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Home My WebLink AboutWILLOW BROOK AMENDED ODP - 27-10 - CORRESPONDENCE -Fort of The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. 2. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 3. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at hftp://www.colocode.com/ftcollins/landuse/begin.htm. 4. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. 5. Please see the Submittal Requirements and Checklist at: hftp://www.fcgov.com/currentplanning/submiffals.php. 6. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services 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. Also, the required Transportation Development Review Fee must be paid at time of submittal. 7. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Page 6 of 6 L-f 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. 4. Please contact the City Traffic Engineer, Joe Olson (224-6062) and the Transportation Planning Department to schedule a scoping meeting and determine if a traffic study is needed for this project. S. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). LCUASS is available online at: hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. 7. Utility plans will be required for this project. 8. A Development Agreement will need to be done with this project. Also, a Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 9. According the Section 3.3.1(13)(1) of the Land Use Code, Lots are not allowed to have double frontages. 10. The separation distance from the proposed A Street to existing Lady Moon Drive do not appear to be adequate enough according to table 7-3 in LCUASS. Either a variance request will need to be submitted and approved for the proposed separation distances or the drive will need to be relocated to meet the separation requirements. 11. Curb return radii are needed at all intersections and on the inside radii of the bump outs internal to the site to provide for emergency access. See the comments from PFA regarding curb radii requirements. 12. Please see the provided ROW Vacation information sheet for information on the costs and requirements of vacating existing ROW as well as the timing involved. Also, keep in mind as you proceed with the design that the ROW vacation request does not go to City Council until after the hearing on the project. 12. ELECTRIC ENGINEERING Contact: Bruce Vogel, 970-224-6167, bvoael0-fcaov.com 1. Power is avilable from existing electric facilities in the surrounding streets. 2. Normal electric development charges will apply. CURRENT PLANNING Contact: Ted Shepard, 970-221-6343, tshepardCrilfcaov.com Page 5 of 6 Fort of 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 dwellings 1,500 gpm at 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. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 2006 International Fire Code 508.1 and Appendix B 2. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. Residential or quick -response standard sprinkler heads shall be used in dwelling units and guest -room portions of the building. 2006 International Fire Code 903.2.7 3. ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). 2006 International Fire Code 505.1 4. TURNING RADII The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside 2006 International Fire Code 503.2.4 and Appendix D103.3 5. LADY MOON DRIVE Please note that Cambridge Avenue (shown on Conceptual Lotting Plan) was renamed several years ago to Lady Moon Drive. 6. STREET NAME(S) AND ADDRESSING We will need to work with Tim Varrone from City GIS and also LETA to determine naming of public street(s) created. This is in order to prevent duplicate street namings. Additionally, we don't name streets endig in "circle". ENGINEERING DEVELOPMENT REVIEW Contact: Andrew Carney, 970-221-6501, acarnev(&fcaov.com 1. 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. 2. A 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 3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, Page 4 of 6 CdYof F6rt Collins TRANSPORTATION PLANNING Contact: Matt Wempe, 970-416-2040, mwemae 1. Ending the east -west off-street pedestrian connection (Southern Cross to Cinquefoil) is acceptable as long as the east -west street connection with sidewalks is maintained. 2. The north -south off-street pedestrian connection (Observatory to alley south of Galileo) must be extended north to Rock Creek Drive. This connection may be required for bicycles as well depending on the bicycle and pedestrian level of service analysis as part of the traffic impact study (see comment below). 3. How is bicycle movement better or equally accommodated to the existing plan including Star Dust Lane? 4. A bicycle and pedestrian level of service study is required along with the traffic impact study. STORMWATER ENGINEERING Contact: Glen Schlueter, 970-224-6065, gschlueter(&Jcgov.com 1. An update to the approved drainage and erosion control report and construction plans is required. The updates must be prepared by a Professional Engineer registered in Colorado. The water quantity detention and water quality treatment was addressed with the original drainage system design; therefore, the new plan will need to show compliance with the approved report. If the new grading plan changes the routing, there may need to be modifications to the drainage system. 2. There is an existing storm sewer on the property which seems to be accommodated except the plan submitted is a little vague on the southern leg of that storm sewer. Also, there was to be two inlets in the future Star Dust Lane which is being vacated. The design engineer will need to address that issue. 3. The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the City's Design Criteria and Construction standards. 4. . 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 ($0.024/sq.ft.) 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 City's 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 1. No comment FIRE AUTHORITY Contact: Carle Dann, 970-219-5337, CDANN(ftoudre-fire.org Page 3 of 6 ort Co ins CONCEPTUAL REVIEW STAFF COMMENTS Meeting Date: August 23, 2010 Item: Willow Brook Amended ODP and Willow Brook Parcels A and B PDP Applicant: Jennifer Torrey 748 Whalers Way Fort Collins, CO 80525 jtorrey@tstinc.com Land Use Data: This is a request to develop Parcels A & B in Observatory Village (Willow Brook - 3rd Filing). The parcels are 3.7 and 6.8 acres, respectively, and are located at the Southeast comer of Rock Creek Drive and Lady Moon Drive. The proposal is to combine the parcels for approximately 66 lots for single family detached dwellings. The lot sizes (approximately 5,000 square feet on average), block and street patterns, housing type, and pedestrian access will be consistent with the existing neighborhood. Portions of the existing Star Dust Lane right-of-way will be vacated to accommodate the proposed street pattern. Both Parcels are zoned L-M-N which allows for a variety of residential uses. Parcel A is currently designated as "Neighborhood Center" which could be a mix of at least two uses, including non-residential and residential. The proposal also includes amending the Overall Development by removing the Neighborhood Center designation from Parcel A and applying it to Parcel I, where Stargazer Observatory and the pools are located Comments: ZONING Contact: Gary Lopez, 970-416-2338, glopezO-fcgov.com 1. Located in LMN 2. Type 1 Review WATER -WASTEWATER ENGINEERING Contact: Roger Buffington, 970-221-6854, rbuffington(a)fcgov.com 1. Water and wastewater service in this area are provided by the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District. Please contact Terry for additional information. Page 2 of 6 Cftyof Fort Collins August 23, 2010 Jennifer Torrey 748 Whalers Way Fort Collins, CO 80525 RE: Willow Brook Amended CDP and Willow Brook Parcels A and B PDP Dear Jennifer, Community Development and Neighborhood services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax kgov. com/currentplanning Attached, please see a copy of Staffs comments concerning the request referred to as the Willow Brook Amended ODP and Willow Brook Parcels A and B PDP, which was presented before the Conceptual Review Team on August 23, 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 970-221-6343. Sincerely, Ted Shepard City Planner 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 — (970) 221-6750 - FAX (970) 224-6134