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HomeMy WebLinkAboutNEW PROSPECT - PDP - 4-10 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW49. Areas outside the lots that are to be held in common must be placed within a specific tract. The purpose and long term maintenance of each tract must be stated on the plat. Acknowledged 50. Street lighting on the private drives will be the responsibility of the developer. Acknowledged 51. Street trees are required along all public streets and should be provided along the private drives for continuity. Acknowledged, refer to the landscape plan. Trees along the private drive will be addressed in the community design review guidelines. 52. The Pitkin Lateral owners may need to sign the plat. Acknowledged, this lateral is no longer active. 53. A plat note should be provided stating that the long term maintenance, street -cleaning, snow removal and re-sun`acing of the private drives and walkways will be the responsibility of the H.O.A., not the City of Fort Collins. Acknowledged 54. Lot Nine should be restricted from having a solid six foot fence along the south property line as this line abuts a City of Fort Collins Natural Area. If you have any questions regarding the City -owned property, please contact Mark Sears, 416-2096. Acknowledged, this has been accommodated. New Prospect PDP application January 19th, 2009 21 41. If any properties individually eligible for local landmark designation exist within the development site, these properties should be included within the development plans. Acknowledged, none were deemed eligible. 42. If this or other nearby property is not individually eligible for landmark designation, we will have no comment on the project. For further information, please contact Pam Opiela, 221-6597. Acknowledged The following comments are from Current Planning: 43. The site is contained within the East Prospect — Spring Creek Sub -area Plan. The conceptual plan complies in that Apex Drive is extended into the subject site. We have extended Apex Drive into this project, and connected it to Ellis Drive. 44. A vehicular connection into Prospect Commons to the west is not required. However, bicycle and pedestrian connections should be made. According to the plat of Prospect Commons, there are four opportunities to make such connections. These are the Pitkin Lateral Irrigation Ditch and Pipe easement, the sanitary sewer easement, and the pedestrian, bicycle and maintenance vehicle access easement. Note that irrigation ditch easement and Tract are closest to the future alignment of Apex Drive and would provide the most convenient east/west circulation without having to use either Prospect Road or the Spring Creek Trail. At this time we are not proposing any connections to Prospect Commons. The owners have expressed a desire to not have any direct connections. 45. A connection should be made to the Spring Creek Trail. Otherwise, an informal path will evolve without the benefit of a hard surface or owner's permission. We are proposing a connection to Spring Creek Trail. 46. Lot 22 looks severely impacted by the existing sanitary sewer easement. The southern lots are impacted by the sewer easement, but we have created preliminary building footprints for these lots, so they are buildable. 47 Pockets of guest parking should be scattered throughout the project. We have done this where possible 48. A small area should be set aside for the U. S. Postal Service mail delivery cluster box. This area could also be used to post notices for H.O.A. meetings and other announcements. We have accommodated this. New Prospect PDP application January 19th, 2009 20 34. 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. Acknowledged 35. Utility plans will be required for this project. A development agreement will be done with this project. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. For further information, please contact Susan Joy, 221-6581. Acknowledged, utility plans are included in this submittal. The following comments are provided Matt Wempe, Transportation Planner: 36. A bicycle/pedestrian connection should be made to the Spring Creek Trail either directly or indirectly. We are proposing a direct connection to the Spring Creek Trail 37. Ellis Street will become the new pick-up/drop-off area for Lesher Junior High School. This will put more traffic at the Prospect Road / Ellis Street intersection. This traffic should be considered in the T.l. S. Acknowledged, this has been included in the traffic study. 38. The proposed private drive will need sidewalks. Sidewalks should either be attached with a six foot width or detached with a 4.5 foot width. We have included 6 foot attached walks where we have lots fronting on the private drive. Others front on a central green and connecting sidewalk system. We have met with Matt and do have a preliminary approval of our proposal. The following comments are provided by the Historic Preservation Department: 39. The owner should provide good photographs of all 4 sides of the building and any other buildings 50 years or older that would be affected by the project to help determine if it (they) are eligible for local landmark designation. This determination of eligibility will be made within two weeks of receiving this information. Acknowledged, this was completed. 40. If this or any nearby property is considered eligible, we will review the development project to ensure it is compatible with the nearby historic property. Acknowledged New Prospect PDP application January 19th, 2009 19 Acknowledged 27. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and determine if a traffic study is needed for this project. Also need to discuss the separation distance between Ellis and this subdivision's intersection. A variance request will need to be submitted in accordance with 1.9.4 before the alignment can be determined. A traffic study is being submitted. 28. No structures of any kind are allowed in easements. Acknowledged 29. This project will be obligated to provide access to the property to the northwest. And, if this property has a private driveway intersecting with Prospect Road, and alternative access is provided via Apex Drive, then the Traffic Operations Department may consider closing this driveway. Acknowledged 30. Please contact Transportation Planning to determine how many bicycle/pedestrian connections to the west will be required to meet minimum bicycle and pedestrian level of service requirements. None are being proposed at this time. The neighborhood to the west does not desire any direct connections. 31. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). Acknowledged 32. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. A local street has 51-53' of right-of-way, plus a 9' Utility Easement. This will need to match the right-of-way and curb and gutter type that the development to the east has designed on their property. Prospect Road is considered a constrained arterial which requires 102' of r.o. w. of which this development is responsible for dedicating half (51 ) from the centerline, plus a 15' Utility Easement. Complete 33. Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see hap,//www. Wov. com/engineerin / ev- review.php Acknowledged New Prospect PDP application January 19th, 2009 18 We are not proposing any cul-de-sacs 21. WATER SUPPLY A. Fire hydrants must be the type approved by the City Water Utility and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: 1, 000 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. Acknowledged 22. ADDRESS NUMERALS A. 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). Acknowledged, see notes on the site plan. 23. STREET NAMES A. Street names shall be reviewed and verified by LETA (Larimer Emergency Telephone Authority) prior to being put in service. When a roadway turns 90 degrees, a new, separate, unique street name is required. For further information, please contact Carie Dann, 219-5337. We have met with Carie dann and LETA and have agreed upon a street naming plan for the project. The following comments are from Engineering: 24. The proposed intersection with Prospect Road, an arterial street, is required to be no less than 460 feet from the nearest intersection. If this separation cannot be achieved, then a variance must be submitted to the City of Fort Collins Engineering Department. Acknowledged, a variance is being submitted. 25. Staff is concerned that the new intersection will not align with Ellis Street on the north side of Prospect. Note that there are already non-aligned intersections along Prospect Road with Mathews Street, Peterson Street, Whedbee Street and Stover Street. We share this concern, however there are no other alternatives short of acquiring more property, which is not feasible. In this case, the misalignment of Ellis Drive does not have conflicting left turns, which helps. 26. 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. New Prospect PDP application January 19th, 2009 17 Acknowledged 17. If 811 Prospect is included in the project, the new water mains must connect to the existing main in Apex. Acknowledged 18. Development fees and water rights will be due at building permit. For further information, please contact Roger Buffington, 221-6854. Acknowledged The following comments are from the Poudre Fire Authority: 19. REQUIRED ACCESS A. Fire access roads shall be provided for every building when any portion of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: B. Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. C. Have appropriate maintenance agreements that are legally binding and enforceable. D. Be designated on the plat as an Emergency Access Easement. E. Maintain the required minimum width of 20 feet throughout the length of the fire lane (30 feet on at least one long side of the building when the structures are three or more stories in height). F. If the building is equipped throughout with an approved automatic fire -sprinkler system, the fire code official is authorized to increase the dimension of 150 feet. Acknowledged, we are designating the Soule Drive and Ellis Drive private drives as emergency access, maintaining a 20 foot width throughout. This will be shown on the plat as an emergency access easement. 20. CUL-DE-SAC A. A dead-end street cannot exceed 660 feet in length. The turn -around at the end of the street must have an outside turning radius of 50 feet or more, and an inside turning radius of 25 feet. Short fire lanes are permitted to facilitate a second point of access when the street is longer than 660 feet. All structures beyond the 660-foot limit shall be fire sprinklered if a second point of access cannot be provided. New Prospect PDP application January 19th, 2009 16 8. A drainage and erosion control report and construction plans are required and must be prepared by a Professional Engineer registered in Colorado. Acknowledged, these are included in the submittal 9. Onsite detention is required with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. Acknowledged laWater quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best Management Practices (BMPs). The use of all BMPs is encouraged. Acknowledged 11. An easement is needed from the site to the low flow channel of Spring Creek for the detention pond outfall. Generally the easement width is 20 feet. Acknowledged 12. The design of this site must conform to the drainage basin design of the Spring Creek Drainage Master Drainage Plan as well the City's Design Criteria and Construction standards. Acknowledged 13. The city-wide development fee is $4,420/acre ($0.1015/sq.ft.) for new impervious area over 350 sq.-ft. No fee is charged for existing impervious area. This fee is to be paid at the time the building permit is issued. For further information, please contact Glen Schlueter, 224-6065. Acknowledged The following comments are from the Water and Wastewater Utility., 14. Existing mains: 8-inch water and 6-inch sewer in Prospect; 24-inch and 30-inch sewer trunk lines in an easement crossing the southern portion of this site. Acknowledged 15. Easements for the 24 and 30-inch trunk lines must be 15 feet each side of the sewer centerlines. Acknowledged 16. Any connections to the sewer trunk lines must be made at a manhole. New Prospect PDP application January 19th, 2009 15 CONCEPTUAL REVIEW COMMENTS 1. The property is zoned L-M-N, Low Density Planned Residential. The proposed density of 6.07 dwelling units per acre complies with density standard. Single family detached dwellings are permitted subject to Administrative (Type One) review. A plat will be required. A landscape plan will be required and be sure to include street trees in the parkway. Acknowledged, the landscape plan is included in the submittal set. 2. The site will be served electrical power by the City of Fort Collins Utilities. Power exists along East Prospect and there is conduit stubbed along Apex Drive coming from the east. Due to site constraints, we may need to have a utility coordination meeting to make sure all utilities have a place to be properly installed meeting minimum clearances. Normal development fees will apply. For further information, please contact Janet McTague, 224-6154. Acknowledged The following comments are from the Stormwater Utility: 3. The southeast corner of this property is located in the FEMA-regulatory flood fringe and floodway of Spring Creek and is subject to the requirements of Chapter 10 of City Code. Acknowledged 4. No residential structure may be constructed in the floodway. All other floodway development, including fill, excavation, fencing, landscaping, detention features, and others, must be certified to cause no -rise in the base flood elevation (BFE). Acknowledged 5. New residential construction touching the flood fringe at any point will be considered to be in the floodplain. Residential structures in the flood fringe must have the lowest floor and all utilities/HVAC elevated 18 inches above the BFE. New basements may not be constructed if the home touches the flood fringe. We have taken care in the placement of lots. There are only two lots that are in the floodfringe. Neither of these will have basements, due in part to the flood fringe, and due to the high water table in this area. 6. No new critical facility may be constructed in the flood fringe or floodway. Acknowledged 7. The Floodplain Administrator for the Spring Creek basin is Brian Varrella (416-2217). Acknowledged New Prospect PDP application January 19th, 2009 14