Loading...
HomeMy WebLinkAboutWATER'S EDGE @ RICHARD'S LAKE - MOD. OF STAND. - 58-86I - CORRESPONDENCE - (24)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.fc o� v.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 1) review or a Planning and Zoning Board (Type 2) 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 1 or a Type 2 review, the proposed 394 new residential dwelling units on the 105 acres represent a significant change on this undeveloped property and it will be better to notify offected 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 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 394 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. 10 • Colorado Butterfly Plant C. A wetland delineation may be required. d. Natural Habitat and Features Buffer Zone standards may apply. • 100' from the lake. e. Fort Collins native plants and grasses and revegetation will be required in buffer zones. f. Please consider designing bio-swales to provide water quality. g. A Fugitive Dust Permit may be required. Please contact the Lorimer County Environmental Health Department for their requirements. Doug can be reached at 224-6143 if you have questions about these comments. 11. Michael Chavez of the Poudre Fire Authority offered the following comments: a. Fire lanes will be required in the multi -family portion of the development. b. Some of the addressing for portions of the development may be problematic. C. Fire flows of 1,000 gallons per minute will be required for the single- family residential. Fire flows of 1,500 gallons per minute will be required for the multi -family residential. Please contact Michael, at 416-2869, if you have questions about these comments. 12. It may be beneficial to consider larger lots along the north side of this property adjacent to Serramonte Highlands, providing a potentially more compatible density transition between developments. This could be done within the context of a development proposal satisfying the density requirements (5 - 8 dwelling units per acre) set forth in the LMN District. 9 e. Light & Power will not have any problems with service to many of the single-family lots; however, there may be issues associated with services to the patio homes and A units. f. Overall, this project looks to be very do -able. g. 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. Kurt Ravenschlag of the Transportation Planning Department offered the following comments: a. There must be a 6' wide detached sidewalk, with a 10' wide parkway, along Turnberry Road. b. There must be 4.5' wide sidewalks, with 6' wide parkways, along the internalstreets. C. Bicycle parking, satisfying the requirements set forth in Section 3.2.2(C)(4)of the LUC, must be provided. Please contact Kurt, at 416-2040, if you have questions about these comments. 10. Doug Moore of the Natural Resources Department offered the following comments: a. Section 3.4.1 Natural Habitats and Features of the LUC will apply to this development proposal. b. An ecological characterization study will be required. This study needs to provide additional information related to sensitive or specially valued plant and animal species (both State and Federal) and animal habitat features, such as: • Showy Prairie Gentian • Prebles Meadow Jumping Mouse • Ute Ladies' Tress Orchid s treatment. There has been a change in the rainfall requirements since the approval of the previous filing of the Richard's Lake development (from before the flood of 1997). Therefore, the volume of detention required may need to be revised (upward). The additional volume may be accommodated in the freeboard of the existing pond, which is 2 times the "old" rainfall volume. If a release rate can be negotiated with the No. 8 Ditch then the present rainfall requirements must be used to size the revised pond. The contact for the No. 8 Ditch is the Windsor Reservoir and Canal Company. Bill Johnson, Superintendent, is the contact at 481-7671. d. Any lots that drain into Richard's Lake will need to get the permission of the Water Supply & Storage Company; and, they will need to sign the construction plans. The contact person is Jim McFall, Superintendent, at 482-3433. e. Backyard swales within private lots are not allowed. Any swale must be in a separate tract that is owned and maintained by the developer or a Home Owner's Association. Please contact Glen, at 224-6065, if you have questions about these comments. 8. Bruce Vogel of the Light & Power Department offered the following comments: a. There is existing City power in Brightwater Drive to Parkside Drive. Services can be fed from this street north into the undeveloped property. 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. Please contact Mike and/or Webb, at 493-2044, if you have questions about these comments. 5. Please contact someone at the Boxelder Sanitation District, at 498-0604, for information about their requirements. 6. Craig Foreman of the Parks Planning Department offered the following comments: a. 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. b. The City owns the neighborhood parkland site in Richard's Lake. At this time the park is scheduled for design and construction possibly in 2011. c. Extra dirt is needed for the park. d. There is a future community park site identified somewhere near Anheuser-Busch. Please contact Craig, at 221-6618, if you have questions about these comments. 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 as City Council is considering a new city-wide drainage fee instead of the present fee that is based on a specific drainage basin. 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. On -site detention is required with a 2-year historic rate for water quantity and extended detention is required for water ug ality C-I P. This development will be responsible for the ultimate design along Turnberry Road. The Lind Property development, to the east, did the 1,000' off -site design that this development can tie into. q. Interim improvements must be done now, with money in lieu of construction. r. The proposed street into the multi -family residential area needs to be looked at. S. Is this development plan meeting the Street System Block size requirements set forth in Section 4.4(E)(1)(a) of the LUC? Please contact Susan, 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 Larimer 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 12" water main in Brightwater Drive. b. This development cannot provide irrigation water with Water Supply & Storage (WS&5) water. Raw water from another source will be required. Please talk to Webb Jones of ELCO about the raw water requirements for this proposed new development. C. There is a strip of land, containing an existing 20" water line, along the north line of this property that belongs to ELCO. d. There could be water service conflicts in some of the tight (small lot) areas of the development. A utility coordination meeting should be held. e. Please contact ELCO about their tap fee schedule. 5 would occur after the required public hearing for this development proposal and just before the subdivision plat is filed. g. No more than 4 single-family homes can be accessed from any one private drive. h. IMPORTANT: This new development proposal may have Adequate Public Facilities (APF) issuesassociated 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. Eric Bracke, the City's Traffic Engineer, will determine if there is any capacity left on / at the affected streets and intersections. The streets will need to align with streets across Turnberry Ro ad, to the east. If no median exists across the street then the proposed median in Morningstar Way will need to be eliminated or pulled back. Medians at the developer's option are not maintained by the City. Irrigation and drainage must be provided to the median. j. This development may be responsible for a repay or repays for previously constructed improvements to Turnberry Road and Brightwater Drive. k. It is not certain that both Morningstar Way and Brightwater Drive intersections with Turnberry Road can be full movement in the future. I. Development on this property will be responsible for dedicating all necessary street ROW and easements associated with the development. M. A utility coordination should be held, preferably before formal submittal of any plans, for this new development proposal. n. A Development Agreement and a Development Construction Permit will be required for development on this property. o. 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. 4 C. The street tree requirement for all development is set forth in Section 3.2.1(D)(2) of the LUC. Please review all of Section 3.2.1 for the overall landscaping requirements. d. The parking requirements associated with this development are set forth in Section 3.2.2 of the LUC. Please contact Jenny, at 416-2313, if you have questions about these comments. 2. Susan Joy of the Engineering Department offered the following comments: a. The standard utility plan submittal requirements will apply to the development request. 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 (TIS), 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 Kurt Ravenschlag of the Transportation Planning Department, at 416-2040, 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 Lorimer 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 Lorimer County Urban Area Street Standards (LUCASS) as they pertain to public improvements. f. 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 if they differ from proposed new ROW and easements. This requires City Council action and it 3 • 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). • There is a requirement for a Small Neighborhood Park component (either public or private) in a development plan in the LMN District, as set forth in Section 4.4(D)(7) of the LUC. The future City park May satisfy this requirement. • There is a requirement for a Mix of Housing types in a development plan in the LMN District, as set forth in Section 4.4(D)(2) of the 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 1) review and public hearing. • Residential cluster developments are permitted in the UE District, subject to a Planning and Zoning Board (Type 2) review and public hearing. Criteria for Site Design for Residential Cluster Development is set forth in Section 4.1(E)(2) of the LUC. This section sets forth a requirement for at least 50% open space in the cluster plan. • Overall average density in the UE District shall not exceed 2 dwelling units per net acre. 4 MEETING DATE: August 22, 2005 ITEM: Single -Family and Multi -Family Residential (394 Dwelling Units), Recreation Center, and Future City Neighborhood Park on 105 Acres APPLICANT: Vignette Studios c/o Don Tiller 144 North Mason Street, Suite 2 Fort Collins, CO. 80524 LAND USE DATA: Request for 394 total residential dwelling units (single-family and multi -family), a recreation center, and a future City neighborhood park on 105 acres located at the northwest corner of Brightwater Drive 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. Jenny Nuckols 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 1) 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.