HomeMy WebLinkAboutWATER'S EDGE @ RICHARD'S LAKE - MOD. OF STAND. - 58-86I - CORRESPONDENCE - (14)public hearing. Per Section 2.2.6(D) of the LUC, the notification area would
be a minimum radius of 1,000' (in all directions from the property
boundaries) for the total of 497 dwelling units. Please contact Steve Olt of
the Current Planning Department, at 221-6341, to assist you in setting a
date, time, and location for the meeting.
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11. There appears to be an existing street ROW platted in the Serramonte
Highlands county development to the north. To comply with the connectivity
requirements and standards set forth in Section 3.6 of the LUC, ROW for a
potential future street connection must be platted in the Richard's Lake
development.
12. It may be beneficial to consider larger lots along the north side of this
property adjacent to 5erramonte Highlands, providing a potentially more
compatible density transition between developments.
13. This development request will be subject to the Development Review Fee
Schedule that is available in the Current Planning Department office. The
fees are due at the time of submittal of the required documents for the
appropriate development review process by City staff and affected outside
reviewing agencies.
14. The City's Current Planning Department will accept the development
requests and will coordinate the development review process. The required
submittal packages will be submitted to this department and distributed
accordingly to other City departments and outside reviewing agencies
involved in development review.
15. This development proposal is subject to the requirements as set forth in the
City's LUC, specifically Articles 2. Administration (Development Review
Procedures), Article 3. General Development Standards, Division 4.1 - Urban
Estate Zoning District, and Division 4.4 - Low Density Mixed -Use
Neighborhood Zoning District. Copies of these Articles and Divisions are
available in the Current Planning Department or on the City of Fort Collins
website @ www.fcgov.com. Go to Departments, then the Current Planning
Department, to find the City's LUC.
16. Regarding a neighborhood meeting, it is not yet determined whether this
residential project will be subject to an administrative (Type I) review or a
Planning and Zoning Board (Type II) review. A neighborhood meeting must
(or should) be held prior to formal submittal of the project, depending on
the type of review it is subject to. Be it a Type I or a Type II review, the
proposed 497 new residential dwelling units on the 116 acres represent a
significant change on this undeveloped property and it will be better to
notify affected property owners and present the proposed plan to them at
an "informal" neighborhood meeting rather than have them become involved
for the first time at an eventual administrative or Planning and Zoning Board
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8. Bruce Vogel of the Light & Power Department offered the following
comments:
a. There is existing City power in Brightwater Drive. Services can be
fed from this street.
b. Coordinate all electric transformer and meter locations with Light &
Power.
C. The standard electric development charges will apply to this
development request. Please check with Light & Power for
information on how the charges are assessed on any new development.
d. There is an existing overhead electric line along the west side of this
property that must be undergrounded when new development occurs
on the property.
e. Light & Power will not have any problems with service to the single-
family lots; however, there may be issues associated with services to
the multi -family, cottage, and Habitat Village dwelling units.
f. A utility coordination should be held, preferably before formal
submittal of any plans, for this new development proposal.
Please contact Bruce, at 224-6157, if you have questions about these
comments.
9. Dave Averill of the Transportation Planning Department indicated that the
development plan must provide for the necessary and required street
frontage improvements on the property, including necessary sidewalks and
other walkway connections for pedestrian movement to and through the
development.
10. Please contact Doug Moore of the Natural Resources Department for
information on any of their requirements, set forth in Section 3.4 of the
Land Use Code (LUC), which may apply. Doug can be reached at 224-6143.
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5. Please contact someone at the Boxelder Sanitation District, at 498-0604,
for information about their requirements.
6. The proposed residential development on this property will be subject to
the City's parkland fees. Parkland fees, for both neighborhood and
community parks, will apply to each residential dwelling unit and will be
collected at the time of issuance of building permits. The fees are based on
the square footage of each dwelling unit. Please contact someone in the
Parks Planning Department, at 221-6360, if you have questions about their
requirements.
7. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The site is located in the Boxelder/Cooper Slough Drainage Basin,
where there presently are no new development fee. This may change
since City Council has approved the new master drainage plan for the
basin and new City fees are being considered.
b. The standard drainage and erosion control report and construction
plans are required and they must be prepared by a professional
engineer registered in the State of Colorado. Compliance with the
previous drainage study will need to be verified, especially the
amount of imperviousness used in that study.
C. Storm water detention is provided in the existing pond at the
northwest corner of Turnberry Road and Brightwater Drive but it
does not include water quality treatment (a new requirement
associated with the LUC), so that will need to be provided in the
existing pond or separately in some other location. Also, this existing
detention pond was designed under the City's "old" rainfall criteria
(before the •flood of 1997). However, since it already exists, and is
sized for twice the previous rainfall volume, the pond will not need to
be enlarged for the present rainfall criteria. Water quality
treatment must be provided, however.
Please contact Glen, at 224-6065, if you have questions about these
comments.
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g. Development on this property may be eligible for some
reimbursements associated with street improvements.
h. Development on this property will be responsible for dedicating all
necessary street ROW and easements associated with the
development.
A utility coordination should be held, preferably before formal
submittal of any plans, for this new development proposal.
A Development Agreement and a Development Construction Permit
will be required for development on this property.
k. A subdivision plat is required to create the intended residential lots
in this development. The plat will also dedicate the necessary street
ROW and easements.
Please contact Marc, at 221-6750 or 221-6605, if you have questions about
these comments.
3. Roger Buffington of the Water/Wastewater Department indicated that
this proposed residential development is located in the service areas for the
East Lorimer County (ELCO) Water District and the Boxelder Sanitation
District. Please contact them directly for their requirements for water and
sanitary sewer services to this site.
4. Mike Scheid of ELCO offered the following comments:
a. ELCO can serve this proposed new development. They have an
existing water services in Brightwater Drive.
b. Please talk to Webb Jones of ELCO about the raw water
requirements for this proposed new development.
C. There could be water service conflicts in some of the tight areas of
the development. A utility coordination meeting should be held.
Please contact Mike and/or Webb, at 493-2044, if you have questions about
these comments.
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b. Street oversizing fees will apply to this development request. The
fees are based on the vehicle trip generation for the proposed land
use(s) on the development plan. Please contact Matt Baker of
Engineering, at 224-6108, for detailed information on the fees. The
fees will be collected at the time of issuance of building permits.
C. A Transportation Impact Study (TI5), addressing all modes of
transportation, will be required with your development submittal.
Please contact Eric Bracke of the Traffic Operations Department,
at 224-6062, and David Averill of the Transportation Planning
Department, at 221-6608, to determine what information will be
needed in the TIS pertaining to Level of Service (LOS) for vehicle,
pedestrian, bicycle, and transit modes of transportation.
d. The Larimer County Road Impact Fees will apply to all development
on this property.
e. This development will be subject to the requirements set forth in the
Larimer County Urban Area Street Standards (LUCASS) as they
pertain to public improvements.
• Existing street rights -of -way (ROW) and easements associated
with the previous development plan and subdivision plat must be
vacated as part of this new development request.
• The required 36' wide street connection to the Hearthf ire
residential development, to the northwest, must be maintained
with this new development request.
• This new development proposal may have an Adequate Public
Facilities (APF) issue, pertaining to the East Vine Drive & North
Lemay Avenue intersection, associated with it. Section 3.7.3 of
the LUC sets forth the APF management system. The TIS for
this new development will help determine APF requirements and
responsibilities.
• The design and function of the 2 large cul-de-sacs in the
northeast and northwest portions of the conceptual plan may be
somewhat problematic.
• Bicycle and pedestrian connections to areas adjacent to the cul-
de-sacs must be provided.
f. This development may be responsible for a repay or repays for
previously constructed improvements on the property.
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• The maximum density of any phase in a multiple -phase
development plan shall be 12 dwelling units per gross acre, and the
maximum density of any portion of a phase containing a grouping
of 2 or more multi -family structures shall be 12 dwelling units per
gross acre.
• Affordable housing projects (pursuant to an overall development
plan or project development plan) containing 10 acres or less may
attain a maximum density, taken as a whole, of 12 dwelling units
per gross acre.
• There is a requirement for a Neighborhood Center component in a
development plan in the LMN District, as set forth in Section
4.4(D)(3) of the Land Use Code (LUC).
b. A portion of the property is in the UE - Urban Estate Zoning
District.
• Single-family detached dwellings and single-family attached
dwellings are permitted in this District, subject to an
administrative (Type I) review and public hearing.
• Residential cluster developments are permitted in the UE
District, subject to a Planning and Zoning Board (Type II) review
and public hearing. Criteria for Site Design for Residential
Cluster Development is set forth in Section 4.1(E)(2) of the LUC.
• Overall average density in the UE District shall not exceed 2
dwelling units per net acre.
Please contact Gary, at 416-2338, if you have questions about these
comments.
2. Marc Virata of the Engineering Department offered the following
comments:
a. The standard utility plan submittal requirements will apply to the
development request.
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CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
MEETING DATE: October 18, 2004
ITEM: 497 Dwelling Units (Total) ... Single -Family Detached,
Cottage Homes, Townhomes, and Habitat for Humanity
Village on 116 Acres (Gross)
APPLICANT: Vignette Studios
c/o Terence Hoaglund
144 North Mason Street, Suite 2
Fort Collins, CO. 80524
LAND USE DATA:
Request for 497 total residential dwelling units (single-family detached, cottage
homes, townhomes, and Habitat for Humanity Village) on 116 acres (gross) located
at the northwest corner of Richard's Lake Road and Turnberry Road. The property
is in the LMN - Low Density Mixed -Use Neighborhood and UE - Urban Estate
Zoning Districts in the City of Fort Collins.
COMMENTS:
1. Gary Lopez of the Zoning Department offered the following comment:
a. The majority of the property is in the LMN - Low Density Mixed -Use
Neighborhood Zoning District. Single-family detached dwellings and
multi -family dwellings (8 or less units/building) are permitted in this
District, subject to an administrative (Type I) review and public
hearing.
• The LMN District has a density range requirement of a minimum
of 5 dwelling units/net acre to a maximum of 8 dwelling
units/gross acre on the property, taken as a whole.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 241 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Community Planning and Environmental Services
Current Planning
City of Fort Collins
October 26, 2004
Vignette Studios
c/o Terence Hoaglund
144 North Mason Street, Suite 2
Fort Collins, CO. 80524
Dear Terence,
For your information, attached is a copy of the Staff's comments concerning the
request for 497 Dwelling Units (Total) ... Single -Family Detached, Cottage
Homes, Townhomes, and Habitat for Humanity Village on 116 Acres (Gross),
which was presented before the Conceptual Review Team on October 18, 2004.
This is a request for 497 total residential dwelling units (single-family detached,
cottage homes, townhomes, and Habitat for Humanity Village) on 116 acres (gross)
located at the northwest corner of Richard's Lake Road and Turnberry Road. The
property is in the LMN - Low Density Mixed -Use Neighborhood and UE - Urban
Estate Zoning Districts in the City of Fort Collins.
The comments are offered informally by Staff to assist you in preparing the
detailed components of the project application. Modifications and additions to
these comments may be made at the time of formal review of th is project.
If you should have any questions regarding these comments or the next steps in
the review process, please feel free to call me at 221-6341.
Siincerely,,t�n'
Iteve'Wo-ilt
,
Project Planner
cc: Stormwater Utility
Traffic Operations
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020