HomeMy WebLinkAboutWILLOW BROOK AMENDED ODP - 27-10 - SUBMITTAL DOCUMENTS - ROUND 1 - (3)F of
3--tryt Collins
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/ftcollinsnanduse/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.
S. Please see the Submittal Requirements and Checklist at:
hftp://www.fcgov.com/currentplanning/submiftals.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
Fo` rt of
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 Developers
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.
5. 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.ladmer.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.
NA- 9. According the Section 3.3.1(B)(1) of the Land Use Code, Lots are not allowed to have • •• 601, e4,,R
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, 970-224-6157, bvoael(&fcoov.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, tshenard(a2fcaov.com
Page 506
of
r�f
1. 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, acarney(a)fcgov.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
Fort�Cottins
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, aschlueterMcaov.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
hftp://www.fcgov.com/utilities/builders-fees.php or by contacting Jean Pakech at 221- 6375.
PARK PLANNING
Contact: Craig Foreman, 970-221-6618, cforeman(&fcaov.com
1. No comment
FIRE AUTHORITY
Contact: Carle Dann, 970-219-5337, CDANNOpoudre-fire.ora
Page 3 of 6
Fort Collins
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, alooez(&.fcaov.com
1. Located in LMN
2. Type 1 Review
WATER -WASTEWATER ENGINEERING
Contact: Roger Buffington, 970-221-6864, rbuffinaton0fcaov.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
City of
Fort Cottins
August 23, 2010
Jennifer Torrey
748 Whalers Way
Fort Collins, CO 80525
RE: Willow Brook Amended ODP 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
970.221.6760
970.224.6134 - fax
licgo v. 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