HomeMy WebLinkAboutWATERFIELD - PRELIMINARY DESIGN REVIEW - PDR130004 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICATIONattention should be pai, providing visual and acoustic buffering fro, ie expected arterial traffic
associated with New Vine Drive.
B. Please note that north -south local streets that intersect with New Vne Drive must be sufficiently separated in
accordance the Larimer County Urban Area Street Standards.
9. Please note that Section 3.6.3(F) requires that the development shall provide for future public street
connections to adjacent developable parcels by providing local street connections spaced at intervals
not to exceed 660 feet.
10. Please contact Ed Holder at the Poudre School District, 490-3412, to verify the status of school property.
11. 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.
12. 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.
13. 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/Ianduse/begin.htm.
14. 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.
15. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
16. 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.
17. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
/4 t P. OF 7 A A. IOU
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from Merganser Drive.
2. The dedicated land for the future elementary school for Poudre School District may not be used. The
applicant should coordinate this property with the District.
3. The Mountain Vista Subarea Plan identifies a multi -use bike and pedestrian trail alignment on north side
of 1 st. Filing along the existing Larimer & Weld Canal. This facility should be coordinated with the Ditch
Company and City Park Planning.
4. Neighborhood Center: Since this project expired, an approved convenience retail store with fuel sales is
located within 314 miles of this site. Per LUC Division 4.5 (3) (c), no new fuel sales can be located within
this distance.
5. Per LUC 4.5 (D) (4) Blocks of non-residential uses along East Vine Drive are permitted within 500 feet of
street corridor outside of a neighborhood center in the LMN Zoning District.
Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard(o)fcgov.com
1. The project will need to comply with Section 4.5(D)(2) which has been amended since the original plan was
approved. This section requires that a minimum of three housing types on projects that contain 20 acres or
more and four housing types on projects containing 30 acres or more. A menu of allowed housing types
are listed in this section. No one housing type can constitute more than 80% or less than 5% of the total
number of units.
2. The allowable density in the L-M-N zone ranges from 4 to 9 dwelling units per acre.
3. At least 90% of the dwellings in all development projects greater than 40 acres shall be located within
three-quarters of a mile of either a neighborhood center contained within the project, or an existing or
planned Neighborhood Commercial District commercial project Distances are to be measured along
street frontage, and without crossing a street. The menu of permitted uses allowed within an L-M-N
neighborhood center is found in Section 4.5(D)(3).
4. Please note that there is a wide variety of uses that are allowed in the L-M-N zone if the parcels are within
500 feet of East Vine Drive.
5. The City's Parks and Recreation Department owns six acres for a future neighborhood park. The southern
edge of the future New Vine right-of-way is the northern edge of this park site. Please contact Craig
Foreman, 221-6618,forfurther information.
6. Please note that perimeter fencing along collector and arterial streets must be designed in accordance
with Section 3.8.11 so that the design is not repetitive.
7. Please note that lots having a front or rear lot line that abuts an arterial street shall not have access to the
arterial street and must have a minimum depth of 150 feet. Note also that there is an Alternative Compliance
provision associated with this standard to encourage creative and superior design. Note also that special
3. Any damaged curb, gL and sidewalk existing prior to construction, , 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 an updated traffic study is needed for this project.
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. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Right of will need to be dedicated for the future 4-lane arterial New Vine that runs east to west in
the middle of the project.
7. From Traffic, Ward Stanford 221-6820; Traffic capacity had been reserved in the past for the current
condition of Vine and Lemay intersection from numerous surrounding projects. Due to this project
expiring that traffic capacity has been relinquished. Other projects having reserved capacity have
expired as well and only a few have filed extensions, proposed new or revised existing plans. Please
contact Ward Stanford to discuss in more detail regarding the issue of reserving capacity at the
intersection of Vine and Lemay.
8. Timberline is a 4 lane arterial according to the Master Street Plan. Conifer Street (2 Lane Arterial) is also
planned to be extended and intersect with Timberline at the and through the north side of the project. An
access onto Timberline will need to be spaced between Conifer and New Vine and would need to be
evaluated during a later submittal to determine if it would be allowed as a full or restricted movement
intersection.
9. "Old" Vine will be downgraded to a 2 lane collector per the Master Street Plan.
10. The future alignment (the curve near Vine) of County Road 11 shown on Waterfield P.U.D. 2nd filing is no
longer shown on the Master Street Plan.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Department: Electric Engineering
Contact: Janet McTague, 970-224.6154, jmctaguec@fcqov.com
1. Normal development charges will apply. Please coordinate phasing with Light and Power.
Department: Advance Planning
Contact: Pete Wray, 970.221.6754, pwray@fcgov.com
1. The Mountain Vista Subarea Plan and the Master Street Plan identify the future realignment of the existing
East Vine Drive connecting the Timberline Drive on north side of Bull Run apartments. The 2nd. Filing
area will need to accommodate this new alignment of the future 4-lane arterial street, and connections to it
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416.2869, 'IynxwilerOlpoudre-fire.org
1. Fire hydrant flow requirements: 1500 gpm @ 20 psi.
Maximum spacing between hydrants: 800 feet.
Maximum distance from any point on street to a hydrant: 400 feet.
2. Street names with varying suffixes (i.e. Mandarin Drive, Mandarin Ct.) is not permitted.
3. Cul-de-sacs shall be permitted only if they are not more than 660 feet in length and have a turnaround at
the end with a diameter of at least 100 feet.
4. The required turning radii of afire apparatus access road shall be a minimum of 25 feet inside and 50
outside.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex(a)fcgov.com
1. As indicated on the plan, this property contains significant natural features, e.g., wetlands and the Larimer
and Weld canal. Accordingly, please submit an updated Ecological Characterization Study (pursuant to
Section 3.4.1 of the Land Use Code) that maps and analyzes the resources on the site. Please also note
the buffer standards outlined in Section 3.4.1(E) of the Land Use Code which could affect the site design.
The ECS must be submitted at least 10 days prior to the PDP Submittal.
2. Within the proposed buffer zones, 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 determined to be insufficient, then restoration and mitigation measures will be required.
3. In regards to the statement that Natural Areas will purchase the wetland area, please contact Mark Sears
at 970.416.2096 to discuss this option.
4. 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. If any trees on 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 as the result of development
impacts.
5. Please note that Section 3.2.1(F) specifies a tree mitigation schedule if there is a loss of any significant
trees.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970.221-6603, agingerichPfcgov.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
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224.6065, gschlueter(a)fcgov.com
1. 1. The previously approved drainage study for this site will need to be revised to meet present
standards. In particular the City's design storm is different that when this project was approved, which
means that the water quantity detention volume may increase. Onsite detention is required for the runoff
volume difference between the 100 year developed inflow rate and the 2 year historic release rate. In
the Dry Creek basin the two year historic release rate is 0.2 cfs/acre. 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 Stormwater Design Criteria
Section 1.3.3. If you need clarification concerning this section, please contact the Erosion Control
Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. In addition the water quality control
structure needs to be updated to the present detail. Other modifications to the construction plans may
be needed depending on the desired revisions to the original plans.
2. 2. The existing drainage infrastructure has not been certified so we do not have documentation of what is
built compared to what remains to be built.
3. 3. An addendum to or possibly a new development agreement may be required since there is probably
different language required now and the phasing, erosion control escrow, and certification requirements
will most likely change.
4. 4. The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage
Plan as well the City's Stormwater Design Criteria and Construction standards.
5. 5. 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
hftp://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 or a minimum amount in
accordance with the Fort Collins Stormwater Design Criteria.
6. 6. As mentioned at Conceptual Review, there is high ground water. A Ground Water Report must be
prepared and submitted to the Engineering Department. Any under -drain system must have an
approved outfall meeting the requirements of the Stormwater Utility.
Department: Forestry
Contact: Tim Buchanan, 970.221.6361, tuchanan@fcgov.com
1. The street tree species will need to be updated to conform with current standards. Please see:
hftp://www.ext.colostate.edu/pubs/garden/treereclist.pdf
hftp://www.fcgov.com/developmentreview/pdf/2011 approvedplantlist.pdf
City of
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224,6134 - fax
fcgov.com
September 21, 2012
Curly Risheill
525 Dale Court
Unit # 3112
Castle Rock, CO 80108
Re: Waterfield P.U.D. Resubmittal
Description of project: This is a request to reapprove the former (expired) Waterfield P.U.D. Filing 1 and
2 (1997, 2000). The project is located on the north side of East Vine Drive, west of Timberline Road.
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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
r
Department: Zoning b
Contact: GaryLopez, 970-416-2338, alopezanfcgov.com
1. Ash is no longer an accepted tree so please replace the three types of Ash listed in the landscape plan
with others. ?s
2. The bicycle parking standards have changed and most likely the plan will need to be adjusted to comply
with new standards.
Department: Water,Wastewater Engineering
Contact: Roger Buffington, 970.221-6854, rbuffington(a)fcgov.com
1. Water and wastewater services in this area are provided by the ELCO Water District and the Boxelder
Sanitation District.
NEIGHBORHOOD CENTER
DAYCARE AND CHURCH, PUBLIC FACILITY,
OFFICE OR MIXED USE
I
EXHIBIT "F"
Waferfi-eld
OVERALL DEVELOPMENT PLAN CONCEPT
FORT COLLINS, CO
APRIL 23, 2013
----------- 23ACRES
---------------------------------------- LAND USE (GROSS) ACRES
—�--------- ------ 4*04 PARK 10.4
am=SCHOOL 12
• ��� -------- - -- POWER1IIlEEASEMEW NATURALAREA 11.9
• •• NEIGHBORHOOD CENTER 9.3
j SINGLE FAMILY AREA 58.4
SCHOOL • I PROPOSED MULTI -FAMILY (ZONED MMN) 12.6
12 ACRES ' PRIVATE PARK /DETENTION 3
• I 117.6 ACRES
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— — — — — — — — — — — — — — —
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DENSITY CALCULATIONS
FORT COLLINS, CO
APRIL 23, 2013
LEGEND
I ® POND
WERAND
I LMN ZONE
I
I ® MIANZONE
DENSf1Y
LAND USE— ACRES
TOTAL 105
.PAW( 8.3
CITY TRAIL EASEMENT 3.5
---- SCHOOL 11
NATURAL AREA 1t8
-NEIGHBORHOOD CENTER 51
STREET ROW 104
f W VATE PARK / DETENTION 3
-TRAIL CONNECTION OUTLOTS 21
11 -PUBLIC ALLEY .3
AREA (NET) 9ACRESDWELLI
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-4DUTACRE
•" LAND USE AREAS DO NOT INCLUDE DEDICATED R.O.W.
EXHIBU IF INCLUDES R O W AREAS WITHIN THE LAND
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Waterfield PDR Narrative
Ripley Design Inc.
April 24, 2013
Page 5 of 5
which crosses Vine Drive, and ultimately to an existing drainage ditch. Restricted flows will be established
using the City's criteria of detaining the differences between the historic and developed flow rates
The site drains to the southwest, and is ultimately drained by a culvert that crosses Vine Drive, to a ditch
along the south side of Vine Drive. The plan will incorporate BMP's that the City recognizes, and work
with staff to pretreat all flows that are directed towards the existing wetland area, as well as the existing
detention pond.
Development adjacent to the existing wetland will be setback an average distance of 100 feet around the
wetland except for a small area on the southeast side where the proposed development encroaches into
the wetland area. It should be noted that the US Army Corps of Engineers has determined that the
wetland/mudflat/open water complex is non -jurisdictional and not regulated under Section 404 of the
Clean water Act. The area of encroachment is approximately 0.4 acres. The developer proposes to dig
out a portion of the cattail clogged wetland on the western side to create more open water for waterfowl
and create a more varied habitat with different water levels, as well as utilize the pond for storm water
detention. It is our intention that this work will serve as mitigation for impacting 0 .4 acres of low -quality
wetlands on the southeast side. The drainage report will explore how the existing wetlands are currently
being "fed".
Conclusion
In order to move forward with the proposed development plan the developer is requesting that the City
staff consider the following trade-offs:
• Support for a Modification that would allow three instead of four housing types in the LMN portion
of the site.
• Allow an estimated 0.4-acre encroachment into the southeast portion of the wetland in exchange
for the developer providing mitigation by improving habitat in the upland buffer zone.
• Natural resources, parks and developer share costs for natural area trails and interpretive
signage to create a neighborhood learning resource.
• Natural resources and parks take ownership and responsibility for long term maintenance of
wetland/pond to ensure appropriate maintenance that enhances and improves habitat over time.
• City to work with developer to achieve a fair and reasonable cost sharing of streets. We believe
this site deserves special consideration because of the impacts imposed by the new Vine Drive.
Waterfield PDR Narrative
Ripley Design Inc.
April 24, 2013
Page 4 of 5
187 single family
296 multi -fames (includes Bull Run apartments)
483 Total Dwellinq Units
2003
145 single family
120 multi -family
265 Total Dwelling Units
2013
158 single family lots
20 alley -loaded lots
16 paired housing units
216 dwelling units on Parcel C at 24 DU/AC
410 Total Dwellinq Units
Illustrative Concept Plan (Exhibit C)
After removing the school site, the park, the natural area and other pieces to reach the net acreage (see
density calculations on Exhibit E); the property within the LMN zone is 48.4 acres. The LMN portion of -the
site proposes 194 dwelling units resulting in a density of 4 dwelling units per acre as required and
includes single family lots, alley -loaded single family lots and paired homes. We believe this residential
community will be an ideal place for families to live because of the adjacent park site, the potential
elementary school and the natural area. The portion of the site zoned MMN is planned to be developed at
7-24 dwelling units per acre. Given that an existing multifamily project (Bull Run) and another planned
multi -family project exist adjacent to the LMN, we don't believe adding a fourth housing type in the LMN
portion serves the community in a positive way. We believe developing 158 single-family lots is
appropriate for the market this project is intended to serve.
The proposed development plan is supported by many City Plan policies and we believe achieves the
intent of the City's Land Use Code in regard to housing types and densities. It exemplifies the City's
principles and policies in regard to neighborhoods in the following ways:
• Interconnected street and pedestrian network
• Walkable blocks
• Varied housing types and models
• Multi -family design variation
• Interesting streetscapes
• Integrates natural features
• Provides neighborhood parks, open space and trails
• Coordinates planning with schools
• Fosters a sense of community with school
• Provides a neighborhood center
Storm water and Detention
Detention will be provided with the Waterfield development. When Waterfield First filing was originally
developed, there was a pond located in the southwest corner of the site which provided detention volume
for the Bull Run apartments, with room for expansion for full buildout. The second filing utilized the
existing wetland area for detention storage. The new layout will in essence still use the existing wetlands,
plus the pond located in the southwest corner. The pond is drained by a pipe in the southwest corner,
Waterfield PDR Narrative
Ripley Design Inc.
April 24, 2013
Page 3 of 5
Proposed Plan (illustrative Concept Plan Exhibit C)
Despite all the changes and resulting hardships, the current developers are excited about the possibilities
for the property and are anxious to work with the various City departments and the Poudre School District
to achieve a plan that meets everyone's objectives. The plan they have submitted for a Preliminary
Design Review (PDR) re-creates the original vision of having a park and school site near a natural area
that can be enjoyed by the neighborhood and community. We have met with a representative of the
school district several times to determine if we can create a school site adjacent to the park site that the
school district would find acceptable. That process is on -going and we should know in a month or so'
whether or not the school district will keep their existing property, sell it or trade it for another location
within the development.
Since not all of the property will develop at the same time, the developer will be submitting an Overall
Development Plan (ODP) (Exhibit D) for the entire property along with a Project Development Plan (PDP)
(Exhibit E) for the first phase of the development. The ODP incorporates four housing types and includes
a Neighborhood Center in the northeastern portion of the site adjacent to the future Conifer Drive. We
believe this location for a neighborhood center will not only serve this property but is also centrally located
to serve future projects to the west and to the north. Anticipated uses within the Neighborhood Center
include a daycare center, offices, a church, a public facility like a fire station or mixed -use dwelling units.
The project includes three housing types in the LMN area and a multi -family project in the MMN area. The
developer proposes to meet the City's density requirements in both the LMN and MMN portions of the
project. Density calculations are provided in Exhibit F.
Overall Davelenment Plan" (Exhibit D)
Land Use
Acres
Neighborhood Park Site
10.4
School Site
12.0
Natural Area
11.9
Neighborhood Center
9.3
Single Family Area
58.4
Multi -Family Site MMN
12.6
Private Park/Detention
3.0
Total
117.6
*Acreages are approximate
Access and Traffic (See Exhibit D)
Access from Timberline Road is proposed approximately 530 feet north of the New Vine Drive. Other
points of access include Merganser Drive (platted but not constructed), and another access point further
west along the existing Vine Drive. If the school commits to the proposed site, then Turnberry Road
would need to be constructed between the New Vine Drive and Conifer Drive to the north. There is no
plan to extend Turnberry south to the existing Vine Drive. New Vine Drive would not need to be
constructed until the park and/or school sites are ready for development.
Dwelling Unit Comparisons
Comparison of dwelling units proposed on previous plans and the current one. The 176-unit Bull Run
apartment project was constructed in 2000. The 176 units are included in the counts for the original 1997
plan but are not included in the counts for 2003'and 2013 because the trips already existed.
1997
Waterfield PDR Narrative
Ripley Design Inc.
April 24, 2013
Page 2 of 5
the project. Typically, four -lane arterials are section line roads that are located on the edge of the
property where the developer is required to dedicate only one-half, or 57.5 feet, of the full
dedication. In the case of New Vine, however, this developer will be required to dedicate the full
115 feet since New Vine bisects the property.
• The new Vine Drive separates the school site from the park site and reduces the size of the park
by 1.6 acres.
• The 10-acre school site is now situated along a 4-lane arterial, which the school district finds
unacceptable. The developer must now re -negotiate with the school district and parks
department to gain back the synergy (gained from co -locating an elementary school and public
neighborhood park) that had existed before.
• The natural resource value of the wetland/pond has declined. The City's Natural Resource
Division is no longer interested in purchasing the area partially because it is no longer combined
with a park and school site as originally envisioned.
• Since the Waterfield development was originally planned in 1997 City Plan was adopted creating
another layer of requirements that did not exist before. In 1997 the entire site was zoned LMN. In
2009 the City changed the zoning on the Bull Run apartment site and approximately 11 acres
north of it, to encourage multi -family housing at the intersection of the two enhanced travel
corridors (Timberline and New Vine). The zoning was changed from LMN to MMN as part of the
Mountain Vista Subarea planning process. In a different planning process, the City's Land Use
Code was changed to add requirements for additional housing types in the LMN District, such
that parcels containing more than 30 acres are required to include 4 housing types. The effect of
these two changes on the Waterfield property is significant. The project as a whole is proposing
four housing types; however, because of the changes to the zoning, the proposed development
plan requires a Modification to allow just three housing types in the LMN portion of the property.
The re -zoning of the land north of Bull Run effectively locked in the fourth housing type for the
Waterfield development when viewed as a whole project (versus as individual and separate zone
districts). Given all these constraints and City imposed change, we believe the Waterfield
development should be allowed some flexibility in how four housing types are viewed.
The changes have resulted in significant hardships for the developers of the property.
• A school site was dedicated and now the proposed alignment of New Vine makes it unacceptable
as a school site. The land does not automatically revert back to the owner, nor is the developer
automatically exempted from impact fees that the City collects for the school district. (fees that
were.not required in 1997 when the school site was dedicated)
• The ROW of New Vine will absorb approximately one third of the dedicated park site, so
additional land is needed for a viable park site.
• The New Vine alignment separates the park site and the school site, effectively eliminating the
synergy created when the two uses are adjacent to each other. This separation also affected the
Natural Resource Division's decision to not purchase the natural area.
• The New Vine Drive increases the burden of land dedication, financing and construction of
streets.
• When the zoning of the southeast portion of the property was changed to MMN it generated a
requirement for increased density on both Tract C (9-acre site north of Bull Run) and on the LMN
portion remaining by virtue of still requiring 4 housing types. It's very difficult to build a fourth
product with only ten units (5%u of the total in L-M-N). The cost of designing the product would
make it difficult without spreading that cost over many more units. It would also be difficult to
market because of the inability to have model units that prospective buyers could view.
• The wetland/pond area that had been planned as a City owned and maintained natural area now
will have to be maintained by the future HOA and the developer is required to provide a 100-foot
buffer around the wetland.
April 24, 2013
Waterfield
Preliminary Design Review Narrative
Background
The Waterfield site has a number of unusual constraints that create challenges of varying degree for
development of the property. The Larimer and Weld Canal borders the property along the north requiring
an 80-100-foot buffer zone along the north. A 75-foot wide power line easement also cuts across the
property in the north creating visual impacts and requiring some separation from residential development.
In addition, a wetland area of approximately 8.5 acres, requiring a 100-foot buffer is situated midway in
the western half of the property.
The Waterfield development was initially planned in 1997 (see Exhibit A). At that time the entire site was
zoned LMN. The Project Development Plan included a variety of housing types, a school site, a park site,
a neighborhood center and a natural area around the wetland.
In 2003, the Waterfield development plan was modified to eliminate lots proposed north and west of the
wetland area to allow the City's Natural Resource Division to purchase the natural area (see Exhibit B).
While the vesting for the 1997 and 2003 Project Development Plans have lapsed, many decisions
regarding future development of the property have been made and have been relied upon by the owners.
A school site, a park site, and future street right-of-ways.were dedicated in anticipation of developing a
residential community in the future. The 2003 development plan included the following land uses:
,2nm rlavpinnmPnt Plan* (F)chihit Bl
Land Use
Acres
Single-family residential
37.7
Bull Run apartment project
15.6
Proposed senior housing project
12.6
Neighborhood Center consisting of daycare and convenience store
1.9
Park site dedicated to the City
6.1
School site dedicated to the Poudre School District
10.0
Natural area with wetland/pond to be purchased by City Natural
Resource Division for a nominal fee
37.0
Detention and Drainage Easements
12.3
Total
133.2
*Acreages are approximate
Since 2003 several changes have occurred that affect the future development of the site. In addition to
the constraints the property already had when it was initially planned in 1997, the City has created
additional constraints that have severely impacted the proposed development for the property.
The alignment of Vine Drive on the Master Street Plan has shifted to the north, dividing the
development plan with a four -lane arterial street with a 115-foot right-of-way and designated as
an enhanced travel corridor. The new street adds additional cost burden without adding value to
Show Receipt Detail
Page 1 of 1
RECEIPT
CITY OF FORT COLLINS
COMMUNITY DEVELOPMENT & NEIGHBORHOOD SERVICES
281 N. COLLEGE AVE
970.221.6760
PO BOX 580
970.224.6134 - fax
Application: PDR130004
Application Type: Planning/Preliminary Design Review/NA/NA
Address: FORT COLLINS, CO
Receipt No. 191263
Payment Method Ref Number Amount Paid Payment Date Cashier ID Received Comments
Preliminary
Design
Review Fee
Check 1010 $500.00 05/01/2013 SLINDELL paid Parker
Land
Investments
LLC
ck#1010
Owner Info.: COUNTRY CLUB FARMS LLC
299 MILWAUKEE ST STE 300
DENVER, CO 80206
Project This is a PDR (Preliminary Design Review) for a proposed Overall Development
Description: Plan and Project Development Plan to be known as Waterfield. The Waterfield
P.U.D. development was initially an approved plan in 1997 and a second filing
was approved in 2003. Both of these approved project have now expired. The
entire original Watertield development site was zoned LMN (Law Density Mixed -
Use Neighborhood), the new Watertield development proposal would now
encompass two zone districts; LMN and MMN (Medium Density Mixed -Use
Neighborhood) within a 117.6 acre site. Since the proposed project will be
phased, a new ODP will be submitted and a PDP for Phase I. There has been
several Land Use Code changes since the original P.U.D. was approved that
may require a Modification of Standard. There may also be potential changes
regarding the dedicated school land adjacent to the site.
http s:Halm-v360.fcgov.comlportlets/feelreceiptV iew.do?mode=view&receiptnbr=191263 &... 5/3/2013
City/ Of Development Relew Guide — STEP 2 of 8
Fort Collins PRELIMINARY DESIGN REVIEW:
APPLICATION
General Information
Preliminary design review is an opportunity for an applicant to discuss the requirements, standards, procedure, and
potential modifications of standards or variances that may be necessary for a project and to generally consider the
development proposal design which has been evaluated as a part of the conceptual review process. While the conceptual
review process is a general consideration of the development proposal, a Preliminary Design Review considers the
development proposal in greater detail. Problems of both a major and minor nature can be identified and solved during
the preliminary design review before a formal application is made.
Preliminary design review applications must be submitted to City Staff no later than 5 pm, two weeks prior to the
Wednesday meeting date. Application materials can be e-mailed to currentplanning(a fcgov.com or sent to/dropped off at
281 North College Avenue.
Representatives of Community Development and Neighborhood Services (Zoning, Environmental Planning. Current
Planning, and Development Review Engineering), Light and Power, Stormwater, Water/Waste Water, Advance Planning
(Long Range Planning and Transportation Planning), Historic Preservation and Poudre Fire Authority regularly attend
preliminary design review meetings. Additionally, other public or quasi -public agencies which may be impacted by the
development project are invited and encouraged to attend the preliminary design review. These agencies may include the
gas utility, water and/or wastewater utility districts, ditch companies, railroads, cable television service providers and
other similar agencies
Upon receipt of a preliminary development proposal for review, and after review of such proposal with the applicant, the
staff shall furnish the applicant with written comments and recommendations regarding such proposal in order to inform
and assist the applicant prior to preparing components of the development application. The staff shall provide the applicant
with a "critical issues" list, which will identify those critical issues that have surfaced in the preliminary design review as
issues that must be resolved during the review process of the formal development application. To the extent that there is a
misunderstanding or a misrepresentation of facts, the opinion of the staff may change during the course of development
review.
Section to be filled out by City S aff
Date of Meeting �g' / Project Planner j2d Sfl_r,
Submittal Date 3N L3 Fee Paid ($500)
"BOLDED ITEMS ARE REQUIRED* *The more info provided..,thp more detailed your comments from staff will be.*
Project Name
Project Address (parcel # if no address) 5725-3y8011
Contact Name(s) and Role(s) (Please identify whether Consultant or
Business Name (if applicable) ,
Applicant Mailing Address lr5uro& rl
Phone Number E-mail Address 9%L
Basic Description of Proposal (a detailed parrative,is also required)
Zoning��A) Z,14,22� Proposed Use rry6n Existing Use Z,11744 yelyrcyej
Total Building Square Footage Nam_ S.F. Number of Stories N/A Lot Dimensions ,
Age of any Existing Structures
Info available on Larimer County's Website: http://www.co larimer.co.us/assessor/query/search.cfm
*If any structures are 50+ years old, good quality, color photos of all sides of the structure are required.
Increase in Impervious Area nOf known S.F.
(Approximate amount of additional building, pavement, or etc. that will cover existing bare ground to be added to the site)
Community Development 8, Neighborhood Services — 281 North College Avenue — Fort Collins. CO 80522-0580