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HomeMy WebLinkAboutHIDDEN POND ESTATES - PDP - 11-07 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWNumber: 34 Created: 4/2/2007 [4/2/07] Development fees and water rights will be due at building permit. Noted. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 8 Created: 3/27/2007 [3/27/071 A cluster plan must be processed as a Type 2 review (P&Z Board). At least 50% of the total area must be permanently preserved as open space. The plan reflects a minimum of 50% common open space to be owned and maintained by an HOA. Number: 9 Created: 3/27/2007 [3/27/07] Building envelopes need to be identified on the cluster development. Minimum front setback = 15', minimum side = 5', minimum rear = 8'. The plan shows building envelopes consistent with these standards. Number: 10 Created: 3/27/2007 [3/27/07] The density of the area set aside for the cluster development can't exceed 5 dwelling units per net acre. If approximately 50% of the total area is set aside as indicated for the cluster development, then it would appear this requirement is satisfied. Please include this data in the PDP submittal. This data is included in the PDP submittal. Number: 11 Created: 3/27/2007 [3/27/07] Garage door standards of Section 3.5.2(E) shall apply (recessed doors, etc). Noted. Shelby, this is our response to staff comments and concerns at the PDR. If you have any questions, please call me at 970-484-1924. Best regards, �e Ed Hy edh@jimselldesign.com Noted. Number: 15 Created: 3/27/2007 [3/27/07] A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. A preliminary report has been submitted with the PDP. Number: 16 Created: 3/27/2007 [3/27/07] Onsite detention is required with a release rate not to exceed 0.23 cfs/acre for water quantity and extended detention is required for water quality treatment. It appears that most of the north 4.5 acres drains to the two existing ponds. Actually the applicant indicated that the lower pond outf all is piped to property to the east across the FCRID and is controlled with a headgate. So in reality a lot of the 4.5 acres does not contribute to the FCRID as the Fox Meadows Drainage Masterplan indicates. It was discussed that the runoff from the acreage contributing to those ponds could potentially offset an undetained release a of small area below the ponds. The intent of the masterplan is that new development cannot release at a higher rate than the 0.23 cfs/acre. If it is proposed to release at a higher rate an analysis of the FCRID would be required to prove there are no adverse impacts. The site is releasing at 0.23 cfs/acre by utilizing the existing ponds. This is discussed in the drainage report. Number: 20 Created: 3/27/2007 [3/27/071 The owners of the Fossil Creek Inlet Ditch (FCRID) will need to approve any discharge into their ditch or any construction along their ditch. The North Poudre Irrigation Company owns the ditch. The Operations Manager is Steve Smith at 568-3612 and Gary Simpson is the president at 834-2467. Their office manager is Sharon Seaworth at 568-3612. We are working on the letter of intent and anticipate that it should not be a problem as the project has the same drainage and access configurations as past proposals on the property. Department: Water -Wastewater Issue Contact: Roger Buffington — 221-6854 Topic: Water/Wastewater Number: 31 Created: 4/2/2007 [4/2/071 Existing water mains and sanitary sewers which can be accessed for service include the 24-inch water main and the 24-inch sewer in Ziegler. Noted. Number: 32 Created: 4/2/2007 [4/2/07] The water main for the development will be a public main installed by the developer and owned and maintained by the City. Noted. Number: 33 Created: 4/2/2007 [4/2/07] The sewer system will be privately owned and maintained by the homeowners and the HOA. The private system will connect to the City sewer in Ziegler. Appropriate notes notifying prospective property owners that the sewer system is private will be required on the plat, in the development agreement and in covenants/deed restrictions. Notes are shown on the plat and preliminary plans; CC&R's and the development agreement will also address this issue. 153WESTMOUNTAINAVEN'JE FOB COL INS. COLOROD080524 P970.484.1921 F970AS42443 140�AMSELLDESI The revised design meets this requirement. Number: 23 Created: 3/28/2007 [3/28/07] WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter; Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter; Residential outside Urban Growth Area, 500 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. 97UFC 901.2.2.2 Two hydrants are proposed — one at each cul-de-sac. The homes will have fire sprinklers per the Code (see Comment 24, below. Number: 24 Created: 3/28/2007 [3/28/07] CUL-DE-SAC: A dead-end street cannot exceed six -hundred -sixty (660) feet in length. The turn -around at the end of the street must have an outside turning radius of fifty (50) feet or more, and an inside turning radius of twenty-five (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. FCLUC 3.6.2(B)(C);3.6.6(I); 97UFC 902.2.2.3 Two hydrants are proposed — one at each cul-de-sac. The homes will have fire sprinklers. Number: 25 Created: 3/28/2007 [3/28/071 ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). 97UFC 901.4.4 Noted. Number: 26 Created: 3/28/2007 [3/28/071 NAME OF PRIVATE DRIVE/PUBLIC STREET: If the access roadway is a private drive, naming this private drive would enhance emergency services' ability to find the residences. Regardless of whether this becomes a named private drive or a public street, the roadway name shall be approved in advance. Department: Stormwater Issue Contact: Glen Schlueter — 224-6065 Topic: Stormwater Number: 12 Created: 3/27/2007 [3/27/07] The design of this site must conform to the drainage basin design of the Fox Meadows Master Drainage Plan Update as well the City's Design Criteria and Construction standards Noted. Number: 13 Created: 3/27/2007 [3/27/07] The city wide development fee is $3,070.00/acre ($0.0705/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 each building permit is issued. ■k6rL.o...1Cu.51iw11-uu',..!Yi2..e,.... ur„s.. r.uti_4elty..-1',6A�t F _1G'�T.. ..-. L:�L..d���::1 - F•l�b �.4�_ l.. t��.L,4•an� ...l:e.�'.: i^ Number: 30 Created: 3/30/2007 [3/30/07] The city is not interested in vacating the existing right-of-way (ROW) to Ziegler from your site, but will consider the private drive provided that a pedestrian connection is made and notes are placed on all plan sets (including the plat) that the private drive in public row is not built to city standards and will never be accepted by or maintained by the city. All maintenance for the private drive and the landscaping on either side of it are to be maintained by the HOA. The drive is proposed as private and notes for maintenance are included in the plans. A pedestrian connection to Ziegler is provided. Department: Light & Power Issue Contact: Doug Martine Topic: Utility Number: 1 Created: 3/21 /2007 [3/21/07] Electric service to this site will be provided by Ft. Collins Light & Power Utility. Depending on available R- O-W of the roadway adjacent to the street to Ziegler, the developer may be required to provide off site easements. Normal electric development charges, including costs to install power from Ziegler Rd. will apply. Coordinate power requirements with Light & Power engineering at 221-6700. The right of way to Ziegler is 60' and only 20' will be paved. There should be adequate room for all utilities within the right of way and not under the pavement. Noted. Number: 2 Created: 3/21 /2007 [3/21 /071 Water & sewer services need to be relocated away from the edges of the lots to provide locations for electrical vaults, services and equipment. The revised layout should provide room for electric boxes on lot lines. Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 21 Created: 3/28/2007 [3/28/07] REQUIRED ACCESS: If the road access to the property is a private drive, it will be required to be an emergency access easement (fire lane). 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: 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. Have appropriate maintenance agreements that are legally binding and enforceable (the HOA is responsible for maintenance). Be designated on the plat as an Emergency Access Easement Maintain the required minimum width of 20 feet throughout the length of the fire lane. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 The 20' asphalt drive will all be fire lane. The entire area is within an emergency access easement. Signing and striping will be coordinated prior to final plan approval. Number: 22 Created: 3/28/2007 [3/28/07] MAXIMUM ROAD GRADE: Maximum road slope for emergency vehicles is 8 percent. Number: 5 Created: 3/26/2007 (3/26/071 An existing conditions plan showing all of the natural area features and required buffers will help facilitate discussions on proposed development on the site. Existing features and buffers are included on the site and landscape plans in a manner which gives sufficient detail. Further, the environmental study by Cedar Creek Associates is included with this submittal and this study includes a detailed inventory graphic. Department: Engineering Issue Contact: Susan Joy — 221-6605 Topic: General Number: 27 Created: 3/30/2007 [3/30/071 Standard comments apply such as: 1. Both Larimer County Impact Fees and City Street Oversizing fees apply. Please contact Matt Baker at mbaker@fcgov.com for the actual amounts. Noted. 2. A Transportation Impact Study (TIS) is required. Per Eric Bracke, the Feather Rdige study can be updated with a memo. TIS has been prepared and is included with this submittal. 3. Utility Plans, Site and Landscape Plans are required. Preliminary Plans have been prepared. 4. A Development Construction Permit will be required prior to construction. Noted: 5. A plat will be required. A plat has been prepared with the boundary matching the one that was agreed to with the Feather Ridge Project. 6. All public improvements must be built in accordance with LCUASS. Noted — the only public improvement is the drive connection to Ziegler. Number: 28 Created: 3/30/2007 [3/30/07] Stantec did the Ziegler/Harmony design. You can contact Jim Allen -Morley over there to tie your design into it. The plans have been reviewed and there is no work proposed on the east side of Ziegler in this area. Number: 29 Created: 3/30/2007 [3/30/07] The variances granted for the Feather Ridge project for the sidewalk and curb returns on Ziegler will be granted again provided an updated variance request is submitted (just need to change the project title and date and your there). The letters will be resubmitted under Interwest — the exhibits explaining the variance will be taken from edocs. 153 WEST MOUNTAIN AVENUE FORT COWNS. COLORADO 80524 P... Following discussion at the Preliminary Design Review meeting and at the site with Karen, it was agreed that moving the barn is an appropriate response to historic preservation concerns. The PDP shows barn relocated to the north of the existing farmhouse; it will be a part of the lot comprising the farmhouse and surrounding grounds to make the owner of that lot responsible for its upkeep, rather than the HOA. Further, we have increased the distance between Lot I (farmhouse) and the first new lot (Lot 2) and included a landscape easement on Lots 2 & 4 to provide more separation. Number: 17 Created: 3/27/2007 [3/27/071 There are not any specific private drive landscaping standards, however a landscape buffer will be required along the private drive per Section 3.2.1(E) of the Land Use Code. Please refer to the landscape plan for the former Feather Ridge PDP for an example of an appropriate level of landscape buffering along the private drive Please see the response to Applicant Questions, Item 5, above. Number: 18 Created: 3/27/2007 [3/27/07] A cluster development should be designed to preserve significant natural features of the property including ponds, trees, wetlands, topography and views. This proposal seems to focus on the single-family lots first, with the pond, open space and pedestrian trail as afterthoughts. Please preserve the existing conditions of the site as much as possible and make your site layout emphasize the natural features of the property. The plan has been revised to be more responsive to existing site conditions, particular with regard to topo and existing vegetation and wetlands. The circulation has been simplified so that the private drive giving access to the majority of the lots has been aligned to respond to existing landforms, which allows the lots to be laid out following the contours in a much more natural way. Number: 19 Created: 3/27/2007 [3/27/07] Since this property is subject to Type 2 Approval (Planning and Zoning Board), a neighborhood meeting will be required before the application submittal. We can schedule this meeting as soon as you provide my office with a mailing list of all affected property owners (APO) within 800 feet of the property. Please call me and we can coordinate the logistics (date, time, location). A neighborhood meeting was held on May 7 and a response to neighborhood comments is included with this submittal. Department: Current Planning Issue Contact: Dana Leavitt — 224-6143 Topic: General Number: 3 Created: 3/26/2007 [3/26/07] The applicant will have to show all buffers on plans. The Cedar Creek ECS identifies the natural features and discusses potential mitigation measures for a previous development proposal. With the change in proposed use, the mitigation measures will have to be updated. This will help facilitate discussions on proposed development on the site. The plans reflect the buffers of 25 feet around the existing windrow and 50 feet around wetlands was discussed at the PDR and these buffers are shown on the plans. We have also realigned the entry road to protect the windrow. Number: 4 Created: 3/26/2007 [3/26/07] This plan does not respect the natural features within the site. Please see the response to Comment 18, above. 153 WEST MOUPRAIN AVENUE FORT COLLINS, COLORADO BLI524 P970.484.1921 F970.484.2443 INFO'jaMMSELLDESIGN.COM JIMSELLDESIGN.COM 1 Dana Leavitt (Environmental Planner): Grading encroaches on the wetland buffer area and will disrupt that sensitive environment. Once the natural features buffers are identified, please try to limit disturbance in these areas as much as possible. The grading has been modified to reduce the impact on existing natural features. 5. Are there any landscaping considerations for a private drive (that would be similar to a Street)? Shelby Sommer (Associate Planner): There are not any specific private drive landscaping standards, however a landscape buffer will be required along the private drive per Section 3.2.1(E) of the Land Use Code. Please refer to the landscape plan for the former Feather Ridge PDP for an example of an appropriate level of landscape buffering along the private drive. The landscape plan reflects comments from the neighborhood meeting, as well as in response to the existing hedge and space restrictions. 6. Are there any issues staff sees with this proposed utility configuration? Please refer to comments from Doug Martine (Electric), Carie Dann (PFA), Susan Joy (Engineering), Glen Schlueter (Stormwater) and Roger Buffington (Water/Wastewater) for information about utility configuration. 7. Are there any issues with the proposed detention, outfall, and drainage scheme? Are there any issues with grading further to the east (closer to the FCRID)? Please refer to detailed comments from Glen Schlueter (Stormwater) for information about these items. 8. We feel all of these issues have been previously discussed with PFA, if there are any issues with the proposal, it would be appreciated prior to our PDP submittal. Please refer to detailed comments from Carie Dann (PFA) for a list of requirements that will pertain to this proposal. 9. Are there any staff concerns with this proposed processing or the sale of Lot 14? Shelby Sommer (Associate Planner): There are no foreseeable problems provided that all comments from the utility departments are addressed prior to the sale. COMMENTS: The following departmental agencies have offered comments for this proposal based on a map and questions presented to the review team: Department: Current Planning Issue Contact: Shelby Sommer — 416-2138 Topic: General Number: 6 Created: 3/26/2007 [3/26/07] Tim Buchanan (Forestry): Met with the applicant on site and did not identify any significant trees to be removed. Number: 7 Created: 3/26/2007 [3/26/07] Karen McWilliams (Historic Preservation): This site has been determined to be individually eligible for historical landmark designation. The previous proposals have been required to save the barn and provide a buffer around the historic site. 753WEST MOUNTA!NAVENUE r-0RfCOLLINS, COLORADO80524 P970.494.7927 F970 May 7, 2007 Ms. Shelby Sommer Associate City Planner City of Fort Collins 281 N. College Avenue Fort Collins, Colorado 80524 RE: Response to Staff Comments at Preliminary Design Review for Hidden Pond Estates PDP MEETING DATE: March 28, 2007 APPLICANT: Jason Beld Beld Development LLC 6215 Westchase Rd. Fort Collins, CO 80528 LANDSCAPE ARCHITECTURE PLANNING ENGINEERING GRAPHIC DESIGN LAND USE DATA: The applicant proposes a single-family cluster development with 14 dwelling units (13 new plus 1 existing) on 15.22 acres. The property is located east of Ziegler Road, directly north of Hewlett Packard and south of the Woodland Park Estates neighborhood in the UE — Urban Estate Zoning District. The proposed development features half -acre lots clustered to preserve approximately 50 percent open space on the site. APPLICANT QUESTIONS: The applicant wished to have the following questions addressed during the Preliminary Design Review. A brief response follows each question and more detail can be found in the departmental comments. What width of buffer will be required around the wetlands? Dana Leavitt (Environmental Planner): A 50 foot buffer will be required around the wetlands, pond and ditch. A 25 foot buffer will be required around the dripline of trees in the windrows. A 50-foot buffer has been provided for the wetlands, pond and ditch and a 25-foot buffer for the windrow. 2. Will the variances at the connection be approved? Susan Joy (Engineering): The variances granted for the Feather Ridge project for the sidewalk and curb returns on Ziegler will be granted again provided that an updated variance request is submitted Oust need to change the project title and date). The variances will be resubmitted. 3. Is the typical section for the access drive and the layout acceptable to the City and PFA? Please refer to detailed comments from Carie Dann (PFA) and Susan Joy (Engineering) for information about the private drive requirements. 4. Are the proposed grades acceptable? 153WESTMOUNTAINAVENLIE FORT COLLINS, COLORADO SM24 P970.484.1921 F9,70.4846Z043:.INFO&JMSELLDESIGN.COM JiMSELLDE511GN.