HomeMy WebLinkAboutBUCKING HORSE - AMENDED ODP & APU - ODP120001, APU120001 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW11. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/appIications.php.
Response: Acknowledged
12. 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.
Response: Acknowledged
13. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970 )221-6750.
Response: Acknowledged
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be required.
Response: Please reference the Bucking Horse ODP Major Amendment for all additional permitted uses
3. The proposed Light Industrial (Type One) and Standard Restaurant (Type Two) are permitted uses in
the Industrial zone. Single Family Detached and Retail are not permitted and would require the project
to go through the Addition of Permitted Uses process in order to be allowed. The Addition of a
Permitted Use process must be accompanied by an O.D.P., P.D.P., Final Plan or an Amendment to any of
the foregoing. In this case, a request to amend the O.D.P. along with the request for the Addition of
Permitted Uses would seem like the logical approach.
Response: Acknowledged
4. 4. A neighborhood information meeting would be required.
Response: Acknowledged
S. The Plan does a very good job of buffering the Single Family Detached from the Retail and Industrial.
Also, there appears to be generous buffering along Timberline Road. Be sure to coordinate the amount
of buffering along Timberline with Engineering so that the proper amount of major arterial right-of-way
can be provided and buffering remain effective.
Response: Acknowledged
6. 6. Have you considered a duplex or tri-plex or single family attached dwellings at the corner of
Timberline and Blackbird? Or, perhaps contact one of the social service agencies to explore the
possibility of a group home at this corner. Since Timberline is a heavily traveled arterial, the immediate
corner may not be the most attractive location for a single family detached home.
Response: A daycare facility is now proposed at the SW corner of the site.
7. The proposed addition of permitted use is subject to Section 1.3.4 Addition of Permitted Uses, of the
LUC. The proposed use is subject to a Type 2 (Planning and Zoning Board) review and public hearing.
The applicant for this development request will be required to hold a neighborhood information
meeting prior to formal submittal of the project. Type 2 development proposals are subject to the
neighborhood meeting requirement, per Section 2.2.2 of the LUC. Please contact me at 221-6750, to
assist you in setting a date, time, and location for a meeting. A planner and possibly other City staff,
would be present to facilitate the meeting.
Response: Acknowledged
S. 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.
Response: Acknowledged
9. This development proposal will be subject to all applicable standards of the Fort Collins Land Use
Code (LUC), including Article 3 General Development Standards.
Response: Acknowledged
10. 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.
Response: Acknowledged
current review and approval.
9. As proposed with the adjacent development plan expired and not built, the single-family lots would
exceed that allowed for a single point of access. What this means is that the lots along Blue Yonder
Way cannot be built until the adjacent development occurs and additional street connections are made.
This also means that a temporary turn around will be needed at the intersection of Blackbird Drive and
Blue Yonder Way with this proposal.
Response: See response to #8, above.
10. Off -site connections as needed to serve this site with utilities are this projects responsibility to
design and construct.
Response: See response to #8, above.
11. Any grading on or impact to the RR property will require the RR signature on the plans.
Response: There is no grading proposed within the RR property.
12. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
Response: Acknowledged
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the
site.
Response: Acknowledged
Comments from Ted Shepard — December 12, 2011
1. This parcel was previously brought to Conceptual Review on August 3, 2009. A copy of those
comments can be provided for your reference. As stated in the 2009 Comment Letter, 1. The site is
zoned I, Industrial. It is identified as Outlot C of Sidehill Second Filing and referred to as the Jessup
Farm. It is contained within the Johnson Property Overall Development Plan, approved in February of
2002 with an amendment in 2003. It was not included in the Sidehill Project Development Plan, and
therefore a new PDP is required. According to the O.D.P.: "The Jessup Farm will be maintained as a rural
character limited use parcel. Final specific conditions and covenants will be determined at the time of a
specific site plan. Uses will be limited to the following permitted uses in the Industrial zone:
1.
Offices, financial services and clinics;
2.
Mixed -use dwellings;
3.
Artisan/photography and gallery/studio;
4.
Plant nurseries;
5.
Veterinary facilities and small animal clinics;
6.
Bed and breakfast;
7.
Child care center;
8.
Equipment rental without outdoor storage;
9.
Recreational uses.
Response:Acknowledged
2. The proposed uses are described as Single Family Detached, Retail, Standard Restaurant and Light
Industrial. (Note the gardens can be considered an Accessory Use as it will be in conjunction with the
Standard Restaurant.) Since these uses are not listed on the approved O.D.P., an Amended O.D.P. will
Response: Acknowledged
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
Response: Acknowledged
3. 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 Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
Response: Acknowledged
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting for the
traffic study needed for this project. In addition, please contact Transportation Planning for their
requirements as well.
Response: Matt Delich had a scoping meeting with Traffic Engineering.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban
Area Street Standards (LCUASS).
Response: Acknowledged
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project.
Response: Acknowledged
7. Comments on the new access point onto Timberline Road: A r-in r-out access at the north end of
Outlot C of Sidehill 2nd Filing maybe possible, but before any decision can be made additional
information on the use of the site, traffic study information, and verification that it can work and be
designed correctly. If an access is agreed to the ODP will need to be amended as that document does
not show an access point from this parcel out to Timberline Road. Concerns and items that will need,
addressed regarding the review of an access point at this location are: Volume and type of vehicles using
this access. If a decel lane is needed this will be hard to implement. A lot of work went into preserving
the trees that are along the frontage of this property. Location. Where is this access point in relation to
the inlets and the parkway grade changes that occur? Sight Distance. Does the hill and/ or grade change
in the parkway pose a sight distance problem? Will an access even a r-in r-out meet sight distance
requirements? This stretch of road is currently on the list for completion of the west side of the road
and the median. It is tentatively scheduled for 2014. Design work for this has not yet been started. If an
access is approved and this project occurs before the City project is built this project will be responsible
for the design and construction of the median extension needed to control the traffic movements.
We will be looking for the design of the access point to meet standards and accommodate the largest
size vehicles anticipated utilizing the access.
Response: See Utility Plans, TIS, and variance requested therein.
8. Blackbird Drive and Blue Yonder Way are not yet constructed and the approval for them has expired.
This project will need to provide the design for these streets and construct them with this project.
Response: The "Bucking Horse Townhomes" and "Bucking Horse Residences" projects will construct the
referenced streets to the southern boundary of the Jessup Farm Artisan Village. Said improvements will
be per the design previously approved Utility Plans for Sidehill — Filing Two, but will be re -submitted for
5. A hood/duct fire protection system is required under the kitchen hood.
Response: Acknowledged
6. Fire lanes will be required for emergency access. they will be shown on the plat as Emergency Access
Easements. The minimum width is 20 feet and clear air space of 14 feet. The tree canopy line shall not
encroach into the fire lane. The fire lane(s) shall be flat, level, support 40 ton and shall be maintained
unobstructed. They shall be made visible by painting or signage.
Response: This will be added to the final plat drawing
7. If any commercial building exceeds 5000 square feet, it shall be fire contained, as defined in the local
amendment to the IBC, or it shall be fire sprinklered.
Response: Acknowledged
Comments from Lindsay Ex — December 12, 2011
1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that
"...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a
tree having DBH (Diameter at Breast Height) of six inches or more. If any trees on site have a DBH of
greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester
(221-6361) to determine the status of the existing trees and any mitigation requirements as the result of
development impacts.
Response: All trees have been reviewed with Tim Buchanan and Ralph Zentz —see tree protection and
mitigation plan. Also please reference the tree report from Jordan's Tree Moving and Maintenance.
2. In addition the significant tree requirement outlined in Article 3.2.1, the trees on the northern
portion of the property have been mapped as "Non-native upland forest", which does not have specific
protection standards within the Land Use Code. However, if there are any significant trees within this
patch of forest, let's do our best to protect them.
Response: See response from comment 1 above.
3. The City's green building program has many programs that may benefit your project. Resources are
available at the Green Building web page: http://www.fcgov.com/greenbuilding/. Of particular interest
may be the Integrated Design Assistance Program, which offers financial incentives and free technical
support to those interested in delivering high-performance buildings that exceed building code
requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this
program.
Response: Acknowledged
4. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1
(E)(2)(3), requires that you use native plants and grasses in your landscaping or re -landscaping and
reduce bluegrass lawns as much as possible.
Response: Acknowledged
Comments from Sheri Langenberger —December 12, 2011
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.
Response: Acknowledged
4. Properties that are, or become, designated as Fort Collins Landmarks, and/or on the National or State
Registers of Historic Places, qualify for financial incentives, for both interior and exterior work. These
include $15,000 Historic Structure Assessment grants, State Historic Fund grants of $300,000 and more,
both 20% State and 20% Federal Tax Credits, and City no interest loans of up to $7,500 each year.
Response: Acknowledged
5. The applicants are scheduled to present their plans to the Landmark Preservation Commission at its
December 14, 2011 meeting. Additionally, Historic Preservation staff and the Landmark Preservation
Commission are always available for project complementary reviews.
Response: Acknowledged
6. There is concern about the four single family homes being proposed at the projects' sw corner; and
the character/height of the proposed housing, both on the site and across Blackbird Drive and along the
"wine cave." When the I zone was established as the appropriate zoning for this parcel, it was stipulated
that there would be no new housing on the site (only the historic). The current plan shows homes along
both sides of Blackbird Drive. Historic Preservation staff could see allowing the housing farther to the
east, but additional discussion will need to occur. Please contact Karen McWilliams.
Response: The plan now shows a daycare facility at the SW corner of the site.
7. The applicant presented the conceptual plan to the L.P.C. on Wednesday, December 14, 2011. In
general, the L.P.C. provided positive comments and supported the adaptive re -use of the structures that
are eligible for local historic designation. The Commission indicated that main house should be visible
from Timberline Road and not obscured by new buildings or dense landscaping. In addition, the central
parking lot should be mitigated with landscaping so it does not detract from the main house.
Response: Acknowledged
Comments from Ron Gonzales — December 12, 2011
1. Building addresses are required to be visible from the street on which they front. Minimum size is 6
inches posted on a contrasting background.
Response: Acknowledged
2. The two large industrial buildings are required to be fire sprinklered.
Response: Acknowledged
3. The water supply for this project calls for a fire hydrant to be within 300 feet of all commercial
buildings, and to deliver 1500 gpm at 20 psi; for the residential portion, hydrants shall be spaced within
400 feet and deliver 1000 gpm at 20 psi.
Response: See Utility Plans
4. If the occupant load of the restaurant exceeds 99 it shall be required to be fire sprinklered. Please
provide the occupant load calculations for this building. If the occupant load exceeds 49, two exits are
required with panic hardware. If the occupant load exceeds 100, emergency lighting will be required. All
exits shall lead to a public way.
Response: Acknowledged
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portion drains into the Foothills basin where the Sidehill development has provided an outfall. The
design engineer needs to consider both the inflow rate and increase in volume that would be added to
the detention pond on the Sidehill site or to provide onsite detention. The drainage outfall for the site is
a channel and concrete pan along the railroad (east side of Sidehill). The northern portion of the site
drains to the Poudre River basin according to the major masterplan basin delineation, but in reality,
some of it drains to Spring Creek. As a result, the area north of the Foothills basin boundary line will
require additional analysis if additional impervious area in excess of 1000 square feet is added in that
portion of the site.
Response: See Preliminary Drainage Letter and Exhibit. This can be further explored, if necessary,
during the Final Plan phase.
S. Water quality treatment will be required as described in the Urban Storm Drainage Criteria Manual,
Volume 3 - Best Management Practices (BMPs). Water quality treatment is provided in the detention
pond for Sidehill; therefore, the design engineer has the option to use the Sidehill pond for treatment.
This would require an evaluation of the water quality capture volume increase and possible outlet
modifications. In the other basins separate water quality treatment is required.
Response: See response to #1 above.
6. The design of this site must conform to the drainage basin design of the Foothills, Poudre River, and
Spring Creek Master Drainage Plans, as well the City's Design Criteria and Construction standards.
Response: Acknowledged
7. The Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/sq.ft.) for new impervious area
over 350 sq.-ft., and there is a $1,045.00/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. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by the design
engineer, and is based on the site disturbance area or erosion control measures shown on the site
construction plans.
Response: Acknowledged
Comments from Karen McWilliams — December 12, 2011
1. The buildings and site features on this property have has been reviewed previously, and found to be
individually eligible for Landmark designation.
Response: Acknowledged
2. Alterations to the buildings and the site will need to be reviewed under the City's
Demolition/Alteration Review Process, City Code Section 14-72, which applies to any buildings or
structures 50+ years old that are determined to be individually eligible for Landmark designation.
Response: Acknowledged
3. The project will also be reviewed for compliance with LUC Section 3.4.7. Section 3.4.7. is intended to
ensure that, to the maximum extent feasible: (1) historic sites, structures or objects are preserved and
incorporated into the proposed development and any undertaking that may potentially alter the
characteristics of the historic property is done in a way that does not adversely affect the integrity of the
historic property; and (2) new construction is designed to respect the historic character of the site and
any historic properties in the surrounding neighborhood.
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3. At present, the water and sewer mains in Sidehill are approximately 400 feet to the south of this
property. These mains must be extended north in accordance with the Sidehill utility plans.
Response: The "Bucking Horse Townhomes" and "Bucking Horse Residences" projects will bring the
referenced infrastructure to the southern boundary of the Jessup Farm Artisan Village. Said
improvements will be per the previously approved Utility Plans for Sidehill — Filing Two.
4. A water main must be looped through the site from the main extensions in Sidehill to the 24-inch
main in Timberline.
Response: A looped water main is proposed.
S. In order to serve the buildings on the north part of the site, it will likely require connection to the
30-inch sewer at the north tip of the site.
Response: A connection to the 30-inch sewer is proposed.
6. If there are any restaurants included in the project, grease interceptors will be required.
Response: A grease trap will be provided with the farm -to -fork restaurant to be established in the old
farmhouse.
7. The water conservation standards for landscape and irrigation will apply.
Response: Acknowledged
8. Development fees and water rights will be due at building permit.
Response: Acknowledged
Comments from Glen Schlueter — December 12, 2011
1. This site was included in the drainage study for the Sidehill development. The study assigns a runoff
coefficient of 0.25 to the site which is usually used for sites with no existing impervious area; however,
there are a number of buildings on the site that could be grandfathered. An exhibit would need to be
prepared to document the existing impervious areas since both the design and fee requirements are
based on new impervious area. If all buildings are removed and the site is a totally scraped as appears
to be the case, there is no grandfathering of impervious area.
Response: The 0.25 runoff coefficient and resulting peak runoff rate previously assumed has been
utilized as the maximum allowable discharge from the property. The actual percent imperviousness
proposed exceeds that which was previously assumed; therefore, on -site detention and water quality
treatment will be provided to mitigate the difference.
2. When there is an increase in impervious area greater than 1000 square feet, a drainage and erosion
control report and construction plans are required and must be prepared by a Professional Engineer
registered in Colorado.
Response: Acknowledged
3. If there is an increase in impervious area greater than 1000 square feet, onsite detention is required
with a 2 year historic release rate for water quantity.
Response: See response to #1 above.
4. Portions of this site drain into three different major drainage basins: Poudre River, Spring Creek and
Foothills basins. The purple line on the topography exhibit provided divides the site. The southern
s
To: Capital Project Reviewers
From: Russell + Mills Studios
141 S. College Ave., Suite 104
Fort Collins, Colorado, 80524
Re: Jessup Farm Mixed Use Development Conceptual Review Comments
Comments from Noah Beals — December 12, 2011
1. Parking requirements have a set max number of spaces allowed for:
Industrial .75 space per employee,
General retail 4 space per 1000 sq ft
Response: Parking requirements have been met
2. Parking lot design requires landscaping islands at every 15 spaces. Parking areas that are less then
100 spaces require at least 10% to be landscaped. Parking areas abutting other uses shall be screened.
Response: Parking lot design requirements have been met
3. Trash/Recycling enclosures are required. They need to be on a concrete pad and at least 20 ft away
from a public street. Enclosures need to have walk in access that does not require entering the main
service gate. Also see this link for design standards for enclosures
Response: Trash enclosures have been shown
4. Bicycle parking is required at 5% of the vehicle parking spaces. Bike parking in excess of this standard
is encouraged.
Response: Bicycle parking is now approximately equal to 15% of vehicle parking
5. The garden shall be an accessory use and not a primary use.
Response: Noted
Comments from Roger Buffington — December 12, 2011
1. The existing City water/sewer facilities in this area include a 24-inch water main in Timberline and
water and sewer mains in the Sidehill development to the south. In addition, there is a 30-inch sewer at
the very north tip of the site which crosses under the railroad.
Response: Water and sewer connections are proposed to the referenced facilities.
2. There is no record of City water or sewer service to the proposed site; therefore, it is assumed the
farmstead used a well for water service and a septic system for wastewater treatment.
Response: New water and sewer services will be provided and connected to the City mains.