document before the project can go to hearing. 124 See redlines for other comments. Topic: Pavement 106 10/16/01: From Rick Richter/Pavement Management: Will need pavement design if Countryside Road is new. Contact: Rick Richter 221-6605 Topic: Plat 5 10/16/01: Update the language in several areas. See attached. 03/19/02: Repeat. 07/30/02: Please update the plat language in several areas, see redlines (third request). Please return the Plat redlines with the next submittal - I did not receive them with this round of review. I attached the Plat Language form again for your reference. _ CHECK Plat g �3 L Datel I HERE\I,y YOU WISH TO RECEIVE COPIES OF REVISIONS Site Drainage Report Other J:r. of Utility _ -c Redline Utility �_ Landscape Page 1 6 10/16/01: Add current date. 03/19/02: Repeat. 07/30/02: Repeat. 8 10/16/01: See attached for the following notice that shall be placed on the plat set apart from the other notes in a box labeled as "NOTICE" when private drives or streets are utilized on the property. 03/19/02: Please place in a box as shown in the example attached in the first round. 07/30/02: Please correct two typo's. 11 10/16/01: Dedicate and show all utility easements as required. Obtain and provide all off -site utility and construction easements. 03/19/02: Repeat. Provide the temporary and permanent offsite easements by separate document. Show on plat and provide reception number - if you get them recorded before the plat is filed. If not, just label as "by separate document". 07/30/02: Repeat -outstanding item since 10/16/01. 91 10/16/01: Technical Services: How does the R/W easement tie into a dedicated roadway? 111 03/19/02: Correct the title. Remove the word "subdivision" . Title needs to be consistent among the drawings. 07/30/02: Repeat comment. Please remove the word "subdivision" from the title — see redlines. 112 03/19/02: From Technical Services: need bearings and distances along new ROW, including curve data at NW corner and distance along south line. 113 See redlines for several typo's and missing items. 140 From Technical Services: Relabel buildings B and C. Buildings are labeled in a clockwise direction. 141 From Technical Services: Add a Vicinity Map. Topic: Utility Plans 19 10/16/01: Cover Sheet, pg 2: Update the General Notes. See Appendix El. Complete lines 19 and 40. 03/19/02: Provide line 48 of the General Notes. Either "NA" or list the variances if applicable. 07/30/02: Almost, but see redlines : ) Page 2 22 10/16/01: Cover Sheet: Provide the typical street section (Detail 7-81F w/out the sidewalk on one side) being proposed. Sections include appropriate horizontal and vertical dimensions and cross slopes. 03/19/02: It's alright to leave the entire detail on the detail sheet but the actual street section still needs to go on the cover sheet. 07/30/02: The sidewalk and parkway dimensions on sheet 3 and 4 are conflicting with each other. Put "varies" for the utility easement dimension on the east side of the street since it's different depending on what portion of the street you're looking at. 42 10/16/01: Grading/Utility Sheet: Provide easements for all the work that is occurring off -site (culvert, utilities in Natural Areas, construction on neighboring properties, etc.). Contact Doug Moore with Natural Areas ASAP - any request for easements from this department takes quite a long time. 135 Sheet 4 - missing two spot elevations, see redlines. Page 3 w _ STAFF PROJECT REVIEW HOORAZ, LLC Date: 9/25/02 C/O VIGNETTE STUDIOS 144 N. MASON STREET, SUITE 2 FORT COLLINS, CO 80524 Staff has reviewed your submittal for RIVERBEND PDP, #39-01, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt 98 Eric Bracke of the Traffic Operations Department offered the following comments: 1. No Transportation Impact Study is required. 2. The parking on Countryside Drive will be eliminated. 99 Gary Lopez of the Zoning Department indicated that the building footprint dimensions and relative distances to property lines must be shown on the Site Plan. 100 Doug Martine of Light & Power offered the following comments: 1. Off -site easements along the north side of Countryside Road (Drive) will be necessary. 2. Electric meters will need to be "gated" at the west end of Buildings 3 - 8, and on the south or west end of Buildings 1 & 2. 3. Light & Power will need to cross Countryside Road (Drive) and the developer will need to provide a street cut permit, pay the permit and impact fees, and repair asphalt as necessary. 4. The Lighting and Landscape Plans show a proposed streetlight on the east side of Countryside Road (Drive). This location is acceptable to L&P, but the street trees need to be a minimum of 40' from the light. 101 Page 1 Rick Lee of the Building Inspection Department indicated that he is attaching a copy of the various codes that the Building Department will enforce. From the brief information provided it is apparent that this project is going to be a single family (R-3) attached project with zero lot line construction. This type of construction is going to require two 1- hour walls back to back. This construction should extend from the foundation wall to the roof deck above and the restricted openings in the roof requirements of 709.4.1. 102 Dennis Greenwalt of AT&T Broadband (cable TV) indicated that the Riverbend PDP is too far from their facilities for service at this time and does not meet the franchise requirements. With this project being in the city limits of Fort Collins and no one else holding a franchise for Fort Collins, there should not be any cable service available. 103 Len Hilderbrand of Excel Energy (Public Service) offered the following comments: 1. The building envelope for Lots 1 & 2 encroaches into an easement on the west end of the lots. 2. Meters must be clustered together on the west wall of Lot 3 to serve Lots 3 - 8. 3. The water curb stop must be to the back of the easement. If telephone, cable, and electric equipment are located within the 9' easement, then the easement must be expanded to 11' in width. 4. The gas line must be located in the street right-of-way with a minimum 10' clearance from water and sewer. 5. Any relocation of existing gas lines will be at the developers expense. 104 Current Planning Department's comments are on red -lined plans that are being forwarded to the applicant. 105 The following comments were expressed at the staff review meeting on October 17, 2001: Engineering There is a property line conflict with the single family development to the east. Page 2 2. Please contact Ron Gonzales to discuss the addressing for the 8 dwelling units in this project. Ron can be reached at 221-6570. 3. No parking will be permitted on Countryside Drive. This must be indicated on the subdivision plat. 4. There are no walkways from the handicapped parking space to handicapped accessible doors to the dwelling units. Basically, handicaped accessible doors do not exist. 5. The entrance to the natural areas parking lot should be redigned with this project. Natural Resources 1. This development may have to eliminate 2 dwelling units to deal with the possible detention concerns. 2. Stormwater to be released into the natural area needs to be adequately filtered. It is very possible that the Natural Resources Advisory Board may not grant an easement on the City -owned natural area, if one is required. 3. The required 100' buffer between development and the ponds in the natural area should not be reduced. 4. The landscape Plan is not showing the use of native plant materials Stormwater Utility 1. The drainage report does not discuss where stormwater goes when it leaves this site. The draiange plan does not provide for detention, just water quality. This must be approved by the Natural Resources Department. 2. A better design is needed for the water quality pond. Water qualtity is needed, also. Transportation Planning 1. There are concerns about the internal pedestrian circulation in this project. The interior of the site is driveway and garage doors. Where is any good internal pedestrian access, or emergency access, to the dwelling units? 2. No parking will be allowed on Countryside Drive. Department: Engineering Issue Contact: Susan Joy Topic: General 123 Page 3 Policy CAD-1.3 Streetscape Design. All new streets will be functional, safe and visually appealing. Shade trees, landscaped medians and parkways, public art, and other amenities will be included in the Streetscape as appropriate. Policy CAD-1.5 Street Art. The City will encourage the incorporation of artistic elements into the Streetscape design. PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and gateway landscapes should be designed to be functional, attractive, safe and comfortable. Policy CAD-2.2 Public Space Design. Mixed -use commercial and civic design proposals should incorporate one or several design components related to public outdoor space including pedestrian circulation, transit facilities, plazas, pocket parks, sitting areas, children's play areas and public art. There are no additional public streets proposed with this project. This project will utilize the existing public infrastructure. PRINCIPLE HSG-1: The city will have a variety of housing types and densities throughout the urban area for all income levels. Policy HSG-1.1 Land use Patterns. The City will encourage a variety of housing types and densities, including mixed -used developments, that are well -served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the siting of higher density housing near public transportation centers, shopping, and in designated neighborhoods and districts. Policy HSG-1.2 Housing Supply. The City will encourage public and private, for -profit and non-profit. sectors to take actions to develop and maintain an adequate supply of single- and multiple -family housing, including mobile homes and manufactured housing, for all economic: segments of the population. Policy HSG-1.4 Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. While Riverbend has only one housing type proposed, this particular housing type is not currently available within the section, and is rairly provided along the river corridor. PRINCIPLE ENV-5: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins. Policy ENV-5.1 Protection and Enhancement. The City will seek to integrate wildlife habitat, riparian areas, wetlands and other important natural features into the developed landscape by directing development away from sensitive areas and using innovative planning, design, buffering, and management practices. The City's regulatory powers will be used to preserve, protect, and enhance the resources and values of natural areas by directing development away from sensitive natural features —such as wetlands, riparian areas and wildlife habitat. When it is not possible to direct development away from natural areas, these areas will be RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 03/19/02. Relabel the 20' water easement and 20' drainage easement to read "20' utility and drainage easement" or "20' utility easement', whichever is correct. 07/30/02: Utility plans call this out as a "20' utility easement" while the site plan calls it a "proposed 20' utility and drainage easement". The landscape plan doesn't call it anything and the plat doesn't even show it at all. Please coordinate the different plan sets so that they're presenting the same information. All off -site easements still need to be acqu'ved and submitted by separate document before the project can go to hearing. 124 See redlines for other comments. Topic: Pavement 106 10/16/01: From Rick Richter/Pavement Management: Will need pavement design if Countryside Road is new. Contact: Rick Richter 221-6605 Topic: Plat 5 10/16/01: Update the language in several areas. See attached. 03/19/02: Repeat. 07/30/02: Please update the plat language in several areas, see redlines (third request). Please return the Plat redlines with the next submittal - I did not receive them with this round of review. I attached the Plat Language form again for your reference. 6 10/16/01: Add current date. 03/19/02: Repeat. 07/30/02: Repeat. 8 10/16/01: See attached for the following notice that shall be placed on the plat set apart from the other notes in a box labeled as "NOTICE" when private drives or streets are utilized on the property. 03/19/02: Please place in a box as shown in the example attached in the first round. 07/30/02: Please correct two typos. Page 4 11 10/16/01: Dedicate and show all utility easements as required. Obtain and provide all off -site utility and construction easements. 03/19/02: Repeat. Provide the temporary and permenant offsite easements by separate document. Show on plat and provide reception number - if you get them recorded before the plat is filed. If not, just label as "by separate document'. 07/30/02: Repeat - outstanding item since 10/16/01. 91 10/16/01: Technical Services: How does the R/W easement tie into a dedicated roadway? ill 03/19/02: Correct the title. Remove the word "subdivision" . Title needs to be consistant among the drawings. 07/30/02: Repeat comment. Please remove the word "subdivision' from the title. 112 03/19/02: From Technical Services: need bearings and distances along new ROW, including curve data at NW corner and distance along south line. 137 See redlines for several typo's and missing items. 140 From Technical Services: Relabel buildings B and C. Buildings are labeled in a clockwise direction. 141 From Technical Services: Add Vicinity Map. Topic: Utility Plans 19 10/16/01: Cover 'Sheet, pg 2: Update the General Notes. See Appendix El. Complete lines 19 and 40. 03/19/02: Provide line 48 of the General Notes. Either "NA" or list the variances if applicable. 07/30/02: Thanks, but see redlines : ) 22 Page 5 10/16/01: Cover Sheet: Provide the typical street section (Detail 7-8F w/out the sidewalk on one side) being proposed. Sections include appropriate horizontal and vertical dimensions and cross slopes. 03/19/02: It's alright to leave the entire detail on the detail sheet but the actual street section still needs 'io go on the cover sheet. 07/30/02: The sidewalk and parkway dimensions on sheet 3 and 4 are conflicting with each other. Put "varies" for the utility easement dimension on the east side of the street since it's different depending on what portion of the street you're looking at. 42 10/16/01: Grading/Utility Sheet: Provide easements for all the work that is occurring off - site (culvert, utilities in Natural Areas, construction on neighboring properties, etc.). Contact Doug Moore with Natural Areas ASAP - any request for easements from this department takes quite a long time. 135 Sheet 4 - missing two spot elevations, see redlines. Department: Light & Power Topic: Electric 107 Issue Contact: Doug Martine Existing electric is at the N.E. corner of Timberline & Countryside. Developer will need to provide off site easements along the north side of Countryside from Timberline Rd. 108 Light & Power will need to cross countryside Rd. Developer will need to pay additional costs to bore the street (If possible). As an alternative, the developer will need to provide a street cut permit, pay permit and impact fees, pay additional costs to cut asphalt, and replace asphalt as necessary to meet city standards. 109 Due to extremely tight site, meter locations (both gas and electric) need to be coordinated with each utility and shown on the utility plan. A utility coordination meeting is strongly encouraged. Department: Natural Resources Topic: Utility Easements 142 Utility Easement in Natural Area - Easements still need to be aquired from Natural Resources. aquire the necessary easement. Department: PFA Topic: Fire Protection 75 Issue Contact: Doug Moore The Natural Resources Easement policy must be follow to Page 6 Issue Contact: Michael Chavez Address Numerals: Address numerals shall be visible from the street fronting the property, and posted with a minimum of 6-inch numerals on a contrasting background. 97 UFC 901.4.4 NOTE: Lots 4-8 do not front a street and can not be addressed. 76 Residential Water ;supply: No residential building can be greater then 400 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 800 feet along an approved roadway. Each hydrant must be capable of delivering 1000 gallons of water per minute at a residual pressure of 20 psi. 97 UFC 901.2.2.2 Department: Police Issue Contact: Joseph Gerdom 73 Landscape/Lighting: The two ponderosa pines in the parking lot island should be removed. First, they will block visual surveillance between the units and parking area. Second, the height of these materials will block lighting portions of the drive area and garage areas. Department: Stonnwater Utility Issue Contact: Wes Lamarque Topic: Drainage 126 The City of Fort Collins Natural Resources Department will have to give a letter of intent from their board of directors to allow for the outfall of this site onto Natural Resources property and for the drainage easement before the public hearing can commence. Repeat 8/6/02 Topic: Erosion/Sediment Control 130 Repeat Comment - 8/7/02 1. The legend symbol for silt fencing doesn't match the plan symbol. 2. What is to protect the existing pond to the south from sedimentation from the installation of the 15" RCP WQ pond outlet pipe? 3. How are the properties to the east to be protected from sediment transport during the installation of the 15" RCP along the east side of the development? 4. Previous note #3 has riot been addressed with regard to utilizing the WQ pond as a sediment trap with a gravel filter. 5. Previous note #4 has not been addressed. Any reseeding/sodding, etc to be done is a part of the erosion control plan. Whatever is on the landscape plan (which is never seen by the people doing the erosion control) should be repeated on the E.C. plan. 6. What reseeding/mulching is to be done on the excavation going into the Natural Areas pond with the pipeline, and in the natural area that will be disturbed near the silt fence south of the pond? This should be coordinated with Natural Resources, a seed mocrriethod decided upon with their input, and then a note placed on the erosion control plan stating what was decided. 7. Why are straw bales being placed in the existing swale to the west? 8. Previous note # 5 has not been addressed. Page 7 Department: Transportation Planning Issue Contact: Tom Reiff Topic: Pavement 138 The pavement treatment for the five parking stalls on the culdesac should be consistant with the street material. The special treatment for the pavement is to emphasize the pedestrian area. These parking stalls are not designed for pedestrian movement. Topic: Site Pian 139 The walkway or treated pavement in front of the garages needs to clearly delineate the pedestrian area. Since the driveways are treated the same as the walkway or pedestrian area, the walk needs to emphasize the pedestrians by such means as grade separation from the street, such as a roll over curb, or other means to identify the pedestrian area from the automobile. Department: Zoning 2 Issue Contact: Gary Lopez Indicate bldg footprint dimensions and relative distance to nearest property line. Be sure and return all of your reclined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Yours Truly, STEVE OLT City Planner Page 8 REVISION COMMENT SHEET DATE: October 28, 2002 TO: Technical Services PROJECT: #39-01 Riverbend PDP - Type I (LUC) All comments must be received by Steve Olt no later than the staff review meeting: S S November, 2002 ?P ❑ No Comment ❑ Problems or Concerns (see below or attached) "PLEASE IDENTIFY YOUR REDLINES FOR FUTURE REFERENCE"* J. a�NDH2`� - Le&AL GL04aE- eC HERE IF YOU WISH M RECENE COPIES OF REVISION&gnatu _ Plat Utility Redline Utlity _ IandscaN :_ Project Comments Sheet Selected Departments Citv of Fort Collins Department: Engineering Date: November 20, 2002 Project: R.IVERBEND PDP, #39-01 All comments must be received by STEVE OLT in Current Planning no later than the staff review meeting: November 20, 2002 Note - Please identify your redlines for future reference Issue Contact: Susan Joy Topic: General 124 See redlines for other comments. 143 Coordinate the various plan sets so that they all present the same information. All plan sets need to show the off -site temporary construction easements, utility easements, drainage easements, etc. 146 All off -site easements must be provided before this development can go to hearing. Topic: Landscape Plan 144 11/18/02: Show all utilities, including gas and electric. 148 The developer must provide any needed irrigation to the medians of the culdesac and will be responsible for the maintenance of landscaping in these areas. This landscaping must also meet sight distance requirements (please add a note to the plans). 149 Landscape medians must include drainage facilities to handle sprinkler runoff and nuisance flows. Refer to Appendix C. Topic: Pavement 106 10/16/01: From Rick Richter/Pavement Management: Will need pavement design if Countryside Road is new. Contact: Rick Richter 221-6605 A- Date CHECK-H IZE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _ / Site / Drainage Report Other_ Utility _ X Redline Utility / Landscape Page 1 Topic: Plat 11 10/16/01: Dedicate and show all utility easements as required. Obtain and provide all off -site utility and construction easements. 03/19/02: Repeat. Provide the temporary and permenant offsite easements by separate document. Show on plat and provide reception number - if you get them recorded before the plat is filed. If not, just label as "by separate document". 07/30/02: Repeat - outstanding item since 10/16/01. 11/20/02: Repeat. This comment still stands. 150 11/18/02: Correct the plat as redlined. See attached Plat Language Document. Topic: Utility Plans 42 10/16/01: Grading/Utility Sheet: Provide easements for all the work that is occurring off -site (culvert, utilities in Natural Areas, construction on neighboring properties, etc.). Contact Doug Moore with Natural Areas ASAP - any request for easements from this department takes quite a long time. 11/18/02: 1 saw your note on the last round of redlines saying that you are scheduled for first and second reading for the Natural Resource easements this November and December. Are you also taking care of the additional temporary construction easements needed on the north & south side of Countryside Drive and the entrance to the Natural Areas parking lot as well as obtaining a public access easement for the sidewalk out to Timberline and a utility easement on the north side of Countryside? 145 11/18102: Per the utility coordination meeting held on 9/25/2: Show the existing ROW and utility easements, if any, on the east -west portion of Countryside Drive. Obtain a 9' utility easement (or greater if necessary) on the north side of Countryside Drive for the electric line in the ultimate location. This has also been an outstanding comment since 2/2612. Show all meter locations (gas & electric) and the electric line as determined in the above meeting. Show the bore or street cut necessary to install the electric line across Countryside. Show the approximate limits of construction. Provide the street cut note: Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards. 147 11/18/02: The metal culvert is no longer allowed. It must be designed in accordance with D-12, see attached. May need rip -rap at the mouth and a swale to the detention pond area. Contact Stormwater for their requirements. Page 2 DATE: April 22, 2003 REVISION COMMENT SHEET TO: Technical Services PROJECT: #39-01 RIvERBEND PDP — TYPE I (LUC) All conurlents must be received by Steve Olt no later than the staff review meeting: YRFC F_T ,7F May 14, 2003 AP4 2 4 200 BY: No Comment Problems or Concerns (see below or attached) "PLEASE IDENTIFY YOUR REDLINES FOR FUTURE REFERENCE** /. anu.✓�7r7�i" 7 L;;G r7C_ z'Ld Sd-. Ct T Y U Lu '- O _ I H a rl u�cs e,� C-� '43(!P7CeJ T� /79A 7' /U I�L, Lall�,� ', /� t�.Jrn n-��iii2 sib _ A30 "(7� lac ��, L?>CtJi tNc �/+-1c�rrl�; �/�,�cA,�� /•� �,3�� c, ��2 A e c� 4 . ate CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other I ZAA _Utility _Redline Utility _Landscape City of Fort Collins City of Fort Collins lepartment: Eneir Project Comments Sheet Selected Departments Date: May 19, 2003 Project: RIVERBEND PDP, #39-01 All comments must be received by Steve Olt in Current Planning, no later than the staff review meeting: May 14, 2003 Note - Please identify your redlines for future reference Issue Contact: Susan Joy Topic: General Number: 124 See redlines for other comments. Created: 3/19/2002 Number: 143 Created: 11/18/2002 Coordinate the various plan sets so that they all present the same information. All plan sets need to show the off -site temporary construction easements, grading easements, utility easements, drainage easements, etc. 5/8/3: Repeat comment. Number: 146 Created: 11/18/2002 All off -site easements must be provided before this development can go to hearing. 5/8/3: Repeat comment. The off -site easements from Natural Resources to rework the grades in order to install the sidewalk along the south side of Countryside is no longer required per Ron Mills/Real Estate Services and Carrie Daggett/City Attorney as long as you stay within the existing grading easement. However, you must keep the proposed grading within this existing easement or you will have to obtain an additional grading easements from Natural Resources. All the easements to bring in the electric along the north side of Countryside are still required. See comment #166. Number: 166 Created: 5/8/2003 Correct the project limit boundary along the north side of Countryside Drive on the Site, Landscape and Utility plans. This project will be required (per the Utility Coordination Meeting held on 9125/2) to bring in the electric service through here and it must be installed in the ultimate location. It will require an off -site utility easement, grading easement and temporary construction easement in order to do this. As stated under other sections, the plans can not go to hearing until a Letter of Intent is provided from the affected property owner and can not be approved until these easements are obtained and recorded. Topic: Landscape Plan Number: 144 Created: 11/18/2002 11118102: Show all utilities, i luding gas and electric. Sign e Date / CHECK E IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _/ Site Drainage Report Other _ Utility >= Redline Utility —L Landscape Page I protected in the developed landscape. Policy ENV-5.2 Floodplains. The city will preserve and protect wildlife habitat areas of the 100-year Floodplains of the Poudre River, Spring Creek, Fossil Creek, and other waterways, for conservation purposes. Riverbend responds to the natural environments by utilizing natural plant materials, controlling water runoff and quality from what currently exists, and provides a buffer from commercial uses along the natural area. PRINCIPLE NOL-1: Preserve and protect natural areas within Fort Collins and the Urban Growth Area to provide habitat essential to the conservation of plants, animals, and their associated ecosystems and to enrich the lives of citizens by providing opportunities for education, scientific research, nature , interpretation, art, fishing, wildlife observation, hiking and other activities. Policy NOL-1.1 Natural Areas System. The City will establish a system of publicly- owned natural areas to protect the integrity of wildlife habitat and conservation sites, protect corridors between natural areas, preserve outstanding examples of Fort Collins' diverse natural heritage, and provide a broad range of opportunities for educational, interpretive, and recreational programs to meet community needs. Policy NOL-1.2 Urban Development. The City will provide diverse educational, interpretive, and recreational programs to promote understanding and enjoyment of natural areas by the public. It will also provide opportunities for outdoor recreation, formal and informal education, and interpretive programs on local natural features to the community. Special attention will be paid to environmentally sensitive trail design, location, and construction. Policy NOL-1.13 Access. The City will design trail routes in natural areas to minimize ecological impacts. A hierarchy of access will be established to determine which will be accessed with paved trails, which will be accessible only by unpaved foot -trails, and which will be left inaccessible. Special attention will be given to environmentally sensitive trail design, location and construction. PRINCIPLE NOL-3. Our community's parks and recreation system will include parks, trails, open lands, natural areas and urban streetscapes. These "green spaces" will balance active and passive recreation opportunities in an interconnected framework that is distributed throughout the urban area. Policy NOL-3.1 Corridors. Trails along streams, drainage ways, and irrigation ditch corridors should be dispersed throughout the city, provide public access, and link neighborhoods, parks, activity centers, commercial centers, and streets where environmentally appropriate and compatible with natural habitat values. Policy NOL-3.2 Urban Public Space. Small pocket parks, public plazas, and sidewalk gathering places should include "street furniture" such as benches, and be incorporated into urban designs for the Downtown District, Mixed -Use Districts, Commercial Districts, and Residential Districts throughout the City. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 5/8/3: Repeat comment. Show individual services off the main lines. Label all utilities. Number: 161 Created: 5/8/2003 Remove the contour lines. Number: 162 Created: 5/8/2003 Show and label all easements, ROW, and Tracts. Number: 163 Created: 5/8/2003 Coordinate the comments with the various plan sets so that they present the same information. Number: 164 Created: 5/8/2003 Note 11 shows phasing. There is only one phase to this project. Topic: Plat Number: 150 Created: 11 /18/2002 11/18/02: Correct the plat as reclined. See attached Plat Language Document. 5/8/3: Repeat comment. Please correct the plat language per the attached Plat Language Document. Please correct 2002 to read 2003 in all locations used. Number: 160 Created: 5/8/2003 Correct the access easement label to read "public access" easement in the tract notes, both locations. Coordinate this with the other plan sets. Number: 172 Created: 5/9/2003 An offsite utility easement required on the north side of Countryside Dr. Please provide this easement by separate document and label the reception number on the plat or at minimum, label with "by separate document". See comment 146 and 166. Topic: Site Plan Number: 165 Remove the contour lines. Number: 167 Correct Note 11. Created: 5/8/2003 Created: 5/8/2003 Number: 168 Created: 5/8/2003 Correct Tracts A and B to include and/or read "Public Access" easement instead of just "access" easement. Topic: Utility Plans Number: 145 Created: 11 /18/2002 11/18/02: Per the utility coordination meeting held on 9/25/2: 1. Show the existing ROW and utility easements, if any, on the east -west portion of Countryside Drive. 2. Obtain a 9' utility easement (or greater if necessary) on the north side of Countryside Drive for the electric line in the ultimate location. This has also been an outstanding comment since 2/26/2, 3. Show all meter locations Igas & electric) and electric line as determined in the above meeting. 4. Show the bore or street cut necessary to install the electric line across Countryside. Show the approximate limits of construction. Provide the street cut note: Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards. Page 2 5/8/3: 1. Response from Engineer - there are no existing easements so none are shown. Issue closed. 2. Repeat comment. 3. Repeat comment. 4. Bore location is now shown. Issue closed. 5. Extend the approximate limits of construction to include making the sanitary sewer connection in Countryside Dr. Note is shown as requested, thanks! Number: 169 Created: 5/9/2003 Correct the limits of the street cut out to the centerline of the street. See redlines. Also, Lance Newlin will waive the pavement impact fees if you patch and then mill and overlay the entire half of the street. Number: 171 Created: 5/9/2003 Overall Utility Sheet - add a note to the concrete sidewalk culvert to "see detail D12" Page 3 STAFF PROJECT REVIEW Citvot Port Collin' HOORAZ, LLC Date: 5/21/2003 C/o Vignette Studios 144 North Mason Street, Suite 2 Fort Collins, CO. 80524 Staff has reviewed ,voiir submittal for RIVERBEND PDP. #39-01, and we offer the following comments: ISSUES Department: Current Planning Issue Contact: Steve Olt Topic: Ulility Plans Number: 179 Created: 5/2 1/2003 Len Hilderbrand of Xcel Energy offered the following comments: a. The gas meter locations will need to be located on sides of garages. near sidewalks. Gas mains are on front lot lines. b. Contact Connie Woodward for estimates and design. C. No trees may be planted within 4' of gas lines. d. There is an existing 3" high pressure gas line located along and near Countryside Drive on the west side of this project. This line may need to be converted to lower pressure. e. The utility plans do not show the existing high pressure line. Number: 180 Created: 5/2 1/2003 Mike Scheid of ELCO has marked 4 trees on a red -lined Landscape Plan (attached) that may be or are too close to the water line. Trees must be 10' clear of a water line. Department: Engineering Issue Contact: Susan Joy Topic: General Number: 124 Created: 3/ 19/2002 See redlines for other comments. Number: 143 Created: 1 1 / 18/2002 Coordinate the various plan sets so that they all present the same information. All plan sets need to show the off -site temporary construction easements, grading easements, utility easements, drainage easements, etc. 5/8/3: Repeat comment. Number: 146 Created: 1 1 / 18/2002 All off -site easements must be provided before this development can go to hearing. 5/8/3: Repeat comment. The off -site easements from Natural Resources to rework the grades in order to install the sidewalk along the south side of Countryside is no longer required per Ron Mills/Real Estate Services and Carrie Daggett/City Attorney as long as you stay within the existing Page I grading easement. However, you must keep the proposed grading within this existing easement or you will have to obtain an additional grading easement from Natural Resources. All the easements to bring in the electric along the north side of Countryside are still required. See comment #166. Number: 166 Created: 5/8/2003 Correct the project limit boundary along the north side of Countryside Drive on the Site, Landscape and Utility plans. This project will be required (per the Utility Coordination Meeting held on 9/25/2) to bring in the electric service through here and it must be installed in the ultimate location. It will require an off -site utility easement, grading easement and temporary construction easement in order to do this. As stated under other sections, the plans can not go to hearing until a Letter of Intent is provided from the affected property owner and can not be approved until these easements are obtained and recorded. Number: 178 Created: 5/20/2003 Correct the project title on all plan sets to read "Riverbend PDP" Topic: Landscape Plan Number: 144 Created: 11/18/2002 11/18/02: Show all utilities, including gas and electric. 5/8/3: Repeat comment. Show individual services off the main lines. Label all utilities. Number: 161 Created: 5/8/2003 Remove the contour lines. Number: 162 Created: 5/8/2003 Show and label all easements, ROW, and Tracts. Number: 163 Created: 5/8/2003 Coordinate the comments with the various plan sets so that they present the same information Number: 164 Created: 5/8/2003 Note 11 shows phasing. There is only one phase to this project. Topic: Plat Number: 150 Created: 11 / 18/2002 11/18/02: Correct the plat as redlined. See attached Plat Language Document. 5/8/3: Repeat comment. Please correct the plat language per the attached Plat Language Document. Please correct 2002 to read 2003 in all locations used. Number: 160 Created: 5/8/2003 Correct the access easement label to read "public access" easement in the tract notes, both locations. Coordinate this with the other plan sets. Number: 172 Created: 5/9/2003 An offsite utility easement required on the north side of Countryside Dr. Please provide this easement by separate document and label the reception number on the plat or at minimum, label with "by separate document". See comment 146 and 166. Page 2 Number: 176 Created: 5/20/2003 From Technical Services: Information missing in legal (Latimer County). Number: 177 Created: 5/20/2003 From Technical Services: The parcel to the south of this site is City Owned. The proposed "easements" may need to be called "alignment areas". Also, there appears to be an existing easement already in place over some of that area. Topic: Site Plan Number: 165 Created: 5/8/2003 Remove the contour lines. Number: 167 Created: 5/8/2003 Correct Note 11. Number: 168 Created: 5/8/2003 Correct Tracts A and B to include and/or read "Public Access" easement instead ofjust "access" easement. Topic: Utility Plans Number: 145 Created: 1 1 / 18/2002 11/18/02: Per the utility coordination meeting held on 9/25/2: 1. Show the existing ROW and utility easements, if any, on the east -west portion of Countryside Drive. 2. Obtain a 9' utility easement (or greater if necessary) on the north side of Countryside Drive for the electric line in the ultimate location. This has also been an outstanding comment since 2/26/2. 3. Show all meter locations (gas & electric) and electric line as determined in the above meeting. 4. Show the bore or street cut necessary to install the electric line across Countryside. Show the approximate limits of construction. Provide the street cut note: Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards. 5/8/3: 1. Response from Engineer - there are no existing easements so none are shown. Issue closed. 2. Repeat comment. 3. Repeat comment. 4. Bore location is now shown. Issue closed. 5. Extend the approximate limits of construction to include making the sanitary sewer connection in Countryside Dr. Note is shown as requested, thanks' Page 3 Number: 169 Created: 5/9/2003 Correct the limits of the street cut out to the centerline of the street. See redlines. Also, Lance Newlin will waive the pavement impact fees if you patch and then mill and overlay the entire half of the street. Number: 171 Created: 5/9/2003 Overall Utility Sheet - add a note to the concrete sidewalk culvert to "see detail D12" Department: Light & Power Issue Contact: Doug Martine Topic: Electric Number: 156 Created: 4/28/2003 There appears to be little or no room for installation of electric facilities, especially to the most easterly building. A utility coordination meeting will be required before approval of this plan. Number: 157 Created: 5/8/2003 Existing electric is at the N.E. comer of Timberline & Countryside Rd. The developer will need to provide off -site easements along the north side of Countryside Rd. Number: 158 Created: 5/8/2003 Light & Power will need to cross Countryside Rd. If this street already exists, Light & Power will need to bore (if possible) or open cut the street and the developer will need to provide Light & Power with a street cut permit, pay permit and impact fees, pay additional costs to cut asphalt, and replace asphalt as necessary. Number: 159 Created: 5/8/2003 Electric utility facilities will need to be shown on the Utility Plan, and Light & Power will need to sign the Utility Plan. Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Drainage Number: 173 Created: 5/ 13/2003 Still need copies of all required drainage and grading easements. Department: Transportation Planning Issue Contact: Tom Reiff Topic: General Number: 175 Created: 5/ 15/2003 Minor correction: The dimensions identified for the landscaped parkway width and sidewalk along Countryside Drive is incorrect. Please change to the following numbers - parkway width is 5'6", and the sidewalk is 5'. This road is classified as a collector on the Master Street Plan and will eventually function as the frontage road for Mulberry St. This development proposal has been scheduled for an administrative (Type l) public hearing to be held on the evening of June 12, 2003. The issues expressed in this comment letter must be addressed and resolved or staff will have to be assured that they can and will be resolved prior to the item going to public hearing. The primary outstanding issue is the acquisition of the necessary utility easement along the north side of Countryside Drive for the purpose of providing electric service to this development. Please be sure and return all of the City staff red -lined plans when you submit the Final Compliance plans. Page 4 If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, Steve Olt, City Planner Page 5 Riverbend has provided for an enhanced natural area along the city's natural areas. This buffer will be landscaped as a natural area with dryland grasses, with massing of native trees and shrubs. In addition, pedestrian connections have been made to the natural area trail. PRINCIPLE ANA: New neighborhoods will be integral parts of the broader community structure.. Policy AN-1.1 Relationships to Residential Districts. A new neighborhood will be considered as part of a Residential District. In a Residential District, Low Density Mixed -Use Neighborhoods will be located around a Medium Density Mixed Use Neighborhood which has a District Commercial Center or Mixed -Use District as its core. This provides nearby access to most things a resident or household needs on an everyday basis. Policy AN-1.2 Street Networks. Neighborhood streets and sidewalks will form an interconnected network, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Dead ends and cul-de-sacs should be avoided or minimized. Multiple streets and sidewalks will connect into and out of a neighborhood. Streets will converge upon or lead directly to the shared facilities in the neighborhood. Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be designed to discourage excessive speeding and cut -through traffic. Street widths and corner curb radii should be as narrow as possible, while still providing safe access for emergency and service vehicles. Frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures may be used to slow and channel traffic without unduly hampering convenient, direct access and mobility. Policy AN-1.4 Street Lighting. Outdoor lighting should be scaled for the comfort and interest of a pedestrian, providing the minimum level of illumination adequate for safety. Lighting should be designed to emphasize the desired effect and not the light source, avoiding sharp contrast between bright spots and shadows, spillover glare, or overhead sky glow. A coordinated system of porch light and yard post lighting should be supported as a part of neighborhood street lighting. Policy AN-1.6 Pedestrian Network. A neighborhood should have a frequently connected network of walkways and bike paths, with small parks and outdoor spaces, benches, and other amenities as appropriate. On long blocks, intermediate connections in the pedestrian network should be provided, with a maximum distance of about 500 to 700 feet between walking connections. In particular, direct walkway and bikeway routes to schools should be provided. PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and gardens, greenways, and other outdoor spaces should be integrated into the neighborhoods. Policy AN-2.1 Neighborhood Parks and Outdoor Spaces. Each neighborhood should have small parks or other outdoor spaces located within walking distance of all homes. Outdoor spaces should be designed in conjunction with streets and walkways, to be a formative, purposeful part of any land development, and not merely residual areas left over from site planning for other purposes. They should be mostly surrounded by streets or house fronts, to maintain safety and visibility. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives PRINCIPLE AN-3: The City will require and assist coordinated neighborhood design efforts among separate development parcels. Policy AN-3.1 Overall Coordination. Any development proposal should be required to show that it forms or contributes to a neighborhood. If applicable, a development must contribute to a Residential District in terms of interconnecting streets, schools, parks, Neighborhood Centers, District Commercial Centers, and open space systems, to the extent possible. Policy AN-3.2 Street and Outdoor Spaces. Where a pattern of streets and outdoor spaces is already established, a development plan may need to continue and extend the pattern. In the case of previously unplanned areas, the development plan may need to provide for the possibility of its own pattern being continued and extended in the future. Policy AN-3.3 Neighborhood Edges. The edges of a neighborhood should be formed by major streets, changes in street pattern, greenways, and other features such as rivers, streams and major irrigation ditches. Landscaped setbacks and trails may be used to create an attractive environment at a neighborhood's edge. PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality over standardized formulas for tract housing, segregation of use, and dominating garages or parking lots (whether on a single site or cumulatively along a block). The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. Policy AN-4.1 Multiple —Family Housing Characteristics. All multiple -family buildings should be designed to reflect, to the extent possible, the characteristics and amenities typically associated with single family detached houses. These characteristics and amenities include orientation of the front door to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage, access to sunlight, privacy, and security. Policy AN-4.2 Building Variation. Multiple -building projects should offer variation among individual buildings, yet stay within a coordinated overall "design theme." Variation among buildings should be achieved by a combination of different footprints, fagade treatment, roof forms, entrance features, and in specialized cases, building orientation. Monotonous complexes of identical buildings should be discouraged. Policy Af 1-4.5 Home Occupations. Home occupations should be allowed in all residential areas provided they do not generate excessive traffic and parking, or have signage that is not consistent with the residential character of the neighborhood. PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual impact of garage doors, driveways, and other off-street parking will be minimized and mitigated. Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the street frontage devoted to protruding garage doors and driveway curb crossings will be limited. Generally, garages should be recessed, or if feasible, tucked into side or rear yards, RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages further from the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. It is recognized that there may be ways a residential property can be custom -designed to mitigate the view of a protruding garage opening. The intent of these policies in not to limit such custom -designed solutions when an individual homeowner has a need or preference for protruding garage openings. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveway are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior -block parking access. Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in a visually interesting feature, and not terminate directly in a garage door. Riverbend has been designed to provide additional housing opportunities within the immediate neighborhood with a product that is not currently available. Garage dominated streetscapes have been eliminated with shared rear driveways providing access to over 100% of the homes. PRINCIPLE LDN-1: Low Density Mixed -Use Neighborhoods will have an overall density of five (5) dwelling units per acre, achieved with a mix of housing types Policy LDN-1.2 Mix of housing types and Lot Sizes. Builders and developers are encouraged to use their ingenuity to combine and distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. At least two (2) housing types shall be included in any residential project containing more than twenty (20) acres. As the acreage of the residential project increases, so shall the number of housing types increase. This can be achieved in various ways, with a variety of housing types including the following: • Standard lot single family houses (lots over 6,00 square feet) • Small lot single family houses (under 6,000 square feet) • Duplex houses • Townhouses • Accessory dwelling units • Group homes • Apartments (provided they are compatible in scale and character with other dwellings in the proposed neighborhood, and limited to a maximum of four to eight dwelling units in a building) • Manufactured housing and mobile homes PRINCIPLE LDN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood should make it conducive to walking, with all the dwellings sharing the street and sidewalk system and a Neighborhood Center. Policy LDN-2.1 Size of Neighborhood. A typical neighborhood will be an area about one-half (1/2) mile across, subject to adjustment for site -specific or pre-existing conditions. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives