HomeMy WebLinkAboutBELLA VIRA FILING 2 - MJA/FDP - FDP140001 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWcoded 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.
Acknowledged
9. 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.
Acknowledged
10. 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.
Acknowledged
11. Please see the Submittal Requirements and Checklist at:
hftp://www.fcqov.com/developmentreview/applications.php.
Acknowledged
12. 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.
Acknowledged
13. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Acknowledged
expense.
Acknowledged
3. Owner will be responsible for Electric Capacity Fee and Building Site charges for the development.
Acknowledged
4. Will Bella Vita Dr. be a private drive? If it is private, Light & Power does not provide streetlighting for
private drives. Just an fyi.
Bella Vita Way and Sabatino Lane will be private drives. Street Lighting comment is acknowledged.
Current Planning
Contact: Pete Wray, 970-221-6754, pwray@fcqov.com
1. Landscape Plan: The previously approved landscape and irrigation plans continue to apply to the
proposed change of use from multi -family, to single-family attached residential. The LUC Section 3.2.1
describe requirements for full tree stocking along streets, tree canopy behind sidewalks and site, and
landscape area treatments on site and foundation planting around buildings and screening.
Acknowledged
2. Traffic Op's Comment: The original approval has not lapsed and the SF attached use and quantity of
attached homes remains the same. As such, Traffic is waiving the need for a new/revised TIS.
Acknowledged
3. The proposed project meets the requirements for small project review fee schedule, with $200.00 due at
time of submittal. Other typical fees also include sign posting and APO labels due with initial submittal. A
final design fee of $1,000 is due with this submittal.
Acknowledged
4. The applicant may choose to submit the Major Amendment/Replat combined with Final submittal, or keep
separate.
The PDP will be submitted as a combined Major Amendment/Replat with Final.
5. Street Naming: With the replat, include buildings 1 and 2 as one street, and buildings 2-5 as a second
street (see mark-up plan). Staff is still in process of coordinating with GIS for final determination of street
naming.
The single street has been reconfigured into two streets and renamed as suggested by GIS, and approved by Todd
Reidenbach.
6. See Article 3 standards for bicycle parking requirements.
Article 3 standards for bicycle parking requirements do not apply to single family attached per Article 3.
7. 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.
Acknowledged
S. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
Please contact Matt Baker at 224-6108 if you have any questions.
Acknowledged
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
Acknowledged
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.
Acknowledged
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.
Ward Stanford reviewed our Concept Review request and stated that the original approval has not lapsed and noted that
the Single Family attached use and quantity of living units remains the same. As such, Traffic is waiving the need for a
new/revised TIS - Reference Planning CR note (2).
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
Acknowledged
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Easements and right-of-way currently exist so it is not anticipated that additional dedications will
be needed unless utility alignments change.
Acknowledged
7. A new set of Utility plans and grading plan will be required to show the updated utility service location
and any additional utilities that are needed as part of this project.
Acknowledged
8. A new Development Agreement may be required or reference to the existing Development Agreement
on the plat will be needed.
Acknowledged
9. 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@fcgov.com
1. Light & Power will want the electric meters ganged on one end of the attached townhomes with gas on
the opposite end. Coordinate the meter and transformer locations with Doug Martine @ Light & Power
Engineering 970-221-6700.
Light & Power utility design is incorporated as suggested.
2. Light & Power has existing electric facilities, including a major duct bank, running adjacent to this site
along Overland Trail. Any relocation or modification to existing electric facilities will be at the owners
process.
Staff recognizes that an ECS was submitted for this project back in 2005. An updated ECS will need to
be provided as it has been eight years since the initial review.
Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP
submittal.
Updated Ecological Characterization Study submitted December 13,2013. The 50' buffer zone is maintained.
2.
Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the
existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please
ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is
Acknowledged. determined to be insufficient, then restoration and mitigation measures will be required.
3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural
areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from
the parking areas or other site amenities shall not spill over to the buffer areas.
There are no parking areas immediately adjacent to the natural areas. Town Homes to be constructed adjacent to the
Natural areas shall be provided with "dark sky" fixtures that reduce light spillage.
4. 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
Acknowledged. bluegrass lawns as much as possible.
5. 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 may
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.
Existing trees along ditch bank will remain undisturbed and is noted on drawings. There are no other trees on the site:
reference EC Study.
6. Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or
drought -tolerant landscapes, or that require primarily turf -grass are prohibited by both the State of
Acknowledged Colorado and the City of Fort Collins.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970-221-6501, tiegmund@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Required fire access is not being consistently provided for throughout the site. The easternmost building
envelope appears to be approximately 60' out of fire access while the southernmost building envelope
appears to be approximately 90' out of fire access. Further discussion on this topic is recommended.
061FC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by
an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code
official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an
approved, automatic fire -sprinkler system.
Three interior units within buildings 1 and 2 that are not in compliance with PFA's 150' fire access will have an automatic
fire -sprinkler system installed.
We are coordinating with GIS to create unit addresses and sprinkled units will be identified by address.
3. FIRE LANE SPECIFICATIONS
Regarding the site plan proposal to construct drive -over curbs to include a portion of the required 20'
EAE (EAE measured to back of roll over curb); further review and discussion is needed. Assistant Fire
Marshal, Ron Gonzales is out of town this week. As the project team suggested that he has allowed this
condition in the past, it is my intention to discuss the project with him prior to providing PFA comment on
this issue. Please contact me with any questions.
And as Bella Vita Drive is proposed as a private drive, pertinent fire lane specifications are provided for
your informational purposes. In addition to the design criteria already contained in relevant standards and
policies, any new fire lane must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50
feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and
Local Amendments
Acknowledged
4. 2012 IFC CODE ADOPTION
The Poudre Fire Authority and the City of Fort Collins are currently in the process of reviewing the 2012
International Fire Code in preparation for its adoption in 2014. Building plan reviews shall be subject to
the adopted version of the fire code in place at the time of plan review submittal and permit application.
Please be advised that at the time of code adoption of the 20121FC , townhomes may be required to
Acknowledged have fire sprinkler systems installed.
Ado Ltion of the new International Fire Code will go into affect July 2014, and this submittal will be subject to current
stardards only.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a
known natural habitat (Pleasant Valley and Lake Canal). Please note the buffer zone standard is 50' for
this feature, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design
The LIDS have been addressed in the Addendum Letter.
3. 3. A new strategy for dry utilities is mentioned in the narrative submitted. The Stormwater Utility is open
to placing them in the regional detention pond side slope. However an easement would normally be
required which would have to be processed through Real Estate Services Department. Another option
being suggested is to sell the land back to the owner and dedicate an easement on it for the detention
pond. Doing that may have other implications as far as the plat for this development. This is an item to
be worked out during the planning process.
A strategy for dry utilities is incorporated that does not require need for any additional easements.
4. 4. 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. 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. The PIF will be increasing to $7,817.00/acre
after January 1, 2014. 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
Acknowledged based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the
Fort Collins Stormwater Manual.
5. 5. The design of this site must conform to the drainage basin design of the Canal Importation Master
Drainage Plan as well the Fort Collins Stormwater Manual.
Acknowledged
Department: Park Planning
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
1. 1. 11/20/2013: No comments
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, llVnxwiler@poudre-fire.org
1. PREMISE IDENTIFICATION
The two points of connection for Bella Vita Drive with West Elizabeth St. create potential confusion for
emergency services personnel. PFA recommends the drive serving this project be divided into two
different street names. Contact Todd Reidenbach at city GIS (416-2483) for more information.
We added a second street name and revised the sections of street to be identified as Todd Reidenbach specified. Todd
approved the names and the layout,
061FC 505.1: 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
Acknowledged contrasting background.
2. FIRE LANES
was predicated on this accepted condition
The 18" reduction at Overland Trail is less than 5% of the 30'setback and the 16" reduction at the corner of one building
at West Elizabeth is less than 9% of the 15'setback. Neither of these conditions are in any way detrimental to the public
good and meet the conditions of Section 2.8.2 (H) (4) of the Land Use Code. Specifically these setbacks do not diverge
from the standards of the Land Use Code authorized by this Division to be modified except in a nominal, inconsequential
way when considered from the perspective of the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Water mains and sanitary sewers for this area are included in the approved utility plans for Bella Vira.
Acknowledged
2. The utility plans for multi -family portion of Bella Vera must be revised to provide separate water and
sewer services for each unit which will now be on separate platted lots.
The utility plans are revised to provide for separate water and sewer services for each unit.
3. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards.
Water conservation standards are incorporated.
4. Development fees and water rights will be due at building permit.
Acknowledged
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. 1. A drainage addendum letter to the drainage report should be sufficient to document the changes and
impacts to the approved drainage plan for Bella Vira and to discuss the water quality measures being
provided. The letter needs to address the four -step process for selecting structural BMPs. Also
standard operating procedures (SOPs) must be prepared for each of the BMPs being used on the site.
They must be prepared by a Professional Engineer registered in Colorado.
A drainage addendum letter is included with this submittal.
A SWMP (Erosion Control Report) prepared by a PE licensed in Colorado is included.
SOP's for each BMP has been included.
2. 2. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must
be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information.
There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_member_219392996.
Our Civil Engineers consulted with Basil Hamdan, and have incorporated an approved use of Low Impact Development
design for stormwater drainage.
Responses to November 25, Conceptual Review regarding the Bella Vira Phase 2 Replat/Major Amendment
December 31, 2013
Re: Bella Vira - Single Family Attached
Description of project: This is a request to replat the northeast portion of Bella Vira Phase II located at the
southwest corner of West Elizabeth Street and Overland Trail (Parcel # 97174-19-004). The existing,
approved Bella Vira plans call for condominiums in this location; this proposal seeks to replat to 25 lots for
single family attached units with individual utilities. The site is located in the Low Density Mixed -Use
Neighborhood (L-M-N) Zone District. The proposal will be subject to a major amendment.
Please see the following summary of comments regarding the project request referenced 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, Pete Wray, at 970-221-6754 or pwray@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com
1. The portion of the development which contains the approved multi -family dwellings and which is the
subject of the proposed replat is located in the LMN zone. Multi -family in the LMN is normally subject to
a Type 1 Review. However, the original development was processed as a Type 2 review due to the
single-family cluster development for the single family lots located in the RF zone.
The proposed replat and housing type change from multi -family to attached, single family requires a
Major Amendment. City staff met on Nov. 22, 2013 to review Section 2.2.10(B)(1) of the LUC pertaining to
Major Amendments in order to determine the appropriate process for the changes. This section states
that:
"Major amendments to development plans or site specific development plans approved under this Code
shall be reviewed and processed in the same manner as required for the original development plan for
which amendment is sought."
Since the original development and plat were processed as a Type 2, any subsequent major amendment
and/or replat must also be processed as a Type 2, even though the use is allowed in the zone as a
Acknowledged Type 1.
2. Setbacks from lot lines and right-of-way lines for residential buildings are regulated by Sec. 3.5.2(D). A
minimum 30' building setback to an arterial street (Overland Trail) is required and a minimum 15' setback
is required to other streets (Elizabeth). The plan shows buildings to be located at setbacks less than the
minimum. A modification will be needed to reduce the required setbacks.
The previously approved site plan allowed the "less than minimum" setbacks. The existing site layout and building design