HomeMy WebLinkAboutBELLA VIRA - PDP - 36-05A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWDecember 20, 2005
PDP, Bella Vira
subject to a Type 1 review. Please contact Steve Olt of the Current Planning Department, at 221-
6341, to assist you in setting a date, time, and location for the meeting. Neighborhood meeting
notification requirements are set forth in Sections 2.2.2(C), 2.2.6(A), and 2.2.6(D) of the LUC.
Response: A neighborhood meeting has been conducted on November 22, 2005.
13. The proposed residential development on this property will be subject to the City's parkland fees.
Parkland fees, for both neighborhood and community parks, will apply to each residential dwelling unit
and will be collected at the time of issuance of building permits. The fees are based on the square
footage of each dwelling unit.
Response: Acknowledged
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Please contact Alan, at 224-6153, if you have questions about these comments.
6. David Averill of the Transportation Planning Department indicated that the City would like
connector local or residential local streets within the development. The sidewalks must be detached
from the curb by a 6' wide landscaped (trees and grass) parkway. David can be reached at 416-2643 if
you want to talk to him about his comments.
Response: Acknowledged
This property has contiguity to existing City of Fort Collins limits on 3 sides (east, south, and west).
Therefore, it is eligible for annexation into the City. Per the Larimer County and City of Fort Collins
INTERGOVERNMENTAL AGREEMENTS, the City will accept and review annexation
applications when property is eligible for annexation. The annexation process must be started (at least to
the "initiating resolution" public hearing in front of City Council) before the City will accept any site
specific development plan.
Response: Acknowledged
8. The Structure Plan, part of the City of Fort Collins CITY PLAN, identifies this property to be in the
Low Density Mixed -Use Neighborhood and Urban Estate Neighborhood areas. If / when annexed, the
property should be placed in the LMN - Low Density Mixed -Use Neighborhood and RF - Residential
Foothills Zoning Districts. The proposed development would be subject to either an administrative
(Type 1) or a Planning and Zoning Board (Type 2) review and public hearing by the City, depending on
the type of development proposed.
Response: Acknowledged
This development request will be subject to the Development Review Fee Schedule that is available in
the Current Planning Department 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.
Response: Acknowledged
10. The City's Current Planning Department will accept the development requests and will coordinate the
development review process. The required submittal packages will be submitted to this department and
distributed accordingly to other City departments and outside reviewing agencies involved in
development review.
Response: Acknowledged
11. This development proposal is subject to the requirements as set forth in the City's LUC, specifically
Articles 2. Administration (Development Review Procedures), Article 3. General Development
Standards, and Article 4. Zoning Districts. Copies of these Articles are available in the Current
Planning Department or on the City of Fort Collins website @ www.fcgov.com. Go to Departments,
then the Current Planning Department, to fmd the City's LUC.
Response: Acknowledged
12. Depending on the nature of development proposed on the property, being an administrative (Type 1)
review or a Planning & Zoning Board (Type 2) review, a neighborhood information meeting may or
may not be required to be held prior to formal submittal of the project, per Section 2.2.2 of the LUC.
However, City staff strongly recommends that a neighborhood meeting be held even if the project is
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project not including the eastern 4 acres (approximately) has been accommodated in on -site detention
pond design. Please refer to the drainage report for additional detail. As noted, water qualityfor the
multi family component of the project has not been designed as it will be accommodated in the regional
pond.
d. The Stormwater Utility (Glen Schlueter, in particular) has had discussions with the City's Water
Utilities concerning the berm along the north property line (on CSU property) that is on top of a
City water line. There is an agreement between the City and CSU that states if the berm has to
be removed for maintenance of the water line then CSU will remove or pay for the removal of
the berm. The berm could be replaced to control the runoff from the CSU property. It would be
best to have an easement on the berm, but it is understood how difficult it is to get easements
from CSU. At a recent meeting with CSU, held since the conceptual review on August 29th,
their Director of Facilities indicated that the berm is actually just a stock pile of dirt and is not
an engineered berm. He also indicated that the berm may not stay in place, which means that the
Minatta property will need to capture the historic off -site runoff and convey it through the
development. This probably means that the lots along the northern boundary of this property
may need to be shortened to accommodate a drainage swale on the property since swales are not
allowed in private back yards. They must be in a separate tract owned and maintained by the
development.
Response: A swale designed to convey the 100 year offsite discharge from CSU of 34.8 cfs (as
referenced from the Stantec model for Basin 195) plus 0.86 cfs (100 year discharge from the swale
itseto and an additional 33% for freeboard has been designed along the north boundary of the proposed
project to convey CSU runoff in the event the berm is removed. The channel is proposed to be located
within a seperate tract. Rear lot elevations on the south side of the swale were further elevated beyond
the freeboard depth to provide additional flooding protection.
e. The Pleasant Valley & Lake Canal Company (PV&L) will need to approve the constructions
plans for this development. The PV&L contact is Ed Wendel and he can be reached at 226-
4795.
Response: Acknowledged
Please contact Glen, at 224-6065, if you have questions about these comments.
5. Alan Rutz of the Light & Power Department offered the following comments:
a. Light & Power has existing power on the west side of Overland Trail.
Response: Acknowledged
b. Coordinate the electric transformer and meter locations with Light & Power.
Response: Acknowledged
C. The standard electric development charges will apply to this development request. The
applicant will be responsible for front footage and square footage costs.
Response: Acknowledged
d. The townhome area looks tight for electric services.
Response: The townhome area has been redesigned to accommodate all utility services.
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not work from the standpoint of elevation. Survey work is suggested early on to determine if it
is feasible to provide sanitary sewer to this portion of the site.
Response: There is sufficient slope to connect the Multi -Family units that don't have basements,
from the sanitary sewer line located in Banyan Drive. Multi -Family units with basements will utilize
grinder pumps to access the sewer line.
The City's water conservation standards for landscape and irrigation will apply to this
development.
Response: Acknowledged
g. The City's development fees and water rights will be due at the time of issuance of a building
permit.
Response: Acknowledged
Please contact Roger, at 221-6854, if you have questions about these comments.
3. Gary Lopez of the Zoning Department indicated that the property is currently in Larimer County.
When annexed into the City of Fort Collins it should be placed in the RF - Residential Foothills and
LMN - Low Density Mixed -Use Neighborhood Zoning Districts, based on the City's Structure Plan.
Response: Acknowledged
4. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The site is located in the Canal Importation Drainage Basin, where the new development fee is
$6,181.00 per acre, which is subject to the runoff coefficient reduction. This fee is to be paid at
the time a building permit is issued. This may change as City Council is considering a new City-
wide drainage fee instead of the present fee based on a specific drainage basin.
Response: Acknowledged
b. The standard drainage and erosion control report and construction plans are required and they
must be prepared by a professional engineer registered in the State of Colorado.
Response: Acknowledged
C. On -site detention is required with a 2-year historic release rate for water quantity and extended
detention is required for water ug alitX to treat the runoff. These are required if there is an
increase in imperviousness greater than 1,000 square feet. If there is less than 1,000 square feet
but more than 350 square feet of new imperviousness then a site grading plan is all that is
required. There have been agreements with the Stormwater Utility to detain the eastern portion
of the property in the regional pond. Also, there have had discussions with the applicant about
detaining some off -site flows to the east in exchange for on -site detention of on -site runoff
detention. This may be possible but the final determination can only be made by reviewing the
drainage analysis. The detention off -site flows must be for runoff that would not otherwise be
detained in the future by CSU or other developments.
Water quality detention for the eastern 4 acres will be accommodated in the regional pond so
the remainder of the site will need to have on -site water quality extended detention.
Response: Some offsite flows have been detained to accommodate on -site stormwater detention design
for the single family component of the project. The major event release rate for Historic Basin 2 has
been reduced from 9.13 cfs to 2.59 cfs to allow for 6.54 cfs of additional 100 year release from on -site
detention ponds for the single-family development. Water quality capture volume (WQCi) for the
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r. A Development Agreement and a Development Construction Permit will be required for
development on this property.
Response: Acknowledged
S. A subdivision plat is required to create the intended lots and tracts in this development. The plat
will also dedicate the necessary street ROW and easements.
Response: Acknowledged
t. City staff suggests that a Utility Coordination Meeting with the developer be held before or
shortly after a "formal" development proposal is submitted to the City for review.
Response: Acknowledged
U. The City's parkland fees, for neighborhood and community parks, will apply to this residential
development. The fees will be assessed at time of issuance of building permits for each dwelling
unit and they are based on the square footage of a dwelling unit. Please contact Parks
Planning, at 221-6360, if you have questions about the parkland fees.
Response: Acknowledged
Please contact the Natural Resources Department as soon as possible to discuss their
requirements, which are based on Section 3.4 of the Land Use Code (LUC). Doug Moore is
your contact person and he can be reached at 224-6143.
Response: Acknowledged
Please contact Susan, at 221-6750 or 221-6605, if you have questions about these comments.
2. Roger Buffington of the City's Water/Wastewater Department offered the following comments:
a. There is an existing 16" water main in an easement along the south edge of the CSU property,
existing 42" and 60" water transmission mains in Overland Trail, an existing 12" water main in
Banyan Drive, and an 8" water main in Sunflower Drive.
Response: Acknowledged
b. The existing 12" water main in Banyan Drive must be extended north to connect to the 16"
water main on the CSU property.
Response: Acknowledged
C. The air relief valve on the 16" water main northwest of Overland Trail and West Elizabeth
Street is presenting some design challenges. It is not feasible to lower the 16" line due to other
underground utilities in the area. A variance from the street standards may be needed to allow
for an intersection design that will accommodate the air relief valve.
Response: The intersection design allows for the manhole to remain. Please see variance request dated
12120105.
d. There is an existing 8" sanitary sewer main in Banyan Drive, an existing 8" sanitary sewer main
in Sunflower Drive, an existing 8" sanitary sewer main in Pleasant Valley Road, and an existing
8" sanitary sewer main in Cuerto Lane.
Response: Acknowledged
e. Sanitary sewer for the proposed multi -family residential area near Overland Trail may be
difficult. There is no sanitary sewer in Overland Trail in this area. The existing sanitary sewer at
the north end of Banyan Drive appears to be too high to allow this area to connect. On the east
side of Overland Trail the nearest sanitary sewers are several hundred feet from the site and may
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g. Development on this property will be responsible for repair and/or replacement of any damaged
curb, gutter & sidewalk along its property frontage.
Response: Acknowledged
h. Development on this property will be responsible for dedicating all necessary street right-of-
way (ROW) and easements along the outside of the ROW for Overland Trail, which is
classified as a 4-lane arterial street on the City's Master Street Plan. The total width of ROW
required is 115' (57.5' on west side) and a 15' wide utility easement outside of and adjacent to
the ROW.
Response: Acknowledged
i. This development will be responsible for design and construction for street improvements to
Overland Trail along the property's frontages. It would also responsible for preliminary design
of this street for 1,000' in either direction (north and south) from the property corners.
Response: Acknowledged
j. The proposed new street into this development must align with West Elizabeth Street to the
east. A variance would be required where the street should exceed the 2' maximum offset.
Response: Per a work session with Eric Bracke, Susan Joy, David Averill, and Roger Buffington on
September 22nd Eric advised that 4'would be the maximum allowable offset in order to alleviate the
utility conflicts on the north side of the extension of West Elizabeth. Please see variance request dated
12120105.
k. The cul-de-sacs must have an outside radius of 100' and can be no further than 660' from a
single point of access.
Response: Acknowledged
1. The parking lots for the multi -family portion of the development must be designed and
constructed to current standards regarding widths, aisles, setbacks, and driveway separation
distances.
Response: Acknowledged
in. No structures of any kind are permitted in utility easements.
Response: Acknowledged
n. This development will need street ROW from Colorado State University (CSU) for West
Elizabeth Street's extension into this property. At a minimum, City staff will need a letter of
intent from CSU, expressing their intent to dedicate ROW to the City, before a public hearing
can be scheduled. The actual ROW dedication is required with the Final Compliance plans,
before the plans can be signed.
Response: CSU has provided letters of intent for the West Elizabeth Street ROW See attached.
o. Driveways must be perpendicular to a street, within 10 degrees plus or minus, for a minimum of
25' from an intersection.
Response: Acknowledged
P. Wider drive aisles are required for 12 or more dwelling units.
Response: Acknowledged
q. Please contact the Poudre Fire Authority (PFA) for their requirements for emergency access
to and addressing of the dwelling units. Ron Gonzales, at 416-2864, and Mike Chavez, at 416-
2869, are the persons to contact at PFA.
Response: Acknowledged
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E. Concept Review Letter and Responses:
MEETING DATE: August 29, 2005
ITEM: Minatta Property, being on the west side of Overland Trail at the southwest
comer of Overland Trail and West Elizabeth Street ..... 104 residential dwelling
units on a property that is about 35 acres in size
APPLICANT: John Minatta
2037 Lexington Court
Fort Collins, CO. 80526
LAND USE DATA:
Request for 104 residential dwelling units (60 single-family and 44 multi -family) on the Minatta Property that is
approximately 35 acres in size and located on the west side of Overland Trail at the southwest comer of
Overland Trail & West Elizabeth Street. The property currently is in the FAl - Farming District in Larimer
County.
COMMENTS:
Susan Joy of the Engineering Department offered the following comments:
a. The standard utility plan submittal requirements will apply to a Project Development Plan
(PDP) submittal.
Response: Acknowledged
b. Street oversizing fees will apply to this development request. The fees are based on the vehicle
trip generations for the proposed land uses in the development plan. Please contact Matt Baker
of Engineering, at 224-6108, for detailed information on the fees. The fees will be collected at
the time of issuance of building permits.
Response: Acknowledged
C. The Larimer County Road Impact Fees will apply to development on this property.
Response: Acknowledged
d. This development will be subject to the requirements set forth in the Larimer County Urban
Area Street Standards (LUCASS) as they pertain to public improvements.
Response: Acknowledged
e. A Transportation Impact Study (US), addressing all modes of transportation, will be required
with your development submittal. Please contact Eric Bracke of the Traffic Operations
Department, at 224-6062, and David Averill of the Transportation Planning Department, at
416-2643, to determine what information will be needed in the TIS pertaining to Level of
Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of transportation if one is
required.
Response: Acknowledged
f. All existing overhead utilities around and across this property must be undergrounded as part of
development of the property.
Response: Acknowledged
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