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HomeMy WebLinkAboutLAKEVIEW (DRAKE & LEMAY SINGLE FAMILY) - MOD - MOD130001 - CORRESPONDENCE -18. 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. 19. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. 6. Streets may be public. If so, then consideration should be given to dedicating and improving public streets across the existing church parking out to both Lemay Avenue and Drake Road. Or, at minimum, traversing the parking lot could be accomplished by Street -Like Private Drives as defined in Section 3.6.2(L). Or, all internal streets could be Street -Like Private Drives. 7. Any private access across the church parking lot would need to be secured with an easement. 8. Section 3.8.11(C)(3) requires that fences be no more than six feet high if located within any required rear yard setback area or within any side yard setback area in a rear yard. 9. Land set aside for telecommunications equipment, cabinets, and the like must be placed within an easement and be located so as to not cause any sight distance problems for vehicles, bicycles and pedestrians. 10. A Landscape Plan will be required for the treatment of the common areas. Note that there are landscaping standards for the stormwater detention pond. 11. If the streets are private, then you have the option to create a customized street lighting program. You may elect, for example, to use fully -shielded, down -directional fixtures versus the typical public street light. Also, you may select a more decorative fixture than the public street fixture. In addition, you may consider alternative illumination levels that may be more sensitive to the dark sky environment. 12. There are four lots in the southwest corner that could be designed to accommodate rear -loaded garages. This would allow larger garages and free up space for a wider building footprint along the street. Also, for corner lots, there are opportunities for garages to be side -loaded. Rear and side -loaded garages do not have to be recessed behind the front building line. 13. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. 14. 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. 15. 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 http://www.colocode.com/ftcollins/landuse/begin.htm. 16. 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. 17. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. i 7. A potential alternative ...-,t could be explored is keeping the new roa...mys and existing drive aisles as a private drive road network. Private drives would be maintained by the property owner(s) and would not need to be designed and built in accordance with City standards. From a Land Use Code perspective however, the private drives may need to comply with "Street -Like Private Drive" standards specified in Section 3.6.2(L)(c). Signage indicating the private ownership and maintenance responsibilities would be required. 8. A sight distance easement would be needed for the existing driveway out to Drake Road. The amount of sight distance easement needed was reduced with a variance request approved for the previous project on the property. 9. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. A 15' utility easement behind the right-of-way on Drake Road is required. 10. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. 11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish(o)fcgov.com 1. Light & Power has existing electric facilities running adjacent to this site along Drake Rd. Any modification or relocation to existing electric facilities will be at the owners expense. 2. Electric Capacity Fees and Building Site charges will apply to this development. Current Planning Contact: Ted Shepard, 970.221.6343, tshepard fcgov.com 1. Section 3.6.2 requires lots that back on to an arterial (Drake Road) to have a minimum lot depth of 150 feet or be buffered by a common area. The 60-foot buffer indicated along Drake would satisfy this standard. 2. The names of the new local streets must not conflict with or sound like any existing street name within the 911 emergency calling area. We can provide a link of existing street names for your convenience. 3. Each lot should feature one two-inch caliper deciduous shade tree located in the parkway between the sidewalk and curb. 4. From Section 4.4(D): The minimum lot size is 6,000 square feet. Minimum lot width is 60 feet. Minimum front yard setback is 20 feet. Minimum rear yard setback is 15 feet. Minimum side yard setback is 5 feet interior and 15 feet along a street. Maximum building height is 28 feet. 5. From 3.5.2(E): Street -facing garage doors must be recessed a minimum of four feet behind either the front fagade of the ground floor or a covered porch (measuring at least 6 feet by 8 feet). Garage doors shall not comprise more than 50% of the ground floor street -facing linear building frontage. Corner lots are exempt if the house and garage face different streets. Department: Environmental. .dnning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 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. As several of the trees within this 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 that could result from the proposed development. 2. 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. Reveille Bluegrass is one option for having bluegrass lawns and using less water. Department: Engineering Development Review Contact: Marc Virata, 970-221.6567, mvirata 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. 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 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. 4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 6. The conceptual site plan appears to wish to create a public street system internal to the project as well as create a public street from the existing drive aisle that intersects with Drake Road. To establish a public street system internal to the site that connects to the existing drive aisle requires that the existing drive aisle be converted to a public street. Converting this drive aisle to a public street would entail ensuring its horizontal and vertical designs and alignments meets City standards, and the structural integrity of the pavement and subgrade meets City -standards. Existing drive aisles that intersect with the new public street would need to be reconstructed into a City standard driveway approach. In addition, the existing drive aisle that runs along the south side of the church and connects to Lemay Avenue might be considered as promoting "through traffic" which per 3.6.2(L)(a) of the Land Use Code, might be problematic in making the internal roads public but this drive aisle potentially being utilized as cut -through in a public to private to public scenario. In short there are code related concerns with the implementation of public streets into the development and further discussion should occur if the applicant would wish to pursue the use of public streets for the project. 4 however the use of any _. the BMPs is encouraged. 6. The portion of the site in the Spring Creek basin has four outfalls that all end up draining into Parkwood Lake. The portion in the Foothills basin appears to surface flow to the southeast corner of the site and into the Eastborough detention pond. There is one pipe shown draining into the pond. There is also sub -drain crossing the site that also drains into the Eastborough detention pond. Due to the amount of increased runoff from this proposal a storm sewer system from the site to the outfall of the Eastborough pond is needed so that all the runoff does not have to drain through the pond. 7. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development (LID) requirements that will go into effect March 1, 2013. Please contact Basil Harridan at 224-6035 or bhamdan@fcgov.com for more information. The present draft requires that 50% of the new impervious area must be treated by an LID method and 25% of new parking lots must be pervious. 8. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/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 at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact Jean Pakech at 221- 6375 for questions on fees. 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, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler(cilpoudre-fire.orq 1. FIRE ACCESS The street plan is acceptable and I don't foresee any problem with fire access. 2. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Residential requirements: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. 2006 International Fire Code 508.1 and Appendix B 3. PREMISE IDENTIFICATION New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. 2006 International Fire Code 505.1 Provide a plan for street naming for review and approval. I south from Drake (east . , the church). 2. At the present, it appears that water service will come from the dead end water main extending south from Drake. For purposes of reliability, it is important to have the water system well looped for a development of this size. An additional connection to the water main in Lemay is needed. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 4. Development fees and water rights will be due at building permit. Department: Transfort Contact: Emma McArdle, 970-224-6197, emcardle(cDfcgov.com 1. Currently no transit service is provided on this section of East Drake Road, but the Transfort Strategic Plan designates that service will be provided in phase 1 improvements, which are only partially completed at this time. Section 3.6.5 of the LUC states that any development plans shall accomodate planned transit facilities. The applicant may either choose to provide an accessible 12' x 18' pad adjacent to Drake Road for a future bus stop or provide a 12' x 18' transit easement and escrow funds to pay for a pad at the time service on Drake begins. Please coordinate with me regarding the exact location. Department: Stormwater Engineering Contact: Glen Schlueter, 970.224-6065, gschluetera(D.fcgov.com 1. It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas is required. 2. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four -step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. 3. The design of most of this site must conform to the drainage basin design of the Foothills Drainage Master Drainage Plan, and part of it must conform to the Spring Creek Drainage Master Plan. The design must also comply with the Fort Collins Stormwater Manual. 4. Normally onsite detention is required with a 2 year historic release rate for water quantity. In this case the release rate is probably limited by the pipe size out of the Eastborough pond; so the design engineer will need to analyze the outfall system capacity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. 5. Water quality treatment is also required as described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/bu ilders-and-developers/development-forms-guidelines-regulati ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; City of ' Fort Collins February 14, 2013 Richard Cross Century Communities 8390 E. Crescent Parkway, Suite 650 Greenwood Village, CO 80111 Go N d L/ I-YA/V !Gc c00/"t)'- 363 - .2(. 85)s C h U t-C h e o N, rr cT Community Development and . Neighborhood Services O F F Le n G S U d A 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com Re: 2700 S Lemay - SF Lots p�/ i f I-C-A EJ Description of project: This is a request to plat 42 lots for single family detached homes)located at 2700 South Lemay Avenue (Parcel # 87302-12-901). The site is located on the east side of the Christ Center Community Church property and zoned Low Density Residential. The minimum lot size are required to be 6,000 square feet. The estimated size of the homes would range between 1,800 and 3,200 square feet. Single family detached dwellings are subject to administrative (Type 1) review in the Low Density Residential Zone District. Please see the following summary of comments regarding the project request referrenced above. 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 have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. n Comment Summary: n r� rn Department: Zoning Contact: GaryLopez, 970-416-2338, glopez(a.fcgov.com O 1. Please note minimum setbacks and other Residential Low -Density (R-L) zoning requirements located in LUC 4.4. r Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffingtonAfcgov.com a �c 1. Existing water mains and sanitary sewers include a 12-inch water main and a 27-inch sewer in Drake, a S 16-inch water main and a 12-inch sewer in Lemay and an 8-inch water main in the existing drive extending