HomeMy WebLinkAboutSPRING CREEK FARMS NORTH - ODP - ODP110001 - CORRESPONDENCE - (10)I
portion of the project.
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City of
Fort Collins
City of
Port Collins
10' of a all weather drive over surface.
Current Planning
Contact: Steve Olt, 970-221-6341, solt(Dfcgov.com
I. Please pay attention to Article 3 of the Land Use Code while preparing for your formal
submittal
2• The conceptual plan does not satisfy the Street System Block Size requirement set forth in
Section 4.5(E)(1)(a) of the LUC.
I The conceptual plan, technically, does not satisfy the requirement for Access to a
Neighborhood Center as set forth in Section 4.5(D)(3) of the LUC. The Timberline Center
located just to the north and east of this development is not defined as a neighborhood
center.
4• Please demonstrate how this development plan satisfies the Relationship of Dwellings to
Streets and Parking standards set forth in Section 3.5.2(C) of the LUC.
S. The conceptual plan does not address the Street Pattern and Connectivity Standards set
forth in Section 3.6.3 of the LUC, most specifically Subsection 3.6.3(F) Utilization and
Provision of Sub -Arterial Street Conections to and from Adjacent Developments and
Developable Parcels.
6• The development plan must satisfy the requirements and standards set forth in Section
3.5.1 Building and Project Compatibility of the LUC.
7• This development proposal, subject to a Planning & Zoning Board review & public hearing,
requires that a neighborhood meeting be held before submittal of a Project Development
Plan. Steve Olt, the City's project Planner, will assist the applicant with the scheduling of a
meeting.
8• The development plan shows a gross site area of 10.0 acres and a net site area of 5. 3
acres. What is being netted out that adds up to 4.7 acres?
9• The development proposal is subject to a Planning & Zoning Board review & public hearing
because it is a multi -family project containing buildings with more than 8 dwelling units per
building. This applies whether or not the project is defined as affordable.
10• Asd set forth in Section 4.5(D)(1)(b) of the Land Use Code (LUC), a Project Development
Plan containing 10 acres or less may attain a maximum density of 12 dwelling units per
gross acre of residential land.
I'. There are specific design standards for multi -family dwellings containing more than 8
dwelling units per building in the Low Density Mixed -Use Neighborhood (LMN) District, as
set forth in Section 4.5(E)(4) of the LUC. Maximum building height for these buildings is 3
stories.
Advance Planning
Contact: Ken Waido, 970-221-6753, kwaido
I. Please contact Megan Bolin regarding potential CDBG funding and the Affordable Housing
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3• Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see
hftp://www.fcgov.com/engineering/dev-review.php
4• If not already in, this project is responsible for the design and construction of a 6'
landscaped parkway and a 4.5' sidewalk along its frontage. Sidewalks that deadend along
Joseph Allen must have a Type III barricade placed at the end of the sidewalk. Any
damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this
project, shall be replaced or restored to City of Fort Collins standards at the Developer6s
expense prior to the acceptance of completed improvements and/or prior to the issuance
of the first Certificate of Occupancy.
5• Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and
determine if a traffic study is needed for this project.
6. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS).
7• This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. If not already dedicated, a utility easement behind the row must
be dedicated along with any onsite drainage or utility easements. This development is
responsible for designing and constructing Joseph Allen Drive along its frontage and 500'
of offsite preliminary design.
8. Utility plans and a Development Agreement will be required for this project.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
10• If the street stubs on the west side of Joseph Drive will not continue as public streets, then
they need to be removed and rebuilt to a high volume driveway standard.
11. Please make sure that the layout accommodates future street or driveway spacing for the
developments to the north and south.
12. Street cut fees apply if cutting into the street to relocate utilities into the site. Triple street
cut fees apply if the street is less than 5 years old.
Electric Engineering
Contact: Rob Irish, , rirish(ZDJcgov.com
Existing 3-phase and 1-phase electric facilities along the east side of Joseph Allen Dr.
Conduit is stubbed across Joseph Allen at Nancy Gray Ave. and also at Charles Brockman
Dr.
2. Any relocation or modification to existing electric facilities will be at the owners expense.
s. Electric Capacity Fee and Building Site charges will apply to this development.
4• Will need a C-1 form and a One -line diagram for the leasing office. Will need to coordinate
transformer locations for this site with Light & Power. Transformer locations must be within
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20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot
centers thereafter,
- Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter,
- Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter,
Distance is measured as a hose would lay out from a fire engine, not necessarily in a direct
line.
A hydrant located across an arterial street cannot be "counted" unless the structure is
equipped with an approved, automatic fire -sprinkler system.
These requirements may be modified if buildings are equipped with automatic fire sprinkler
systems.
Additional hydrants must be added. Please contact me to determine locations.
6• SPRINKLER REQUIREMENTS - The proposed residential buildings shall be equipped
with an approved automatic fire -sprinkler system. What is the square footage of the leasing
center? Depending on size and construction, fire sprinklers may be required.
7• FIRE DEPARTMENT CONNECTION - Fire department connections shall be installed
remote from the buildings, and located on the street or fire lane side of buildings, fully
visible and recognizable from the street or nearest point of fire department vehicle access
or as otherwise approved by the fire code official.
Please work with me to determine FDC locations.
8• FIRE LINE REQUIREMENT - Buildings that are required to be fire sprinklered shall have a
minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line.
9• KEY BOXES REQUIRED - Poudre Fire Authority requires at least one key box ("Knox
Box") to be mounted in approved location(s) on every new building equipped a required
fire -sprinkler system or fire -alarm system.
Environmental Planninq
Contact: Dana Leavitt, 970-224-6143, DLeavitt(&fcgov.com
�• Any trash and/or recycling enclosures shall be compatible with the style of architecture of
the building, per Section 3.2.5 of the LUC.
2• The City's green building program has many programs that may benefit your project. Use
the following link to look over the Green Building web page:
http://www.fcgov.com/greenbuilding/
Engineering Development Review
Contact: Susan Joy, 970-221-6581, siovCcHcgov.com
Parking stall, setbacks and drive aisle dimensions must meet requirements in Chapter 19
of LCUASS.
2• Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
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5• Stormwater development fees are $6,313/acre ($0.1449/sq.ft.) for new impervious area
over 350 sq. ft. In addition, there is a $1,045/acre review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is
issued. Information on fees can be found on the City6s web site at
http://www.fcgov.com/utilities/builders-fees.php or by contacting Jean Pakech at 221- 6375.
Park Planning
Contact: Craig Foreman, 970-221-6618, cforeman(&fcgov.com
No comments
Fire Authority
Contact: Carie Dann, 970-219-5337, cdann(aaaoudre-fire.org
TURNING RADII - The required turning radii of a fire apparatus access road shall be a
minimum of 25 feet inside and 50 feet outside.
2. A Hazardous Materials Impact Analysis will be required if a swimming pool is in the plans.
I Approved way finding signs for the internal buildings shall be required at the drive cuts and
Joseph Allen Drive.
4• REQUIRED ACCESS - Fire access roads (fire lanes) shall be provided for every facility,
building or portion of a building hereafter constructed or moved into or within the PFA's
jurisdiction when any portion of the facility or any portion of an exterior wall of the first story
of the building is located more than 150 feet from fire apparatus access as measured by an
approved route around the exterior of the building or facility. This fire lane shall be visible by
painting and signage, and maintained unobstructed at all times. A fire lane plan shall be
submitted for approval prior to installation. In addition to the design criteria already
contained in relevant standards and policies, any new fire lane must meet the following
general requirements:
- Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of
supporting fire apparatus weights. Compacted road base shall be used only for temporary
fire lanes or at construction sites.
- Have appropriate maintenance agreements that are legally binding and enforceable.
- Be designated on the plat as an Emergency Access Easement.
- Maintain the required minimum width of 20 feet throughout the length of the fire lane (30
feet on at least one long side of the building when the structures is three or more stories in
height).
If the building is equipped throughout with an approved automatic fire -sprinkler system, the
fire code official is authorized to increase the dimension of 150 feet.
5• WATER SUPPLY - Fire hydrants, where required, must be the type approved by the water
district having jurisdiction and the Fire Department. Hydrant spacing and water flow must
meet minimum requirements based on type of occupancy. Minimum flow and spacing
requirements include:
- Commercial and multi -family residential structures with three or more units, 1,500 gpm at
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City of
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intersections with Nancy Gray Ave and Brockman Drive.
2• For reliability and water quality reasons, it is desirable to loop the water mains through the
project connecting the north and south portions; however, the present layout prevents that
from being done.
3. Development fees and water rights will be due at building permit.
Transportation Planning
Contact: Matt Wempe, 970-416-2040, mwempe(cDfcgov.com
�• A pedestrian and bicycle level of service study must be included in the Traffic Impact Study.
Please contact Matt Wempe, 416.2040 for scoping.
2• Please indicate where bicycle parking will be located. The ideal site is well lit, on a hard
surface, secure, near the building entrances, and protected from the weather.
3• Please identify where the internal sidewalks will be located. Internal sidewalks should
connect auto and bicycle parking to buildings, building to building, and to the public
right-of-way
4• Please show the street striping plan as identified in the previous TIS (industrial collector
with bicycle lane) as discussed at the conceptual review meeting.
Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter0fcgov.com
�• This site drains to the North Tributary outfall at the northwest corner of Drake and
Timberline. There is capacity for 20 cfs from the entire Spring Creek Farms development;
therefore, each site is required to detain onsite and release at the prorated share of the
outfall capacity. The Conceptual Drainage Report for Spring Creek Farms, prepared by
Manhard Consulting Ltd (revised December 11, 2000) states that the release rate is
approximately 0.36 cfs/ac. The design engineer should review that report and a report by
Stantec Consulting, Inc, dated September 28, 2005. The later report states that the FAA
method was used for sizing detention ponds and that MODSWMM was not used because
of the limited development at the time. As a resullt, MODSWMM will need to be used to
more accurately define the release rate and detention pond volume needed for this site to
develop.
2• A drainage and erosion control report and construction plans are required and must be
prepared by a Professional Engineer registered in Colorado.
3• Water quality treatment is also required as described in the Urban Storm Drainage Criteria
Manual, Volume 3 �, Best Management Practices (BMPs). Extended detention is the usual
method selected for water quality treatment; however, the use of any of the BMPs is
encouraged.
The method used needs to be volume based rather than conveyance based in accordance
with the Urban Storm Drainage Criteria Manual.
4• The design of this site must conform to the drainage basin design of the Foothills Drainage
Master Drainage Plan as well the City's Design Criteria and Construction standards.
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CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: February 22, 2010
Item: Spring Creek Farms Affordable Housing
Applicant: Terence Hoaglund
PO Box 1889
Fort Collins, CO 80522
hoaglund@vignettestudio.com
Land Use Data:
This is a proposal for an affordable housing development to be located in Parcel A of the Spring
Creek Farms North, CDP, submitted in 2001. The applicant is proposing 120 units in 10-12 unit
buildings, on 10 acres. 84 of the 120 units are proposed as affordable according to the City's
definitions. The proposal also includes a 1.3 acre park, located in the center of the proposed
development. The ODP designates this area for single family and two family development. The site
is located in the LMN, Low Density Mixed Use Neighborhood, zone district. The proposed
multi -family buildings containing 12 units per building are permitted in the LMN zone district, subject
to a Type 2 (Planning and Zoning Board) review and public hearing (LUC Division 4.5 (B)(3)(a)3.).
Comments:
Zoning
Contact: Jenny Nuckols, 970-416-2313, inuckols(&fcgov.com
Please see Section 4.5(E)(4)(c) regarding design standards for multi -family construction.
2. The proposed site is in the LMN - Low Density Mixed Use Neighborhood zoning district,
requiring a Type 2 review
3. Affordable housing developements are allowed a maximum density of 12 units per acre.
4. Parking for residential is based on the number of bedrooms per unit. Please see 3.2.2(K)
to calculate your minimum required number of parking spaces.
5. Please provide detailed landscape plan, site plan and building elevations.
Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffingtonAfcgov.com
�• Existing mains in the area include an 8-inch water main and an 8-inch sanitary sewer in
Joseph Allen Drive and 8-inch water and sewer mains extending west out of the
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Fort Collins
February 23, 2010
Terence Hoaglund
PO Box 1889
Fort Collins, CO 80522
RE: Spring Creek Farms Affordable Housing
Dear Terence,
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760
970.224.6134 - fax
fcgov. coMcurrentplanning
Attached, please see a copy of Staffs comments concerning the request referred to as the
Spring Creek Farms Affordable Housing, which was presented before the Conceptual
Review Team on February 22, 2010.
The comments offered informally by staff during the Conceptual Review will assist you in
preparing the detailed components of the project application. Modifications and additions to
these comments may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in the review
process, please feel free to contact me at 970-221-6341.
Sincerely,
4'6�&A,
Steve Olt,
City Planner
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134