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HomeMy WebLinkAboutTIMBERVINE PDP - PDP140002 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWhttp://www.fcqov.com/developmentreview/applications.php. Noted 11. 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. Noted 12. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Noted feet of clearance with streetlights. Contact Light and Power engineering for the streetlight design. Shade trees and ornamental trees meet clearance requirements for lights as shown on plans. Current Planning Contact: Pete Wray, 970-221-6754, pwray(a?fcgov.com 1. The site is located in the Low Density Mixed -use Neighborhoods (LMN) Zone District. Single-family detached dwellings and two-family dwellings are subject to Administrative (Type 1) review in the LMN Zone District. The overall minimum average density of 4.0 dwelling units per net acre of residential land. The proposed density of 4.51 falls within the range allowed in LUC. Density has changed to 4.28. within allowable range. 2. The proposed project is located within the East Mulberry Corridor Plan, designated LMN. The property to the south is designated Employment. Noted 3. International Blvd. is classified as a minor arterial, that connects to Timberline Road (4-Ln./6-Ln. Arterial). - see Engineering Comment. Noted 4. If a street connection to Dry Creek subdivision north of Macinac St. is not feasible, a pedestrian connection in lieu of shall be provided. Pedestrian connection provided as well as street connection to Mackinac. St. 5. Proposed loop trail should include stub -out for future connnection to International Blvd. and planned trail network to the south. Stub outs provided at north and south end of trail on east side of site 6. 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. Noted. no meeting was organized. 7. 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. Noted 8. 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 hftp://www.colocode.com/ftcollins/landuse/begin.htm. Noted 9. 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. No modifications needed 10. Please see the Submittal Requirements and Checklist at: 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. Noted 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. Noted 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.or_q/engineering/GMARdStds/UrbanSt.htm Noted 6. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Noted 7. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Noted 8. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Mackinac Street appears to have less right of way than the local standard of 51'. All streets within this project will be required to meet our minimum right of width standards. It appears that Right of Way will be required from the subdivision to the south in order to take access onto International as shown on the sketch. Noted. The local roads have a 53' ROW to accommodate the rollover requirement. 9. Sidewalk should be detached in this project and meet our standard cross sections for local streets. The Dry Creek Subdivision takes its single point of access off of International Boulevard and this project is proposing to take access off of International and through Dry Creek which also takes access off of International which results in only a single point of access. Please discuss with Poudre Fire Authority about access into the site. This has been accepted as it improves access to Dry Creek. (see PFA comments) Department: Electric Engineering Contact: Justin Fields, 970-224-6150, ifields(&fcgov.com 1. Electric development charges will apply. An estimator for these charges is available at http://www.fcgov.com/utilities/business/bu ilders-and-developers/plant-investment-development-fees/elec tric-development-fee-estimator. Noted 2. Coordinate service locations with Light and Power Engineering, 970-221-6700. Noted 3. All shade trees must maintain 40 feet of clearance with streetlights and ornamental trees must maintain 15 Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex(a)fcgov.com 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 (ditches and wet meadows). Please note the buffer zone standards range from 50 - 100' for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. A 50' buffer zone has been used. All residential lots and neighborhood park structures are outside of this zone. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Noted and submitted on October 11, 2013, 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 determined to be insufficient, then restoration and mitigation measures will be required. Noted 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. No lighting shown other than street R.O. Ws 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 bluegrass lawns as much as possible. Native plants used in palette, grass to be a 80120 fescuelbluegrass mix. 5. 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 Colorado and the City of Fort Collins. Noted Department: Engineering Development Review Contact: Andrew Gingerich, 970.221-6603, agingerich(a)fcgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Noted 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 Noted Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler(aD_poudre-fire.orq 1. WATER SUPPLY Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Noted RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. 2006 International Fire Code 508.1 and Appendix B Noted 2. GENERAL FIRE LANE AND ACCESS SPECIFICATIONS 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. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. 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. The same emergency access road standards shall apply to alley loaded lots. NotoU 3. SINGLE FAMILY ATTACHED Attached single family homes to be fire separated or sprinklered. Noted 4. PREMISE IDENTIFICATION New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. 2006 International Fire Code 505.1 Noted 5. SPECIAL SITE CONDITIONS Only one point of access is currently available and a second point of access is not proposed or considered possible at this point in time. This is an pre-existing condition particular to the site and it is PFA's belief that the proposed subdivision will only improve the current problem by increasing traffic connections to the neighborhood to the west and move the single point of fire access closer to Timberline Rd. Therefore, PFA will accept the current condition of the site and allow the project to proceed with only one point of access. Noted however the use of any of the BMPs is encouraged. EDB used and outlet structure designed accordingly 4. 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. LID design information can be found on the City's web site at: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulatio n s/stormwater-criteria. For the east side a PLD is proposed with an overflow to the EDB. on the west side the permeable pavers within the alleys are being used. The EDB on the east side will have a soft bottom pan or constructed wetlands depending upon the soils report. 5. The drainage outfall for this site is going to be the most difficult issue for the drainage system design. The design engineer will have to confirm this but it appears it drains south across platted property that is not developed yet. Then it eventually drains into the medians of International Blvd. and outlets onto another undeveloped parcel before it gets to the Dry Creek channel north of Mulberry St. With development there will be an increase in runoff volume which means easements will be needed from all the properties between the site and the channel built by the City Stormwater Utility. A Letter of Intent has been obtained for the required easement and an offsite swale flowing south east from the outlet at International Blvd to the city control ditch has been designed 6. There is also the Lake Canal Reservoir Company ditch that runs along the eastern property line. Development is not allowed to drain into irrigation canals. In addition the ditch company will need to approve the construction plans and may have other requirements such as an easement and access along their ditch. The contact information from the Larimer County web site lists Don Magnuson as the Superintendent (970)352-0222, Rodney Nelson as President, (970)482-4108, PO Box 104, Lucerne Co 80646, and Dale Trowbridge as the Office Manager (970)352-0222. The appropriate signature block has been added 7. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Noted 8. The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Noled Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffingtona().fcgov.com 1. Water and wastewater services in this area are provided by the ELCO Water District and the Boxelder Sanitation District. Noted: Appropriate signature blocks added Department: Transportation Planning Contact: Ward Stanford - Traffic, , 1. Traffic: A TIS will be required. The chosen Traffic Engineer will need to contact Ward Stanford to schedule a scoping session. Noted 2. Traffic: The TIS will need to evaluate the Lemay and Vine intersection. The intersection is approaching failing LOS standards. Noted 3. Traffic: The TIS will need to evaluate the Timberline and International intersection and may need to evaluate the Timberline and Vine intersection. Notec 4. Traffic: Traffic Operations will be looking at sight distance aspects of roadway alignments and landscaping design. Noted Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter(a)fcgov.com 1. A drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four -step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or ischlam aafcgov.com. Noted. and will be submitted with final compliance documents. 2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate with the 2 year historic release rate. In the Dry Creek basin the two year historic release rate is 0.2 cfslacre. Noted and designed accordingly. 3. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/bu ilders-and-developers/development-forms-g uidelines-regulati ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; 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 16, 2013 Craig Russell Russell + Mills Studios 141 S. College Ave, Suite 141 Fort Collins, CO 80525 Re: Vine Dr & Timberline Rd - Single Family Description of project: This is a request to create single family lots located on land south and west of the Timberline Road and Vine Drive intersection (Parcel# 87082-00-048). The overall site is 39.5 acres and would contain 168 single family lots in four housing types. The site is located in the Low Density Mixed -Use Neighborhood (L-M-N) Zone District. Single family homes are subject to Administrative (Type 1) review in the LMN Zone District. Please see the following summary of comments regarding the project request referrenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Department: Zoning Contact: GaryLopez, 970-416-2338, glopez(a)fcgov.com 1.Will there be ped. access from the street sidewalks to the trail? Yes, severai access points throughout the site will link to the trail. Three "spines" through the site will also move people out to the outside opens space and trail. 2. A subdivision entry sign can only be placed on common property of the proposed subdivision. In other words the entry sign cannot be placed at the International/proposed n-s road (leading your subdivision) intersection. The subdivision entry sign has been placed at the south entry street (Mexico Way) within the property boundary.