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HomeMy WebLinkAboutGILLESPIE FARM - ODP - 29-00 - CORRESPONDENCE - (18)i. The Overall Development Plan needs to comply with all provisions of Land Use Code Division 2.3 Overall Development Plan standards and criteria. j. The Overall Development Plan needs to comply with all provisions of Land Use Code Division 3.7 Compact Urban Growth Standards. k. Label the appropriate scale(s) for each illustrative sheet plan. I. Delineate all property lines and all rights -of -way and improvements on all plans. m. The plan needs to include existing building envelope/footprint dimensions and distance to nearest property lines. n. The applicant/developer shall coordinate all emergency, infrastructures and utility infrastructure needs to ensure that all infrastructure provisions are fully met. o. A neighborhood meeting has been scheduled for August 23, 2000, per Land Use Code Section 2.2.2. Please contact Ron Fuchs of this office to assist you with this meeting. p. The application and plan shall meet all submittal parameters as outlined and required by the City of Fort Collins Development Manual. q. Need to comply with all provisions of the Mountain Vista Subarea Plan. r. The burden of demonstrating compliance with all City of Fort Collins Development Manual, Land Use Code and Mountain Vista Subarea Plan standard and criteria is with the applicant/developer. s. All modifications to code standards will be reviewed by the Planning and Zoning Board. 10. Parks and Recreation offers the following: a. Need to comply with all park dedication parameters as outlined in the Land Use Code. b. Neighborhood Park and Community Park fees will apply to this site. c. Coordinate all park concerns with Parks and Recreation. rl 1. The required neighborhood center should be an integral part of the overall neighborhood design. The neighborhood center should have direct pedestrian and vehicular access from the project, with a combination of uses to support neighborhood activities and/or needs (4.4)(D). 2. The standard Neighborhood Park and Community Park fees will apply (Ordinance No 205, 1998). e. The plan needs to include reference to an Index of Drawings on the first plan sheet page. f. Provide a context plan showing the proposed site plan in relation to the surrounding area. This plan shall include an area beyond the property lines of the proposal showing the area and uses within one hundred fifty feet (five hundred (500') feet if natural areas are in the vicinity) of the proposal, exclusive of public right-of-way, at the same scale of the underlying proposal as required by the City of Fort Collins Development Manual. g. The overall development plan shall show the following: 1. Parcel size and existing zoning. 2. Existing topographical character of the land at a contour appropriate with the scale of the project: all water courses; flood plains; floodways; natural features; and existing vegetation (including all trees and shrubs having a diameter greater than two and one-half (2-1/2") inches by species), wetlands, natural areas and wildlife movement corridors. 3. An estimate of the limits of development (reference Section 3.4.1(N)(1) of the Land Use Code). 4. Approximate acreage and density of each area; number, height, and type of residential units; floor area, height, and types of business, commercial, and industrial uses. 5. Location and general nature of each land use. 6. Total land area and approximate location and amount of open space included in the residential, business, commercial, and industrial areas. 7. Approximate location of proposed and existing arterial collector and connector streets and major pedestrian and bicycle routes, including major points of access. 8. Location of all major utilities. 9. Approximate location and size in acres of any public use proposed such as parks, school sites, and similar public or semi-public uses. 10. Area shown on the overall development plan shall extend beyond the property lines of the proposal to include a survey of the area within at least one -hundred fifty (150') feet of the proposal, exclusive of public right-of-way, at the same scale as the proposal and include the following (except if natural areas are in the vicinity, then any natural areas within five hundred (500') feet are to be shown): (i) Land uses, location of principal structures and major existing landscape features. (ii) Densities of existing or approved residential uses. (iii) Traffic circulation system. (iv) Natural features of the landscape. (v) General topographical mapping at same scale as the overall development plan. 11. As required by the City of Fort Collins Development Manual, the vicinity map shall include an surrounding the site within a distance of at least one (1) mile showing at least the following: (i) Zoning districts. (ii) Traffic circulation system with street names labeled. (iii) Major public facilities. (iv) Location of existing municipal boundary lines and, if applicable, the urban growth area boundary. h. Please provide a written Statement of Planning Objectives for each of the standards of LUC Section 2.3.2(H) justifying compliance with applicable land use standards. In addition, the narrative needs to also address the Overall Development Plan Submittal Requirements (3)(d)(i)-(vii). 5 11 r 7. Historic Preservation offers the following comments: a. Existing structures need to be reviewed through the demo/review process as required by Land Use Code 3.4.7 by the Landmarks Preservation Commission. Review will include the history of the property, time frame of erection of all structures; such as, barns, outbuildings, house, wells, bunker silos, and et cetera. Please provide photos of all elevations (min. four sides) of all respective structures and a picture the overall farm site. b. Please provide a general plot plan of all structures with a verifiable scale. c. Please provide a narrative of chronology of current and previous landowners. d. The earliest potential date of review by the Landmarks Preservation Commission may be August 23, 2000. e. Coordinate all preservation concerns with Historic Preservation. 8. Advance Planning offers the following: a. The application shall comply with the Land Use Code and Mountain Vista Subarea Plan. c. The street system needs to provide multiple direct east/west and south/north alignments through the project in order to comply with Land Use Code Divisions 2.3, 3.6, and 4.4. d. The plan needs to be revised in order to comply with the neighborhood center provisions of the Land Use Code. 9. The Current Planning Department offers the following comments: a. This development request will be subject to the Development Review Fee Schedule that is available in the Current Planning Department office. The development review fees are due at the time of submittal of the required Project Development Plan and compliance phases of the development review by City staff and affected outside reviewing agencies. b. The site is located in the LMN, Low Density Mixed -Use Neighborhood District and the project will be regulated under the Land Use Code (LUC). c. Street Concerns: 1. Sections 2.3, 3.6.1, 3.6.2, 3.6.3 and 4.4 imply that it is in the public's best interest to have neighborhoods which transition and link to surrounding neighborhoods with a unifying pattern of streets and blocks street system with multiple direct street connections at intervals not to exceed six hundred sixty (660) feet. LUC Section 3.6.3(A)-(F) requires that the local street system provide multiple direct connections with a street system pattern of through streets to facilitate traffic movements. Streets shall connect to other streets within a development and to existing and future streets outside the development on its north, south, east and west boundaries to serve parks, schools or other public and private lands within the surrounding neighborhood. 2. Factoring a road system on the north, south, west and east property lines, the street system needs to provide for both intra- and inter -neighborhood connections to knit developments together (i.e. street connections to future streets and future developable lands and internal to the property as required by LUC Section 2.3). 3. Accommodations shall be made to tie the street sidewalk system into all trail systems. Show all pedestrian, vehicular and bicycle movement corridors through Overall Development Plan (LUC Sections 2.3.2(H)(5), 3.6.3(F) and 3.2.2(C)(6). d. Neighborhood Center, Parks and Open Space: 4 c. Please contact Matt Baker for additional information regarding the actual fees related to your proposed development and potential cost sharing of County Road 11 improvements. d. A Transportation Impact Study (TIS) will be required with your Overall Development Plan (ODP) submittal. To coordinate the parameters of this study, please contact Eric Bracke, Traffic Engineer, and Kathleen Reavis, Transportation Planner. e. Roadway improvements to City standards along the property's frontage are required including all internal streets. f. Right-of-way dedication will be required adjacent to County Road 11 (minor arterial) and County Road 52 (minor arterial) and for all internal and abutting collector, connector and local public streets. g. Extend collectors (EW & NS) through the site per Master Street Plan. h. Provide street intra- and inter -neighborhood connections per code public access requirements (660 feet spacing). i. Show all pedestrian connections through Overall Development Plan. j. Off -site roadway improvements to nearest improved arterial street. k. The applicant/developer shall acquire all necessary access corridors/easements. I. More specific comments will follow upon formal submittal of application for Overall Development Plan and subsequent Project Development Plan. 4. Transportation Planning offers the following: a. A Transportation Impact Study (TIS) is required with your Overall Development Plan (ODP) submittal. To coordinate the parameters of this study, please contact Eric Bracke, the City's Traffic Engineer, and . Kathleen Reavis, the City's Transportation Planner. b. All street, pedestrian, trail, bike corridors, mid -block connections and joint access/cross access easements shall be accommodated and connect to adjacent development and facilities per Land Use Code standards and criteria. 5. Natural Resources offers the following comments: a. Delineate all natural features, as defined in the Land Use Code. b. Accommodate potential trail access corridors through Parks and Recreation Planning. c. You will need to file a fugitive dust control permit and coordinate this through the Larimer County Environmental Health Department. Please contact them directly. 6. Light and Power offers the following comments: a. Power is available from County Road 52. b. Light and Power has plans to install electric facilities along the west property line of this development adjacent to County Road 11. c. Will need to determine if additional right-of-way will be acquired. d. C-1 Forms will need to be provided to evaluate power needs for the community center, neighborhood park and other potential use(s). e. The development will pay for all temporary services. f. The applicant/developer shall acquire all necessary access corridors/easements. g. The normal electric development charges will apply to this project. h. Coordinate all transformer, meter and utility locations with Light and Power. i. Utility coordination meeting will be needed to resolve potential utility siting issues. 3 b. The proposed Overall Development Plan land development will be subject to a Type 2 review. c. This development must comply with all applicable General Development Standards as set forth in Article 3 of the Land Use Code, including but not limited to the requirements for vehicle and bicycle parking, parking, building setbacks, landscaping, fence screening, et cetera. These development standards are set forth in the following divisions: 1) Division 3.1 General Provisions 2) Division 3.2 Site Planning and Design Standards 3) Division 3.3 Engineering Standards 4) Division 3.4 Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 5) Division 3.5 Building Standards 6) Division 3.6 Transportation and Circulation 7) Division 3.7 Compact Urban Growth Standards 8) Division 3.8 Supplementary Regulations d. All sections of LUC Division 4.4 of the Land Use Code need to be complied with including 4.4(B) Permitted Uses; 4.4(C) Prohibited Uses; 4.4(D) Land Use Standards (1) Density (2) Mix of Housing (3) Neighborhood Centers; and, (E) Development Standards. e. The Mountain Vista Subarea Plan shall be complied with. 2. Stormwater Utility offered the following comments: a. This site is in the Cooper Slough drainage basin where there are no fees and no adopted master 'drainage plan. The site is in inventory grid #12C. b. The standard drainage and erosion control reports and construction plans are required and they must be prepared by a professional engineer registered in Colorado. c. There isn't a public outfall system so "temporary" onsite or offsite retention for the increased water quantity has been allowed. However, the retention volume must be two times the increased runoff volume. The retention pond must have a way to be drained either by pumping or percolation. The irrigation ditch company will have to accept the water and approve the plans. d. The No. 8 ditch is owned by the Windsor Reservoir Canal Company which flows into the Eaton Ditch which is owned by the Larimer and Weld Canal Company. These companies have been reluctant to accept developed flows so I suggest early contact with them. e. Extended detention is required to treat runoff. f. The drainage master planning effort will begin this year so it may be late 2001 or early 2002 before it is completed. It appears the No. 8 ditch will be part of the system as far as we know at this time since it was shown in previous drainage master planing efforts. So an outfall to it would be needed but may have a restricted capacity or might have to be blocked temporarily. The ditch companies and Stormwater need to reach an agreement on the system 3. The Engineering Department offered the following comments: a. The standard utility plan and development agreement requirements must be submitted to the City for review and approval. b. Street oversizing fees will apply to this development. The street oversizing fees will be as follows: • Residential - $1,480 per dwelling unit/single family • Residential - $1,021 per dwelling unit/multi family 2 ITEM: Gillespie Farm Overall Development Plan APPLICANT: Mr. Tom Dougherty 220 East Mulberry Fort Collins, CO 80524 LAND USE DATA: Overall Development Plan request to develop a 160 acre property, located on the southeast corner of County Road 11 and County Road 52. The comments listed below are conceptual comments based upon a preliminary plan provided by the applicant at the August 7, 2000 conceptual review meeting. The applicant is expected to apply all pertinent Development Manual, Land Use Code, Mountain Vista Subarea Plan, and Street Design Standards in the design. The comments are to provide a reasonable amount of direction prior to the submittal of a development plan. This document shall not preclude staff from making additional comments in the future in regard to overall layout of the site. DEPARTMENTAL CONTACTS Current Planning Ron Fuchs 970.221-6750 Zoning Department Peter Barnes 970.221.6760 Engineering Department Tim Blandford 970.221.6605 Street Oversizing Coordinator Matt Baker 970.224.6108 City Traffic Engineer Eric Bracke 970.224.6062 Poudre Fire Authority Ron Gonzales 970.221.6570 Stormwater Utilities Glen Schlueter 970.221.6681 Stormwater Utilities Basil Hamdan 970.221.6681 Water & Sewer Utilities Roger Buffington 970.221.6681 Natural Resources Kim Kreimeyer 970.221.6750 Natural Resources Margit Hentschel 970.224.6179 Light and Power Monica Moore 970.221.6700 Historic Preservation Karen MacWilliams 970.221.6376 Transportation Services Kathleen Reavis 970.224.6140 Transportation Services Mark Jackson 970.416.2029 Transportation Services Tom Reiff 970.416.2040 Parks and Recreation Craig Foreman 970.221.6367 Advance Planning Pete Wray 970.221.6376 COMMENTS: 1. The Zoning Department offered the following comments: a. The site is located in the LMN, Low Density Mixed -Use Neighborhood District and the project will be regulated under the Land Use Code (LUC) and the Mountain Vista Subarea Plan. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 2$1 N. College Ave. PO. Box580 Fort Collins, CO90522-0580 (970)221-6750 CURRENT PLANNING DEPARTMENT Commi `y Planning and Environmental ' -vices Current Planning City of Fort Collins August 16, 2000 Mr. Tom Dougherty 220 East Mulberry Fort Collins, CC 80524 Dear Mr. Dougherty: For your information, attached is a copy of Staff's comments concerning a potential 160 acre overall development plan located at the southeast corner of County Road 11 and County Road 52 presented before the Conceptual Review Team on August 7, 2000. The comments are offered informally by Staff to 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. The burden of demonstrating compliance with all Land Use Code criteria is with the applicant. Please contact me at 970.221.6750 and/or e-mail: rfuchs(oki.fort-collins.co.us if you should have any questions or concerns related to these comments. Sincerely, Ronald G. Fuchs City Planner cc: File DAMy DocumentslConcept Reviewlsec cord52 cord 11 gillespie farm odp concept review letter.doc 281 North College Avenue • PO. Boa 580 • Fart Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020